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HomeMy WebLinkAbout10-17-16 ARC AGENDA PACKET City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Agenda Architectural Review Commission Monday, October 17, 2016 5:00 pm REGULAR MEETING Council Hearing Room 990 Palm Street CALL TO ORDER: Chair Greg Wynn ROLL CALL: Commissioners Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chair Greg Wynn CONSIDERATION OF MINUTES Minutes of the Architectural Review Commission meetings of August 15 and September 12, 2016 PUBLIC COMMENT PERIOD: At this time, the general public is invited to speak before the Commission on any subject within the jurisdiction of the Architectural Review Commission that does not appear on this agenda. Although the Commission will not take action on any item presented during the Public Comment Period, the Chair may direct staff to place an item on a future agenda for formal discussion. PUBLIC HEARINGS Note: Any court challenge to the actions taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. 1. 560 Higuera Street. ARCH-3020-2016: Continued review of a mixed-use project that includes 18 residential units and a commercial tenant space within the Downtown Commercial zone, with a categorical exemption from environmental review; C-D zone; Creekside Lofts, LP., applicant. (Rachel Cohen) San Luis Obispo - Regular Meeting Agenda of October 17, 2016 Page 2 COMMENT & DISCUSSION 1. STAFF a. Advisory Body Goals b. Agenda Forecast ADJOURNMENT The next Regular Architectural Review Commission meeting is scheduled for Monday, November 7, 2016 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. APPEALS Any decision of the Architectural Review Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the Community Development Department, City Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an appeal is $281 and must accompany the appeal documentation. The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805)781-7107.     Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, August 15, 2016 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, August 15th, 2016 at 5:01 p.m. in the Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Acting Chair Suzan Ehdaie. ROLL CALL Present: Commissioners Patricia Andreen, Amy Nemcik, Allen Root, Angela Soll, and Vice- Chair Suzan Ehdaie Absent: Chair Greg Wynn Staff: Deputy Director of Development Review Doug Davidson, Associate Planner Rachel Cohen, Planning Technician Januar Saptono, and Recording Secretary Brad T. Opstad PUBLIC COMMENT ON NON-AGENDA ITEMS None. CONSIDERATION OF MINUTES Consideration of Minutes for the ARC Regular Meeting of July 11, 2016: ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECONDED BY COMMISSIONER SOLL, the ARC Minutes of July 11th, 2016 were approved as written, on the following 3:0:2:1 vote: AYES: Andreen, Soll, Ehdaie NOES: None ABSTAIN: Nemcik, Root ABSENT: Wynn PUBLIC HEARINGS 1. Sign Regulations Update Study Session. OTHR-3466-2016: Discussion of recommendations on issue areas which should be addressed in draft regulations and guidelines as part of the Sign DRAFT Minutes – Architectural Review Commission for August 15, 2016 Page 2 Regulations Update project; Discussion of this item is not subject to CEQA; Citywide; Community Development Department, applicant. Deputy Director Davidson introduced Vivian Kahn, FAICP, Associate Principal with Dyett & Bhatia, Urban and Regional Planners, to conduct the Study Session. Vivian Kahn provided PowerPoint presentation on the scoping and progress of the City’s sign regulations and requested Commission feedback on fourteen (14) distinct policy issues. Noted that questions were raised through stakeholder meetings. PUBLIC COMMENT James Lopes, San Luis Obispo, addressed sign issues, particularly as they apply to multi-tenant properties such as sign spinners, roof and window signs, and digital signs. COMMISSION DISCUSSION Deputy Director Davidson indicated that the 14 key issue areas are summarized in agenda report; requested that Commission provide feedback toward specifically prompting further staff exploration. Commissioner Andreen suggested that comments by Commissioners be separated by each specific issue. Vivian Kahn led the input-gathering discussion by highlighting types, applicability, and purposes of signage, noted that those types of signage could be considered for exclusion. NO FORMAL ACTION TAKEN. The Commission provided feedback to Staff. 2. 560 Higuera Street. ARCH-3020-2016; Review of a mixed-use project including 18 residential units and a commercial space within the Downtown Commercial zone, with a categorical exemption from environmental review; C-D zone; Creekside Loft, LP, applicant. Associate Planner Cohen provided the project description and analysis of the mixed-use project in the downtown commercial zone. APPLICANT PRESENTATION Nancy Hubbard, Project Manager for the Applicant, showed an aerial photo of project’s neighborhood for the footprint perspective of the site’s flag lot along the creek; discussed neighbor’s concerns. Steve Rigor, Principal at Arris Studio Architects, displayed PowerPoint slides and discussed the project’s exterior. COMMISSION DISCUSSION Commissioner Andreen inquired whether steel in Creamery was visible from either Higuera or Dana Street. DRAFT Minutes – Architectural Review Commission for August 15, 2016 Page 3 Commissioner Root expressed concerns about adequate parking, inquired if it was under current regulations. In response to Commissioner Root, Associate Planner Cohen discussed the proposed parking structure at Nipomo & Palm. Commissioner Root inquired about a repeated pattern of perforated corten steel on the circulation towers and trash chute. In response, Commissioner Root and Applicant Damien Mavis stressed that the corten steel would be a preferred option over the terra cotta brick tiles. Commissioner Root inquired about the stair towers extending up above the third level; Commissioner Nemcik inquired about Public Art requirements throughout City; Acting Chair Ehdaie inquired about energy efficiency techniques or approaches on the project; Commissioner Andreen inquired about the corten steel elements in relationship to building structure and the guidelines that stipulate how they should appear as part of the structure. PUBLIC COMMENT Steve Snyder, San Luis Obispo, shared concerns concerning the project’s size and height, indicating that it is out of character with the neighborhood. Mark Johnson, San Luis Obispo, encouraged tabling this item discussion until a simultaneous review of the Nipomo Street four-story parking structure could be heard; urged downscaling the project to two stories and the elimination of the balconies on the creekside. Ursula Bishop, San Luis Obispo, expressed recollection that at a previous ARC Meeting, this item was to be included along with Lofts at Nipomo; opined that hearing those items together would be more prudent. Dixie Cliff, San Luis Obispo, read a letter from an absent member of Save Our Downtown regarding the non-functionality of fourth floor towers, stated that the letter urged the continuance of the creek walk. Farid Shahid, San Luis Obispo, spoke in support of the project and the City’s need to attract young professionals with adequate housing. Donna Duerk, San Luis Obispo, spoke as a longtime resident of Dana Street, expressed concerns about a four-story building which is shading her fruit trees, corrupting her solar panels, and invading in her privacy if future tenants were to live there. Mary Mitchell, San Luis Obispo, owner of and businessperson in the Soda Water Works Building on corner of Nipomo and Dana Streets, spoke in objection to the project due to its massing and scale and its being situated on an infill flag lot abutted by low-impact homes. Damien Mavis, San Luis Obispo, discussed the General Plan Policy Housing Element Goal, Downtown Community Guidelines, and transitional zoning as addendum to the applicant presentation. DRAFT Minutes – Architectural Review Commission for August 15, 2016 Page 4 Angel Torres, San Luis Obispo, spoke as owner of a small business addressed at 560 Higuera, urged support of the project. Steve Delmartini, San Luis Obispo, spoke in general support of infill housing. Associate Planner Cohen responded to the public comment question about dedicated parking at the existing commercial building in front of the flag lot. COMMISSION DELIBERATION AND DISCUSSION Commissioner Root asked a clarification concerning in-lieu fees. Associate Planner Cohen responded that the Downtown parking calculation does not differentiate between commercial and residential in terms of fees, but the rates exacted are different. Commissioner Nemcik commented on the parking calculation of twelve (12) required spaces for eighteen (18) residential units. Commissioner Andreen cited the project’s stark and jarring incompatibility with the neighborhood; indicated that the vertical elements accentuated by metal are troubling and that the exterior elevation should be reduced. Commissioner Nemcik clarified her preferences regarding materials and colors and the façade’s non-symmetrical rhythm; inquired about the scale of the steel’s perforations. Commissioner Root opined that the project meets the majority of requirements in terms of both setbacks and not requesting exceptions, stated that the Commission is tasked with adhering to specific guidelines In response to Commissioner Root’s inquiry, Associate Planner Cohen clarified the current parking scenario on the pending Creamery project that had been before ARC on July 18th. Commissioner Soll commented on project being a creative concept on a problematic site; cited her experience with City Neighborhood Compatibility workshops to express project’s lack of harmony with existing surroundings that would most likely set a negative precedent if approved. Commissioner Andreen discussed compatibility issue in terms of the Downtown Guideline’s conceptualization of its buildings’ horizontal elements which reinforce Downtown’s traditional pattern. Acting Chair Ehdaie stated that the project meets all the requirements in the Community Design Guidelines; opined that the underground parking could mitigate height issues; commented that the project is a positive addition to the Downtown. ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECONDED BY COMMISSIONER ROOT, requested that the Applicant modify the project and return it to Commission for Review on a date uncertain with the following amendments: A.) Reduce the DRAFT Minutes – Architectural Review Commission for August 15, 2016 Page 5 amount of corten steel used on the façade of the project; B.) Incorporate horizontal elements, particularly on the vertical towers as shown within the Downtown Design Guidelines; C.) Provide a holistic parking calculation for the Creamery, Lofts at Nipomo & South Town Eighteen; D.) Provide better transition between height of the project and The Creamery; on the following 4:1:0:1 vote: AYES: Andreen, Root, Nemcik, Soll NOES: Ehdaie ABSTAIN: None ABSENT: Wynn Acting Chair Ehdaie called for and provided a short recess. 3. 1259 Laurel Lane. ARCH-2862-2016; Review of a mixed-use project including 18 residential units and a commercial space, with a categorical exemption from environmental review; C-N zone; Laurel Lane Investment, LLC, applicant. Planning Technician Saptono provided the staff report on the three-story mixed-use project. In regards to the rooftop deck, Commissioner Andreen inquired whether the rooftop deck was part of a requirement for open space. APPLICANT PRESENTATION Joel Snyder, Vice-President of Ten Over Studios, discussed the infill project’s contextuality with the neighborhood and the revised language on Condition No. 34 regarding the rooftop deck. COMMISSION DISCUSSION Commissioner Andreen requested parking location and designation details; Commissioner Soll inquired about location of trash enclosures; Commissioner Nemcik inquired about pathways to residences from parking areas. PUBLIC COMMENT Elizabeth Thyne, San Luis Obispo, spoke as resident adjacent to the project; noted the improvement in the proposed plan from a prior proposal; stated that there is a lack of relationship between the current project and the Laurel Lane neighborhood; spoke on privacy impacts and regulations pertaining to the walls between the parking lots and off-site residences. Dorothy Graves, San Luis Obispo, spoke as resident who lives near the project; stated that there is a potential capacity for 164 people on proposed square-footage of the rooftop deck. Sandra Rowley, San Luis Obispo, distributed recent photos of the parking situation along Laurel Lane and Southwood. DRAFT Minutes – Architectural Review Commission for August 15, 2016 Page 6 Elisabeth Roberts, San Luis Obispo, spoke as resident who lives near the project; shared safety concerns about the rooftop deck. Laura Krueger, San Luis Obispo, spoke as neighborhood resident in support of project; commented about the high density housing with proximity to the recreational amenities, greenspace; opined that eclectic neighborhoods are an asset to Community. Deputy Director Davidson responded to the public comment question by referring to Resolution Condition No. 6 which requires a 6-foot fence or wall along parking boundary. COMMISSION DELIBERATION AND DISCUSSION Commissioner Andreen inquired whether a loading zone was designed into the project. Commissioner Soll inquired about landscaping plans and any City Ordinances regarding breaking up sections of parking spaces with trees. Commission discussion ensued regarding the rooftop decks in terms of codes regarding railings for the drop-offs, performance restrictions and hours of operation, noise ordinances and Complaint-Driven Code Enforcement, its value and necessity as an outdoor-use amenity, its square-footage of usable area on a building of this immense size, and the breaking down of it into sections to limit number of occupants congregating. On a Motion by Commissioner Andreen, Seconded by Commissioner Root, the Commission voted unanimously to conduct the Hearing past 9 PM. Commissioner Soll inquired whether a modified rooftop deck proposal could return to the ARC as a future agenda item. Standing Chair Ehdaie allowed for Public Commenter Rowley to point out other gathering areas planned for site. Commissioner Root commented favorably on the mix of materials and the attention to a detailed layout, opined that the exterior requires a finer level of articulation. ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECONDED BY COMMISSIONER NEMCIK, to approve the development of a new three story mixed-use project including ground floor commercial/retail space, 18 residential units and a 30% shared/mixed-use parking reduction, with a categorical exemption from environmental review, with the following amended and/or new conditions: A.) Reduce the size of the roof deck to approximately a 750 square-feet total and include both railings of a non-climbable nature and self-latching doors to the area; B.) Add “two trees per island in the parking lot” language to Condition No. 8; C.) Condition No. 34 to be renumbered to 37 and read “…CBC Table 503 or as approved by the Chief Building Official.”; D.) Add a Condition to include a loading area for residents; and E.) Add a Condition for more articulation and relief on the exterior elevations, including but not limited to such things as accents, eyebrows, cornice bands, awnings, and lintels; on the following 4:1:0:1 vote: DRAFT Minutes – Architectural Review Commission for August 15, 2016 Page 7 AYES: Andreen, Nemcik, Root, Ehdaie NOES: Soll ABSTAIN: None ABSENT: Wynn COMMENT & DISCUSSION Deputy Director Davidson provided the Agenda Forecast: September 12th: Agenda TBA September 19th: Bishop Street Studios as primary item and e-mails regarding other Items forthcoming. Informal discussion concerning the resignation and positive legacy of Commissioner Curtis ensued. ADJOURNMENT The meeting was adjourned by Vice-Chair Ehdaie at 9:27 p.m. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2016     Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, September 12, 2016 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, September 12th, 2016 at 5:01 p.m. in the Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Chair Greg Wynn. ROLL CALL Present: Commissioners Patricia Andreen, Amy Nemcik (5:03), Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chair Greg Wynn Absent: None Staff: Principal Planner Tyler Corey, Assistant Planner Kyle Bell, Assistant Planner Walter Oetzell, and Recording Secretary Brad T. Opstad PUBLIC COMMENT ON NON-AGENDA ITEMS None. CONSIDERATION OF MINUTES Consideration of Minutes for the ARC Regular Meetings of July 18, 2016 : ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECONDED BY COMMISSIONER SOLL, the ARC Minutes of July 18th, 2016 were approved as written following 5:0:1:0 vote: AYES: Andreen, Soll, Root, Nemcik, Ehdaie NOES: None ABSTAIN: Wynn ABSENT: None DRAFT Minutes – Architectural Review Commission for September 12, 2016 Page 2   Consideration of Minutes for the ARC Regular Meeting of August 1, 2016: ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY VICE- CHAIR EHDAIE, the ARC Minutes of August 1st, 2016 were approved as written on the following 6:0:0:0 vote: AYES: Root, Ehdaie, Nemcik, Andreen, Ehdaie, Wynn NOES: None ABSTAIN: None ABSENT: None PUBLIC HEARINGS 1. 3175 Violet Street. ARCH-3370-2016: Review of a new affordable housing project within the Serra Meadows development, Lot 108, consisting of four new buildings containing 36 units, and a request to reduce the street yard to 10 feet for a portion of the building along Violet Street, where 15 feet is normally required, in accordance with Mitigated Negative Declaration ER-120-13 City Council Resolution No. 10512 (2014 Series); R-3-SP zone; San Luis Obispo Non-Profit Housing Corporation, applicant. Assistant Planner Bell presented the Staff Report on the three-story housing development project. Vice-Chair Ehdaie inquired about the balconies previously shown in the Conceptual Review of the design and now removed due to privacy issues; Assistant Planner Bell displayed street frontage elevations. Vice-Chair Ehdaie inquired about decorative features such as tilework. APPLICANT PRESENTATION Scott Smith, Executive Director of HASLO, sponsor of the project, made general comments about the severe need for housing, that the market rate homes in Serra Meadows having been sold, and how the architectural team incorporated all the previous ARC suggestions into the affordable housing component of the development. Scott Martin, Associate at RRM Design Group, provided rendering, conceptual site plan and project statistics’ slides, before discussing Condition #31 and showing a project tour video. Commissioner Andreen inquired about the tandem and assigned parking spaces, as well as bicycle parking. Commissioner Root inquired about the enhanced screening landscaping along Plum Street. RRM Landscape Architect Chris DuFour discussed the proposed tree species and their maturity rates. Vice-Chair Ehdaie inquired about existence of potential public common area. DRAFT Minutes – Architectural Review Commission for September 12, 2016 Page 3   PUBLIC COMMENT David Booker, San Luis Obispo, spoke as longtime City resident in support of the project and for affordable housing in general. Julia K. Ogden, San Luis Obispo, CEO for Habitat for Humanity SLO County, spoke in support of the project’s rental units devoted to hardworking people. Joseph Shuaitowski, San Luis Obispo, spoke as a new resident to City on concerns regarding overflow parking potential on streets ancillary to the project. Chuck Crotser, San Luis Obispo, enthusiastically supported approval of project and fully endorsed analysis and recommendations of Staff. Jay Beck, San Luis Obispo, spoke as Commissioner of Housing Authority; indicated being pleased with changes made on project to parking allotment which now exceeds requirements. Jerry Rioux, San Luis Obispo, spoke as a member of the management team for the County Housing Trust Fund, encouraged ARC to adopt Staff recommendation for the density bonus project. Marti Reed, San Luis Obispo, spoke on the lack of local jobs that could support the housing crisis and indicated appreciation for the project. Farid Shahid, San Luis Obispo, voiced support of the project. Biz Steinberg, San Luis Obispo, City Housing Authority Commissioner and CEO of Community Action Partnership, spoke supportively for project adoption. Rich Chubon, San Luis Obispo, spoke as a developer of affordable housing and stressed the difficult work involved to build financially-feasible residences, indicating this project as ideal. Steve Delmartini, San Luis Obispo, spoke on the critical housing shortage and the high quality of work performed by the Applicant team. He stressed the importance of Serra Meadows’ residents having voiced their concerns without their being against the affordable housing component. Megan Lillich, San Luis Obispo, spoke as a resident of Violet Street unopposed to low-income housing; addressed parking issues in the area, noted the steep hill as problematic for disabled residents to access, and various view-shed issues. Jackie Leopold, San Luis Obispo, spoke as a Serra Meadows resident living proximal to Lot 108; shared concerns with lack of parking and height of the building on the elevated lot. DRAFT Minutes – Architectural Review Commission for September 12, 2016 Page 4   Robin Kisinger, San Luis Obispo, spoke as a resident of Violet Street supportive of affordable housing, noted the thoughtful development in Serra Meadows community and shared parking concerns. Cameron Chapman, San Luis Obispo, spoke as a future resident of Violet Street regarding the affordable housing component impacting both privacy, character and safety of the neighborhood. Elaine Archer, San Luis Obispo Housing Authority, Director of Housing, spoke on the project providing local workforce housing, thereby eliminating the cost of commuting. Janet Kourakis, San Luis Obispo, voiced support for the project; commended architectural adjustments that mitigate concerns of surrounding neighbors; and acknowledged that HASLO has a positive track record in neighborliness. Cliff Branch, spoke in deference