The URL can be used to link to this page

Home My WebLink About03-20-17 ARC Agenda Packet City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Agenda Architectural Review Commission Monday, March 20, 2017 5:00 pm REGULAR MEETING Council Hearing Room 990 Palm Street San Luis Obispo, CA CALL TO ORDER: Chair Greg Wynn ROLL CALL: Commissioners Brian Rolph, Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chair Greg Wynn 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. APPROVAL OF MINUTES Minutes of the Architectural Review Commission meetings of January 9, and January 30, 2017. 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. 135 Ferrini Road. ARCH-2451-2015: Continued review of a three story multi-family residential project that includes five residential units, with a categorical exemption from environmental review; R-4 zone; Zac Missler, applicant. (Kyle Bell) 2. Mission Plaza Concept Plan. OTHR-0172-2017: Conceptual review and discussion of the Mission Plaza Concept Plan within the Downtown Historic District; discussion of this item is not subject to CEQA; C-D-H zone; City of San Luis Obispo, applicant. (Manny Guzman) Architectural Review Commission Agenda Page 2 COMMENT & DISCUSSION 1. STAFF a. Agenda Forecast ADJOURNMENT The next Regular Architectural Review Commission meeting is scheduled for Monday, April 3, 2017 at 5:00 p.m., in the Council Chamber, 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 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, January 9, 2017 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, January 9, 2017 at 5:00 p.m. in the Council Chamber, located at 990 Palm Street, San Luis Obispo, California, by Chair Wynn. ROLL CALL Present: Commissioners Amy Nemcik, Brian Rolph (arrived at 5:05 p.m.), Allen Root, Vice- Chair Suzan Ehdaie, and Chair Greg Wynn Absent: Commissioner Angela Soll Staff: Community Development Deputy Director Doug Davidson, Associate Planner Kyle Bell, and Recording Secretary Monique Lomeli. Other staff members presented reports or responded to questions as indicated in the minutes. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. --End of Public Comment-- CONSIDERATION OF MINUTES ACTION: MOTION BY COMMISSIONER NEMCIK, SECOND BY COMMISSIONER ROOT, CARRIED 6-0 BY CONSENSUS to approve the minutes of the Architectural Review Commission meetings of November 7, 2016 and November 21, 2016 with the following amendment: November 7th Minutes, Page 1: “…UPON MOTION BY COMMISSIONER NEMCIK, SECONDED BY COMMISSIONER SOLL, the ARC Minutes of September 19, 2016 and October 3, 2016 were approved as written following 4:0:0:1 2 vote:…” DRAFT Minutes – Architectural Review Commission Meeting of January 9, 2017 Page 2 PUBLIC HEARINGS By consensus the Commission opted to hear agenda Items 1 and 2 consecutively, taking separate actions after discussion of both items. 1. 2054 Fixlini Street. ARCH-3736-2016; Review of a new single family residence with a roof deck and a Secondary Dwelling Unit on a sensitive site (Lot 1), in accordance with adopted Mitigated Negative Declaration of Environmental Impact Resolution No. 9622 (2004 Series); R-1 zone; Dunes Valley View, LLC, applicant. 2. 2058 Fixlini Street. ARCH-3735-2016; Review of a new single family residence with a roof deck and a Secondary Dwelling Unit on a sensitive site (Lot 2), which includes a request for a 13.5-foot wall and fence height combination where 6 feet is normally required adjacent to the southerly property line, in accordance with adopted Mitigated Negative Declaration of Environmental Impact Resolution No. 9622 (2004 Series); R-1 zone; Dunes Valley View, LLC, applicant. Associate Planner Kyle Bell presented an overview of both projects with use of PowerPoint presentations and responded to Commission questions. Applicant Thomas Esser, Vellum Design Build, discussed the design considerations for both homes; stated intentions of the agrarian design for 2054 Fixlini Street. Commission questions followed. Public Comments: Jeff Minnery, San Luis Obispo, voiced support for the projects; expressed appreciation for the response of the design team regarding his privacy concerns; requested the Commission include an agreed upon opaque privacy screen around the roof deck of Lot 1 as a condition of approval. --End of Public Comment-- In response to inquiry by Chair Wynn, Associate Planner Kyle Bell stated staff has no concerns with the 6ft. opaque privacy screen mentioned by Mr. Minnery. Paul Abbot, Vellum Design Build, clarified the privacy screen is intended to be frosted glass. Commissioner Nemcik voiced disagreement with staff recommendation on Item 1; opined the agrarian design compliments the eclectic style of the neighborhood. DRAFT Minutes – Architectural Review Commission Meeting of January 9, 2017 Page 3 Commissioner Root expressed agreement with Commissioner Nemcik’s statements and encouraged the applicant to consider discreet use of a bright accent color and landscape barriers for both lots, to enhance privacy. Commissioner Rolph spoke in favor of the agrarian style of Lot 1. Vice-Chair Ehdaie voiced support for the agrarian style, encouraging the applicant to consider a lighter color palette. Chair Wynn spoke in favor of the agrarian style, stating it is appropriate for the eclectic nature of the neighborhood and consistent with the community design guidelines. Commission discussion continued. ACTION: MOTION BY COMMISSIONER NEMCIK, SECOND BY VICE CHAIR EHDAIE, CARRIED BY CONSENSUS 5-0-1 to adopt the draft resolution approving the project, subject to findings and conditions with the following amendments: 9. Additional landscaping shall be considered along the northerly property line to preserve privacy and further reduce overlook toward the adjacent property, to the satisfaction of the Community Development Director. 10. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. 11. Plans submitted for a building permit shall include a privacy screen along the roof deck with a minimum height of six feet, of a translucent design that provides privacy to the adjacent properties, to the satisfaction of the Community Development Director. 12. Plans submitted for a building permit shall include a revised colors and materials board that demonstrates a lighter color palette including alternative materials for the flat roof. The colors and materials shall be consistent with the Community Design Guidelines, to the satisfaction of the Community Development Director. Commission discussion continued regarding Lot 2. Chair Wynn stated the information regarding windows and a lighter color palette, conditioned for Lot 1 should apply to Lot 2. Commissioner Root noted Finding #8 on page ARC2-7 miscommunicated the 42-inch guard rail requirement as 36 inches. Chair Wynn noted the standard of condition #16 is difficult to achieve overall and requested staff work with engineering to revise. DRAFT Minutes – Architectural Review Commission Meeting of January 9, 2017 Page 4 ACTION: MOTION BY COMMISSIONER ROLPH, SECOND BY COMMISSIONER ROOT, CARRIED BY CONSENSUS 5-0-1 to adopt the draft resolution approving the project, subject to findings and conditions with the following amendments: 10. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. 11. Plans submitted for a building permit shall include a revised colors and materials board that demonstrates a lighter color palette including alternative materials for the flat roof. The colors and materials shall be consistent with the Community Design Guidelines, to the satisfaction of the Community Development Director. COMMENT & DISCUSSION Deputy Director Davidson provided an agenda forecast and announced the soft-launch of individual Commissioner City e-mail addresses. In response to inquiry by Commissioner Nemcik, Chair Wynn advised Commissioners to forward any project related emails to all Commissioners, as a standard practice. ADJOURNMENT The meeting was adjourned at 6:03 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, January 30, 2017 at 5:00 p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2017 Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, January 30, 2017 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, January 30, 2017 at 5:00 p.m. in the Council Chamber, located at 990 Palm Street, San Luis Obispo, California, by Chair Wynn. ROLL CALL Present: Commission Members Brian Rolph, Amy Nemcik, Allen Root, Angela Soll, and Chair Gregory Wynn. Absent: Vice-Chair Ehdaie Staff: Community Development Deputy Director Doug Davidson, Associate Planner Rachel Cohen, and Recording Secretary Monique Lomeli. Other staff members presented reports or responded to questions as indicated in the minutes. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA David Brodie, San Luis Obispo, protesting the removal of groves of trees due to the potential hardships newly planted trees would suffer in the rapidly changing climate. Camille Small, San Luis Obispo, requesting more involvement of the Tree Committee in all projects involving tree removal; stated interest in affordable housing for students; suggested the City seek out developers who can work within the parameters of properties rather than make exceptions. --End of Public Comment-- APPROVAL OF MINUTES Minutes of the Architectural Review Commission meeting of December 5, 2016 ACTION: MOTION BY COMMISSIONER SOLL, SECOND BY COMMISSIONER ROOT CARRIED 4-0-1-1 to approve the minutes of the Architectural Review Commission for the meeting of December 5, 2016. Page 1, last paragraph: “…in response to Commissioner Soll’s Root’s inquiry…” Page 3, paragraph 2: “Odile Aryal…” DRAFT Minutes – Architectural Review Commission Meeting of January 30, 2017 Page 2 PUBLIC HEARINGS 1. 71 Palomar Avenue. ARCH-2193-2015; Review of the rehabilitation, adaptive reuse, and repositioning of the Master List Historic Sandford House and the construction of a new 33- unit, multi-family residential project, with a Mitigated Negative Declaration of Environmental Review; R-4 zone; LR Development Group, applicant. Associate Planner Rachel Cohen presented the staff report with use of a PowerPoint presentation. Applicant Representative Thom Jess provided a brief presentation. Public Comments: David Brodie, San Luis Obispo, reminded the Commission of information requested at the August 1st conceptual review and stated the site can better serve the community with more a thoughtful design. Pam Racouillat, San Luis Obispo, expressed opposition to the removal of trees and requested preservation of the natural resources on site. Jacqueline Williams, San Luis Obispo, voiced opposition to the removal of healthy trees from the site and stated concerns over the adequacy of the arborist reports. Peter Crough, San Luis Obispo, requested the public hearing be postponed pending a new arborist report. Jody Vollmer, San Luis Obispo, voiced concerns over the size of the proposed development reducing the residential feel of the neighborhood and requested the Commission carefully consider all negative impacts. Allan Cooper, San Luis Obispo, urged the Commission to postpone the public hearing, pending a proper tree inventory. James Papp, San Luis Obispo Cultural Heritage Committee, expressed support of the project. David Hafemeister, San Luis Obispo, urged the Commission to postpone the public hearing on basis of bad data and raised issue regarding parking spilling over into the neighborhood. James Gates, San Luis Obispo, voiced concerns with health and safety issues. Dr. Edward Benson, San Luis Obispo, expressed opposition to the removal of trees. DRAFT Minutes – Architectural