to the attractiveness of the proposed site, commented unfavorably on the building height on an elevated lot, noting the impact on non-subsidized properties below it, and pointed out the poor soil quality for growing the proposed landscaping. Ben Potter, San Luis Obispo, spoke as a Serra Meadows resident regarding the poor soil quality impact to quality landscaping, and commented on the future increase to traffic along small arterial streets. Heidi Borders, San Luis Obispo, spoke as resident living on Violet Street, concerning existing parking issues that would only be exacerbated by insufficient parking development on site. Ken Litzinger, San Luis Obispo, Director of Finance for the Housing Authority, spoke on the complexity of developing affordable housing projects and achieving necessary maximums on each, mentioned that the Housing Authority does not select its sites. Ross Sprague, San Luis Obispo, resident of Serra Meadows, spoke on the impacts on the site’s three-story building views. Heidi Hopkins, San Luis Obispo, spoke as new homeowner in Phase 1 of Serra Meadows development supportive of affordable housing for multiple reasons; shared concerns with street parking overflow occurring already among homes with garages; opined that views are not an entitlement, but that privacy is. DRAFT Minutes – Architectural Review Commission for September 12, 2016 Page 5   COMMISSION DELIBERATION AND DISCUSSION Commissioner Andreen inquired about proximity of public transit stops and the projected number of automobiles that future residents will possess; Commissioner Nemcik inquired about the location of ingress from Plum Street; Chair Wynn inquired about the slope of driveways; Commissioner Root inquired about the current process for selecting sites for affordable housing projects. HASLO Director Smith responded to Commissioner Root’s inquiry about apartments-to- parking-space ratios. Commissioner Soll inquired about ingress and egress access of Violet Street and the parking lot, along with transition of densities in residential zoning; Vice-Chair Ehdaie inquired about minimum distance between buildings and nearby homes; Commissioner Andreen inquired about the breakdown of one, two, and three bedroom units within development toward her own computation for parking allotment. Chair Wynn, Principal Planner Corey and Planner Bell discussed tree maturity and soil condition, Condition #15 regarding trees on slope in the landscaping plan, notification policies per homebuyers in escrow, and the updating of addressing notices to the 180 homeowners in the development. Commissioner Nemcik and Chair Wynn discussed Condition #31 and questions raised surrounding stormwater control. Commissioner Andreen commented on her pressing concerns regarding parking numbers; shared appreciative regard for the design improvements made following preliminary Conceptual Review. Commissioner Soll commented favorably on the elimination of balconies. Commissioner Root commented on the hilly neighborhood and its overlook opportunities due its topography; discussed adding a Condition for landscape performance; considered reviewing site selection criteria in similar future projects. Commissioner Nemcik spoke in support of a landscape performance condition and added consideration of tree size to it and voiced support of the street yard reduction exception. Vice-Chair Ehdaie noted that privacy is a subjective issue and that the minimum distance proposed between the project and homes circumvents any concerns adequately; suggested that DRAFT Minutes – Architectural Review Commission for September 12, 2016 Page 6   the Architect re-introduce balconies in the areas of the complex wherein privacy is not a substantive issue. Chair Wynn provided thoughts on the telling nature of the parking spaces provided in the development’s existing homes and discussed methods in which HASLO might monitor its occupants’ parking. ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER ANDREEN, the Architectural Review Commission adopted the Draft Resolution which approves the project in accordance with the Mitigated Negative Declaration, based on findings and subject to the following amended conditions: A.) Condition #9 to read, “…and other improvements, encouraging more articulation on the surfaces through further decorative tilework accent pieces, accent colors, decorative iron, trellises, and ‘Juliet Balconies’ where neighborhood privacy is not an issue, to the approval of the Community Development Director”; B.) Added language to Condition #15 to require that the applicant shall meet with City Arborist to identify and implement best methods for successful future screening of the sloped planting areas, including but not limited to, tree size, tree species, soil amendments, and irrigation, with the performance goal of fast maturity of screening on the steeper slope, to the approval of both the Public Works Director and the Community Development Director; C.) Condition #31 to read, “…by the Regional Water Quality Control Board for redevelopment sites, to the approval of the Public Works Director.”; on the following 6:0:0:0 vote: AYES: Root, Andreen, Nemcik, Soll, Ehdaie, Wynn NOES: None ABSTAIN: None ABSENT: None Chair Wynn offered five-minute recess. Chair Wynn requested Staff to shift the paragraph which deals with aggrieved appeal process to the introductory portion of future Agendas’ front page. 2. 2102 Broad Street. ARCH-2764-2016; Modification of an approved plan (ARCMI 29-12) for construction of an addition to a single-family dwelling, to replace the demolished portion of the dwelling with new construction and add a third floor, including an exception from the six foot fence and wall height limits to allow a portion of a wall to be 10 feet in height; C-N zone; Samuel Clemons, applicant. Planner Oetzell provided the Staff Report on the modification request for the single-family home on Broad Street; discussed the addressing of the four (4) Directional Items from the March 21st, 2016 ARC Conceptual Review. DRAFT Minutes – Architectural Review Commission for September 12, 2016 Page 7   APPLICANT PRESENTATION Keith Hall, Architect for Applicant, narrated a PowerPoint presentation of the project’s modified design. Vice-Chair Ehdaie inquired about circulation within the site and around the parking spaces for office and dwelling units on adjacent property; Commissioner Nemcik inquired about the removal of a proposed solar installation and its relation to height and roof pitch requirements. PUBLIC COMMENT None. COMMISSION DELIBERATION AND DISCUSSION Chair Wynn reminded the Commission that he was lone dissenting vote in March’s Conceptual Review, citing his then-opinion on completely disallowing the third floor due to height, scale and massing contentions. Commissioner Nemcik inquired about the removal of wood siding off the vertical element and its relation to reducing the bulk at the corners. Commissioner Root commented on Condition #2 as it pertains to redwood slats being limited in application being of slightly errant direction and cited alternatives for consideration; discussed further articulation being potentially rendered on flat-planed wall facing car wash and visible from Broad Street; commented on privacy wall height reduction; and commented on the entryway being better communicated as an obvious entrance. Chair Wynn inquired about zoning allowances for solar collectors exceeding height requirements. Architect Hall presented further potential alternatives to design of vertical elements for consideration in order to avoid ARC endorsing continuance on Hearing. Chair Wynn discussed the option for privacy wall height exception being handled at Staff level. Principal Planner Corey stated that the Applicant could make such a request separately via Staff and outside of review. Chair Wynn sought clarification on the wording for “adjacent to car wash”. Chair Wynn informed that he would be voting “No” on the Adoption of Resolution due to his belief that the overall height and massing remains inappropriate for the small parcel. DRAFT Minutes – Architectural Review Commission for September 12, 2016 Page 8   ACTION: UPON MOTION BY VICE-CHAIR EHDAIE, SECONDED BY COMMISSIONER NEMCIK, the Architectural Review Commission adopted the Draft Resolution approving the project, including an exception from fence height limits, based on findings, and subject to the following amended condition: A.) Condition #2 to insert the following: “Horizontal elements on the north side shall be modified, through material changes and the introduction of additional transparent elements for the railing system, to the approval of the Community Development Director; on the following 5:1:0:0 vote: AYES: Ehdaie, Nemcik, Root, Soll, Andreen NOES: Wynn ABSTAIN: None ABSENT: None COMMENT & DISCUSSION Principal Planner Corey provided the Agenda Forecast: September 19th: Joint CHC & ARC Hearing on Bishop Street Studios; ARC Hearing on City Box Art Project for sites outside of downtown October 3rd: Poly Performance expansion project @ 870 Industrial; Discovery Bowl modifications @ 1144 Chorro; Mixed-use project @ 1042 Olive; Leadership SLO’s Demo Garden Informal discussion ensued on the four County reservoirs and their respective fill percentages in respect for future considerations on building beyond water capacities. ADJOURNMENT The meeting was adjourned at 8:00 p.m. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2016     MEMORANDUM DATE: October 7, 2016 TO: Architectural Review Commission FROM: Rachel Cohen, Associate Planner VIA: Doug Davidson, Deputy Director SUBJECT: ITEM #1, OCTOBER 17, 2016 ARC HEARING ARCH-3020-2016: 560 Higuera Continued review mixed-use project including 18 residential units and a commercial space with the Downtown Commercial zone. On October 17, 2016 the ARC will review the South Town Eighteen project – a new mixed-use project within the Downtown Commercial zone located at 560 Higuera Street. On August 15, 2016, the ARC continued the project with direction to the applicant for revisions. Part of that direction was a request that the applicant share with the ARC the plans for the proposed project at 1027 Nipomo (a.k.a. Lofts at Nipomo (ARCH-3216-2016)). On September 26, 2016 the Lofts at Nipomo was reviewed by the Cultural Heritage Committee (CHC). The CHC voted to continue the item to a date uncertain and to return with a project that re-evaluates the height, scale, massing & detailing for greater consistency with neighboring historic structures within the Downtown Historic District. The applicant informed staff after the hearing that they would be completely redesigning and reimagining the project. Therefore, there is no project to reviewed by the ARC at this time. Staff is recommending the ARC review the South Town Eighteen and consider the staff recommendation for final action on the project. Although South Town Eighteen is located near 1027 Nipomo Street, South Town Eighteen is a separate project located on a separate parcel and is not dependent on the other site for access, parking or other uses connected to the project. If you have any questions regarding this memo, please contact Rachel Cohen at rcohen@slocity.org. ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Continued review mixed-use project including 18 residential units and a commercial space within the Downtown Commercial zone. PROJECT ADDRESS: 560 Higuera BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-3020-2016 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) based on findings, and subject to conditions. SITE DATA Applicant Creekside Lofts, LP Representative Damien Mavis Submittal Date 4/8/2016 Complete Date 7/7/2016 Zoning C-D (Downtown Commercial) General Plan General Retail Site Area 16,980 square feet (0.390 acres) Environmental Status Categorically Exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. SUMMARY The applicant is proposing to construct a new, four story mixed-use building with 68 square feet of commercial/retail space, 18 residential units, and 20 parking spaces within the Downtown Commercial Zone. On August 15, 2016 the Architectural Review Commission (ARC) continued the project with direction to the applicant for project revisions. Staff has reviewed the applicant’s resubmittal and finds the revisions consistent with ARC direction and the Community Design Guidelines. 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines and applicable City policies and standards. Meeting Date: October 17, 2016 Item Number: 1 ARC1 - 1 ARCH-3020-2016 (Continued Hearing) 560 Higuera Street Page 2 2.0 PREVIOUS REVIEW On August 15, 2016 the ARC reviewed the four story mixed-use building (Attachment 5, Draft ARC Minutes) and continued the project with the following direction to the applicant for project revisions: 1. Reduce the amount of corten steel used on the façade of the project 2. Incorporate horizontal elements, particularly on the vertical towers 3. Provide better transition between height of the project and The Creamery 4. Provide a holistic parking calculation for the Creamery, South Town Eighteen, and the Nipomo parking lot. 3.0 PROJECT ANALYSIS The applicant and staff’s responses to ARC direction are highlighted in the following paragraphs. 3.1 ARC Direction #1: Reduce the amount of corten steel used on the façade of the project. Staff Response: The applicant has removed the corten steel material from the project and replaced it with terra cotta brick. Terra cotta is one of the original materials used on the Creamery (utilized on the east wall of Goshi’s restaurant). The applicant has noted that the use of the material on South Town Eighteen will create a bookend effect with the Goshi’s wall on one side of the Creamery and South Town Eighteen on the other. The use of the terra cotta also ties into the tile roofing and the color of the commercial structure that is located in front of the proposed project. Although not a change in material, the color pallet has been changed to better complement the proposed brick. Colors include muted greens and grays in place of dark and light grays. The revised change in material is consistent with ARC direction. 3.2 ARC Direction #2: Incorporate horizontal elements, particularly on the vertical towers. Staff Response: The applicant has modified the exterior of the project to have fewer vertical elements and enhance the horizontal lines. The trash chute has been pushed into the building eliminating the need for the central tower. Additionally, the remaining tower elements have been lowered and enhanced with horizontal banding that continues the horizontal lines of the railings. Figure 1: (Top) previous project proposal; (Bottom) Revised project proposal ARC1 - 2 ARCH-3020-2016 (Continued Hearing) 560 Higuera Street Page 3 The revised design is consistent with ARC direction. 3.4 Commission Direction #3: Provide better transition between height of the project and the Creamery. Staff Response: The revised project includes various modifications to reduce the height of the structure in relation to the neighboring buildings (see Figure 2). The elevator and stair towers have been lowered by eight feet (Attachment 3, Project Plans, Sheets A4.0-4.3). Additionally, the parapets have either been eliminated or reduced by three feet to reduce the overall building height. Units 1 (a studio) and 10 (a one-bedroom) have been slightly reduced in size creating an increased setback of approximately 5 feet between the new structure and the existing Creamery building. Staff is supportive of the reduced height of the towers. The lower tower element along the southeast corner of the project is more in scale with the existing and proposed structures at the Creamery. The reduction of the parapets slightly reduces the height of the structure, but without the parapets, screened rooftop equipment will likely be visible from the street (Figure 2). The ARC should discuss whether rooftop equipment is best screened individually or by a parapet. 3.3 Commission Direction #4: Provide a holistic parking calculation for the Creamery, South Town Eighteen, and the Nipomo parking lot. Staff Response: Table 1 provides a breakdown of the parking required for the three parcels. Figure 2: The revised project includes lower tower and parapet heights. The red dashed line outlines where changes have been made from the previous project. The black outline highlights proposed location of screened rooftop equipment. ARC1 - 3 ARCH-3020-2016 (Continued Hearing) 560 Higuera Street Page 4 Table 1: Parking calculation for the Creamery, South Town Eighteen and the Nipomo parking lot Currently on-site Total required with new project In-lieu fee Providing with new projects Creamery 15 26 17 91 off-site South Town 18 0 11 0 20 on-site Nipomo Parking Lot 26 - - - - The previous ARC staff report discussed that the South Town Eighteen would include 20 spaces with 11 spaces for residential use and 9 spaces as off-site parking for the Creamery. These parking calculations are consistent with Zoning Regulations Section 17.16.060(H) reprinted below. The Downtown-Commercial zone has its own parking standards that allow new development to provide parking at a specific rate (based on the use) or pay in-lieu fees in place of providing parking for a project on-site. These parking standards are also consistent with the Land Use Element Policy 4.1 which describes the downtown’s role in part as the preferred location for retail uses that are suitable for pedestrian access, off-site parking, and compact building spaces. Policy 4.14 states that the City shall ensure there is a diversity of parking opportunities in the Downtown. Any major increments in parking supply should take the form of structures, located at the edges of the commercial core, so people can walk rather than drive between points within the core. Downtown Core: Within the Downtown-Commercial (C-D) zone the following parking standards and incentives shall apply: 1. Parking space reductions noted in items B through E above shall not be applicable in the C - D zone, as the reduced parking rates established herein are intended to provide flexibility in meeting parking requirements and rely on the consolidation of parking. 2. Restaurants, sandwich shops, take-out food, bars, taverns, night clubs, other food service or entertainment establishments, theaters, auditoriums, convention halls, and churches: One- half that required in Table 6; provided, however, that in no case the requirement shall exceed one space per three hundred fifty square feet gross floor area. 3. Dwellings, motels, hotels and bed and breakfast inns: One-half that required in Table 6. In order to support and encourage residential uses in the C-D zone, additional options for meeting parking requirements for residential uses are available as listed in subsection 7 below. 4. All other uses: One space per five hundred square feet gross floor area. 5. In determining the total number of required spaces, all fractions shall be rounded to the nearest whole number. Fractions of one-half or greater shall be rounded to one; fractions less than one-half shall be rounded to zero. 6. For existing buildings, only the parking needed for additions thereto or for changes in 1 On July 18, 2016 the ARC approved off-site parking for the Creamery consistent with Section 17.16.060 F of the Zoning Regulations (off-site parking shall be within a zone where the use is allowed or conditionally allowed, be within 300 feet of the use and shall not be separated from the use by any feature that would make pedestrian access inconvenient or hazardous). ARC1 - 4 ARCH-3020-2016 (Continued Hearing) 560 Higuera Street Page 5 occupancy which increase parking requirement relative to prior uses shall be required. 7. The parking space requirement may be met by: a. Providing the required spaces on the site occupied by the use; b. The director may, by approving an administrative use permit, allow some or all of the parking to be located on a site different from the use. Such off-site parking shall not be within a residential zone. It shall be within reasonable walking distance and no greater than 500 feet of the use and shall not be separated from the use by any feature that would make pedestrian access inconvenient or hazardous. The site on which the parking is located shall be owned, leased or otherwise controlled by the party controlling the use. c. Participating in a commonly held and maintained off-site parking lot where other businesses maintain their required spaces; d. Participating in a parking district that provides parking spaces through a fee or assessment program. e. Participating in an in-lieu fee program as may be established by the city council. Any parking agreement approved prior to adoption of the parking standards contained in subsections (1) through (3) of this section may be adjusted to conform with those standards, subject to approval by the community development director and city attorney; f. In order to facilitate housing development in the downtown, the Director may reduce the parking requirement for any residential element of a project in the CD district by 10% or one space, whichever is greater. In allowing this reduction, the Director may require a vehicle trip reduction plan be submitted for approval and such other conditions deemed necessary to reduce parking demand. Requests for parking reductions greater than 10% shall be reviewed by the Planning Commission and shall require a use permit. In granting such additional reduction, the Commission must find that the increased demand for parking in the Downtown resulting from the project is not significant due to such considerations as the project's design, location, size or other features. The Commission may require a trip reduction plan and other conditions deemed necessary to reduce parking demand. As noted in the previous staff report, the applicant is requesting a reduction of 1 parking space for South Town Eighteen because they are providing housing within the downtown as described Section 17.16.060(H)7f (see reference above). Four of the parking spaces will be provided in tandem.2 Other downtown projects have been approved for residential tandem parking including Pacific Courtyards. The majority of the parking is for residential use and staff recommends the ARC support the tandem parking with Condition No. 7 that tandem spaces shall be identified on plans submitted for a building permit as being assigned to specific dwelling units. As proposed, the project complies with the parking standards of the Downtown-Commercial zone. 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use 2 Zoning Regulations, Section 17.16.060(L)1: When parking spaces are identified for the exclusive use of occupants of a designated dwelling, required spaces may be arranged in tandem subject to the approval of the Community Development Director. ARC1 - 5 ARCH-3020-2016 (Continued Hearing) 560 Higuera Street Page 6 designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. 5.0 WATER AVAILABILITY Since the adoption of the 2014 General Plan Land Use Element (LUE), the City acquired an additional annual allocation of 2,102 acre feet of water from Nacimiento Reservoir, bringing the total annual available to 5,482 acre feet per year. This brings the City’s total annual availability to 12,109 acre feet, previously 10,007. In addition to this, the City is currently expanding its groundwater program, while concurrently designing the upgrade to the Water Resource Recovery Facility to allow highly treated wastewater to become a potable water source. The 2015 Urban Water Management Plan projected that the City’s total annual residential and non - residential water demand will be 7,496 acre feet at buildout (year 2035 with a population of 57,200) as evaluated under the 2014 LUE. This estimation uses 117 gallons per capita day consumption (gpcd), though the current usage is only 90 gpcd. As a baseline comparison, the total City annual water demand in 2015 was approximately 4,772 acre feet; 40% of the available water supply. The available annual water supply (12,109 acre feet) far exceeds the LUE projected annual buildout demand (7,496 acre feet). Since the proposed project is consistent with the General Plan, water use and demand associated with the development is anticipated and included with LUE buildout projections. 6.0 OTHER DEPARTMENT COMMENTS The requirements of the other departments are reflected in the attached Draft Resolution as conditions of approval and code requirements, where appropriate. 7.0 ALTERNATIVES & RECOMMENDATION 7.1. Continue the project with direction to the applicant and staff on pertinent issues. 7.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations, or Community Design Guidelines. 8.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Reduced Project Plans 4. Applicant Response Letter 5. Draft ARC Minutes – August 15, 2016 6. ARC Staff Report – August 15, 2016 Included in Commission member portfolio: project plans Available at ARC hearing: color/materials board ARC1 - 6 RESOLUTION NO. ARC-XXXX-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A MIXED-USE PROJECT INCLUDING 18 RESIDENTIAL UNITS AND A COMMERCIAL SPACE WITHIN THE DOWNTOWN COMMERCIAL ZONE, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED OCTOBER 17, 2016 560 HIGUERA STREET (ARCH-3020-2016) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on October 17, 2016, pursuant to a proceeding instituted under ARCH-3020- 2016, Creekside Lofts, LP, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-3020-2016), based on the following findings: 1. That the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the neighborhood. 2. That the proposed project is consistent with Land Use Element Policy 4.2 (Downtown Residential) because it provides new residential uses, allowing 24-hour presence and balance between jobs and housing in the community. 3. That the project is consistent with the Housing Element Policy 5.3 and 5.4 because the project provides housing above ground-level commercial, is located close to activity centers in the downtown and provides variety of residential types, sizes, and styles of dwellings. 4. That the project is consistent with the Conservation and Open Space Element policy 4.4.3 because the project promotes higher-density, compact housing to achieve more efficient use of public facilities and services and to improve the City’s jobs/housing balance. 5. The project design maintains consistency with the City’s Community Design Guidelines by providing architectural interest and style which complements the character and scale of the existing neighborhood. ATTACHMENT 1 ARC1 - 7 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 2 6. That the 10% parking reduction is consistent with the Zoning Regulations Section 17.16.060 H.7f because the project provides residential units within the Downtown Commercial District. 7. That, as conditioned, the tandem parking is consistent with Zoning Regulations Section 17.16.060 L.1 because the parking will be identified for the exclusive use of occupants of a designated dwelling. SECTION 2. Environmental Review. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final design approval to the project with incorporation of the following conditions: Planning 1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. 2. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. 4. Plans submitted for a building permit shall note the use of smooth finished stucco on the exterior of the building. 5. The locations of all exterior lighting, including lighting on the structure, bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All ATTACHMENT 1 ARC1 - 8 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 3 wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 6. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will provide adequate screening. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 7. Tandem parking spaces shall be identified on plans submitted for a building permit as being assigned to specific dwelling units within the project. 8. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. 9. The final landscape plans shall include additional shrubs and/or a low fence in front of the parking facing the creek to reduce the potential of light trespass into the creek and residential areas north of the project to the satisfaction of the Community Development Director. 10. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 11. Any proposed signs are subject to review and approval of the Community Development Department and subject to a sign permit. The Community Development Director shall refer signage to the ARC if signs need an exception or appear to be excessive in size or out of character with the project. Engineering Division – Public Works ATTACHMENT 1 ARC1 - 9 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 4 12. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 13. The project is located in the Mission Style Sidewalk District of downtown. Any replaced sections of sidewalk or driveway approach shall be constructed in the Mission Style per city standards #4220. 14. The building plan submittal shall show and note that any sections of damaged or displaced curb, gutter, or sidewalk shall be repaired or replaced per City Engineering Standards and to the satisfaction of the Public Works Department. 15. The building plan submittal shall show the existing driveway approach to be upgraded or replaced to comply with City and ADA standards. Current city and ADA standards require a 4’ accessible sidewalk extension behind the ramp. 16. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 17. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 18. The building plan submittal shall include a complete grading and drainage plan. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. The plan shall consider historic offsite drainage tributary to this property that may need to be accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 19. This development shall comply with the Waterway Management Plan. The building plan submittal shall include a final hydrologic and hydraulic analysis report in accordance with the Waterway Management Plan Volume III, Drainage Design Manual. The report shall include, as a minimum, a response or discussion of the bullet items in Section 2.3.1 of the Drainage Design Manual. ATTACHMENT 1 ARC1 - 10 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 5 20. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city’s Floodplain Management Regulations per Municipal Code Chapter 17.84. 21. This property is located in an AE and AO (2’ depth) Flood Zone. The proposed structure i s located in the AE floodzone. The structure shall be floodproofed to an elevation that is at least one foot above the BFE. Additional freeboard to 2’ above the BFE may result in additional structure protection and savings on flood insurance and is strongly encouraged. 22. Any new building service equipment shall be protected or elevated above the BFE in accordance with the Floodplain Management Regulations and adopted Building Code. The elevator, design, and equipment room shall be designed in accordance with FEMA Technical Bulletin 4 / November 2010. 23. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a final Post Construction Stormwater Control Plan Template as available on the City’s Website. 24. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to building permit issuance or final inspection approvals. 25. The building plan shall show and label all existing and proposed public and private easements for reference. 26. A quit claim agreement or other acceptable documentation shall be recorded and/or provided for the removal of the existing 6’ PG&E easement per PM 54-90 prior to building permit issuance. 27. A new creek access easement shall be provided to the City the satisfaction of the City Engineer, Community Development Department, and Natural Resources Manager prior to building permit issuance. The easement shall provide for a reasonable staging area along the creek. 28. The building plan submittal shall include final details of the creek patio area improvements including the proposed landscaping. The final site improvement plan and landscape plan shall honor the proposed new access, staging area, and creek easement to the satisfaction of the City. The patio improvement shall be designed to accommodate maintenance vehicles and/or shall include readily moveable patio furniture/fixtures. The final planting/tree placement plan shall honor the access requirements to the satisfaction of the City Engineer, Community Development Department, and Natural Resources Manager. ATTACHMENT 1 ARC1 - 11 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 6 29. A creek maintenance agreement shall be recorded in a format provided by the City and approved to the satisfaction of the Public Works Department and the City’s Natural Resource Manager prior to building permit issuance. 30. The developer shall exhaust reasonable efforts to eradicate and control the expansion of any known non-native and invasive species within the creek corridor to the satisfaction of the Natural Resources Manager. These plants may require treatment in advance and prior to commencing with ground disturbing activities and grading. 31. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the creek corridor and the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. Tree removals and/or pruning may require approval by the City Arborist and/or Tree Committee. The plan shall show all existing and proposed street trees. Utilities Department 32. The property’s existing sewer lateral to the point of connection at the City main must pass a pipeline video inspection (visual inspection of the interior of the pipeline), including repair or replacement, as part of the project. The pipeline video inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Additional information is provided below related to this requirement:  The pipeline video inspection shall be submitted on USB drive and shall be in color.  The inspection shall be of adequate resolution in order to display pipe.  Material submitted shall include the project address and a scaled plan of the building and the lateral location to the connection at the City sewer main.  The inspection shall include tracking of the pipeline length (in feet) from the start of the inspection to the connection at the City sewer main.  It is optional to provide audio on the report to explain the location, date of inspection, and pipeline condition observations. 33. The project’s commercial and residential uses shall be metered separately. All residential units are to be individually metered. Privately owned sub-meters may be provided for residential condominiums upon approval of the Utilities Director or her/his designee. The CCR’s for the property/homeowner association shall require that the sub-meters be read by the association (or P/HOA contracted service) and each condominium billed according to water use. Fire Department ATTACHMENT 1 ARC1 - 12 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 7 34. Due to the lack of two Fire Department aerial fire apparatus access roads to the proposed building (2013 California Fire Code, Appendix D), the project will require either Type V-A or Type II-B construction throughout, along with a full NFPA 13 fire sprinkler system. Code Requirements Building Division 35. New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A. Utilities Department 36. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 37. The project’s Landscape Plan shall be consistent with provisions of the City’s declared drought emergency estimated total water use (ETWU) cannot exceed 50 percent of maximum applied water allowance (or MAWA) (Resolution 10628 (2015)). 38. Potable city water shall not be used for major construction activities, such as grading and dust control, as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. Information on the program is available at: http://www.slocity.org/home/showdocument?id=5909 On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 17th day of October, 2016. _____________________________ Doug Davidson, Secretary Architectural Review Commission ATTACHMENT 1 ARC1 - 13 C-R C-D C-D R-3-H O-HO-H R-3-H O-H-PD C-R R-3-S R-3-H PF-H C-D C-D-S-H C-D-H R-2-S R-3 C-D-H-PDR-1-PD DANA HIGUE R A NI P O M O VICINITY MAP ARCH-3020-2016560 Higuera St ¯ ATTACHMENT 2 ARC1 - 14 Da t e Sc a l e Sh e e t A0 . 0 08 / 2 6 / 2 0 1 6 SO U T H T O W N E I G H T E E N 56 0 H I G U E R A , S A N L U I S O B I S P O , C A CO V E R S H E E T (F O R M A L L Y H O M E T O W N L O F T S ) SO U T H T O W N E I G H T E E N SA N L U I S O B I S P O , C A ATTACHMENT 3 ARC1 - 15 ATTACHMENT 3 ARC1 - 16 Da t e Sc a l e Sh e e t 08 / 2 6 / 2 0 1 6 SO U T H T O W N E I G H T E E N 56 0 H I G U E R A , S A N L U I S O B I S P O , C A (F O R M A L L Y H O M E T O W N L O F T S ) VI C I N I T Y M A P A1 . 0 PR O J E C T S T A T I S T I C S CO N T I N U E D AL L W O R K S H A L L C O N F O R M T O : ( A ) T H E M I N I M U M S T A N D A R D S OF T H E L A T E S T E D I T I O N O F T H E I N T E R N A T I O N A L B U I L D I N G C O D E AN D A L L R E L A T E D D O C U M E N T S P U B L I S H E D B Y T H E I . C . C . W H I C H HA V E B E E N A D O P T E D B Y T H E L O C A L G O V E R N I N G A G E N C Y ; ( B ) AL L R E G U L A T I O N S A N D O R D I N A N C E S O F A L L L O C A L GO V E R N I N G A G E N C I E S ; ( C ) A N Y S P E C I A L C O N D I T I O N S RE Q U I R E D B Y T H E L O C A L G O V E R N I N G A G E N C I E S ; A N D ( D ) A L L CA L I F O R N I A S T A T E C O D E A M E N D M E N T S ( B U I L D I N G S T A N D A R D S CO D E ) T I T L E 2 4 . AL L C O D E S R E F E R E N C E D S H A L L B E C A L I F O R N I A E D I T I O N S . T H E CO D E S R E F E R E N C E D I N T H E S E P L A N S A R E A S F O L L O W S : 1. 2 0 1 3 C A L I F O R N I A B U I L D I N G C O D E ( C B C ) . 2. 2 0 1 3 C A L I F O R N I A M E C H A N I C A L C O D E ( C M C ) . 3. 2 0 1 3 C A L I F O R N I A P L U M B I N G C O D E ( C P C ) . 4. 2 0 1 3 C A L I F O R N I A F I R E C O D E ( C F C ) . 5. 2 0 1 3 C A L I F O R N I A E L E C T R I C A L C O D E ( C E C ) . 6. 2 0 1 3 C A L I F O R N I A S T A T E E N E R G Y C O N S E R V A T I O N S T D S . (T I T L E 2 4 ) . 7. 2 0 1 3 C A L I F O R N I A R E S I D E N T I A L C O D E ( C R C ) . 8. 2 0 1 3 C A L I F O R N I A G R E E N B U I L D I N G C O D E ( C G B C ) . 9. 2 0 1 3 B U I L D I N G S T A N D A R D S A D M I N I S T R A T I V E C O D E . 10 . N A T I O N A L F I R E C O D E S ( N F P A ) . 11 . S A N L U I S O B I S P O M U N I C I P A L C O D E ( S L O M C ) . MA X I M U M A R E A O F O P E N I N G S B A S E D O N F I R E S E P A R A T I O N (C B C T A B L E 7 0 5 . 8 ) FI R E S E P A R A T I O N D I S T A N C E PR O T E C T E D A L L O W A B L E AR E A O T O L E S S T H A N 3 ' Y E S / N O N O T PE R M I T T E D 3' T O L E S S T H A N 5 ' NO 15 % 3' T O L E S S T H A N 5 ' YE S 15 % 5' T O L E S S T H A N 1 0 ' NO 25 % 5' T O L E S S T H A N 1 0 ' YE S 25 % 10 ' T O L E S S T H A N 1 5 ' * NO 45 % 10 ' T O L E S S T H A N 1 5 ' * YE S 45 % 15 ' T O L E S S T H A N 2 0 ' * NO 75 % 15 ' T O L E S S T H A N 2 0 ' * YE S 75 % 20 ' O R G R E A T E R Y E S / N O N O L I M I T * T H E A R E A O F O P E N I N G S I N A N O P E N P A R K I N G S T R U C T U R E WI T H A F I R E S E P A R A T I O N D I S T A N C E O F 1 0 F E E T O R G R E A T E R SH A L L N O T B E L I M I T E D P E R C B C T A B L E 7 0 5 . 8 , F O O T N O T E G BU I L D I N G C O M P O N E N T P R O T E C T I O N NO T E : IN C I D E N T A L A C C E S S O R Y O C C U P A N C I E S P E R C B C 5 0 8 . 2 AR E M I T I G A T E D B Y P R O P O S E D A U T O M A T I C F I R E E X T I N G U I S H I N G SY S T E M . EX T E R I O R W A L L S : N O N - R A T E D IN T E R I O R W A L L S W I T H I N A S I N G L E O C C U P A N C Y : N O N - R A T E D IN T E R I O R W A L L S B E T W E E N DW E L L I N G U N I T S : 1 - H R F I R E P A R T I T I O N IN T E R I O R W A L L S B E T W E E N R- 2 & S - 2 O C C U P A N C I E S : 1 - H R F I R E B A R R I E R ST A I R E X I T E N C L O S U R E W A L L S : 1 - H R F I R E B A R R I E R FL O O R / C L G A S S E M B L I E S W I T H I N A S I N G L E D W E L L I N G U N I T : N O N - R A T E D FL O O R / C L G A S S E M B L I E S B E T W E E N D W E L L I N G U N I T S : 1 - H R NO R T H SI T E FL O O D G A T E I N F O R M A T I O N TH I S P R O P O S E D P R O J E C T I S L O C A T E D W I T H I N A N A E F L O O D Z O N E . TH E G R O U N D F L O O R , C O N S I S T I N G O F P A R K I N G , C O M M E R C I A L SP A C E , L O B B Y A N D E X I T S T A I R W A Y , S H A L L B E A M I X O F " W E T " A N D "D R Y " F L O O D P R O O F E D . T H E C O M M E R C I A L S P A C E A N D L O B B Y SH A L L B E D R Y F L O O D P R O O F E D W H I L E T H E G A R A G E A N D E X I T ST A I R E N C L O S U R E S H A L L B E W E T F L O O D P R O O F T O A L L O W F L O O D WA T E R S T O C A R R Y T O T H E C R E E K . DE T A I L S F O R T H E S E E L E M E N T S S H A L L B E P R O V I D E D A T T H E T I M E O F BU I L D I N G P E R M I T S U B M I T T A L . ATTACHMENT 3 ARC1 - 17 ATTACHMENT 3 ARC1 - 18 Da t e Sc a l e Sh e e t 08 / 2 6 / 2 0 1 6 SO U T H T O W N E I G H T E E N 56 0 H I G U E R A , S A N L U I S O B I S P O , C A (F O R M A L L Y H O M E T O W N L O F T S ) A1 . 3 GR E E N P O I N T C H E C K L I S T GR E E N P O I N T C H E C K L I S T ATTACHMENT 3 ARC1 - 19 /, 0 , 7  2 )  % 8 , / ' , 1 * 35 2 3 ( 5 7 <  / , 1 ( 72 3  2 )  % $ 1 . 72 3  2 )  % $ 1 . 'D W H 6F D O H 6K H H W $6 $ 5  &  +  ,  7  (  &  7  6     - 2 + 1 6 2 1  $ 9 ( 1 8 ( 6$ 1  / 8 , 6  2 % , 6 3 2   & $                                  3 ) 7+ 2 0 $ 6  (   - ( 6 6  $ 5 & + , 7 ( & 7     &       [     [    5 5 , 6 7 8 ' , 2 $            62 8 7 +  7 2 : 1 (, * + 7 ( ( 1         + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2  &$ 6, 7 (  $ ( 5 , $ /  9 , ( : +, * 8 ( 5 $  6 7 5 ( ( 7 1 , 3 2 0 2  6 7 5 ( ( 7 '$ 1 $  6 7 5 ( ( 7 ( ; , 6 7 , 1 *  0 2 % , / ( + 2 0 ( 7+ (  & 5 ( $ 0 ( 5 <      62 8 7 +  7 2 : 1    &5 ( ( . ATTACHMENT 3 ARC1 - 20 A A6 . 0 B A6 . 0 7+ (  & 5 ( $ 0 ( 5 < 3$ 5 . , 1 * *$ 5 $ * ( $' - $ & ( 1 7 &2 0 0 ( 5 & , $ / +, * 8 ( 5 $  6 7 5 ( ( 7 /, 0 , 7  2 )  % 8 , / ' , 1 * 35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 ( 63 , . ( 6 (; , 6 7 , 1 * 02 % , / ( +2 0 ( $' - $ & ( 1 7 &2 0 0 ( 5 & , $ / (  $ ' - $ & ( 1 7 3$ 5 . , 1 *                 )/ 2 : ( 5  6 + 2 3 '2 2 5 35 2 3 2 6 ( ' 6( $ 7 , 1 *  $ 5 ( $ ), 5 (  5 , 6 ( 5 &/ 2 6 ( 7 87 , / , 7 <  5 2 2 0 %, . (  / 2 & . ( 5 %, . (  5 $ & . 75 $ 6 + (1 & / 2 6 8 5 ( (  7 5 $ 6 + (1 & / 2 6 8 5 (                          $3 3 2 ;   / 2 & $ 7 , 2 1 2)  (  ) , 5 (  + < ' 5 $ 1 7 1 A6 . 1 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1            + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ &2 1 & ( 3 7 8 $ /  6 , 7 (  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 29 ( 5 $ / /  $ 5 & + , 7 ( & 7 8 5 $ /  6 , 7 (  3 / $ 1       12 7 (  12  3 2 / (  0 2 8 1 7 ( '  / , * + 7 6  $ 5 ( 35 2 3 2 6 ( '   $ / /  / , * + 7 6  6 + $ / /  % ( 02 8 1 7 ( '  7 2  % 8 , / ' , 1 *   6 + $ / / %(  ' $ 5 .  6 . <  & 2 0 3 / , $ 1 7  ATTACHMENT 3 ARC1 - 21 3$ 5 . , 1 *  * $ 5 $ * ( A A6 . 0 B A6 . 0 /2 % % < 75 $ 6 +                    35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 (      67 $ , 5           )/ 2 : ( 5 6+ 2 3 (/ ( &          /, 0 , 7  2 ) %8 , / ' , 1 *  $ 5 ( $ %, . (  5 $ & . %, . (  / 2 & . ( 5                                                                           1 A6 . 1 35 2 3 ( 5 7 <  / , 1 (                 02 7 2 5 & < & / ( 3$ 5 . , 1 * 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ )/ 2 2 5  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  ) , 5 6 7  ) / 2 2 5  3 / $ 1      ATTACHMENT 3 ARC1 - 22 A A6 . 0 B A6 . 0 1 A6 . 1 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 '( & . '( & . '( & . '( & . '( & .                                                                  35 2 3 ( 5 7 <  / , 1 ( 67 5 * 67 5 * 75 $ 6 + 67 5 * 67 5 * 67 5 *    6  )    6  )    6  )    6  )     6  )    6  )    6  )    6  )    6  )     6  )    6  )    6  )    6  )    6  )   6  )    6  )   6  )    6  )     23 ( 1 , 1 * 6  7 2  % ( 35 2 7 ( & 7 ( ' /, 0 , 7  2 ) %8 , / ' , 1 *  $ 5 ( $     67 5 * &2 9 ( 5 ( ' :$ / . : $ < )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 '( & . '( & . )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 '( & . 67 $ , 5   )/ $ 7   67 8 ' , 2 /2 % % < (/ ( 9  67 5 * 67 5 * 67 5 * )/ $ 7   67 8 ' , 2 '( & . 