Review Commission Meeting of January 30, 2017 Page 3 Bob Mourenza, San Luis Obispo, stated he does not feel the project is consistent with the General Plan in terms of preserving, restoring, and enhancing historical and cultural resources. Carolyn Smith, San Luis Obispo, expressed concerns regarding the removal of mature vegetation. Lydia Mourenza, San Luis Obispo, provided comments in written correspondence and encouraged the Commission to reconsider mitigations, specifically related to environmental impacts. Betty DeHaan, San Luis Obispo, spoke regarding the historical significance of the site, safety hazards due to traffic, and lack of adequate parking. Alexis Mourenza, San Luis Obispo, voiced opposition to high-density based upon evidence presented in written correspondence. Truitt Vance, Structural Engineer for the project, offered his expert opinion and support for the project. Steve Delmartini, San Luis Obispo, expressed support for more housing and opined the removal of trees is not inconsistent with the development of the City thus far. Grant Robbins, San Luis Obispo, voiced support for student housing and expressed favor toward development requesting no exceptions or variations from the City’s regulations. Cheryl Mclean, San Luis Obispo, spoke regarding the revised tree inventory and provided written correspondence. Roberto Monge, San Luis Obispo, requested the Commission consider the quality of life provided by the cultural landscape of the property. Mila Vujovich-La Barre, San Luis Obispo, voiced opposition to the project on the proposed site, urged the Commission to preserve the location of the Sanford House and require a design more compatible with the neighborhood. Camille Small, San Luis Obispo, spoke regarding inadequate parking and the removal of trees. Scott Loosley, San Luis Obispo, stated the historical significance of the site’s landscape, expressed disagreement with the biological assessment, and urged the Commission to reconsider the relocation of the house on site. Lauren Reel, Project Developer, addressed concerns expressed by previous public comments and spoke regarding the Housing Accountability Act, stating the site is not DRAFT Minutes – Architectural Review Commission Meeting of January 30, 2017 Page 4 qualified as a cultural landscape. Mr. Reel responded to issues with occupancy and stated the project is in compliance with City regulations and CEQA. --End of Public Comment--- Recessed at 6:48 p.m. and Reconvened at 7:00 p.m. Associate Planner Cohen, briefly clarified the official zoning of the property and referenced the PowerPoint slide to illustrate the four trees to be preserved. Jake Hudson, Transportation Manager, clarified the Luneta Drive conceptual layout, outlining two options for the public right-of way. Community Development Director Michael Codron acknowledged the genuine response from the community and responded to public comments, providing a contextual summary of the project to date. Richard Dolton, Rincon Consultants, provided an explanation of the intent of the environmental review process and stated the criteria used for the development of reports included in the agenda packet. Chair Wynn disclosed ex parte communication with Bob and Lydia Mourenza during a site tour of the external property, regarding height, biology, noise, and parking. He also had a conversation with Tree Committee Chair Matt Ritter regarding Mr. Ritter’s arborist report. Commissioner Soll disclosed she recently had a conversation with Commissioner Root regarding the project. Commission Comments and Discussion: Associate Planner Cohen responded to Commission inquiries. Commission discussion followed regarding the validity of the Rincon report and the significance of the trees on site. Assistant City Attorney Jon Ansolabehere provided an explanation of the Tree Committee’s purview and a brief history of the legal requirements involved in denying a housing project, cautioning the Commission to exercise sufficient discretion. Chair Wynn restated staff recommendation, stating the applicant has complied with all requests and guidelines with no request for exceptions and expressed interest in approving the project. DRAFT Minutes – Architectural Review Commission Meeting of January 30, 2017 Page 5 Following deliberation, Commissioner Soll voiced disagreement with information presented in the environmental reports, stating it is her opinion that the environmental impacts are not less than significant. Commissioners Rolph stated general support for the project, mentioning concerns with the size of the bedrooms. Commissioner Nemcik stated general support for the project. Commissioner Root commented on the need for revisions to zoning regulations and voiced general support for the project. Deputy Director Davidson provided information on the upcoming outreach program designed to develop updated zoning regulations. ACTION: MOTION BY COMMISSIONER ROLPH, SECOND BY COMMISSIONER NEMCIK, CARRIED 4-1-1 to adopt the Draft Resolution approving the rehabilitation, adaptive reuse, and repositioning of the Master List Historic Sanford House property and the construction of a new 33-unit, multi-family residential project, with a Mitigated Negative Declaration of Environmental Review on the following roll call vote: AYES: NEMCIK, ROLPH, ROOT, WYNN NOES: SOLL ABSENT: EHDAIE COMMISSION COMMUNICATIONS & LIAISON REPORTS Deputy Director Davidson provided an agenda forecast. Commissioner Root expressed concerns regarding City parking regulations and stated he would like to see some revisions. Assistant City Attorney Ansolabehere and Director Codron responded, stating the issues will be addressed in the upcoming zoning regulations update. ADJOURNMENT The meeting was adjourned at 8:02 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, February 