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ )/ 2 2 5  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6      %, . (  5 $ & .  6 7 2 5 $ * ( &2 1 & ( 3 7 8 $ /  6 ( & 2 1 '  ) / 2 2 5  3 / $ 1 ATTACHMENT 3 ARC1 - 23 A A6 . 0 7+    7+    7+    7+    7+    7+   7+    7+    7+    B A6 . 0 &2 9 ( 5 ( ' :$ / . : $ < /2 % % < (/ ( 9 '( & . '( & . '( & . '( & . '( & . '( & . '( & .                                         67 $ , 5      6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '      6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '      6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '      6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '   6  )   6  )    6  )    6  )    6  )   6  )   6  )     23 ( 1 , 1 * 6  7 2  % ( 35 2 7 ( & 7 ( ' 1 A6 . 1 /, 0 , 7  2 ) %8 , / ' , 1 *  $ 5 ( $ 75 $ 6 + 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ )/ 2 2 5  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  7 + , 5 '  3 / $ 1      ATTACHMENT 3 ARC1 - 24 A A6 . 0 B A6 . 0 7+    7+    7+    7+    7+    7+    7+    7+    7+    '( & .             5R R I  E H O R Z  5R R I  E H O R Z  2) ) , & ( '( & .   6  )   6  ) 67 $ , 5 6  / ( $ ' , 1 * 72  7 + (  5 2 2 ) 1 A6 . 1 /, 0 , 7  2 ) %8 , / ' , 1 *  $ 5 ( $ 5R R I  E H O R Z  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ )/ 2 2 5  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  ) 2 8 5 7 +  ) / 2 2 5  3 / $ 1      ATTACHMENT 3 ARC1 - 25 67 $ , 5 6  / ( $ ' , 1 * 72  7 + (  5 2 2 ) 0( & + $ 1 , & $ / 81 , 7 6 67 $ , 5  7 2 : ( 5 52 2 ) 3$ 5 $ 3 ( 7  : $ / / 7 < 3  (/ ( 9 $ 7 2 5 72 : ( 5  5 2 2 ) 6& 5 ( ( 1 /2 : ( 5  5 2 2 ) 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 52 2 )  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  5 2 2 )  3 / $ 1      ATTACHMENT 3 ARC1 - 26 FI R S T F L O O R 0" LO W E R R O O F 43 ' - 1 1 " SE C O N D F L O O R 12 ' - 0 " TH I R D F L O O R 23 ' - 5 " 4T H F L O O R 34 ' - 1 0 " DA S H S T U C C O FI N I S H TE R R A C O T T A B R I C K T O CO M P L I M E N T C R E A M E R Y BR I C K W A L L N E A R GO S H I ' S DA S H S T U C C O F I N I S H CM U B L O C K AL U M I N U M WI N D O W S PR O P O S E D H E I G H T 47 ' - 0 " SC R E E N E D ME C H A N I C A L U N I T S WO O D G U A R D R A I L OR I G I N A L S U B M I T T A L DE P I C T E D B Y B O L D R E D L I N E CL I M B I N G V I N E AD J . B L D G SH O W N T R A N S P A R E N T FO R C L A R I T Y GR O W I N G B U S H E S HE D G E RE M O V E D P E R F O R A T E D CO R T E N S T E E L RE D U C E D PR O P O S E D H E I G H T RE D U C E D HE I G H T VI S I B I L I T Y OB S T R U C T I O N WI N D O W SU B S T I T U T I O N MA T E R I A L C O L O R CH A N G E RE M O V E D TO W E R E L E M E N T SI G N A G E RE M O V E D PR O P O S E D E L E V A T I O N PR O P O S E D 2 N D F L O O R P L A N - F O R R E F E R E N C E O N L Y OR I G I N A L S U B M I T T A L CR E A M E R Y A P P R O X . H E I G H EX I S T I N G C R E A M E R Y BU I L D I N G 28 ' - 5 " 8 ' - 0 " 2 ' - 2 " ME T A L C A N O P Y 5 ' - 0 " 2 ' - 2 " HO R I Z O N T A L B A N D I N G A T F L O O R LE V E L . C O N T I N U E S T H R O U G H M U L T I P L E MA T E R I A L S T O A C C E N T U A T E S HO R I Z O N T A L E L E M E N T S 3 3 ' - 5 " A P P R O X . 4 2 ' - 0 " 8 ' - 1 " ST R G ST R G TR A S H ST R G ST R G ST R G CO V E R E D WA L K W A Y FL A T 9 ST U D I O DE C K ST R G ST A I R 2 FL A T 1 ST U D I O LO B B Y EL E V . ST R G ST R G Da t e Sc a l e Sh e e t A4 . 0 08 / 2 6 / 2 0 1 6 SO U T H T O W N E I G H T E E N 1/ 1 6 " = 1 ' - 0 " 56 0 H I G U E R A , S A N L U I S O B I S P O , C A EL E V A T I O N S (F O R M A L L Y H O M E T O W N L O F T S ) FR O N T P R E S E N T A T I O N E L E V A T I O N 0' 4' 8' 16 ' 32 ' OR I G I N A L S U B M I T T A L DE P I C T E D B Y B O L D R E D L I N E ATTACHMENT 3 ARC1 - 27 FI R S T F L O O R 0" LO W E R R O O F 43 ' - 1 1 " SE C O N D F L O O R 12 ' - 0 " TH I R D F L O O R 23 ' - 5 " 4T H F L O O R 34 ' - 1 0 " DA S H S T U C C O F I N I S H ( T Y P . ) TE R R A C O T T A B R I C K T O CO M P L I M E N T C R E A M E R Y BR I C K W A L L N E A R G O S H I ' S WO O D GU A R D R A I L AL U M I N U M WI N D O W S PR O P O S E D H E I G H T 47 ' - 0 " SC R E E N E D ME C H A N I C A L U N I T S 3 ' - 1 " 9 ' - 1 " 1 1 ' - 5 " 1 1 ' - 5 " 1 2 ' - 0 " OP E N I N G S T O B E PR O T E C T E D AD J . B L D G SH O W N T R A N S P A R E N T FO R C L A R I T Y AD J . B L D G SH O W N T R A N S P A R E N T FO R C L A R I T Y RE M O V E D P E R F O R A T E D CO R T E N S T E E L RE D U C E D PR O P O S E D H E I G H T MA T E R I A L CH A N G E MA T E R I A L C O L O R CH A N G E RE D U C E D HE I G H T FU T U R E S I G N A G E T B D . ME T A L C A N O P Y AD D I T I O N ME T A L C A N O P Y PR O P O S E D E L E V A T I O N PR O P O S E D 2 N D F L O O R P L A N - F O R R E F E R E N C E O N L Y OR I G I N A L S U B M I T T A L EX I S T I N G C R E A M E R Y BU I L D I N G BU I L D I N G S H O W N SE M I - O P A Q U E FO R D E P T H C L A R I T Y 8 ' - 0 " OR I G I N A L S U B M I T T A L DE P I C T E D B Y B O L D R E D L I N E OR I G I N A L S U B M I T T A L DE P I C T E D B Y B O L D R E D L I N E 2 ' - 2 " RE D U C E D EL E M E N T H E I G H T A P P R O X . 2 8 ' - 5 " ST E P P E D EL E M E N T B A C K FL A T 1 ST U D I O CO V E R E D WA L K W A Y EL E V . FL A T 3 ST U D I O FL A T 2 ST U D I O DE C K DE C K DE C K LO B B Y Da t e Sc a l e Sh e e t A4 . 1 08 / 2 6 / 2 0 1 6 SO U T H T O W N E I G H T E E N 1/ 1 6 " = 1 ' - 0 " 56 0 H I G U E R A , S A N L U I S O B I S P O , C A EL E V A T I O N S (F O R M A L L Y H O M E T O W N L O F T S ) EA S T P R E S E N T A T I O N E L E V A T I O N 0' 4' 8' 16 ' 32 ' ATTACHMENT 3 ARC1 - 28 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      35 2 3 2 6 ( '   + ( , * + 7     '$ 6 +  6 7 8 & & 2 '$ 6 +  6 7 8 & & 2  ) , 1 , 6 + &0 8  % / 2 & . $/ 8 0 , 1 8 0 :, 1 ' 2 : 6 0( 7 $ /  & $ 1 2 3 < *5 2 : , 1 *  % 8 6 + ( 6 +( ' * (                        6& 5 ( ( 1 ( ' 0( & + $ 1 , & $ /  8 1 , 7 6 '$ 6 +  6 7 8 & & 2 ), 1 , 6 + 7( 5 5 $ & 2 7 7 $  % 5 , & .  7 2 &2 0 3 / , 0 ( 1 7  & 5 ( $ 0 ( 5 < %5 , & .  : $ / /  1 ( $ 5  * 2 6 + , 6 :2 2 ' *8 $ 5 ' 5 $ , / 5( 0 2 9 ( '  3 ( 5 ) 2 5 $ 7 ( ' &2 5 7 ( 1  6 7 ( ( / 5( ' 8 & ( ' 35 2 3 2 6 ( '  + ( , * + 7 0$ 7 ( 5 , $ / &+ $ 1 * ( 0$ 7 ( 5 , $ / &+ $ 1 * ( 0$ 7 ( 5 , $ /  & 2 / 2 5 &+ $ 1 * ( 9, 6 , % , / , 7 < 2% 6 7 5 8 & 7 , 2 1 0$ 7 ( 5 , $ / &+ $ 1 * ( 5( ' 8 & ( ' +( , * + 7 35 2 3 2 6 ( '  ( / ( 9 $ 7 , 2 1 35 2 3 2 6 ( '   1 '   ) / 2 2 5  3 / $ 1    ) 2 5  5 ( ) ( 5 ( 1 & (  2 1 / < 25 , * , 1 $ /  6 8 % 0 , 7 7 $ / (; , 6 7 , 1 *  & 5 ( $ 0 ( 5 < %8 , / ' , 1 * $ 3 3 5 2 ;         &/ , 0 % , 1 *  9 , 1 ( 25 , * , 1 $ /  6 8 % 0 , 7 7 $ / '( 3 , & 7 ( '  % <  % 2 / '  5 ( '  / , 1 ( %8 , / ' , 1 *  6 + 2 : 1 6( 0 ,  2 3 $ 4 8 (  ) 2 5 '( 3 7 +  & / $ 5 , 7 < 25 , * , 1 $ /  6 8 % 0 , 7 7 $ / '( 3 , & 7 ( '  % <  % 2 / '  5 ( '  / , 1 (             67 ( 3 3 ( '  % $ & . (/ ( 0 ( 1 7 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 '( & . '( & . '( & . )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 '( & . '( & . )/ $ 7   67 8 ' , 2 &2 9 ( 5 ( ' :$ / . : $ < 67 5 * '( & . 67 5 * '( & . 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ (/ ( 9 $ 7 , 2 1 6 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 12 5 7 +  3 5 ( 6 ( 1 7 $ 7 , 2 1  ( / ( 9 $ 7 , 2 1      ATTACHMENT 3 ARC1 - 29 ), 5 6 7  ) / 2 2 5 /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      35 2 3 2 6 ( '   + ( , * + 7     '$ 6 +  6 7 8 & & 2  ) , 1 , 6 +  7 < 3  :2 2 ' *8 $ 5 ' 5 $ , / $/ 8 0 , 1 8 0 :, 1 ' 2 : 6 0( 7 $ /  & $ 1 2 3 < )( 1 & ( &/ , 0 % , 1 *  9 , 1 (                        $' -   % / ' *  6 + 2 : 1 75 $ 1 6 3 $ 5 ( 1 7  ) 2 5 &/ $ 5 , 7 < &0 8  % / 2 & . 7( 5 5 $ & 2 7 7 $  % 5 , & .  7 2 &2 0 3 / , 0 ( 1 7  & 5 ( $ 0 ( 5 < %5 , & .  : $ / /  1 ( $ 5  * 2 6 + , 6 5( 0 2 9 ( '  3 ( 5 ) 2 5 $ 7 ( ' &2 5 7 ( 1  6 7 ( ( / 5( ' 8 & ( ' 35 2 3 2 6 ( '  + ( , * + 7 5( ' 8 & ( ' +( , * + 7 0$ 7 ( 5 , $ / &+ $ 1 * ( 0$ 7 ( 5 , $ /  & 2 / 2 5 &+ $ 1 * ( 35 2 3 2 6 ( '  ( / ( 9 $ 7 , 2 1 35 2 3 2 6 ( '   1 '   ) / 2 2 5  3 / $ 1    ) 2 5  5 ( ) ( 5 ( 1 & (  2 1 / < 25 , * , 1 $ /  6 8 % 0 , 7 7 $ / 25 , * , 1 $ /  6 8 % 0 , 7 7 $ / '( 3 , & 7 ( '  % <  % 2 / '  5 ( '  / , 1 ( +2 5 , = 2 1 7 $ /  % $ 1 ' , 1 *  $ 7  ) / 2 2 5 /( 9 ( /   & 2 1 7 , 1 8 ( 6  7 + 5 2 8 * +  0 8 / 7 , 3 / ( 0$ 7 ( 5 , $ / 6  7 2  $ & & ( 1 7 8 $ 7 ( 6 +2 5 , = 2 1 7 $ /  ( / ( 0 ( 1 7 6                 25 , * , 1 $ /  6 8 % 0 , 7 7 $ / $ 3 3 5 2 ;        )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 '( & . '( & . '( & . '( & . 67 $ , 5   67 5 * 67 5 * 67 5 * &2 9 ( 5 ( ' :$ / . : $ < 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ (/ ( 9 $ 7 , 2 1 6 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 :( 6 7  3 5 ( 6 ( 1 7 $ 7 , 2 1  ( / ( 9 $ 7 , 2 1      ATTACHMENT 3 ARC1 - 30 1 Da t e Sc a l e Sh e e t A5 . 0 08 / 2 6 / 2 0 1 6 SO U T H T O W N E I G H T E E N NT S 56 0 H I G U E R A , S A N L U I S O B I S P O , C A PE R S P E C T I V E 1 (F O R M A L L Y H O M E T O W N L O F T S ) PE R S P E C T I V E V I E W 1 ATTACHMENT 3 ARC1 - 31  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1 17 6    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3( 5 6 3 ( & 7 , 9 (  9 , ( :   ATTACHMENT 3 ARC1 - 32  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1 17 6    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3( 5 6 3 ( & 7 , 9 (  9 , ( : ATTACHMENT 3 ARC1 - 33  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1 17 6    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3( 5 6 3 ( & 7 , 9 (   ATTACHMENT 3 ARC1 - 34  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3( 5 6 3 ( & 7 , 9 (  9 , ( : ATTACHMENT 3 ARC1 - 35 Da t e Sc a l e Sh e e t A5 . 5 08 / 2 6 / 2 0 1 6 SO U T H T O W N E I G H T E E N 56 0 H I G U E R A , S A N L U I S O B I S P O , C A PE R S P E C T I V E 6 (F O R M A L L Y H O M E T O W N L O F T S ) PE R S P E C T I V E - C R E A M E R Y C O R R I D O R V I E W ATTACHMENT 3 ARC1 - 36 EX I S T I N G P A L M T R E E TO R E M A I N 6 Da t e Sc a l e Sh e e t A5 . 6 08 / 2 6 / 2 0 1 6 SO U T H T O W N E I G H T E E N 56 0 H I G U E R A , S A N L U I S O B I S P O , C A PH O T O V I S U A L I Z A T I O N (F O R M A L L Y H O M E T O W N L O F T S ) PH O T O V I S U A L I Z A T I O N - F R O M H I G U E R A S T R E E T ATTACHMENT 3 ARC1 - 37 LI N E O F PR E V I O U S L Y A P P R O V E D 2- S T O R Y F A R M E R S B U I L D I N G Da t e Sc a l e Sh e e t A5 . 7 08 / 2 6 / 2 0 1 6 SO U T H T O W N E I G H T E E N 56 0 H I G U E R A , S A N L U I S O B I S P O , C A PH O T O V I S U A L I Z A T I O N (F O R M A L L Y H O M E T O W N L O F T S ) PH O T O V I S U A L I Z A T I O N - F R O M C R E A M E R Y ATTACHMENT 3 ARC1 - 38 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      )/ $ 7   67 8 ' , 2 7+    7+    3$ 5 . , 1 * *$ 5 $ * ( '( & . 35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 ( 72 3  2 )  % $ 1 . %8 , / ' , 1 *  6 ( 7 % $ & . $' - $ & ( 1 7 &2 0 0 ( 5 & , $ / 35 2 3 2 6 ( '   + ( , * + 7                                       6& 5 ( ( 1 ( ' 0( & + $ 1 , & $ /  8 1 , 7 6 &5 ( ( . ), 5 6 7  ) / 2 2 5 /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      7+    7+    )/ $ 7   67 8 ' , 2 3$ 5 . , 1 * *$ 5 $ * ( 7+    7+    7+    7+    7+    7+    )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 35 2 3 ( 5 7 <  / , 1 ( 7+ (  & 5 ( $ 0 ( 5 < 75 $ , / ( 5  3 $ 5 . 35 2 3 2 6 ( '   + ( , * + 7                            2) ) , & ( 35 2 3 ( 5 7 <  / , 1 ( 7+    )/ $ 7   67 8 ' , 2 67 5 * 67 5 * 6& 5 ( ( 1 ( '  0 ( & + $ 1 , & $ /  8 1 , 7 6 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 6( & 7 , 2 1 6 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6      &2 1 & ( 3 7 8 $ /  % 8 , / ' , 1 *  6 ( & 7 , 2 1  $ &2 1 & ( 3 7 8 $ /  % 8 , / ' , 1 *  6 ( & 7 , 2 1  %      ATTACHMENT 3 ARC1 - 39 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      35 2 3 2 6 ( '   + ( , * + 7         ' $ 1 $  6 7       (6 7 , 0 $ 7 ( '  & 5 ( ( .  ' ( 3 7 +     5   0 $ ;   % 8 , / ' , 1 *  + ( , * + 7 %8 , / ' , 1 *   / , 0 , 7  / , 1 ( 72 3  2 )  % $ 1 . 72  + , * 8 ( 5 $  6 7   & 8 5 %          $3 3 5 2 ; , 0 $ 7 ( '            &  '  0 $ ;  % 8 , / ' , 1 *  + ( , * + 7 35 2 3 ( 5 7 <  / , 1 (     (6 7 , 0 $ 7 ( '  7 5 ( (  + ( , * + 7 35 2 3 ( 5 7 <  / , 1 ( + , * 8 ( 5 $  6 7  (6 7 , 0 $ 7 ( '  + ( , * + 7 3( 5  & , 7 <  6 7 $ 1 ' $ 5 '       'D W H 6F D O H 6K H H W $6 $ 5  &  +  ,  7  (  &  7  6     - 2 + 1 6 2 1  $ 9 ( 1 8 ( 6$ 1  / 8 , 6  2 % , 6 3 2   & $                                  3 ) 7+ 2 0 $ 6  (   - ( 6 6  $ 5 & + , 7 ( & 7     &       [     [    5 5 , 6 7 8 ' , 2 $          62 8 7 +  7 2 : 1 (, * + 7 ( ( 1        + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2  &$ 6, 7 (  6 ( & 7 , 2 1  $ ATTACHMENT 3 ARC1 - 40 7+ (  & 5 ( $ 0 ( 5 < +, * 8 ( 5 $  6 7 5 ( ( 7 /, 0 , 7  2 )  % 8 , / ' , 1 * 35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 (  3 0 7+ (  & 5 ( $ 0 ( 5 < +, * 8 ( 5 $  6 7 5 ( ( 7 /, 0 , 7  2 )  % 8 , / ' , 1 * 35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 (   3 0 7+ (  & 5 ( $ 0 ( 5 < +, * 8 ( 5 $  6 7 5 ( ( 7 /, 0 , 7  2 )  % 8 , / ' , 1 * 35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 (  $ 0 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 6+ $ ' , 1 *  6 7 8 ' < ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 68 0 0 ( 5  6 2 / 6 7 , & (    6 + $ ' , 1 *  6 7 8 ' < ATTACHMENT 3 ARC1 - 41 7+ (  & 5 ( $ 0 ( 5 < +, * 8 ( 5 $  6 7 5 ( ( 7 /, 0 , 7  2 )  % 8 , / ' , 1 * 35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 (  $ 0 7+ (  & 5 ( $ 0 ( 5 < +, * 8 ( 5 $  6 7 5 ( ( 7 /, 0 , 7  2 )  % 8 , / ' , 1 * 35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 (   3 0 7+ (  & 5 ( $ 0 ( 5 < +, * 8 ( 5 $  6 7 5 ( ( 7 /, 0 , 7  2 )  % 8 , / ' , 1 * 35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 (  3 0 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 6+ $ ' , 1 *  6 7 8 ' < ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 :, 1 7 ( 5  6 2 / 6 7 , & (    6 + $ ' , 1 *  6 7 8 ' < ATTACHMENT 3 ARC1 - 42 ATTACHMENT 3 ARC1 - 43 ATTACHMENT 3 ARC1 - 44 ATTACHMENT 3 ARC1 - 45 ATTACHMENT 3 ARC1 - 46 ATTACHMENT 3 ARC1 - 47 ATTACHMENT 3 ARC1 - 48 ATTACHMENT 3 ARC1 - 49 Da t e Sc a l e Sh e e t 07 / 2 8 / 2 0 1 6 SO U T H T O W N E I G H T E E N 56 0 H I G U E R A , S A N L U I S O B I S P O , C A FO R M A L L Y H O M E T O W N L O F T S L- 1 LA N D S C A P E P L A N WA T E R C O N S E R V A T I O N N O T E S LA R G E C A N O P Y S H A D E T R E E S ar b u t u s ' m a r i n a ' / ' M A R I N A ' A R B U T U S L ca s s i a l e p t o p h y l l a / G O L D E N M E D A L L I O N T R E E L la g e r s t r o e m i a i n d i c a ' n a c h e z / C R A P E M Y R T L E ( W H I T E ) L ma g n o l i a g r a n d i f l o r a ' m a j e s t i c b e a u t y ' / S O U T H E R N M A G N O L I A M ma y t e n u s b o a r l a / M A Y T E N T R E E M me l a l e u c a q u i n q u i n e r v i a / C A J E P U T T R E E L SM A L L A C C E N T T R E E S ac e r p a l m a t u m ' b l o o d g o o d ' / ' B L O O D G O O D ' J A P A N E S E M A P L E M er i o b o t r y a d e f l e x a / B R O N Z E L O Q U A T L ma g n o l i a s o u l a n g e a n a / S A U C E R M A G N O L I A ( M U L T I ) M SH R U B S P E R E N N I A L S ca l l i s t e m o n ' l i t t l e j o h n ' / D W A R F B O T T L E B R U S H L ch o n d r o p e t a l u m t e c t o r u m / C A P E R U S H L co r d y l i n e a u s t r a l i s ' r e d s e n s a t i o n ' / N E W Z E A L A N D C A B B A G E T R E E L cu p h e a h y s s o p i f o l i a / F A L S E H E A T H E R M es c a l l o n i a ' n e w p o r t d w a r f ' / N E W P O R T D W A R F E S C A L L O N I A M li r i o p e m u s c a r i / B I G B L U E L I L Y T U R F M li r i o p e m u s c a r i ' e v e r g r e e n g i a n t ' / ' E V E R G R E E N G I A N T ' L I L Y T U R F M li r i o p e ' s i l v e r y s u n p r o o f ' / V A R I E G A T E D L I L Y T U R F M na n d i n a d o m e s t i c a ' f i r e p o w e r ' / H E A V E N L Y B A M B O O M ru m o h r a a d i a n t i f o r m i s / L E A T H E R L E A F F E R N M st r e l i t z i a r e g i n a e / B I R D O F P A R A D I S E M GR O U N D C O V E R co p r o s m a ' t e q u i l a s u n r i s e ' / M I R R O R P L A N T L di a n e l l a r e v o l u t a ' l i t t l e r e v / B L U E F L A X L I L Y L er i g e r o n k a r v i n s k i a n u s / F L E A B A N E L fe s t u c a m a l r e i / A T L A S F E S C U E L he u c h e r a ' e l e c t r i c l i m e ' / F A N C Y - L E A F C O R A L B E L L S M he u c h e r a ' s o u t h e r n c o m f o r t ' / S O U T H E R N C O M F O R T C O R A L B E L L S M ho s t a s p . / V A R I E G A T E D P L A I N T A I N L I L Y M ly s i m a c h i a n u m m u l a r i a ' a u r e a ' / C R E E P I N G J E N N Y S H A D E -- th y m u s s e r p y l l u m / M O T H E R - O F - T H Y M E M ve r b e n a t a p i e n ' b l u e v i o l e t ' / ( N O C O M M O N N A M E ) -- MU L C H MU L C H A L L G R O U N D C O V E R A N D P L A N T E R A R E A S W I T H 3 " M I N I M U M L A Y E R 'W A L K - O N ' B A R K O R D E C O R A T I V E B E A C H P E B B L E . WA T E R - U S E E V A L U A T I O N O F P L A N T M A T E R I A L S WA T E R U S E O F P R O P O S E D P L A N T S H A V E B E E N E V A L U A T E D U S I N G T H E " W A T E R U S E CL A S S I F I C A T I O N O F L A N D S C A P E TH E F O L L O W I N G W A T E R C O N S E R V A T I O N T E C H N I Q U E S S H A L L B E E M P L O Y E D I N T H I S P R O J E C T : x WA T E R C O N S E R V I N G P L A N T S , D E F I N E D A S " L O W " I N T H E " W A T E R U S E C L A S S I F I C A T I O N O F LA N D S C A P E S P E C I E S " ( W U C O L S I I I , U N I V E R S I T Y O F C A L I F O R N I A C O O P E R A T I V E E X T E N S I O N ) , SH A L L B E U T I L I Z E D I N 7 5 % O F T H E T O T A L P L A N T A R E A . x IR R I G A T I O N S Y S T E M S H A L L B E S E P A R A T E D I N T O D I S T I N C T H Y D R O Z O N E S B A S E D O N P L A N T MA T E R I A L T Y P E S , E X P O S U R E A N D O R I E N T A T I O N . x SO I L A M E N D M E N T S A N D M U L C H S H A L L B E U T I L I Z E D T O I M P R O V E W A T E R H O L D I N G CA P A C I T Y O F S O I L . x AU T O M A T I C I R R I G A T I O N S Y S T E M S H A L L U T I L I Z E " S M A R T C O N T R O L L E R " T E C H N O L O G Y W I T H WA T E R B U D G E T I N G F E A T U R E T O A D J U S T W A T E R A P P L I C A T I O N B A S E D O N S O I L M O I S T U R E AN D / O R L O C A L W E A T H E R D A T A . x LA W N I S L I M I T E D T O A C T I V E - U S E A R E A S . ST A T E M E N T O F W A T E R C O N S E R V I N G I R R I G A T I O N D E S I G N TH E F O L L O W I N G P R I N C I P L E S O F I R R I G A T I O N D E S I G N U T I L I Z E D O N T H I S P R O J E C T A R E D I R E C T E D SP E C I F I C A L L Y A S C O N S E R V I N G W A T E R A N D I M P R O V I N G T H E EF F I C I E N C Y O F T H E I R R I G A T I O N S Y S T E M : x AL L I R R I G A T I O N S H A L L B E D R I P O R D R I P L I N E E M I T T E R S . N O O V E R H E A D S P R A Y H E A D S W I L L BE U S E D . x IR R I G A T I O N H Y D R O Z O N E S S H A L L B E A D J U S T E D A C C O R D I N G T O W A T E R N E E D S A N D WE A T H E R . x UT I L I Z A T I O N O F I R R I G A T I O N S Y S T E M M A S T E R V A L V E . x UT I L I Z A T I O N O F I R R I G A T I O N S Y S T E M " S M A R T " C O N T R O L L E R W I T H W A T E R B U D G E T I N G FE A T U R E . x UT I L I Z A T I O N O F I R R I G A T I O N S Y S T E M F L O W S E N S O R . x UT I L I Z A T I O N O F R A I N S H U T - O F F D E V I C E C O N N E C T E D T O I R R I G A T I O N C O N T R O L L E R . TO H E L P M A I N T A I N T H E I R R I G A T I O N E F F I C I E N C Y A S I N T E N D E D I N T H E D E S I G N , I R R I G A T I O N SY S T E M S H A L L B E T E S T E D A N D M A I N T A I N E D O N A R E G U L A R BA S I S B Y T H E M A I N T E N A N C E S T A F F . PL A N T L I S T LA N D S C A P E W A T E R U S E S U M M A R Y GR O U N D C O V E R DG P A T H W A Y SH R U B S SM A L L A C C E N T T R E E S LA R G E C A N O P Y T R E E OU T D O O R S E A T I N G A R E A DG P A T H W A Y 57 0 H I G U E R A ST A I R S TR A S H LO B B Y PA R K I N G A R E A RE F E R T O C I V I L P L A N S FO R D R A I N A G E I N F O . 2 0 20 0 10 0 1 0 0 6 11 x 1 7 S H E E T S C A L E : 1 " = 2 0 ' - 0 " TR U E NO R T H SA N L U I S C R E E K TH E C R E A M E R Y FA R M E R S B L D G TH E CR E A M E R Y ATTACHMENT 3 ARC1 - 50 ATTACHMENT 3 ARC1 - 51 1306 JOHNSON AVENUE  SAN LUIS OBISPO, CA 93401  P: 805/547.2240  F: 805/547.2241 THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672 PROJECT DESIGN NARRATIVE The primary goal of the following downtown design guidelines is to preserve and enhance its attractiveness to residents and visitors as a place where: people prefer to walk rather than drive; and where the pleasant sidewalks, sha ding trees, and variety of shops, restaurants, and other activities encourage people to spend time, slow their pace, and engage one another. The design of buildings and their setting, circulation, and public spaces in the downtown have, and will continue to play a crucial role in maintaining this character and vitality. Section 4.1 Community Design Guidelines 4.2 DOWNTOWN DESIGN GUIDELINES: A. STREET ORIENTATION: The South Town 18 site is an infill site within in the Downtown Commercial district. It is a flag lot with no street frontage other than a shared driveway and the buildable portion of the site is located 170 feet from the street. Although many of the adopted design guidelines for downtown focus on pedestrian visibility and access, assuming commercial frontage, we believe we have achieved the goals within guidelines by providing a direct pedestrian connection between South Town 18 and the Creamery Marketplace. From a customer/visitor standpoint, this project, together with its adjacency and connection to the Creamery, is simply a logical extension of the Creamery Marketplace that can now provide a commercial gateway into much-needed downtown residential apartments. South Town 18 does include parking on site, including parking that will be shared with the Creamery, but also meets the goals of the Housing Elements of the General Plan by providing 18 stylish downtown residential units on upper floors within a relatively small footprint allowing as much land as possible available for pedestrian walkways into the neighboring walkways and courtyards surrounded by shops and restaurants. South Town 18 is not in a historic district, but is located next to the historic Creamery, which is noted for representing a historic reference to its historic use as a dairy production facility, more than actual historically significant buildings. However, the design team took the proximity of historically significant buildings into consideration in the design by providing compatibility of materials, styles and a sensitivity to mass and scale and resulting in a pleasing visual transition into both the historic and non-historic structures at the Creamery. B. HEIGHT AND SCALE: The applicant has owned this property for several years and has considered many previous design iterations finally leading to the current design. The site has challenges, since it is a flag lot with no frontage on Higuera and the only buildable portion of the site is about 170ft. away from Higuera. Those conditions create a challenge for successful mixed-use building since there is no visibility from vehicular traffic and no inviting pedestrian access from Higuera. As such, South Town 18 was designed to provide much needed residential housing with more on-site parking than is required, but also provides a small commercial space oriented towards the Creamery that plays an essential role in a cohesive connection between the two properties and the neighborhood. The design challenge was to create a building that can catch attention from the street view, but remains complimentary and compatible with the surrounding architectural styles, which include the historic and non-historic buildings within the Creamery Marketplace and a 1985 commercial/industrial frontage ATTACHMENT 4 ARC1 - 52 1306 JOHNSON AVENUE  SAN LUIS OBISPO, CA 93401  P: 805/547.2240  F: 805/547.2241 THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672 building. The South Town 18 design provides a respectful transition between not only the existing residential homes, but also will provide a complimentary transition for the future height and scale (35 foot heights) possible in the R3 zoned neighborhood to the north . Due to the proximity of the San Luis Creek, this project is set back approximately 100-feet from the nearest home, instead of the required 15-foot standard setback required for a CD zoned property adjacent to an R3 zoned property. The South Town 18 project also eliminated 4th floor balconies facing the creek side and there is no pedestrian access to the roof or any outdoor spaces on the 4th floor. Additionally, although the creek side of the building might be considered the “Back” of the building, the design team took great care to provide visually appealing detail, materials and articulation in the building, similar to the design of the street-facing elevation. Although South Town 18 is within the height limitations of the CD zone (50 feet), the design was revised to provide a gradual transition to the neighboring Creamery Marketplace to the east. Some of the design features incorporated into the South Town 18 design include (see photo references): Section 4.F. Use of design elements (roof overhangs, shadow lines, change in materials, building articulations, etc.) to emphasis the horizontal aspects of the building exterior. Section 4.G. Use of recesses and projections to visually divide building surfaces into smaller scale elements and provide a connection with the neighboring properties by using similar materials, windows, window shades, etc. Section 4.H. Using color and materials to reduce the size, mass and scale of the building. At the direction of the ARC, the Corten steel cladding was eliminated and replaced with terra cotta brick to provide a more natural transition between the Project and the Creamery. Section 4.I. Revised using fencing and landscaping on the ground level to reduce the see-through aspect of the ground floor parking area, as well as work togeth er with exterior materials and features to accentuate and strengthen the horizontal design features encouraged in the downtown area building façades. C. FAÇADE DESIGN/D. MATERIALS AND ARCHITECTURAL DETAIL Primarily the Design Guidelines for Façade Design focus on pedestrian experience with commercial/retail along the sidewalk. This site does not have any street frontage, but does achieve the facade design elements in the small commercial space that faces and becomes part of the Creamery Marketplace. In order to achieve the guidelines to provide architectural features that complement existing structures without copying their architectural style, the design team has reduced the height of the previously prominent vertical elements on the south and east elevations of the building, and has enhanced the horizontal design elements on all building elevations. The remaining reduced height vertical elements are now a combination of smooth coated stucco and brick to provide visual interest and a color and texture connection with existing buildings. The exterior colors have been changed to subtle neutrals that blend in with the fall and spring colors of the mountain in the background. The effect of the changes is to de-emphasize any contemporary architecture of South Town 18 and increase the compatibility through the use of similar exterior features, such as the windows and the metal window shade structures to compliment with the adjoining historic and older non -historic buildings. Rigid metal awnings serve a dual purpose by decreasing solar gain of the windows, providing interesting shadow lines and an additional architectural detail to each building elevation. The mix of materials including: landscaping to create ‘green’ walls, multiple neutral shades of color on the smooth stucco, terra cotta brick, contrasting wood railed balconies and rigid metal awnings, all contribute to the visual interest of each side of the building. The varied setback and stepped upper levels also reduce the scale when viewed from the Dana Street neighborhood. See below for the some of the design guidelines incorporated into the South Town 18 design (see also photo for references) ATTACHMENT 4 ARC1 - 53 1306 JOHNSON AVENUE  SAN LUIS OBISPO, CA 93401  P: 805/547.2240  F: 805/547.2241 THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672 Section C.1: Roofline is flat with a variety of heights providing ease in transition to the neighboring buildings. There are no curvilinear lines or large slanted rooflines. Section C.5: Wall surfaces are varied, interesting and provide visual interest. Section D.1: Finish materials complement those on adjacent buildings and natural areas visible north of the building and include exterior smooth coated stucco and clear glass windows. Section D.5: Metal awnings over the windows provide solar benefits as well as interesting shadow lines. Awning shapes relate to the window shapes, both of which create a connection with the Creamery architecture (post remodel). Section D.6: The use of terra cotta brick (6.B) siding provides visual richness, depth and meets the functional needs. Balcony railing provides a horizontal element to reduce the scale of the building, and visual interest through the use of material and color (6.D) CONCLUSION The evolution of the South Town 18 design has continued through the suggestions and guidance provided by the ARC. The resulting revisions in the exterior provides results in a design that is a tribute to the design tradition typical in the downtown area and is a balanced, attractive and functional building that meets the Community Design Guidelines and provides the much needed residential housing in the downtown core area. ATTACHMENT 4 ARC1 - 54 1306 JOHNSON AVENUE  SAN LUIS OBISPO, CA 93401  P: 805/547.2240  F: 805/547.2241 THOMAS E. JESS, ARCHITECT #C27608 STEPHEN A. RIGOR, ARCHITECT #C33672 Below is a summary of changes made to the design of the South Town Eighteen project in response to ARC and Neighborhood feedback: 1. The elevator and stair tower have been lowered by 8ft. 2. The trash chute is pushed into the building interior so it is no longer an architectural feature. 3. The two stair towers are now clad in terra cotta brick. This is the only original material at the Creamery with rich character and compliance with the downtown design guidelines. This will create a bookend effect with the Goshi’s wall on one side of the Creamery and South Town 18 on the other. Although we preferred the Corten steel, it appeared that the ARC was not unanimous in their support of that material and all preferred a more traditional architectural style 4. The corner windows on the stair towers were eliminated in favor of a more traditional window size. We also eliminated an offset wall and made an exterior material change to reduce the modern aesthetic and increase the traditional aesthetic 5. We reduced or eliminated as many of the parapets as possible to reduce the building height by 3ft. 6. We reduced the size of Flat 1 and Townhome 10, which increased the setback from the exiting Creamery building by 3ft. 7. We accentuated the horizontal emphasis of the building exterior - with brick bands, stucco bands, and reduction/elimination of some vertical features, 8. The color pallet was subdued to include more organic colors, such as the sage green which complements the terra cotta and was selected to blend with the spring-time green of the surrounding hills In order to soften the visual transition from South Town 18 to the Creamery, the following changes were made: 1. A Reduction of the height of the stair tower provides a better transition between the buildings, creating a stair step effect starting from the new low point which reduced the height difference from 13ft. To 8ft. 2. Increasing the set back of Flat 1 and Townhome 10 provides more room between the proposed and historic building, allowing for a gradual transition in building heights. 3. Cladding the tower in terra cotta provides a similar backdrop for the buildings tying into the existing material at the Creamery (Goshi’s wall) 4. Adding awnings on the visible South Town 18 elevation creates a complimentary connection to similar feature in the Creamery. 5. The creamery logo on South Town 18 has been retained, but will only be visible from the Creamery. This logo (signage) is representative and a final design/color will be submitted for review. 6. The open railings on the upper floors will promote interaction between pedestrians on the ground floor and upper floors. 7. The flower shop continues to be a visual focus providing a gateway from commercial to residential. ATTACHMENT 4 ARC1 - 55 Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, August 15, 2016 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, August 15th, 2016 at 5:01 p.m. in the Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Acting Chair Suzan Ehdaie. ROLL CALL Present: Commissioners Patricia Andreen, Amy Nemcik, Allen Root, Angela Soll, and Vice- Chair Suzan Ehdaie Absent: Chair Greg Wynn Staff: Deputy Director of Development Review Doug Davidson, Associate Planner Rachel Cohen, Planning Technician Januar Saptono, and Recording Secretary Brad T. Opstad PUBLIC COMMENT ON NON-AGENDA ITEMS None. CONSIDERATION OF MINUTES Consideration of Minutes for the ARC Regular Meeting of July 11, 2016: ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECONDED BY COMMISSIONER SOLL, the ARC Minutes of July 11th, 2016 were approved as written, on the following 3:0:2:1 vote: AYES: Andreen, Soll, Ehdaie NOES: None ABSTAIN: Nemcik, Root ABSENT: Wynn PUBLIC HEARINGS 1. Sign Regulations Update Study Session. OTHR-3466-2016: Discussion of recommendations on issue areas which should be addressed in draft regulations and guidelines as part of the Sign ATTACHMENT 5 ARC1 - 56 DRAFT Minutes – Architectural Review Commission for August 15, 2016 Page 2 Regulations Update project; Discussion of this item is not subject to CEQA; Citywide; Community Development Department, applicant. Deputy Director Davidson introduced Vivian Kahn, FAICP, Associate Principal with Dyett & Bhatia, Urban and Regional Planners, to conduct the Study Session. Vivian Kahn provided PowerPoint presentation on the scoping and progress of the City’s sign regulations and requested Commission feedback on fourteen (14) distinct policy issues. Noted that questions were raised through stakeholder meetings. PUBLIC COMMENT James Lopes, San Luis Obispo, addressed sign issues, particularly as they apply to multi-tenant properties such as sign spinners, roof and window signs, and digital signs. COMMISSION DISCUSSION Deputy Director Davidson indicated that the 14 key issue areas are summarized in agenda report; requested that Commission provide feedback toward specifically prompting further staff exploration. Commissioner Andreen suggested that comments by Commissioners be separated by each specific issue. Vivian Kahn led the input-gathering discussion by highlighting types, applicability, and purposes of signage, noted that those types of signage could be considered for exclusion. NO FORMAL ACTION TAKEN. The Commission provided feedback to Staff. 2. 560 Higuera Street. ARCH-3020-2016; Review of a mixed-use project including 18 residential units and a commercial space within the Downtown Commercial zone, with a categorical exemption from environmental review; C-D zone; Creekside Loft, LP, applicant. Associate Planner Cohen provided the project description and analysis of the mixed-use project in the downtown commercial zone. APPLICANT PRESENTATION Nancy Hubbard, Project Manager for the Applicant, showed an aerial photo of project’s neighborhood for the footprint perspective of the site’s flag lot along the creek; discussed neighbor’s concerns. Steve Rigor, Principal at Arris Studio Architects, displayed PowerPoint slides and discussed the project’s exterior. COMMISSION DISCUSSION Commissioner Andreen inquired whether steel in Creamery was visible from either Higuera or Dana Street. ATTACHMENT 5 ARC1 - 57 DRAFT Minutes – Architectural Review Commission for August 15, 2016 Page 3 Commissioner Root expressed concerns about adequate parking, inquired if it was under current regulations. In response to Commissioner Root, Associate Planner Cohen discussed the proposed parking structure at Nipomo & Palm. Commissioner Root inquired about a repeated pattern of perforated corten steel on the circulation towers and trash chute. In response, Commissioner Root and Applicant Damien Mavis stressed that the corten steel would be a preferred option over the terra cotta brick tiles. Commissioner Root inquired about the stair towers extending up above the third level; Commissioner Nemcik inquired about Public Art requirements throughout City; Acting Chair Ehdaie inquired about energy efficiency techniques or approaches on the project; Commissioner Andreen inquired about the corten steel elements in relationship to building structure and the guidelines that stipulate how they should appear as part of the structure. PUBLIC COMMENT Steve Snyder, San Luis Obispo, shared concerns concerning the project’s size and height, indicating that it is out of character with the neighborhood. Mark Johnson, San Luis Obispo, encouraged tabling this item discussion until a simultaneous review of the Nipomo Street four-story parking structure could be heard; urged downscaling the project to two stories and the elimination of the balconies on the creekside. Ursula Bishop, San Luis Obispo, expressed recollection that at a previous ARC Meeting, this item was to be included along with Lofts at Nipomo; opined that hearing those items together would be more prudent. Dixie Cliff, San Luis Obispo, read a letter from an absent member of Save Our Downtown regarding the non-functionality of fourth floor towers, stated that the letter urged the continuance of the creek walk. Farid Shahid, San Luis Obispo, spoke in support of the project and the City’s need to attract young professionals with adequate housing. Donna Duerk, San Luis Obispo, spoke as a longtime resident of Dana Street, expressed concerns about a four-story building which is shading her fruit trees, corrupting her solar panels, and invading in her privacy if future tenants were to live there. Mary Mitchell, San Luis Obispo, owner of and businessperson in the Soda Water Works Building on corner of Nipomo and Dana Streets, spoke in objection to the project due to its massing and scale and its being situated on an infill flag lot abutted by low-impact homes. Damien Mavis, San Luis Obispo, discussed the General Plan Policy Housing Element Goal, Downtown Community Guidelines, and transitional zoning as addendum to the applicant presentation. ATTACHMENT 5 ARC1 - 58 DRAFT Minutes – Architectural Review Commission for August 15, 2016 Page 4 Angel Torres, San Luis Obispo, spoke as owner of a small business addressed at 560 Higuera, urged support of the project. Steve Delmartini, San Luis Obispo, spoke in general support of infill housing. Associate Planner Cohen responded to the public comment question about dedicated parking at the existing commercial building in front of the flag lot. COMMISSION DELIBERATION AND DISCUSSION Commissioner Root asked a clarification concerning in-lieu fees. Associate Planner Cohen responded that the Downtown parking calculation does not differentiate between commercial and residential in terms of fees, but the rates exacted are different. Commissioner Nemcik commented on the parking calculation of twelve (12) required spaces for eighteen (18) residential units. Commissioner Andreen cited the project’s stark and jarring incompatibility with the neighborhood; indicated that the vertical elements accentuated by metal are troubling and that the exterior elevation should be reduced. Commissioner Nemcik clarified her preferences regarding materials and colors and the façade’s non-symmetrical rhythm; inquired about the scale of the steel’s perforations. Commissioner Root opined that the project meets the majority of requirements in terms of both setbacks and not requesting exceptions, stated that the Commission is tasked with adhering to specific guidelines In response to Commissioner Root’s inquiry, Associate Planner Cohen clarified the current parking scenario on the pending Creamery project that had been before ARC on July 18th. Commissioner Soll commented on project being a creative concept on a problematic site; cited her experience with City Neighborhood Compatibility workshops to express project’s lack of harmony with existing surroundings that would most likely set a negative precedent if approved. Commissioner Andreen discussed compatibility issue in terms of the Downtown Guideline’s conceptualization of its buildings’ horizontal elements which reinforce Downtown’s traditional pattern. Acting Chair Ehdaie stated that the project meets all the requirements in the Community Design Guidelines; opined that the underground parking could mitigate height issues; commented that the project is a positive addition to the Downtown. ACTION: UPON MOTION BY COMMISSIONER ANDREEN, SECONDED BY COMMISSIONER ROOT, requested that the Applicant modify the project and return it to Commission for Review on a date uncertain with the following amendments: A.) Reduce the ATTACHMENT 5 ARC1 - 59 DRAFT Minutes – Architectural Review Commission for August 15, 2016 Page 5 amount of corten steel used on the façade of the project; B.) Incorporate horizontal elements, particularly on the vertical towers as shown within the Downtown Design Guidelines; C.) Provide a holistic parking calculation for the Creamery, Lofts at Nipomo & South Town Eighteen; D.) Provide better transition between height of the project and The Creamery; on the following 4:1:0:1 vote: AYES: Andreen, Root, Nemcik, Soll NOES: Ehdaie ABSTAIN: None ABSENT: Wynn Acting Chair Ehdaie called for and provided a short recess. 3. 1259 Laurel Lane. ARCH-2862-2016; Review of a mixed-use project including 18 residential units and a commercial space, with a categorical exemption from environmental review; C-N zone; Laurel Lane Investment, LLC, applicant. Planning Technician Saptono provided the staff report on the three-story mixed-use project. In regards to the rooftop deck, Commissioner Andreen inquired whether the rooftop deck was part of a requirement for open space. APPLICANT PRESENTATION Joel Snyder, Vice-President of Ten Over Studios, discussed the infill project’s contextuality with the neighborhood and the revised language on Condition No. 34 regarding the rooftop deck. COMMISSION DISCUSSION Commissioner Andreen requested parking location and designation details; Commissioner Soll inquired about location of trash enclosures; Commissioner Nemcik inquired about pathways to residences from parking areas. PUBLIC COMMENT Elizabeth Thyne, San Luis Obispo, spoke as resident adjacent to the project; noted the improvement in the proposed plan from a prior proposal; stated that there is a lack of relationship between the current project and the Laurel Lane neighborhood; spoke on privacy impacts and regulations pertaining to the walls between the parking lots and off-site residences. Dorothy Graves, San Luis Obispo, spoke as resident who lives near the project; stated that there is a potential capacity for 164 people on proposed square-footage of the rooftop deck. Sandra Rowley, San Luis Obispo, distributed recent photos of the parking situation along Laurel Lane and Southwood. ATTACHMENT 5 ARC1 - 60 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: A mixed-use project including 18 residential units and a commercial space with the Downtown Commercial zone. PROJECT ADDRESS: 560 Higuera BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-3020-2016 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) based on findings, and subject to conditions. SITE DATA Applicant Creekside Lofts, LP Representative Steve Rigor, Architect Submittal Date 4/8/2016 Complete Date 7/7/2016 Zoning C-D (Downtown Commercial) General Plan General Retail Site Area 16,980 square feet (0.390 acres) Environmental Status Categorically Exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. SUMMARY The applicant is proposing to construct a new, four story mixed-use building with 68 square feet of commercial/retail space, 18 residential units, and 20 parking spaces within the Downtown Commercial Zone. The applicant is also requesting a 10% parking reduction and 4 tandem parking spaces. 