13, 2017 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2017 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Continued review of a new three story multi-family residential project that includes five residential units, with a categorical exemption from environmental review. PROJECT ADDRESS: 135 Ferrini Road BY: Kyle Bell, Assistant Planner Phone Number: (805) 781-7524 E-mail: kbell@slocity.org FILE NUMBER: ARCH-2451-2015 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the five-unit multi-family project, based on findings, and subject to conditions. SITE DATA Applicant Zac Missler Representative Truitt Vance Complete Date February 27, 2017 Zoning R-4 General Plan High Density Residential Site Area ~7,532 square feet Environmental Status Categorically Exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. SUMMARY This project is a continued review from the ARC hearing on June 6, 2016, that is a response to the ARC direction for revisions to the project. The proposed project includes the construction of a new three-story multi-family residential complex on a 7,532 square-foot site located at 135 Ferrini Road located in the High-Density Residential (R-4) zone. The new 5,163 square foot structure is contemporary in design and includes three one-bedroom and two two-bedroom units with carports on the first floor. Residential units range in size from approximately 800 to 1,250 square feet. As conditioned, the project is consistent with the Infill Development and Multi-Family housing design sections of the Community Design Guidelines (CDG). Meeting Date: March 20, 2017 Item Number: 1 ARC1 - 1 ARCH-2451-2015 135 Ferrini Road Page 2 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. 2.0 PROJECT INFORMATION Site Information/Setting Site Dimensions (approx.) Area: 7,532 square feet Width: 80.80 feet Depth: 93.22 feet Present Use & Development Single Family Residence and detached two car garage Land Use Designation High-Density Residential Topography Elevation: Flat Slope: 0% slope Access From Ferrini Rd. Surrounding Use/Zoning North: R-1 (Single family Use) South: R-4 (Single family Use) East: R-4 (Multi-family Use) West: R-4 (Multi-Family Use) Project Description: A summary of the significant project features are included below (Attachment 2, Project Plans): 1. Redevelopment: New three story multi-family residential project (5,163 sq. ft.):  5 residential units (3 one-bedroom units, 2 two-bedroom units)  35-foot building height  Ground level parking court for 10 parking spaces (carports) 2. Design: Contemporary Townhouse architectural style that incorporates traditional architectural features, the project includes the following materials and features;  Stucco and wood lap siding  Neutral color palette  Entry front porches and balconies on the upper floors  Gable and hip roof pitches Project Statistics Item Proposed 1 Standard 2 Street Yard Setback 15’ 15’ Other Yard Setback 5‘ 5‘ Max. Height of Structure(s) 35’ 35’ Max. Building Coverage (footprint) ~55% 60% Parking Spaces 10 10 Notes: 1. Applicant’s project plans submitted 2/9/2017 2. City Zoning Regulations ARC1 - 2 ARCH-2451-2015 135 Ferrini Road Page 3 3.0 BACKGROUND The project site was reviewed by the ARC on June 6, 2016, and was continued to a date uncertain. The ARC provided direction to the applicant to work with staff to redesign the project to conform with the Community Design Guidelines and address concerns including the following (Attachment 4, Conceptual Review & Minutes); 1. Reduce massing, primarily focusing on bedroom size 2. Simplify articulation including roof forms/planes and soften color palette 3. Address parking conflict with building structural columns 4.0 PROJECT ANALYSIS After the ARC review on June 6, 2016 the applicant worked with staff to revise the project to addressed concerns identified by the ARC (Attachment 3, Project Plans). The applicant has made the following changes to the project: Directional Item #1: Reduce massing, primarily focusing on bedroom size Response: The revised design has reduced the size of the bedrooms by approximately 50 square feet and has relocated four of the exterior decks toward the interior of the "courtyard" to assist in alleviating overlook issues. The applicant has slightly increased the setback of exterior walls on third story by nine inches, with the exception of the stairways which remain in their original locations, primarily due to egress. The massing of the project has been shifted away from the adjacent R-1 zone toward the rear elevation. Directional Item #2: Simplify articulation including roof forms/planes and soften color palette Response: The project revisions utilize a consistent use of colors, materials, and detailing throughout all elevations of the building. The design includes simplified articulation and offsets with recessed windows that continue to relieve the form and mass of the building. The revised color palette is compatible with colors of existing houses in the neighborhood because the project provides generally neutral colors. Directional Item #3: Address parking conflict with building structural columns Response: The structural columns within the parking lot have been shifted by an additional foot to further improve functionality and maneuverability of the parking spaces. Sheet L2.0 shows all turning movements. The maneuverability of the parking spaces was reviewed by the Public Works Department and is consistent with the City’s Parking and Driveway Standards. 5.0 CONCLUSION In summary, the revised project design complies with building setbacks, lot coverage, parking and building height requirements for the High-Density Residential (R-4) zone (see Section 2: Project Statistics). The project does not include any exceptions or parking reductions as part of this application. The applicant has responded to the ARC directional items and the project is consistent with Community Design Guidelines for infill development ARC1 - 3 ARCH-2451-2015 135 Ferrini Road Page 4 The proposed layout of the site provides for efficient use of the available site area and existing topography by maximizing the number of residential units for the site, concealing required parking behind structures. The overall height of the proposed building is approximately 35 feet, which is the maximum height allowed for the R-4 zone. The building design incorporates articulation that includes changes in wall planes and roof height to relieve the form and mass of the building from each elevation. All elevations are visually interesting and receive interesting architectural treatments that enhance views of the structures from all views on and off site. 6.0 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. 7.0 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. 8.0 ALTERNATIVES 8.1. Continue the project with direction to the applicant and staff on pertinent issues. 8.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations, Community Design Guidelines or other policy document. 9.0 ATTACHMENTS 1. Draft Resolution 2. Reduced Project Plans 3. ARC Meeting Minutes – June 6, 2016 4. Previous ARC Staff Report – June 6, 2016 Included in Commission member portfolio: Project plans Available at ARC hearing: color/materials board ARC1 - 4 RESOLUTION NO. ARC-XXXX-17 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING A THREE STORY MULTI-FAMILY RESIDENTIAL PROJECT THAT INCLUDES FIVE RESIDENTIAL UNITS, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MARCH 20, 2017 135 FERRINI ROAD (ARCH-2451-2016) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on June 6, 2016, pursuant to a proceeding instituted under ARCH-2451- 2016, Zac Missler, applicant; and continued the project to a date uncertain and provided directional items to the applicant and staff; and 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 March 20, 2017, pursuant to a proceeding instituted under ARCH-2451- 2016, Zac Missler, 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-2451-2016), based on the following findings: 1. As conditioned, 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 respects site constraints and will be compatible with the scale and character of the neighborhood. 2. As conditioned, the project is consistent with the Community Design Guidelines for multi - family housing design and Infill Development because the architectural style is complementary to the surrounding neighborhood including site design, roofing style, front porches, balconies, siding materials, finish, and scale. The proposed project is designed consistent with the prevailing setback pattern of the neighborhood, with parking provided interior to the site. 3. As conditioned, the project respects the privacy of adjacent residences through appropriate building orientation and windows that minimize overlook and do not impair the privacy of Attachment 1 ARC1 - 5 Resolution No. ARC-XXXX-17 ARCH-2451-2016 (135 Ferrini) Page 2 the indoor or outdoor living space of neighboring structures. 4. The project is consistent with the land use designation of High Density Residential because the project provides dwellings in an attached three-story building, with very compact private outdoor space. High Density development is appropriate near Cal Poly, and near transit corridors (LUE Table 1). 5. As conditioned, the project is consistent with the General Plan because it promotes policies related to compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11), and housing production (HE 6.10). 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 approval to the project with incorporation of the following conditions: Planning Division 1. 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. 2. The Architectural Review Commission’s approval of this project shall expire after three years if construction has not started. On request, the Community Development Director may grant a single, one-year extension. 3. Plans submitted for a demolition permit shall demonstrate compliance with noticing requirement for the demolition of non-historic structures older than 50 years. Evidence shall be provided that, for a period of not less than 90 days from the date of application, the building was advertised in a local newspaper on at least three separate occasions not less than 15 days apart, as available to any interested person to be moved. 4. 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. The project shall Attachment 1 ARC1 - 6 Resolution No. ARC-XXXX-17 ARCH-2451-2016 (135 Ferrini) Page 3 utilize a smooth stucco finish. 5. The entry driveway and pedestrian walkway shall be delineated with alterative materials such as textured colored asphalt, bricks, pavers, colored concrete, or turf block, subject to the approval of the Community Development Director. 6. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Plans shall demonstrate the use of high quality materials for the windows that reflect the architectural style of the project and are compatible with the neighborhood character, to the satisfaction of the Community Development Director. 7. The trash enclosure shall be screened as viewed from the public right away, and shall be consistent with the Community Design Guidelines and compatible with the design of the overall project, to the satisfaction of the Community Development Director. 8. The project shall identify locations of all required long term and short term bicycle parking that may be parked vertically or horizontally with at least the rear tire resting at floor level. The building plan submittal shall include details and detail references for the proposed bicycle parking facilities and/or racks. The building plans shall provide a detailed site plan of any racks. Show all dimensions and clearances to obstructions per city standard. 