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines and applicable City policies and standards. Meeting Date: August 15, 2016 Item Number: 2 ATTACHMENT 6 ARC1 - 61 ARCH-3020-2016 560 Higuera Street Page 2 2.0 PROJECT INFORMATION 2.1 Site Information/Setting: Site Size 16,980 square feet (0.390 acres) Present Use & Development Vacant Land Use Designation Downtown Commercial (C-D) Topography Relatively flat Current Access From Higuera Street Surrounding Use/Zoning North: R-3-H (Medium High Density Housing within the Downtown Historic District) and San Luis Obispo Creek East: C-D-H (Downtown Commercial within the Downtown Historic District) West: C-R/C-D (Retail Commercial and Downtown Commercial) South: C-D (Downtown Commercial) 2.2 Project Description The project proposes to construct a new, four-story mixed-use project that includes: •18 residential units: 9 studios, and 6 one-bedroom and 3 two-bedroom multi-stor y townhouse units; •68 square feet of commercial space; and •A parking garage with 20 parking spaces (four spaces in tandem) (Attachment 3, Project Plans). The project also includes a separate application for an airspace subdivision that will be reviewed at a later date once the project has been approved by the ARC. 2.3 Project Statistics Item Proposed 1 Standard 2 Setback Front Yard 0 feet 0 feet Other Yard (max height 35 feet) 5 feet 0 feet Max. Height of Structure(s) ~49 feet 50 feet Max. Building Coverage (footprint) 43.7% 100% Density Units (DU) 11.46 14.04 (36 DU per acre) Parking Spaces Vehicle 20 12 Bicycle (long-term) 37 37 Bicycle (short-term) 1 1 Notes: 1.Applicant’s project plans submitted 6/7/2016 2.Zoning Regulations 3.0 PROJECT ANALYSIS Project plans were reviewed in terms of their consistency with the City’s General Plan, Zoning Regulations and the Community Design Guidelines (CDG) for Downtown (Chapter 4), Infill Development and Multi-family Housing Design. ATTACHMENT 6 ARC1 - 62 ARCH-3020-2016 560 Higuera Street Page 3 3.1 Street Orientation 1: The subject property is a very unique situation in the downtown. The site is an L-shaped flag lot that does not have frontage along Higuera Street. The pole of the flag lot is utilized for parking by the neighboring property (Attachment 3, Project Plans, Sheet A2.0). As such the proposed structure cannot be located at the back of sidewalk. 3.2 Height and Scale2: The CDG state that multi-story buildings are desirable in the downtown because they provide upper-floor residential units. Additionally multi-story buildings should be set back above the second or third level to maintain a street façade that is consistent with the historic pattern of development, maintaining the general similarity of building heights at the sidewalk edge. The CDG also states that new buildings that are significantly taller or shorter than adjacent buildings shall provide appropriate visual transitions 3 and should provide upper story setbacks along the street. Consistent with the CDG, the project provides 18 upper-floor residential units, however due to the location of the site, the applicant has located parking and a small commercial space on the first floor of the structure in place of storefronts. The project site is set approximately 150 feet from the sidewalk, through a parking lot, and providing a street façade is not practical for the project. Instead the project takes advantage of its proximity to the Creamery and provides pedestrian access to and from the proposed project and the Creamery (Attachment 3, Project Plans, Sheet 2.0). The surrounding development pattern varies in scale and height. Along Higuera Street the neighborhood contains single story and two-story structures. The site is also located south of San Luis Obispo Creek and a medium-high density residential zone (R-3-H) which contains a variety of mostly one and two-story residential units. The applicant has provided a rendering that illustrates the project as viewed from Higuera Street (Attachment 3, Project Plans, Sheet A5.5). The closest adjacent structures are to east and west of the site and are each two stories. The project is four-stories with a maximum height of 49 feet, 2 inches. The applicant has designed the project with varying wall planes, articulation on all four sides, setbacks along portions of the 4th floor, and uses various materials and colors to complement the adjacent structures. The project also includes outdoor living space in the form of balconies and a landscaped common area along the creek side of the project.4 Additionally, the project appears to be diminished in scale due to the large setback of the building from the street and location behind existing structures and trees. ARC Discussion Item: As discussed above, the project includes many of the elements described in the CDG related to scale and massing in the Downtown. Due to the site’s unique location and the character of the surrounding neighborhood the ARC should discuss if the project provides appropriate transition with the neighborhood and adjacent buildings. 1 Community Design Guidelines Chapter 4, Section 4.2 A 2 Community Design Guidelines Chapter 4, Section 4.2 B 3 Community Design Guidelines Chapter 4, Section 4.2 B.1b 4 Community Design Guidelines Chapter 4, Section 5.3 D: Outdoor living areas. The use of balconies, verandas, porches and courtyards within the building form is strongly encouraged. ATTACHMENT 6 ARC1 - 63 ARCH-3020-2016 560 Higuera Street Page 4 3.3 Façade Design 5: The CDG discusses that new structures should provide storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures. As noted in Section 3.2, the proposed structure is not located along a street and does not provide storefronts as part of the project. 3.4 Materials and Architectural Details: The CDG outlines a series of characteristics that define downtown materials and architecture details. The CDG also notes that materials should complement those on significant adjacent buildings.6 After discussion with staff, the applicant modified the materials and colors of the project to better complement the adjacent buildings which are composed of stucco and tile roofing (to the west) and smooth stucco, corrugated metal roofing, wood siding and terra cotta brick (to the east) (Attachment 3, Project Plans, Sheet A7.0). The project proposes to utilize a dash stucco finish, CMU, and perforated corten metal panels as exterior finishes. Staff recommends Condition No. 3 that states that the project shall use smooth finished stucco. ARC Discussion Item: The ARC should discuss the use of the perforated corten metal siding on the project within the downtown. The CDG considers the use of corrugated sheet metal in the downtown as inappropriate,7 however the project is adjacent to the Creamery that utilizes corrugated metal roofing and proposes to include metal siding as part of the renovations of the site. Figure 1: View from Higuera Street towards the project 5 Community Design Guidelines Chapter 4, Section 4.2 C 6 Community Design Guidelines Chapter 4, Section 4.2 D.1 Finish materials. The exterior materials of downtown buildings involve several aspects including color, texture, and materials. Materials with integral color such as smooth troweled plaster, tile, stone, and brick are encouraged. If the building's exterior design is complicated, with many design features, the wall texture should be simple and subdued. However, if the building design is simple (perhaps more monolithic), a finely textured material, such as patterned masonry, can greatly enrich the building's overall character. Materials should complement those on significant adjacent buildings… 7 Community Design Guidelines Chapter 4, Section 4.2 D.1 ATTACHMENT 6 ARC1 - 64 ARCH-3020-2016 560 Higuera Street Page 5 3.5 Parking: The project provides all the parking required for the project as well as additional spaces. The applicant is requesting a reduction of 1 parking space for the project as described in Zoning Regulations Section 17.16.060 H.7f; in order to facilitate housing development in the downtown, the Director may reduce the parking requirement for any residential element of a project in the CD district by 10% or one space. The project includes a total of 20 spaces with 11 spaces for residential use (1 less than required) and 9 spaces as off-site parking for the Creamery. On July 18, 2016 the ARC approved off-site parking for the Creamery consistent with Section 17.16.060 F of the Zoning Regulations (off-site parking shall be within a zone where the use is allowed or conditionally allowed, be within 300 feet of the use and shall not be separated from the use by any feature that would make pedestrian access inconvenient or hazardous). Four of the parking spaces will be provided in tandem. When parking spaces are identified for the exclusive use of occupants of a designated dwelling, required spaces may be arranged in tandem subject to the approval of the Community Development Director (Zoning Regulations, Section 17.16.060 L.1). Other downtown projects have been approved for residential tandem parking including Pacific Courtyards. The majority of the parking is for residential use and staff recommends the ARC support the tandem parking with Condition No. 7 that tandem spaces shall be identified on plans submitted for a building permit as being assigned to specific dwelling units. Staff also recommends Condition No. 9, which states that the final landscape plan shall include additional shrubs and/or a low fence in front of the parking facing the creek to reduce the potential of light trespass into the creek and residential areas north of the project to the satisfaction of the Community Development Director (Attachment 3, Project Plans, Sheet L-1). 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. 5.0 WATER AVAILABILITY Since the adoption of the 2014 General Plan Land Use Element (LUE), the City acquired an additional annual allocation of 2,102 acre feet of water from Nacimiento Reservoir, bringing the total annual available to 5,482 acre feet per year. This brings the City’s total annual availability to 12,109 acre feet, previously 10,007. In addition to this, the City is currently expanding its groundwater program, while concurrently designing the upgrade to the Water Resource Recovery Facility to allow highly treated wastewater to become a potable water source. The 2015 Urban Water Management Plan projected that the City’s total annual residential and non- residential water demand will be 7,496 acre feet at buildout (year 2035 with a population of 57,200) as evaluated under the 2014 LUE. This estimation uses 117 gallons per capita day consumption (gpcd), though the current usage is only 90 gpcd. As a baseline comparison, the total City annual water demand in 2015 was approximately 4,772 acre feet; 40% of the available water supply. ATTACHMENT 6 ARC1 - 65 ARCH-3020-2016 560 Higuera Street Page 6 The available annual water supply (12,109 acre feet) far exceeds the LUE projected annual buildout demand (7,496 acre feet). Since the proposed project is consistent with the General Plan, water use and demand associated with the development is anticipated and included with LUE buildout projections. 6.0 OTHER DEPARTMENT COMMENTS The requirements of the other departments are reflected in the attached Draft Resolution as conditions of approval and code requirements, where appropriate. 7.0 ALTERNATIVES & RECOMMENDATION 7.1. Continue the project with direction to the applicant and staff on pertinent issues. 7.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations, or Community Design Guidelines. 8.0 ATTACHMENTS 1.Draft Resolution 2.Vicinity Map 3.Reduced Project Plans Included in Commission member portfolio: project plans Available at ARC hearing: color/materials board ATTACHMENT 6 ARC1 - 66 RESOLUTION NO. ARC-XXXX-16 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A MIXED-USE PROJECT INCLUDING 18 RESIDENTIAL UNITS AND A COMMERCIAL SPACE WITHIN THE DOWNTOWN COMMERCIAL ZONE, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED AUGUST 15, 2016 560 HIGUERA STREET (ARCH-3020-2016) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on August 15, 2016, pursuant to a proceeding instituted under ARCH-3020- 2016, Creekside Lofts, LP, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-3020-2016), based on the following findings: 1.That the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the neighborhood. 2.That the proposed project is consistent with Land Use Element Policy 4.2 (Downtown Residential) because it provides new residential uses, allowing 24-hour presence and balance between jobs and housing in the community. 3.That the project is consistent with the Housing Element Policy 5.3 and 5.4 because the project provides housing above ground-level commercial, is located close to activity centers in the downtown and provides variety of residential types, sizes, and styles of dwellings. 4.That the project is consistent with the Conservation and Open Space Element policy 4.4.3 because the project promotes higher-density, compact housing to achieve more efficient use of public facilities and services and to improve the City’s jobs/housing balance. 5.The project design maintains consistency with the City’s Community Design Guidelines by ATTACHMENT 6 ATTACHMENT 1 ARC1 - 67 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 2 providing architectural interest and style which complements the character and scale of the existing neighborhood. 6.That the 10% parking reduction is consistent with the Zoning Regulations Section 17.16.060 H.7f because the project provides residential units within the Downtown Commercial District. 7.That, as conditioned, the tandem parking is consistent with Zoning Regulations Section 17.16.060 L.1 because the parking will be identified for the exclusive use of occupants of a designated dwelling. SECTION 2. Environmental Review. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final design approval to the project with incorporation of the following conditions: Planning 1.The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. 2.Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 3.Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. 4.Plans submitted for a building permit shall note the use of smooth finished stucco on the exterior of the building. ATTACHMENT 6 ATTACHMENT 1 ARC2 - 8 ARC1 - 68 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 3 5.The locations of all exterior lighting, including lighting on the structure, bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 6.Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will provide adequate screening. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 7. Tandem parking spaces shall be identified on plans submitted for a building permit as being assigned to specific dwelling units within the project. 8.A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. 9.The final landscape plans shall include additional shrubs and/or a low fence in front of the parking facing the creek to reduce the potential of light trespass into the creek and residential areas north of the project to the satisfaction of the Community Development Director. 10.The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 11.Any proposed signs are subject to review and approval of the Community Development Department and subject to a sign permit. The Community Development Director shall refer ATTACHMENT 6 ATTACHMENT 1 ARC2 - 9 ARC1 - 69 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 4 signage to the ARC if signs need an exception or appear to be excessive in size or out of character with the project. Engineering Division – Public Works 12.Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 13.The project is located in the Mission Style Sidewalk District of downtown. Any replaced sections of sidewalk or driveway approach shall be constructed in the Mission Style per city standards #4220. 14.The building plan submittal shall show and note that any sections of damaged or displaced curb, gutter, or sidewalk shall be repaired or replaced per City Engineering Standards and to the satisfaction of the Public Works Department. 15.The building plan submittal shall show the existing driveway approach to be upgraded or replaced to comply with City and ADA standards. Current city and ADA standards require a 4’ accessible sidewalk extension behind the ramp. 16.Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 17.The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. Services to the new structures shall be underground. All work in the public right-of-way shall be shown or noted. 18.The building plan submittal shall include a complete grading and drainage plan. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. The plan shall consider historic offsite drainage tributary to this property that may need to be accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 19.This development shall comply with the Waterway Management Plan. The building plan submittal shall include a final hydrologic and hydraulic analysis report in accordance with the ATTACHMENT 6 ATTACHMENT 1 ARC2 - 10 ARC1 - 70 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 5 Waterway Management Plan Volume III, Drainage Design Manual. The report shall include, as a minimum, a response or discussion of the bullet items in Section 2.3.1 of the Drainage Design Manual. 20.This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city’s Floodplain Management Regulations per Municipal Code Chapter 17.84. 21.This property is located in an AE and AO (2’ depth) Flood Zone. The proposed structure is located in the AE floodzone. The structure shall be floodproofed to an elevation that is at least one foot above the BFE. Additional freeboard to 2’ above the BFE may result in additional structure protection and savings on flood insurance and is strongly encouraged. 22.Any new building service equipment shall be protected or elevated above the BFE in accordance with the Floodplain Management Regulations and adopted Building Code. The elevator, design, and equipment room shall be designed in accordance with FEMA Technical Bulletin 4 / November 2010. 23.The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a final Post Construction Stormwater Control Plan Template as available on the City’s Website. 24. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to building permit issuance or final inspection approvals. 25.The building plan shall show and label all existing and proposed public and private easements for reference. 26. A quit claim agreement or other acceptable documentation shall be recorded and/or provided for the removal of the existing 6’ PG&E easement per PM 54-90 prior to building permit issuance. 27.A new creek access easement shall be provided to the City the satisfaction of the City Engineer, Community Development Department, and Natural Resources Manager prior to building permit issuance. The easement shall provide for a reasonable staging area along the creek. 28.The building plan submittal shall include final details of the creek patio area improvements including the proposed landscaping. The final site improvement plan and landscape plan shall ATTACHMENT 6 ATTACHMENT 1 ARC2 - 11 ARC1 - 71 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 6 honor the proposed new access, staging area, and creek easement to the satisfaction of the City. The patio improvement shall be designed to accommodate maintenance vehicles and/or shall include readily moveable patio furniture/fixtures. The final planting/tree placement plan shall honor the access requirements to the satisfaction of the City Engineer, Community Development Department, and Natural Resources Manager. 29.A creek maintenance agreement shall be recorded in a format provided by the City and approved to the satisfaction of the Public Works Department and the City’s Natural Resource Manager prior to building permit issuance. 30.The developer shall exhaust reasonable efforts to eradicate and control the expansion of any known non-native and invasive species within the creek corridor to the satisfaction of the Natural Resources Manager. These plants may require treatment in advance and prior to commencing with ground disturbing activities and grading. 31.The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the creek corridor and the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. Tree removals and/or pruning may require approval by the City Arborist and/or Tree Committee. The plan shall show all existing and proposed street trees. Utilities Department 32.The property’s existing sewer lateral to the point of connection at the City main must pass a pipeline video inspection (visual inspection of the interior of the pipeline), including repair or replacement, as part of the project. The pipeline video inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Additional information is provided below related to this requirement: •The pipeline video inspection shall be submitted on USB drive and shall be in color. •The inspection shall be of adequate resolution in order to display pipe. •Material submitted shall include the project address and a scaled plan of the building and the lateral location to the connection at the City sewer main. •The inspection shall include tracking of the pipeline length (in feet) from the start of the inspection to the connection at the City sewer main. •It is optional to provide audio on the report to explain the location, date of inspection, and pipeline condition observations. 