9. The carports shall be maintained to allow vehicle parking and access at all times and shall be maintained free of excessive storage or other uses that would preclude the amount of vehicle parking for which they were originally designed. The lease agreement for each unit shall include a provision requiring the carport be maintained for vehicle parking. 10. The locations of all lighting, including 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 insure 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. 11. All ducts, meters, air conditioning equipment, and all other mechanical equipment, whether on the ground, on the structure or elsewhere, shall be screened from public view with materials architecturally compatible with the main structure. Public view includes the existing views from all public streets and sidewalks. Gas and electric meters, electric transformers, and large water piping systems (backflow prevention devices) shall be completely screened from public view with approved architectural features and/or landscape plantings and/or placed on the interior of the structure. Attachment 1 ARC1 - 7 Resolution No. ARC-XXXX-17 ARCH-2451-2016 (135 Ferrini) Page 4 12. Plans submitted for construction permits shall include elevation and detail drawings of all walls and fences. Fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§17.16.050 –Fences, Walls, and Hedges). Walls and fences should remain as low as possible, long expanses of fence or wall surfaces shall be offset and architecturally designed to prevent monotony. 13. 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. 14. 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. Engineering Division – Community Development/Public Works 15. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city st andard. MC 12.16.050 16. The building plan submittal shall show the 24’ dimension from property line to construction centerline of Ferrini Road per Record of Survey 111-12 for reference. 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 show the existing sewer lateral to be abandoned per City Engineering Standards. 19. The building plan submittal shall show the location of the fire service lateral , double-check assembly, and fire department connection (FDC) on the site utility plan. Show the location of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the Planning Divisions architectural guidelines. Provide access to the fire riser and Attachment 1 ARC1 - 8 Resolution No. ARC-XXXX-17 ARCH-2451-2016 (135 Ferrini) Page 5 appurtenances in accordance with the UFC and as approved by the Fire Marshal. Clarify to the satisfaction of the Fire Marshal whether an FDC should be provided at the double-check assembly or on the building. 20. 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 unl ess the drainage is conveyed within recorded easements or existing waterways. 21. 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 complete Post Construction Stormwater Control Plan Template as available on the City’s Website. 22. 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 final inspection approvals. 23. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along 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. The City Arborist supports the proposed tree removals with the compensatory tree plantings shown on the landscape plan. 24. The building plan submittal shall show the required street tree plantings. One 15-gallon street tree is generally required for every 35 linear feet of frontage. The public works department shall approve tree species and planting requirements in accordance with City Engineering Standards. 25. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Transportation Division – Public Works Attachment 1 ARC1 - 9 Resolution No. ARC-XXXX-17 ARCH-2451-2016 (135 Ferrini) Page 6 26. Applicant shall obtain a no-fee red curb permit and maintain a short no parking buffer on either side of driveway. 27. Abandoned driveway shall be restored to City Standard Sidewalk Curb and Gutter. Fire Department 28. Ignition resistant exterior construction conforming to California Building Code Chapter 7A, excluding glazing, is required. 29. Show location of fire department connection. Utilities Department 30. As the project is proposed in a capacity constrained wastewater flow basin, the project is required to implement off-site sewer rehabilitation that results in quantifiable inflow and infiltration reduction in the City’s wastewater collection system (Basin A) to offset the project’s base wastewater flow increase (estimated at 1320 gallons per day for 4 equivalent dwelling units; 77 feet of lateral). The final selection of the inflow and infiltration reduction project will be approved by the Utilities Director. 31. The existing sewer lateral serving the property must be abandoned at the City main consistent with City standards. The removal of the existing sewer lateral, and construction of the project’s new sewer lateral will be counted against the capacity constrained sewer offset program. 32. The sewer main along Ferrini Road shall be upsized from a 6” PVC to an 8” HDPE between the two sewer manholes fronting the property. All sewer laterals shall connect to sewer main per the latest engineering design standards. Indemnification 33. 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. Code Requirements Building Division – Community Development Department Attachment 1 ARC1 - 10 Resolution No. ARC-XXXX-17 ARCH-2451-2016 (135 Ferrini) Page 7 34. Plans submitted for building permit after January 1, 2017 shall comply with the 2016 California Code Series. Utilities Department 35. 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 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. The proposed utility infrastructure shall comply with the latest engineering design standards in effect during the time a building permit is obtained, and shall have reasonable alignments and clearances needed for maintenance. 38. Privately owned sub-meters may be provided for residential apartments upon approval of the Utilities Director or her/his designee. 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 20th day of March, 2017. _____________________________ Douglas Davidson, Secretary Architectural Review Commission Attachment 1 ARC1 - 11 PR O J E C T S I T E SI T E VI C I N I T Y M A P A- 0 . 1 CO V E R S H E E T A- 0 . 2 S I T E P L A N A- 0 . 3 C A L G R E E N C H E C K L I S T C- 1 . 0 G R A D I N G A N D D R A I N A G E P L A N C- 2 . 0 G R A D I N G A N D D R A I N A G E P L A N A- 1 . 1 F L O O R P L A N S A- 1 . 2 F L O O R P L A N S A- 1 . 3 F L O O R P L A N S A- 1 . 4 R O O F P L A N S A- 2 . 1 E L E V A T I O N S A- 2 . 2 E L E V A T I O N S A- 3 . 0 S E C T I O N S L- 1 . 0 L A N D S C A P E D E V E L O P M E N T P L A N L- 2 . 0 T U R N A R O U N D E X H I B I T SH E E T I N D E X SH E E T # SH E E T T I T L E PR O J E C T D I R E C T O R Y LL C 1 3 5 F E R R I N I 13 5 F E R R I N I R O A D SA N L U I S O B I S P O OW N E R AS H L E Y & V A N C E E N G I N E E R I N G , I N C . 14 1 3 M O N T E R E Y 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 PH ( 8 0 5 ) 5 4 5 - 0 0 1 0 DE S I G N E R GE O S O L U T I O N S I N C DO N N A W O L O S H A N K S K Y 22 0 H I G H 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 PH ( 8 0 5 ) 5 4 3 - 2 1 7 1 PR O J E C T : S L 0 9 5 3 8 - 1 , J A N U A R Y 1 9 , 2 0 1 6 SO I L S L A B O R A T O R Y AS H L E Y & V A N C E E N G I N E E R I N G , I N C . VA N C E , T R U I T T , P E 14 1 3 M O N T E R E Y 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 PH ( 8 0 5 ) 5 4 5 - 0 0 1 0 CI V I L & S T R U C T . E N G I N E E R CA R S T A I R S E N E R G Y C A L C U L A T I O N S CA R S T A I R S , T I M O T H Y 10 1 9 L O S O S O S V A L L E Y R O A D LO S O S O S , C A 9 3 4 0 2 PH ( 8 0 5 ) 9 0 4 - 9 0 4 8 EN E R G Y C A L C U L A T I O N S DE S C R I P T I O N : TH I S P R O J E C T C O N S I S T S O F A F I V E U N I T , I N F I L L D E V E L O P M E N T O N A U N D E R - U T I L I Z E D L O T US I N G E X I S T I N G I N F R A S T R U C T U R E . T H E P R O J E C T R E Q U I R E S N O D E S I G N O R S T A N D A R D EX C E P T I O N A N D I S S E N S I T I V E L Y D E S I G N E D A S A T R A N S I T I O N A L P R O P E R T Y B E T W E E N H I G H E R MU L T I F A M I L Y Z O N I N G O N T H R E E S I D E S A N D A N A D J A C E N T L O W E R D E N S I T Y P A R C E L B Y UT I L I Z I N G I N C R E A S E D S E T B A C K S A N D D E C K S F A C I N G T H E I N T E R I O R C O U R T Y A R D A R E A . T H E PR O J E C T F E A T U R E S A P E D E S T R I A N F R I E N D L Y D E S I G N W I T H O N E D R I V E W A Y F R O M F E R R I N I WI T H W E L L D E F I N E D P E D E S T R I A N C O N N E C T I O N S A N D E N T R I E S S E P A R A T E F R O M C A R T R A F F I C . TH E P A R K I N G A R E A I S N O T V I S I B L E F R O M T H E S T R E E T A N D I S D E S I G N E D T O F I T I N W I T H T H E EX I S T I N G N E I G H B O R H O O D . ZO N I N G : R - 4 TO T A L S I T E A R E A : 7 , 5 3 2 S F ( 0 . 1 7 A C ) TO T A L S I T E C O V E R A G E : 4 , 1 2 4 S F 5 4 . 8 % , ( 6 0 % M A X ) TO T A L L A N D S C A P E A R E A : 1 , 2 8 0 S F 1 6 . 9 % PR O P E R T Y S E T B A C K S : ( N O R T H ) P R I V A T E D R I V E = 5 ' - 0 " (E A S T ) F E R R I N I R O A D = 1 5 ' - 0 " (S O U T H ) = 5 ' - 0 " (W E S T ) = 5 ' - 0 " ST R U C T U R E ( S ) : M U L T I F A M I L Y D W E L L I N G W / C A R P O R T PR O P E R T Y I N F O R M A T I O N AD D R E S S : 13 5 F E R R I N I R O A D SA N L U I S O B I S P O AP N : 05 2 - 0 3 2 - 0 4 7 OC C U P A N C Y G R O U P : R- 2 & S - 2 TY P E O F C O N S T R U C T I O N : V A HI G H F I R E : NO SP R I N K L E R : YE S - N F P A 1 3 R RO O F R A T I N G : CL A S S A MA X I M U M H E I G H T : 35 ' - 0 " AC T U A L H E I G H T : 35 ' - 0 " MA X I M U M H E I G H T I N S T O R I E S : 3 ( T A B L E 5 0 3 ) AC T U A L H E I G H T I N S T O R I E S : 3 SE I S M I C D E S I G N C A T E G O R Y : D OC C U P A N C Y C A T E G O R Y : I I PA R K I N G C A L C U L A T I O N S : P R O P O S E D ( 3 ) 1 B E D R O O M = 4 . 5 S T A L L S PR O P O S E D ( 2 ) 2 B E D R O O M = 4 . 0 S T A L L S FO R E A C H 5 U N I T S = 1 . 0 S T A L L S RE Q U I R E D P A R K I N G = 9 . 5 S T A L L S PR O V I D E D P A R K I N G =1 0 . 0 S T A L L S DE N S I T Y C A L C U L A T I O N S : P R O P O S E D ( 3 ) 1 B E D R O O M = 1 . 9 8 D U PR O P O S E D ( 2 ) 2 B E D R O O M = 2 . 0 0 D U TO T A L D E V E L O P M E N T = 3 . 9 8 D U AL L O W E D ( 7 , 5 3 2 / 4 3 , 5 6 0 ) X 2 4 = 4 . 1 5 D U PR O J E C T : LI V I N G U N I T ' 1 ' : 1 @ 9 2 0 S F PO R C H / D E C K : 1 @ 9 4 S F LI V I N G U N I T ' 2 ' : 1 @ 1 , 2 2 2 S F PO R C H / D E C K : 1 @ 9 9 S F LI V I N G U N I T ' 3 ' : 1 @ 9 9 6 S F PO R C H / D E C K : 1 @ 1 3 6 S F LI V I N G U N I T ' 4 ' : 1 @ 1 , 2 2 2 S F PO R C H / D E C K : 1 @ 9 9 S F LI V I N G U N I T ' 5 ' : 1 @ 8 0 3 S F PO R C H / D E C K : 1 @ 8 0 S F LA U N D R Y : 1 @ 6 6 S F TO T A L : 5, 7 3 7 S F TO T A L H A B I T A B L E : 5 , 1 6 3 S F EX I S T I N G T O B E R E M O V E D ( E ) L I V I N G : 1, 0 2 5 S F (E ) G A R A G E : 2 7 9 S F CO D E A N A L Y S I S N As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T A t t a c h m e n t 2 A R C 1 - 1 2 W S G FO O T H I L L (E ) FH (E ) MH G S W CE R R O R O M A U L D O (E ) FH F E R R I N I R O A D E E E G G G G S S S S W W W W PR I V A T E P A R K I N G 8' - 7 " 8' - 7 " 9' - 0 " 8' - 6 " 8' - 7 " 9' - 8 " 1 8 ' - 5 " 9' - 8 " 8' - 7 " 8' - 7 " 8' - 7 " 9' - 8 " 1 8 ' - 5 " 1 6 ' - 0 " 4 ' - 0 " 5' - 0 " 4 ' - 0 " 15 ' - 1 " 2 3 ' - 4 " 6' - 0 " 1' - 6 " 24 ' - 0 " DR I V E W A Y AP P R O A C H ( E ) 6 " W A T E R ( E ) 6 " S E W E R ( E ) G A S L I N E (E ) W A T E R ME T E R F O R IR R I G A T I O N WA T E R ME T E R S (E ) W O O D FE N C E T O RE M A I N 6' W O O D F E N C E ON S I T E W A L L ( E ) 2 7 ' - 1 " (E ) 6 ' - 0 " (E ) 6 ' - 0 " ( E ) 3 7 ' - 7 " CU R B & GU T T E R GA S ME T E R S EL E C T ME T E R S AC R E S = 0 . 