33.The project’s commercial and residential uses shall be metered separately. All residential units are to be individually metered. Privately owned sub-meters may be provided for residential condominiums upon approval of the Utilities Director or her/his designee. The CCR’s for the ATTACHMENT 6 ATTACHMENT 1 ARC2 - 12 ARC1 - 72 Resolution No. ARC-XXXX-16 560 Higuera Street, ARCH-3020-2016 Page 7 property/homeowner association shall require that the sub-meters be read by the association (or P/HOA contracted service) and each condominium billed according to water use. Code Requirements Building Division 34.New buildings citywide shall incorporate the following construction methods and materials: Ignition resistant exterior wall coverings; Fire sprinkler protection in attic areas (at least one “pilot head”); Ember resistant vent systems for attics and under floor areas, protected eaves, and Class ‘A’ roof coverings as identified in the California Building Code Chapter 7A. Utilities Department 35.If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 36.The project’s Landscape Plan shall be consistent with provisions of the City’s declared drought emergency estimated total water use (ETWU) cannot exceed 50 percent of maximum applied water allowance (or MAWA) (Resolution 10628 (2015)). 37.Potable city water shall not be used for major construction activities, such as grading and dust control, as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. Information on the program is available at: http://www.slocity.org/home/showdocument?id=5909 On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 15th day of August, 2016. _____________________________ Doug Davidson, Secretary Architectural Review Commission ATTACHMENT 6 ATTACHMENT 1 ARC2 - 13 ARC1 - 73 C-R C-D C-D R-3-H O-HO-H R-3-H O-H-PD C-R R-3-S R-3-H PF-H C-D C-D-S-H C-D-H R-2-S R-3 C-D-H-PDR-1-PD DANA HIGUE R A NI P O M O VICINITY MAP ARCH-3020-2016560 Higuera St ¯ ATTACHMENT 2 ARC2 - 14 ARC1 - 74 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ &2 9 ( 5  6 + ( ( 7 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1 6$ 1  / 8 , 6  2 % , 6 3 2   & $ ATTACHMENT 3 ARC2 - 15 ARC1 - 75 Da t e Sc a l e Sh e e t 07 / 2 8 / 2 0 1 6 SO U T H T O W N E I G H T E E N 56 0 H I G U E R A , S A N L U I S O B I S P O , C A (F O R M A L L Y H O M E T O W N L O F T S ) AR C H I T E C T U R A L A0 . 0 C O V E R S H E E T A1 . 0 P R O J E C T D A T A . A1 . 1 P R O J E C T N A R R A T I V E A1 . 2 G R E E N B U I L D I N G C H E C K L I S T A2 . 0 C O N C E P T U A L S I T E P L A N A2 . 1 E X I S T I N G S I T E P L A N A3 . 0 C O N C E P T U A L F I R S T F L O O R P L A N A3 . 1 C O N C E P T U A L S E C O N D F L O O R P L A N A3 . 2 C O N C E P T U A L T H I R D F L O O R P L A N A3 . 3 C O N C E P T U A L F O U R T H F L O O R P L A N A3 . 4 C O N C E P T U A L R O O F P L A N A4 . 0 C O N C E P T U A L E L E V A T I O N S A4 . 1 C O N C E P T U A L E L E V A T I O N S A4 . 2 C O N C E P T U A L E L E V A T I O N S A4 . 3 C O N C E P T U A L E L E V A T I O N S A5 . 0 P E R S P E C T I V E V I E W 1 A5 . 1 P E R S P E C T I V E V I E W 2 A5 . 2 P E R S P E C T I V E V I E W 3 A5 . 3 P E R S P E C T I V E V I E W 4 A5 . 4 P E R S P E C T I V E V I E W 5 A5 . 5 P H O T O V I S U A L I Z A T I O N : V I E W F R O M H I G U E R A S T R E E T A5 . 6 P H O T O V I S U A L I Z A T I O N : V I E W F R O M T H E C R E A M E R Y A6 . 0 S I T E S E C T I O N S A6 . 1 S I T E S E C T I O N - H I G U E R A S T T H R U D A N A S T . A7 . 0 C O L O R & M A T E R I A L S B O A R D CI V I L C- 1 P R E L I M I N A R Y G R A D I N G P L A N C- 2 P R E L I M I N A R Y U T I L I T Y P L A N CI V I L - V E S T I N G T E N T A T I V E P A R C E L M A P T- 1 G R O U N D F L O O R T- 2 2 N D F L O O R T- 3 3 R D F L O O R T- 4 4 T H F L O O R LA N D S C A P E L- 1 C O N C E P T U A L L A N D S C A P E P L A N , PL A N T M A T E R I A L S L I S T & W A T E R U S E C A L C S TO P O G R A P H I C S U R V E Y OV E R A L L T O P O G R A P H I C S U R V E Y PR O J E C T D E S C R I P T I O N VI C I N I T Y M A P DR A W I N G I N D E X AR C H I T E C T AR R I S S T U D I O A R C H I T E C T S 13 0 6 J O H N S O N A V E N U E SA N L U I S O B I S P O , C A 9 3 4 0 1 AT T N : S T E V E R I G O R PH O N E : ( 8 0 5 ) 5 4 7 - 2 2 4 0 EM A I L : S R I G O R @ A R R I S - S T U D I O . C O M OW N E R CR E E K S I D E L O F T S , L . P . P. O . 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F . ) - 0 . 1 1 6 A C R E S ZO N I N G CD ( D O W N T O W N C O M M E R C I A L ) EX I S T I N G U S E PA R K I N G L O T / F O R M E R N U R S E R Y PR O P O S E D U S E CO M M E R C I A L / R E S I D E N T I A L PR O P O S E D O C C U P A N C Y M ( M E R C A N T I L E ) R- 2 ( R E S I D E N C E ) S- 2 ( O P E N P A R K I N G G A R A G E ) PR O P O S E D C O N S T R U C T I O N T Y P E 3 S T O R I E S T Y P E V - B OV E R 1 S T O R Y T Y P E I - B PR O P O S E D S P R I N K L E R S YE S ( N F P A - 1 3 ) PR O P O S E D N U M B E R O F S T O R I E S 4 S T O R I E S AL L O W E D B U I L D I N G H E I G H T 50 ' - 0 " PR O P O S E D B U I L D I N G H E I G H T 49 ' - 2 " FL O O R A R E A R A T I O ( F A R ) AL L O W E D F O R B U I L D I N G U P T O 5 0 ' = 3 . 0 0 PR O P O S E D 18 , 8 2 5 S . F . / 1 6 , 9 8 0 S . F . = 1 . 1 1 BU I L D I N G C O V E R A G E AL L O W E D 10 0 % PR O P O S E D 7, 4 1 2 S . F . / 1 6 , 9 8 0 S . F . = 4 3 . 7 % LA N D S C A P E A R E A 99 6 S . F . ( 5 . 9 % ) IM P E R V I O U S A R E A 7, 2 3 8 S . F . ( 4 2 . 6 % ) BU I L D I N G S T A T I S T I C S FI R S T F L O O R 6, 9 8 8 S . F . FL O W E R S H O P 68 S . F . CI R C U L A T I O N 55 1 S . F . UT I L I T Y 13 1 S . F . PA R K I N G G A R A G E 6 , 2 3 8 S . F . SE C O N D F L O O R 5, 8 6 7 S . F . RE S I D E N T I A L 4, 0 5 0 S . F . ST O R A G E 37 6 S . F . CI R C U L A T I O N 1 , 4 4 1 S . F . TH I R D F L O O R 5, 9 1 2 S . F . RE S I D E N T I A L 4, 7 2 0 S . F . CI R C U L A T I O N 1 , 1 9 2 S . F . FO U R T H F L O O R 3, 9 3 4 S . F . RE S I D E N T I A L 3, 9 3 4 S . F . CI R C U L A T I O N 0 S . F . TO T A L P R O P O S E D B U I L D I N G A R E A 22 , 7 0 1 S . F . DE N S I T Y AL L O W E D D E N S I T Y CD Z O N E 3 6 D . U . / A C R E x 0 . 3 9 0 A C R E S = 1 4 . 0 4 D . U . PR O P O S E D D E N S I T Y ST U D I O 9 U N I T S x 0 . 5 0 D . U . = 4 . 5 0 D . U . 1- B E D R O O M 6 U N I T S x 0 . 6 6 D . U . = 3 . 9 6 D . U . 2- B E D R O O M 3 U N I T S x 1 . 0 0 D . U . = 3 . 0 0 D . U . TO T A L D E N S I T Y P R O P O S E D 18 U N I T S 11 . 4 6 D . U . PA R K I N G S T A T I S T I C S PA R K I N G R E Q U I R E D ST U D I O ( 9 x 0 . 5 0 S P A C E S / U N I T ) 4 . 5 S P A C E S 1- B E D R O O M ( 6 x 0 . 7 5 S P A C E S / U N I T ) 4 . 5 S P A C E S 2- B E D R O O M ( 3 x 1 . 0 0 S P A C E S / U N I T ) 3 . 0 S P A C E S TO T A L R E S I D E N T I A L P A R K I N G R E Q U I R E D 1 2 . 0 S P A C E S 10 % P A R K I N G R E D U C T I O N F O R H O U S I N G - 1 . 2 S P A C E S CO M M E R C I A L R E T A I L ( 6 8 S . F . X 1 S P A C E 5 0 0 S . F . ) 0 . 1 4 S P A C E S TO T A L P A R K I N G R E Q U I R E D 10 . 9 4 S P A C E S PA R K I N G P R O V I D E D ST A N D A R D S P A C E S 1 5 S P A C E S TA N D E M S P A C E S 4 S P A C E S AC C E S S I B L E 1 S P A C E TO T A L P A R K I N G P R O V I D E D 20 S P A C E S BI C Y C L E P A R K I N G R E Q U I R E D 15 % O F P A R K I N G S P A C E S : 2 B I C Y C L E S BI C Y C L E P A R K I N G P R O V I D E D LO N G T E R M S P A C E S ( 4 0 % ) : 1 S P A C E S SH O R T T E R M S P A C E S ( 5 0 % ) : 1 S P A C E S TO T A L B I C Y C L E P A R K I N G P R O V I D E D : 2 S P A C E S EA C H A P A R T M E N T U N I T S H A L L H A V E S P A C E S F O R 2 B I K E S . TH I S W I L L B E M I X E D B E T W E E N I N T E R N A L R A C K S I N E A C H TO W N H O U S E U N I T A N D S T O R A G E C L O S E T S F O R E A C H ST U D I O U N I T CI V I L E N G I N E E R AB O V E G R A D E E N G I N E E R I N G 13 0 4 B R O A D S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 AT T N : S C O T T S T O K E S PH O N E : ( 8 0 5 ) 5 4 5 - 5 1 1 5 EM A I L : S C O T T @ A B O V E G R A D E E N G I N E E R I N G . C O M TH E P R O P O S E D P R O J E C T I N C L U D E S 1 8 R E S I D E N T I A L D W E L L I N G UN I T S O V E R A P A R K I N G G A R A G E A N D A F L O W E R S H O P . T H E S E UN I T S A R E A C O M B I N A T I O N O F M U L T I - S T O R Y T O W N H O U S E S A N D SI N G L E - S T O R Y F L A T S . TH I S P R O J E C T I S 1 0 0 % P R I V A T E L Y F U N D E D A N D H A S S U B M I T T E D A N AP P L I C A T I O N A N D T E N T A T I V E M A P F O R A I R S P A C E S U B D I V I S I O N PR O C E S S I N G C O N C U R R E N T W I T H T H E A R C . TH E D W E L L I N G U N I T S H A V E B E E N D E S I G N E D T O C O M P L Y W I T H T H E AC C E S S I B I L I T Y R E Q U I R E M E N T S I N C B C C H A P T E R 1 1 A . T H E P U B L I C AR E A S H A V E B E E N D E S I G N E D T O C O M P L Y W I T H T H E A C C E S S I B I L I T Y RE Q U I R E M E N T S O F C B C C H A P T E R 1 1 B . DU E T O T H E T I G H T N A T U R E O F T H E S I T E , A L L S I T E L I G H T I N G S H A L L AT T A C H E D T O T H E B U I L D I N G A N D S H A L L B E D A R K S K Y CO M P L I A N T . BU I L D I N G W I L L B E P R E - W I R E D F O R S O L A R A N D S H A L L C O M P L Y WI T H C U R R E N T T I T L E 2 4 E N E R G Y R E Q U I R E M E N T S . TH E S I T E , F O R M E R L Y A L A N D S C A P E N U R S E R Y , S H A R E S A N A C C E S S EA S E M E N T W I T H T H E P R O P E R T Y T O T H E S O U T H . ¬TH E P A R K I N G AL O N G T H E S H A R E D A C C E S S E A S E M E N T , A L T H O U G H L O C A T E D ON T H E S U B J E C T S I T E , P R O V I D E S P A R K I N G R E S E R V E D F O R T H E BU S I N E S S E S O N T H E P A R C E L T O T H E S O U T H . T H E P R O P O S E D PR O J E C T W I L L P R O V I D E 8 P A R K I N G S P A C E S T O T H E C R E A M E R Y UN D E R A S H A R E D P A R K I N G A G R E E M E N T . A D J A C E N T U S E S IN C L U D E A N O F F I C E B U I L D I N G , M O B I L E H O M E P A R K , T H E CR E A M E R Y A N D T H E C R E E K . TH E S I T E I S L O C A T E D O U T S I D E O F T H E D O W N T O W N H I S T O R I C DI S T R I C T . AL L W O R K S H A L L C O N F O R M T O : ( A ) T H E M I N I M U M S T A N D A R D S OF T H E L A T E S T E D I T I O N O F T H E I N T E R N A T I O N A L B U I L D I N G C O D E AN D A L L R E L A T E D D O C U M E N T S P U B L I S H E D B Y T H E I . C . C . W H I C H HA V E B E E N A D O P T E D B Y T H E L O C A L G O V E R N I N G A G E N C Y ; ( B ) AL L R E G U L A T I O N S A N D O R D I N A N C E S O F A L L L O C A L GO V E R N I N G A G E N C I E S ; ( C ) A N Y S P E C I A L C O N D I T I O N S RE Q U I R E D B Y T H E L O C A L G O V E R N I N G A G E N C I E S ; A N D ( D ) A L L CA L I F O R N I A S T A T E C O D E A M E N D M E N T S ( B U I L D I N G S T A N D A R D S CO D E ) T I T L E 2 4 . AL L C O D E S R E F E R E N C E D S H A L L B E C A L I F O R N I A E D I T I O N S . T H E CO D E S R E F E R E N C E D I N T H E S E P L A N S A R E A S F O L L O W S : 1. 2 0 1 3 C A L I F O R N I A B U I L D I N G C O D E ( C B C ) . 2. 2 0 1 3 C A L I F O R N I A M E C H A N I C A L C O D E ( C M C ) . 3. 2 0 1 3 C A L I F O R N I A P L U M B I N G C O D E ( C P C ) . 4. 2 0 1 3 C A L I F O R N I A F I R E C O D E ( C F C ) . 5. 2 0 1 3 C A L I F O R N I A E L E C T R I C A L C O D E ( C E C ) . 6. 2 0 1 3 C A L I F O R N I A S T A T E E N E R G Y C O N S E R V A T I O N S T D S . (T I T L E 2 4 ) . 7. 2 0 1 3 C A L I F O R N I A R E S I D E N T I A L C O D E ( C R C ) . 8. 2 0 1 3 C A L I F O R N I A G R E E N B U I L D I N G C O D E ( C G B C ) . 9. 2 0 1 3 B U I L D I N G S T A N D A R D S A D M I N I S T R A T I V E C O D E . 10 . N A T I O N A L F I R E C O D E S ( N F P A ) . 11 . S A N L U I S O B I S P O M U N I C I P A L C O D E ( S L O M C ) . MA X I M U M A R E A O F O P E N I N G S B A S E D O N F I R E S E P A R A T I O N (C B C T A B L E 7 0 5 . 8 ) FI R E S E P A R A T I O N D I S T A N C E P R O T E C T E D A L L O W A B L E AR E A O T O L E S S T H A N 3 ' Y E S / N O NO T PE R M I T T E D 3' T O L E S S T H A N 5 ' NO 15 % 3' T O L E S S T H A N 5 ' YE S 15 % 5' T O L E S S T H A N 1 0 ' NO 25 % 5' T O L E S S T H A N 1 0 ' YE S 25 % 10 ' T O L E S S T H A N 1 5 ' * NO 45 % 10 ' T O L E S S T H A N 1 5 ' * YE S 45 % 15 ' T O L E S S T H A N 2 0 ' * NO 75 % 15 ' T O L E S S T H A N 2 0 ' * YE S 75 % 20 ' O R G R E A T E R Y E S / N O N O L I M I T * T H E A R E A O F O P E N I N G S I N A N O P E N P A R K I N G S T R U C T U R E WI T H A F I R E S E P A R A T I O N D I S T A N C E O F 1 0 F E E T O R G R E A T E R SH A L L N O T B E L I M I T E D P E R C B C T A B L E 7 0 5 . 8 , F O O T N O T E G BU I L D I N G C O M P O N E N T P R O T E C T I O N NO T E : IN C I D E N T A L A C C E S S O R Y O C C U P A N C I E S P E R C B C 5 0 8 . 2 AR E M I T I G A T E D B Y P R O P O S E D A U T O M A T I C F I R E E X T I N G U I S H I N G SY S T E M . EX T E R I O R W A L L S : NO N - R A T E D IN T E R I O R W A L L S W I T H I N A S I N G L E O C C U P A N C Y : N O N - R A T E D IN T E R I O R W A L L S B E T W E E N DW E L L I N G U N I T S : 1- H R F I R E P A R T I T I O N IN T E R I O R W A L L S B E T W E E N R- 2 & S - 2 O C C U P A N C I E S : 1- H R F I R E B A R R I E R ST A I R E X I T E N C L O S U R E W A L L S : 1- H R F I R E B A R R I E R FL O O R / C L G A S S E M B L I E S W I T H I N A S I N G L E D W E L L I N G U N I T : NO N - R A T E D FL O O R / C L G A S S E M B L I E S B E T W E E N D W E L L I N G U N I T S : 1 - H R OC C U P A N C Y G R O U P S : R- 2 / S - 2 / M SE P A R A T E D O C C U P A N C I E S : YE S TY P E O F C O N S T R U C T I O N : 3 S T O R I E S O F T Y P E V - A OV E R 1 S T O R Y T Y P E I - B FI R E S P R I N K L E R S : YE S ( N F P A - 1 3 ) BU I L D I N G H E I G H T A L L O W E D : 50 ' - 0 " ( Z O N I N G C O N T R O L L E D ) BU I L D I N G H E I G H T P R O P O S E D : 4 9 ' - 2 " NU M B E R O F S T O R I E S A L L O W E D ( R - 2 ) : 3 S T O R I E S NU M B E R O F S T O R I E S P R O P O S E D ( R - 2 ) : 3 S T O R I E S NU M B E R O F S T O R I E S A L L O W E D ( M ) : 2 S T O R I E S NU M B E R O F S T O R I E S P R O P O S E D ( M ) : 1 S T O R Y NU M B E R O F S T O R I E S A L L O W E D ( S - 2 ) : 2 S T O R I E S NU M B E R O F S T O R I E S P R O P O S E D ( S - 2 ) : 1 S T O R Y BU I L D I N G A R E A B Y S T O R Y FI R S T S T O R Y R- 2 O C C U P A N C Y ( L O B B Y / C I R C U L A T I O N ) 5 5 1 S . F . S- 2 O C C U P A N C Y 6, 2 3 8 S . F . M O C C U P A N C Y 68 S . F . EL E C T R I C A L R O O M 13 1 S . F . TO T A L 6, 9 8 8 S. F . SE C O N D S T O R Y R- 2 O C C U P A N C Y ( F L A T ) 4, 0 5 0 S . F . R- 2 O C C U P A N C Y ( S T O R A G E ) 37 6 S . F . R- 2 O C C U P A N C Y ( L O B B Y / C I R C U L A T I O N ) 1, 4 4 1 S . F . TO T A L 5, 8 6 7 S. F . TH I R D S T O R Y R- 2 O C C U P A N C Y ( T O W N H O M E ) 4, 7 2 0 S . F . R- 2 O C C U P A N C Y ( S T O R A G E ) 0 S . F . R- 2 O C C U P A N C Y ( L O B B Y / C I R C U L A T I O N ) 1, 1 9 2 S . F . TO T A L 5, 9 1 2 S. F . FO U R T H S T O R Y R- 2 O C C U P A N C Y ( T O W N H O M E ) 3, 9 3 4 S . F . R- 2 O C C U P A N C Y ( S T O R A G E ) 0 S . F . R- 2 O C C U P A N C Y ( L O B B Y / C I R C U L A T I O N ) 0 S . F . TO T A L 3, 9 3 4 S. F . BU I L D I N G A R E A B Y O C C U P A N C Y S- 2 O C C U P A N C Y : 6, 3 6 9 S . F . R- 2 O C C U P A N C Y : 16 , 2 6 4 S . F . M O C C U P A N C Y : 68 S . F . TO T A L B U I L D I N G A R E A : 2 2 , 7 0 1 S . F . AL L O W A B L E B U I L D I N G A R E A C A L C U L A T I O N S- 2 O C C U P A N C Y ( P A R K I N G G A R A G E ) - T Y P E 1 B BA S I C A L L O W A B L E A R E A : 79 , 0 0 0 S . F . AR E A I N C R E A S E C A L C U L A T I O N S : A a = { A t + [ A t x I f ] + [ A t x I s ] } A a = A L L O W A B L E A R E A A t = T A B U L A R A R E A (C B C T A B L E 5 0 3 ) I f = F R O N T A G E I N C R E A S E (C B C 5 0 6 . 2 ) I s = S P R I N K L E R I N C R E A S E (C B C 5 0 6 . 3 ) FR O N T A G E I N C R E A S E : I f =[2 0 1 / 4 7 8 - 0 . 2 5 ] 3 0 / 3 0 = 0 . 1 7 FI R E S P R I N K L E R S : I s = 0 AL L O W A B L E A R E A = { 7 9 , 0 0 0 + [ 7 9 , 0 0 0 x . 1 7 ] + [ 7 9 , 0 0 0 x 0 ] } = 9 2 , 4 3 1 MA X I M U M A L L O W A B L E A R E A : 9 2 , 4 3 1 S . F . PR O P O S E D B U I L D I N G A R E A : 6 , 3 6 9 S . F . M O C C U P A N C Y ( F L O W E R S H O P ) - T Y P E 1 B BA S I C A L L O W A B L E A R E A : U N L I M I T E D PR O P O S E D B U I L D I N G A R E A : 6 8 S . F . R- 2 O C C U P A N C Y ( R E S I D E N T I A L ) - T Y P E V A BA S I C A L L O W A B L E A R E A : 12 , 0 0 0 S . F . AR E A I N C R E A S E C A L C U L A T I O N S : A a = { A t + [ A t x I f ] + [ A t x I s ] } A a = A L L O W A B L E A R E A A t = T A B U L A R A R E A (C B C T A B L E 5 0 3 ) I f = F R O N T A G E I N C R E A S E (C B C 5 0 6 . 2 ) I s = S P R I N K L E R I N C R E A S E (C B C 5 0 6 . 3 ) FR O N T A G E I N C R E A S E : I f =[2 0 1 / 4 7 8 - 0 . 2 5 ] 3 0 / 3 0 = 0 . 1 7 FI R E S P R I N K L E R S : I s = 0 ( U S E D F O R S T O R Y I N C R E A S E ) AL L O W A B L E A R E A = { 12 , 0 0 0 + [ 12 , 0 0 0 x . 1 7 ] + 12 , 0 0 0 x 0 ] } = 1 4 , 0 4 1 x 3 S T O R I E S MA X I M U M A L L O W A B L E A R E A : 4 2 , 1 2 3 S . F . PR O P O S E D B U I L D I N G A R E A : 1 6 , 2 6 4 S . F . AL L O W A B L E B U I L D I N G A R E A - O V E R A L L B U I L D I N G ( P E R C B C S E C . 5 0 6 . 5 ) (R - 2 ) A C T U A L + ( S - 2 ) A C T U A L = < 2 . 0 0 (R - 2 ) A L L O W A B L E (S - 2 ) A L L O W A B L E 16 , 2 6 4 S . F . + 6 , 3 6 9 S . F . = 0 . 4 5 < 2 . 0 0 ( O K A Y ) 42 , 1 2 3 S . F . 92 , 4 3 1 S . F . UN I T FL A T 1 BA T H S FL O O R AR E A ST U D I O 1 4 5 0 S F 6 7 S F ST U D I O T O T A L S 4, 0 5 0 S F UN I T TY P E FL A T 2 ST U D I O 1 4 5 0 S F 1 0 2 S F FL A T 3 S T U D I O 1 4 5 0 S F 1 1 9 S F FL A T 4 ST U D I O 1 4 5 0 S F 1 1 3 S F FL A T 5 ST U D I O 1 4 5 0 S F 1 1 2 S F FL A T 6 S T U D I O 1 4 5 0 S F 4 9 S F FL A T 7 ST U D I O 1 4 5 0 S F 1 7 6 S F FL A T 8 S T U D I O 1 4 5 0 S F 7 6 S F FL A T 9 S T U D I O 1 4 5 0 S F 2 4 5 S F 1, 0 5 9 S F TO W N H O M E 1 0 1- B E D R O O M 1. 5 81 1 S F 6 8 S F TO W N H O M E T O T A L S 8, 6 5 4 S F TO W N H O M E 1 1 86 4 S F 5 5 S F TO W N H O M E 1 2 1, 0 5 9 S F 11 9 S F TO W N H O M E 1 3 1, 1 2 8 S F 11 3 S F TO W N H O M E 1 4 1, 0 9 0 S F 11 2 S F TO W N H O M E 1 5 95 8 S F 4 9 S F TO W N H O M E 1 6 95 6 S F 9 0 S F TO W N H O M E 1 7 87 5 S F 8 1 S F TO W N H O M E 1 8 91 3 S F 6 4 S F 75 1 S F 1- B E D R O O M 2- B E D R O O M 2- B E D R O O M 2- B E D R O O M 1- B E D R O O M 1- B E D R O O M 1- B E D R O O M 1- B E D R O O M NO R T H SI T E PR O J E C T S T A T I S T I C S BU I L D I N G C O D E A N A L Y S I S 1. 5 1. 5 1. 5 1. 5 1. 5 1. 5 1. 5 1. 5 FL O O D G A T E I N F O R M A T I O N TH I S P R O P O S E D P R O J E C T I S L O C A T E D W I T H I N A N A E F L O O D Z O N E . TH E G R O U N D F L O O R , C O N S I S T I N G O F P A R K I N G , C O M M E R C I A L SP A C E , L O B B Y A N D E X I T S T A I R W A Y , S H A L L B E A M I X O F " W E T " A N D "D R Y " F L O O D P R O O F E D . T H E C O M M E R C I A L S P A C E A N D L O B B Y SH A L L B E D R Y F L O O D P R O O F E D W H I L E T H E G A R A G E A N D E X I T ST A I R E N C L O S U R E S H A L L B E W E T F L O O D P R O O F T O A L L O W F L O O D WA T E R S T O C A R R Y T O T H E C R E E K . DE T A I L S F O R T H E S E E L E M E N T S S H A L L B E P R O V I D E D A T T H E T I M E O F BU I L D I N G P E R M I T S U B M I T T A L . ATTACHMENT 3 ARC2 - 16 ARC1 - 76 ATTACHMENT 3 ARC2 - 17 ARC1 - 77 Da t e Sc a l e Sh e e t 07 / 2 8 / 2 0 1 6 SO U T H T O W N E I G H T E E N 56 0 H I G U E R A , S A N L U I S O B I S P O , C A (F O R M A L L Y H O M E T O W N L O F T S ) A1 . 2 GR E E N P O I N T C H E C K L I S T GR E E N P O I N T C H E C K L I S T ATTACHMENT 3 ARC2 - 18 ARC1 - 78 A A6 . 0 B A6 . 0 7+ (  & 5 ( $ 0 ( 5 < 3$ 5 . , 1 * *$ 5 $ * ( $' - $ & ( 1 7 &2 0 0 ( 5 & , $ / +, * 8 ( 5 $  6 7 5 ( ( 7 /, 0 , 7  2 )  % 8 , / ' , 1 * 35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 ( 63 , . ( 6 (; , 6 7 , 1 * 02 % , / ( +2 0 ( $' - $ & ( 1 7 &2 0 0 ( 5 & , $ / (  $ ' - $ & ( 1 7 3$ 5 . , 1 *         )/ 2 : ( 5  6 + 2 3 '2 2 5 35 2 3 2 6 ( ' 6( $ 7 , 1 *  $ 5 ( $ ), 5 (  5 , 6 ( 5 &/ 2 6 ( 7 87 , / , 7 <  5 2 2 0 %, . (  / 2 & . ( 5 %, . (  5 $ & . 75 $ 6 + (1 & / 2 6 8 5 ( (  7 5 $ 6 + (1 & / 2 6 8 5 (                          $3 3 2 ;   / 2 & $ 7 , 2 1 2)  (  ) , 5 (  + < ' 5 $ 1 7 1 A- 6 . 1 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1            + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ &2 1 & ( 3 7 8 $ /  6 , 7 (  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 29 ( 5 $ / /  $ 5 & + , 7 ( & 7 8 5 $ /  6 , 7 (  3 / $ 1       12 7 (  12  3 2 / (  0 2 8 1 7 ( '  / , * + 7 6  $ 5 ( 35 2 3 2 6 ( '   $ / /  / , * + 7 6  6 + $ / /  % ( 02 8 1 7 ( '  7 2  % 8 , / ' , 1 *   6 + $ / / %(  ' $ 5 .  6 . <  & 2 0 3 / , $ 1 7  ATTACHMENT 3 ARC2 - 19 ARC1 - 79 3$ 5 . , 1 *  * $ 5 $ * ( A A6 . 0 B A6 . 0 /2 % % < 75 $ 6 +                    35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 (      67 $ , 5           )/ 2 : ( 5 6+ 2 3 (/ ( &          /, 0 , 7  2 ) %8 , / ' , 1 *  $ 5 ( $ %, . (  5 $ & . %, . (  / 2 & . ( 5                                                                       1 A- 6 . 1 35 2 3 ( 5 7 <  / , 1 ( 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ )/ 2 2 5  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  ) , 5 6 7  ) / 2 2 5  3 / $ 1      ATTACHMENT 3 ARC2 - 20 ATTACHMENT 6 ARC1 - 80 A A6 . 0 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 &2 9 ( 5 ( ' :$ / . : $ < /2 % % < (/ ( 9  '( & . '( & . '( & . '( & . '( & . '( & . B A6 . 0 75 $ 6 + &+ 8 7 ( '( & . '( & . '( & .                                                                              35 2 3 ( 5 7 <  / , 1 ( 67 $ , 5   67 5 * 67 5 * 67 5 * 67 5 * 67 5 * 67 5 * 67 5 * 67 5 * 67 5 *    6  )    6  )    6  )    6  )     6  )    6  )    6  )    6  )    6  )   6  )    6  )    6  )    6  )    6  )   6  )    6  )   6  )    6  )     23 ( 1 , 1 * 6  7 2  % ( 35 2 7 ( & 7 ( ' 1 A- 4 . 2 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ )/ 2 2 5  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  6 ( & 2 1 '  ) / 2 2 5  3 / $ 1      %, . (  5 $ & .  6 7 2 5 $ * ( ATTACHMENT 3 ARC2 - 21 ATTACHMENT 6 ARC1 - 81 A A6 . 0 7+    7+    7+    7+    7+    7+   7+    7+    7+    B A6 . 0 &2 9 ( 5 ( ' :$ / . : $ < /2 % % < (/ ( 9 '( & . '( & . '( & . '( & . '( & . 75 $ 6 + &+ 8 7 ( '( & . '( & .                                         67 $ , 5      6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '      6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '      6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '      6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '    6  ) 6 7  ) /     6  )   1 '  ) /     6 )  % ( '   6  )   6  )    6  )    6  )    6  )   6  )   6  )     23 ( 1 , 1 * 6  7 2  % ( 35 2 7 ( & 7 ( ' 1 A- 4 . 2 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ )/ 2 2 5  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  7 + , 5 '  3 / $ 1      ATTACHMENT 3 ARC2 - 22 ATTACHMENT 6 ARC1 - 82 A A6 . 0 B A6 . 0 7+    7+    7+    7+    7+    7+    7+    7+    7+    '( & .             5R R I  E H O R Z  5R R I  E H O R Z  2) ) , & ( '( & .   6  )   6  ) 67 $ , 5 6  / ( $ ' , 1 * 72  7 + (  5 2 2 ) 1 A- 4 . 2 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ )/ 2 2 5  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  ) 2 8 5 7 +  ) / 2 2 5  3 / $ 1      ATTACHMENT 3 ARC2 - 23 ATTACHMENT 6 ARC1 - 83 67 $ , 5 6  / ( $ ' , 1 * 72  7 + (  5 2 2 ) 0( & + $ 1 , & $ / 81 , 7 6 75 $ 6 +  & + 8 7 ( 52 2 ) 67 $ , 5  7 2 : ( 5 52 2 ) 3$ 5 $ 3 ( 7  : $ / / 7 < 3  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 52 2 )  3 / $ 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 &2 1 & ( 3 7 8 $ /  5 2 2 )  3 / $ 1      ATTACHMENT 3 ARC2 - 24 ATTACHMENT 6 ARC1 - 84 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      '$ 6 +  6 7 8 & & 2 ), 1 , 6 + 3( 5 ) 2 5 $ 7 ( ' &2 5 7 ( 1  6 7 ( ( / '$ 6 +  6 7 8 & & 2  ) , 1 , 6 + &0 8  % / 2 & . $/ 8 0 , 1 8 0 :, 1 ' 2 : 6 35 2 3 2 6 ( '   + ( , * + 7     6& 5 ( ( 1 ( ' 0( & + $ 1 , & $ /  8 1 , 7 6 :2 2 '  * 8 5 $ ' 5 $ , / 0( 7 $ /  & $ 1 2 3 < &/ , 0 % , 1 *  9 , 1 ( $' -    % / ' * 6+ 2 : 1  7 5 $ 1 6 3 $ 5 ( 1 7 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ (/ ( 9 $ 7 , 2 1 6 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 )5 2 1 7  3 5 ( 6 ( 1 7 $ 7 , 2 1  ( / ( 9 $ 7 , 2 1      ATTACHMENT 3 ARC2 - 25 ATTACHMENT 6 ARC1 - 85 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      '$ 6 +  6 7 8 & & 2  ) , 1 , 6 +  7 < 3  3( 5 ) 2 5 $ 7 ( ' & 2 5 7 ( 1  6 7 ( ( / :2 2 '  * 8 5 ' 5 $ , / $/ 8 0 , 1 8 0 :, 1 ' 2 : 6 35 2 3 2 6 ( '   + ( , * + 7     0( & + $ 1 , & $ /  8 1 , 7 6                        23 ( 1 , 1 * 6  7 2  % ( 35 2 7 ( & 7 ( ' $' -    % / ' * 6+ 2 : 1  7 5 $ 1 6 3 $ 5 ( 1 7 )2 5  & / $ 5 , 7 < $' -    % / ' * 6+ 2 : 1  7 5 $ 1 6 3 $ 5 ( 1 7 )2 5  & / $ 5 , 7 < 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ (/ ( 9 $ 7 , 2 1 6 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 ($ 6 7  3 5 ( 6 ( 1 7 $ 7 , 2 1  ( / ( 9 $ 7 , 2 1      ATTACHMENT 3 ARC2 - 26 ATTACHMENT 6 ARC1 - 86 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      35 2 3 2 6 ( '   + ( , * + 7     '$ 6 +  6 7 8 & & 2 ), 1 , 6 + '$ 6 +  6 7 8 & & 2 '$ 6 +  6 7 8 & & 2  ) , 1 , 6 + &0 8  % / 2 & . $/ 8 0 , 1 8 0 :, 1 ' 2 : 6 0( 7 $ /  & $ 1 2 3 < :2 2 '  * 8 5 $ ' 5 $ , /                        6& 5 ( ( 1 ( ' 0( & + $ 1 , & $ /  8 1 , 7 6 &/ , 0 % , 1 *  9 , 1 ( '$ 6 +  6 7 8 & & 2 ), 1 , 6 + 3( 5 ) 2 5 $ 7 ( ' & 2 5 7 ( 1  6 7 ( ( / 3( 5 ) 2 5 $ 7 ( ' & 2 5 7 ( 1  6 7 ( ( / 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ (/ ( 9 $ 7 , 2 1 6 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 12 5 7 +  3 5 ( 6 ( 1 7 $ 7 , 2 1  ( / ( 9 $ 7 , 2 1      ATTACHMENT 3 ARC2 - 27 ATTACHMENT 6 ARC1 - 87 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      35 2 3 2 6 ( '   + ( , * + 7     '$ 6 +  6 7 8 & & 2  ) , 1 , 6 +  7 < 3  3( 5 ) 2 5 $ 7 ( '  & 2 5 7 ( 1 67 ( ( / :2 2 '  * 8 5 ' 5 $ , / $/ 8 0 , 1 8 0 :, 1 ' 2 : 6 0( 7 $ /  & $ 1 2 3 < &0 8  % / 2 & . &0 8  % / 2 & . &/ , 0 % , 1 *  9 , 1 (                        $' -   % / ' *  6 + 2 : 1 75 $ 1 6 3 $ 5 ( 1 7  ) 2 5 &/ $ 5 , 7 < 3( 5 ) 2 5 $ 7 ( ' & 2 5 7 ( 1  6 7 ( ( / 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ (/ ( 9 $ 7 , 2 1 6 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 :( 6 7  3 5 ( 6 ( 1 7 $ 7 , 2 1  ( / ( 9 $ 7 , 2 1      ATTACHMENT 3 ARC2 - 28 ATTACHMENT 6 ARC1 - 88  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1 17 6    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3( 5 6 3 ( & 7 , 9 (  9 , ( :   ATTACHMENT 3 ARC2 - 29 ATTACHMENT 6 ARC1 - 89  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1 17 6    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3( 5 6 3 ( & 7 , 9 (  9 , ( :   ATTACHMENT 3 ARC2 - 30 ATTACHMENT 6 ARC1 - 90  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1 17 6    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3( 5 6 3 ( & 7 , 9 (  9 , ( : ATTACHMENT 3 ARC2 - 31 ATTACHMENT 6 ARC1 - 91  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1 17 6    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3( 5 6 3 ( & 7 , 9 (   ATTACHMENT 3 ARC2 - 32 ATTACHMENT 6 ARC1 - 92  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3( 5 6 3 ( & 7 , 9 (   ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 ATTACHMENT 3 ARC2 - 33 ATTACHMENT 6 ARC1 - 93 (; , 6 7 , 1 *  3 $ / 0  7 5 ( ( 72  5 ( 0 $ , 1  'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3+ 2 7 2  9 , 6 8 $ / , = $ 7 , 2 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3+ 2 7 2  9 , 6 8 $ / , = $ 7 , 2 1    ) 5 2 0  + , * 8 ( 5 $  6 7 5 ( ( 7 ATTACHMENT 3 ARC2 - 34 ATTACHMENT 6 ARC1 - 94 /, 1 (  2 ) 35 ( 9 , 2 8 6 / <  $ 3 3 5 2 9 ( '  6 7 2 5 <  ) $ 5 0 ( 5 6  % 8 , / ' , 1 * 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1    + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 3+ 2 7 2  9 , 6 8 $ / , = $ 7 , 2 1 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6 3+ 2 7 2  9 , 6 8 $ / , = $ 7 , 2 1    ) 5 2 0  & 5 ( $ 0 ( 5 < ATTACHMENT 3 ARC2 - 35 ATTACHMENT 6 ARC1 - 95 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      )/ $ 7   67 8 ' , 2 7+    7+    75 $ 6 + &+ 8 7 ( 3$ 5 . , 1 * *$ 5 $ * ( '( & . 35 2 3 ( 5 7 <  / , 1 ( 35 2 3 ( 5 7 <  / , 1 ( 72 3  2 )  % $ 1 . %8 , / ' , 1 *  6 ( 7 % $ & . $' - $ & ( 1 7 &2 0 0 ( 5 & , $ / 35 2 3 2 6 ( '   + ( , * + 7                                       0( & + $ 1 , & $ /  8 1 , 7 6 &5 ( ( . ), 5 6 7  ) / 2 2 5 /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      7+    7+    )/ $ 7   67 8 ' , 2 3$ 5 . , 1 * *$ 5 $ * ( 7+    7+    7+    7+    7+    7+    )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 )/ $ 7   67 8 ' , 2 35 2 3 ( 5 7 <  / , 1 ( 7+ (  & 5 ( $ 0 ( 5 < 75 $ , / ( 5  3 $ 5 . 35 2 3 2 6 ( '   + ( , * + 7                            2) ) , & ( 35 2 3 ( 5 7 <  / , 1 ( 7+    )/ $ 7   67 8 ' , 2 67 5 * 67 5 * 1 A- 4 . 2 'D W H 6F D O H 6K H H W $            62 8 7 +  7 2 : 1  ( , * + 7 ( ( 1              + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2   & $ 6( & 7 , 2 1 6 ) 2 5 0 $ / / <  + 2 0 ( 7 2 : 1  / 2 ) 7 6      &2 1 & ( 3 7 8 $ /  % 8 , / ' , 1 *  6 ( & 7 , 2 1  $ &2 1 & ( 3 7 8 $ /  % 8 , / ' , 1 *  6 ( & 7 , 2 1  %      ATTACHMENT 3 ARC2 - 36 ATTACHMENT 6 ARC1 - 96 ), 5 6 7  ) / 2 2 5  /2 : ( 5  5 2 2 )      6( & 2 1 '  ) / 2 2 5     7+ , 5 '  ) / 2 2 5     7 +  ) / 2 2 5      35 2 3 2 6 ( '   + ( , * + 7         ' $ 1 $  6 7       (6 7 , 0 $ 7 ( '  & 5 ( ( .  ' ( 3 7 +     5   0 $ ;   % 8 , / ' , 1 *  + ( , * + 7 %8 , / ' , 1 *   / , 0 , 7  / , 1 ( 72 3  2 )  % $ 1 . 72  + , * 8 ( 5 $  6 7   & 8 5 %          $3 3 5 2 ; , 0 $ 7 ( '            &  '  0 $ ;  % 8 , / ' , 1 *  + ( , * + 7 35 2 3 ( 5 7 <  / , 1 (     (6 7 , 0 $ 7 ( '  7 5 ( (  + ( , * + 7 35 2 3 ( 5 7 <  / , 1 ( + , * 8 ( 5 $  6 7  (6 7 , 0 $ 7 ( '  + ( , * + 7 3( 5  & , 7 <  6 7 $ 1 ' $ 5 '       'D W H 6F D O H 6K H H W $6 $ 5  &  +  ,  7  (  &  7  6     - 2 + 1 6 2 1  $ 9 ( 1 8 ( 6$ 1  / 8 , 6  2 % , 6 3 2   & $                                  3 ) 7+ 2 0 $ 6  (   - ( 6 6  $ 5 & + , 7 ( & 7     &       [     [    5 5 , 6 7 8 ' , 2 $           62 8 7 +  7 2 : 1 (, * + 7 ( ( 1        + , * 8 ( 5 $   6 $ 1  / 8 , 6  2 % , 6 3 2  &$ 6, 7 (  6 ( & 7 , 2 1  $ ATTACHMENT 3 ARC2 - 37 ATTACHMENT 6 ARC1 - 97 ATTACHMENT 3 ARC2 - 38 ATTACHMENT 6 ARC1 - 98 ATTACHMENT 3 ARC2 - 39 ATTACHMENT 6 ARC1 - 99 ATTACHMENT 3 ARC2 - 40 ATTACHMENT 6 ARC1 - 100 ATTACHMENT 6 ATTACHMENT 3 ARC2 - 41 ARC1 - 101 ATTACHMENT 6 ATTACHMENT 3 ARC2 - 42 ARC1 - 102 ATTACHMENT 6 ATTACHMENT 3 ARC2 - 43 ARC1 - 103 ARC2 - 44 ARC1 - 104 Da t e Sc a l e Sh e e t 07 / 2 8 / 2 0 1 6 SO U T H T O W N E I G H T E E N 56 0 H I G U E R A , S A N L U I S O B I S P O , C A (F O R M A L L Y H O M E T O W N L O F T S ) L- 1 LA N D S C A P E P L A N WA T E R C O N S E R V A T I O N N O T E S LA R G E C A N O P Y S H A D E T R E E S ar b u t u s ' m a r i n a ' / ' M A R I N A ' A R B U T U S L ca s s i a l e p t o p h y l l a / G O L D E N M E D A L L I O N T R E E L la g e r s t r o e m i a i n d i c a ' n a c h e z / C R A P E M Y R T L E ( W H I T E ) L ma g n o l i a g r a n d i f l o r a ' m a j e s t i c b e a u t y ' / S O U T H E R N M A G N O L I A M ma y t e n u s b o a r l a / M A Y T E N T R E E M me l a l e u c a q u i n q u i n e r v i a / C A J E P U T T R E E L SM A L L A C C E N T T R E E S ac e r p a l m a t u m ' b l o o d g o o d ' / ' B L O O D G O O D ' J A P A N E S E M A P L E M er i o b o t r y a d e f l e x a / B R O N Z E L O Q U A T L ma g n o l i a s o u l a n g e a n a / S A U C E R M A G N O L I A ( M U L T I ) M SH R U B S & P E R E N N I A L S ca l l i s t e m o n ' l i t t l e j o h n ' / D W A R F B O T T L E B R U S H L ch o n d r o p e t a l u m t e c t o r u m / C A P E R U S H L co r d y l i n e a u s t r a l i s ' r e d s e n s a t i o n ' / N E W Z E A L A N D C A B B A G E T R E E L cu p h e a h y s s o p i f o l i a / F A L S E H E A T H E R M es c a l l o n i a ' n e w p o r t d w a r f ' / N E W P O R T D W A R F E S C A L L O N I A M li r i o p e m u s c a r i / B I G B L U E L I L Y T U R F M li r i o p e m u s c a r i ' e v e r g r e e n g i a n t ' / ' E V E R G R E E N G I A N T ' L I L Y T U R F M li r i o p e ' s i l v e r y s u n p r o o f ' / V A R I E G A T E D L I L Y T U R F M na n d i n a d o m e s t i c a ' f i r e p o w e r ' / H E A V E N L Y B A M B O O M ru m o h r a a d i a n t i f o r m i s / L E A T H E R L E A F F E R N M st r e l i t z i a r e g i n a e / B I R D O F P A R A D I S E M GR O U N D C O V E R co p r o s m a ' t e q u i l a s u n r i s e ' / M I R R O R P L A N T L di a n e l l a r e v o l u t a ' l i t t l e r e v / B L U E F L A X L I L Y L er i g e r o n k a r v i n s k i a n u s / F L E A B A N E L fe s t u c a m a l r e i / A T L A S F E S C U E L he u c h e r a ' e l e c t r i c l i m e ' / F A N C Y - L E A F C O R A L B E L L S M he u c h e r a ' s o u t h e r n c o m f o r t ' / S O U T H E R N C O M F O R T C O R A L B E L L S M ho s t a s p . / V A R I E G A T E D P L A I N T A I N L I L Y M ly s i m a c h i a n u m m u l a r i a ' a u r e a ' / C R E E P I N G J E N N Y S H A D E -- th y m u s s e r p y l l u m / M O T H E R - O F - T H Y M E M ve r b e n a t a p i e n ' b l u e v i o l e t ' / ( N O C O M M O N N A M E ) -- MU L C H MU L C H A L L G R O U N D C O V E R A N D P L A N T E R A R E A S W I T H 3 " M I N I M U M L A Y E R 'W A L K - O N ' B A R K O R D E C O R A T I V E B E A C H P E B B L E . WA T E R - U S E E V A L U A T I O N O F P L A N T M A T E R I A L S WA T E R U S E O F P R O P O S E D P L A N T S H A V E B E E N E V A L U A T E D U S I N G T H E " W A T E R U S E CL A S S I F I C A T I O N O F L A N D S C A P E TH E F O L L O W I N G W A T E R C O N S E R V A T I O N T E C H N I Q U E S S H A L L B E E M P L O Y E D I N T H I S P R O J E C T : x WA T E R C O N S E R V I N G P L A N T S , D E F I N E D A S " L O W " I N T H E " W A T E R U S E C L A S S I F I C A T I O N O F LA N D S C A P E S P E C I E S " ( W U C O L S I I I , U N I V E R S I T Y O F C A L I F O R N I A C O O P E R A T I V E E X T E N S I O N ) , SH A L L B E U T I L I Z E D I N 7 5 % O F T H E T O T A L P L A N T A R E A . x IR R I G A T I O N S Y S T E M S H A L L B E S E P A R A T E D I N T O D I S T I N C T H Y D R O Z O N E S B A S E D O N P L A N T MA T E R I A L T Y P E S , E X P O S U R E A N D O R I E N T A T I O N . x SO I L A M E N D M E N T S A N D M U L C H S H A L L B E U T I L I Z E D T O I M P R O V E W A T E R H O L D I N G CA P A C I T Y O F S O I L . x AU T O M A T I C I R R I G A T I O N S Y S T E M S H A L L U T I L I Z E " S M A R T C O N T R O L L E R " T E C H N O L O G Y W I T H WA T E R B U D G E T I N G F E A T U R E T O A D J U S T W A T E R A P P L I C A T I O N B A S E D O N S O I L M O I S T U R E AN D / O R L O C A L W E A T H E R D A T A . x LA W N I S L I M I T E D T O A C T I V E - U S E A R E A S . ST A T E M E N T O F W A T E R C O N S E R V I N G I R R I G A T I O N D E S I G N TH E F O L L O W I N G P R I N C I P L E S O F I R R I G A T I O N D E S I G N U T I L I Z E D O N T H I S P R O J E C T A R E D I R E C T E D SP E C I F I C A L L Y A S C O N S E R V I N G W A T E R A N D I M P R O V I N G T H E EF F I C I E N C Y O F T H E I R R I G A T I O N S Y S T E M : x AL L I R R I G A T I O N S H A L L B E D R I P O R D R I P L I N E E M I T T E R S . N O O V E R H E A D S P R A Y H E A D S W I L L BE U S E D . x IR R I G A T I O N H Y D R O Z O N E S S H A L L B E A D J U S T E D A C C O R D I N G T O W A T E R N E E D S A N D WE A T H E R . x UT I L I Z A T I O N O F I R R I G A T I O N S Y S T E M M A S T E R V A L V E . x UT I L I Z A T I O N O F I R R I G A T I O N S Y S T E M " S M A R T " C O N T R O L L E R W I T H W A T E R B U D G E T I N G FE A T U R E . x UT I L I Z A T I O N O F I R R I G A T I O N S Y S T E M F L O W S E N S O R . x UT I L I Z A T I O N O F R A I N S H U T - O F F D E V I C E C O N N E C T E D T O I R R I G A T I O N C O N T R O L L E R . TO H E L P M A I N T A I N T H E I R R I G A T I O N E F F I C I E N C Y A S I N T E N D E D I N T H E D E S I G N , I R R I G A T I O N SY S T E M S H A L L B E T E S T E D A N D M A I N T A I N E D O N A R E G U L A R BA S I S B Y T H E M A I N T E N A N C E S T A F F . PL A N T L I S T LA N D S C A P E W A T E R U S E S U M M A R Y GR O U N D C O V E R DG P A T H W A Y SH R U B S SM A L L A C C E N T T R E E S LA R G E C A N O P Y T R E E OU T D O O R S E A T I N G A R E A DG P A T H W A Y 57 0 H I G U E R A ST A I R S TR A S H LO B B Y PA R K I N G A R E A RE F E R T O C I V I L P L A N S FO R D R A I N A G E I N F O . 2 0 20 0 10 0 1 0 0 6 11 x 1 7 S H E E T S C A L E : 1 " = 2 0 ' - 0 " TR U E NO R T H SA N L U I S C R E E K TH E C R E A M E R Y FA R M E R S B L D ' G TH E CR E A M E R Y ARC2 - 45 ATTACHMENT 6 ARC1 - 105 ARC2 - 46 ATTACHMENT 6 ARC1 - 106 2 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: 2017-2019 Architectural Review Commission Goal-Setting and the Financial Plan / Budget Process. Review and evaluate status of 2015-2017 Architectural Review Commission goals, take public testimony, and identify Commission goals and work program items for the 2017-2019 Financial Plan. FROM: Doug Davidson, Deputy Community Development Director BACKGROUND Situation Every two years the City adopts a budget and financial plan. To prepare for the budget process, all City departments and advisory bodies are asked to identify their goals and major work programs for the next two years. The City Council then uses this information, along with public comment and other input, to set community priorities and allocate resources to accomplish the most important City goals. Why involve advisory bodies in the goal-setting process? Advisory body members provide important input because they are recognized as representatives of the community, committed to the long-term best interests of the City. And they are close to the “pulse” of the community in terms of their specific area of interest. Other key points as we embark on this goal-setting process are: 1. The Council is seeking advisory body input focused on the purview area of the advisory body and is also interested in input on other issues important to the community. 2. Advisory body input is highly valued by the Council and the staff. 3. Goals can include completing projects from a previous work program. 4.Identifying priorities implies recommending fewer rather than more goals to the Council. The Architectural Review Commission should recommend only those activities that can reasonably be accomplished in the two-year budget period. Meeting Date: October 17, 2016 Item Number: Staff 1 a. ARC S1a. - 1 Outcome This is a public process and citizen comments are welcome. The results of this process are twofold: 1) a list of Architectural Review Commission goals and implementation programs or projects; and 2) a letter from the Architectural Review Commission Chair to the City Council outlining recommended goals and programs, and if necessary, requesting resources for specific activities (staff will prepare the letter for the Chair’s signature). Background The City last revised its goals and work program starting in October 2014 in connection with the 2015-2017 financial plan and budget. Staff, advisory bodies and Council members are now “gearing up” for the next financial planning cycle, 2017-2019. It is again time for the Architectural Review Commission to review the past goals, update these as needed, and to identify new goals and programs. The Process Tonight, staff will present a brief slide show introducing the budget process and advisory bodies’ role in it. The Commission should then review its 2015-2017 goals, followed by consideration of goals and program recommendations for the 2017-2019 Financial Plan. During past goal- setting sessions, the Architectural Review Commission has generally followed the steps below. Goal-setting steps: 1.Review and understand goal-setting and City Financial Plan/Budget Process; 2.Evaluate previous goals and work programs. Determine which goals and programs were accomplished and can be deleted, or which ones are no longer needed; 3.Determine which goals and/or programs have not been completed and should be carried forward; 4.Identify new goals or programs for possible inclusion in the work program; 5.Prioritize the goals and programs, based on the Architectural Review Commission’s adopted goals and General Plan goals, community needs and input, opportunities, or special or urgent conditions; and 6.Identify activities which may require additional resources to accomplish. This may include references to possible community partnerships or outside funding sources. The Commission will establish goals for the next two years and identify three to five key tasks or programs it intends to complete in the period. The Commission should discuss how these goals and activities relate to important Council goals and at the same time, consider the fiscal context for the goal-setting process, including resources needed to accomplish the task. ARC S1a. - 2 On November 28, 2014, the Commission adopted the five following goals in priority order for the 2015-17 Financial Plan: 2015-2017 Budget Goals 1. Downtown Concept Plan: Implement the Downtown Concept Plan with focus on the following: a. Prepare preliminary plans to enlarge and improve Mission Plaza, including but not limited to, the Broad Street dogleg. b. Prepare preliminary plans to extend and improve facilities along the downtown creek- walk. Why it’s important: Mission Plaza is the heart and soul of downtown and a premier gathering spot for concerts and other special events. It is popular with tourists and locals alike with its location adjacent to the historic Mission and creek walk area. Keeping it vital and looking at ways to expand it has been a long-term goal. How to Make it Happen: Use part of the Council authorized $100,000 for a Mission Plaza Master Plan as part of the 2013-14 Mid-Year Budget review to further explore ways to achieve the stated goals. 2. Alternative Transportation Incentives: Use in-lieu parking fees and other transportation revenue sources to implement continuous bicycle path linkages throughout the city. 3. Community Design Guidelines Update: Prepare updates to the document including: a. Develop criteria for compatible development in historic zones. b. Augment and enhance the existing criteria for infill residential development to prevent out of scale and non-compatible development. c. Update CDG for neighborhood compatibility to address transitions between neighborhood commercial development and adjacent residential neighborhoods (LUCE §3.5.7.9). d. Include more images and reference photos to highlight guideline language. e. Review existing visual resource inventory and provide recommendations for additional database improvements. Provide guidelines for use of data base in the analysis of projects as well as additional guidance for the protection of views and vistas (LUCE §15.1.2). f. Strengthen and more clearly define guidelines for storefronts and windows in commercial areas to maintain transparency and prevent the installation of opaque film and interior signs and displays that obstruct views into stores. ARC S1a. - 3 Why it’s important: The Community Design Guidelines (CDG) is the key document utilized in the evaluation of design projects. While much more comprehensive and detailed than past City design documents, it has been 12 years since the basic version of the CDG was originally adopted. There have been some amendments and additions since 2002, but the document could use updating, additional graphics, and expanded topics. How to Make it Happen: Request new funding in the next budget cycle to hire a consultant to assist with the needed CDG updates. 4. Area Concept Plans: Create concept plans to look at possible extension of in-lieu parking fees, improved bicycle and pedestrian improvements, and form-based zoning for other areas of the city, such as: a. Upper Monterey Street from Santa Rosa to Grand Avenue. b. Mid Higuera plan area including Higuera and Marsh Streets north to Nipomo. What’s Next? The Commission should take public testimony, and identify Commission goals and work program items for the 2017-2019 Financial Plan. Advisory body goals are due by November 7, 2016. All advisory bodies will receive a consolidated listing of all recommended advisory body goals by November 21, 2016. This provides an opportunity to review what other advisory bodies see as high community priorities. It is also an opportunity to revise goals accordingly if the Commission so chooses. Final changes are due by December 13, 2016. The Council will receive the final report with all advisory body recommendations before they begin the goal- setting process in January 2017. ARC S1a. - 4