1 7 3 7, 5 3 2 . 1 7 S Q . F T . UN I T ' 1 ' UN I T ' 5 ' LA N D S C A P I N G AR E A LA N D S C A P I N G AR E A LA N D S C A P I N G AR E A LA N D S C A P I N G AR E A S I D E W A L K S I D E W A L K 4' - 0 " RE C Y C L I N G & W A S T E B I N AP P R O V E D P E R F E B . , 20 1 6 L E T T E R LA N D S C A P I N G AR E A LA N D S C A P I N G AR E A LA N D S C A P I N G AR E A LA N D S C A P I N G AR E A LA N D S C A P I N G AR E A LA N D S C A P I N G AR E A 3 1 4 ' - 3 " ± 1 8 5 ' - 5 1 2 " ± PR I V A T E R O A D (E ) P O W E R PO L E (E ) MH (E ) O V E R H E A D (E ) P O W E R PO L E (E ) 6 ' F E N C E ( E ) B U I L D I N G ( E ) B U I L D I N G (E ) B U I L D I N G (E ) B U I L D I N G (E )WM (E ) S T O R M DR A I N 4 ' - 0 " 4 ' - 0 " SI T E W A L L 6' W O O D F E N C E ON S I T E W A L L CO N C R E T E DR I V E W A Y FI R E R I S E R 5 ' - 0 " LI N E O F WA L L A B O V E LI N E O F WA L L A B O V E (5 ) B I K E RA C K (5 ) B I K E RA C K UN I T ' 2 ' ST O R A G E UN I T ' 3 ' ST O R A G E UN I T ' 4 ' ST O R A G E SI T E P L A N As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T A t t a c h m e n t 2 A R C 1 - 1 3 As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T A t t a c h m e n t 2 A R C 1 - 1 4 E E E E T T G G G G S S S S W W W W N8 8 ° 2 5 ' 0 4 " W 93 . 4 5 S 0 1 ° 4 3 ' 2 4 " W 8 0 . 6 7 S8 8 ° 3 4 ' 5 9 " E 92 . 9 9 N 0 1 ° 2 4 ' 0 4 " E 8 0 . 9 4 G W F E R R I N I R O A D PR I V A T E R O A D (E ) P O W E R PO L E (E ) M H (E ) O V E R H E A D PO W E R PO L E (E ) F E N C E T O BE R E M O V E D (E ) 6 ' F E N C E (E ) B U I L D I N G T O BE R E M O V E D (E ) B U I L D I N G T O BE R E M O V E D ( E ) B U I L D I N G ( E ) B U I L D I N G (E ) B U I L D I N G (E ) 6 " O A K T O BE R E M O V E D (E ) 6 " C I T R U S TO B E R E M O V E D (E ) S H R U B S TO B E R E M O V E D (E ) 1 8 " T R E E TO B E R E M O V E D (E ) 2 4 " P A L M TO B E R E M O V E D (E ) 3 " T R E E TO B E R E M O V E D E ) 6 " P E A R (E ) 1 2 " P E A R TO R E M A I N (E ) 8 " T R E E T O BE R E M O V E D (E ) 8 " T R E E T O BE R E M O V E D (E ) 4 " T R E E TO R E M A I N (E ) 2 0 " P I N E T O BE R E M O V E D (E ) 1 0 " P E A R TO R E M A I N (E )WM (E ) G A S M E T E R TO B E R E M O V E D (E ) E L E C T R I C M E T E R TO B E R E M O V E D (E ) O V E R H E A D CO M M U N I C A T I O N S TO B E R E M O V E D (E ) O V E R H E A D P O W E R TO B E R E M O V E D (E ) B U I L D I N G (E )WM (E ) S T O R M DR A I N S (E ) D R I V E W A Y TO B E R E M O V E D (E ) C O N C R E T E TO B E R E M O V E D ( E ) S I D E W A L K , C U R B , G U T T E R , & D R I V E W A Y A P P R O A C H T O B E R E M O V E D (E ) O V E R H E A D CO M M U N I C A T I O N S TO B E R E M O V E D (E ) W A T E R V A L V E TO B E R E M O V E D (E ) W A T E R S E R V I C E TO B E R E M O V E D (E ) G A S S E R V I C E TO B E R E M O V E D SA W C U T AS P H A L T ( E ) 2 " G A S ( E ) 6 " S E W E R ( E ) 6 " W A T E R (E ) F E N C E T O BE R E M O V E D GE N E R A L N O T E S : 1. A L L D E M O L I T I O N A N D G R A D I N G S H A L L B E I N C O M P L I A N C E W I T H T H E RE C O M M E N D A T I O N S C O N T A I N E D I N T H E S O I L S R E P O R T P R E P A R E D BY G E O S O L U T I O N S , I N C . , F I L E N O . S L 0 9 5 3 8 - 1 , D A T E D J A N U A R Y 1 9 , 20 1 6 A N D A L L A D D E N D A T O T H E R E P O R T S H A L L B E C O N S I D E R E D PA R T O F T H E S E P L A N S . C O N T R A C T O R S H A L L C O N T A C T S O I L S EN G I N E E R P R I O R T O S T A R T O F D E M O L I T I O N W O R K . 2. A L L E X I S T I N G U T I L I T I E S U P O N D E T E R M I N A T I O N O F A D E Q U A C Y F O R FU T U R E U S E S H A L L B E E I T H E R A B A N D O N E D O R U S E D . 3. T O P O G R A P H I C I N F O R M A T I O N S H O W N W A S P R O V I D E D B Y L E O N A R D LE N G E R D A T E D O C T O B E R 2 0 1 5 . As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T DE M O L I T I O N A t t a c h m e n t 2 A R C 1 - 1 5 E E E G G G G S S S S W W W W N8 8 ° 2 5 ' 0 4 " W 93 . 4 5 S 0 1 ° 4 3 ' 2 4 " W 8 0 . 6 7 S8 8 ° 3 4 ' 5 9 " E 92 . 9 9 N 0 1 ° 2 4 ' 0 4 " E 8 0 . 9 4 F E R R I N I R O A D PR I V A T E P A R K I N G 5 . 0 0 ' 5. 0 5 ' 5 . 1 6 ' 15 . 0 6 ' 6. 0 0 ' 1. 5 0 ' 24 . 0 0 ' ( E ) 6 " W A T E R ( E ) 6 " S E W E R ( E ) G A S L I N E (E ) W O O D FE N C E T O RE M A I N 6' W O O D F E N C E ON S I T E W A L L ( E ) 2 7 . 1 1 ' (E ) 6 . 0 0 ' (E ) 6 . 0 0 ' ( E ) 3 7 . 5 7 ' UN I T ' 1 ' F. F . = 2 5 1 . 3 4 UN I T ' 5 ' F. F . = 2 5 1 . 3 4 4. 0 0 ' 3 1 4 ' - 3 " ± 1 7 6 ' - 3 " ± PR I V A T E R O A D ( E ) B U I L D I N G ( E ) B U I L D I N G (E ) B U I L D I N G (E ) P O W E R PO L E (E ) MH (E ) O V E R H E A D (E ) P O W E R PO L E (E ) 6 ' F E N C E (E ) WM (E ) S T O R M DR A I N S (2 4 9 . 3 9 T C ) (2 4 8 . 9 0 F L ) (2 5 1 . 3 2 T C ) (2 5 0 . 8 2 F L ) (2 5 1 . 0 3 F L ) (2 5 1 . 4 6 T C ) (2 5 0 . 9 6 F L ) (2 5 1 . 4 0 E S ) (2 4 9 . 6 5 ES ) (2 4 8 . 6 7 F L ) (2 5 1 . 4 0 F L ) (2 5 0 . 8 5 EG ) (2 5 1 . 1 5 EG ) (2 4 9 . 7 5 EG ) (2 4 9 . 1 2 E G ) (2 4 9 . 1 0 E G ) (2 4 8 . 8 8 E G ) (2 4 8 . 3 7 E G ) (2 4 8 . 0 0 E G ) (2 4 7 . 7 2 E G ) (2 4 8 . 3 4 EG ) (2 4 8 . 8 8 EG ) (1 . 3 % ) 7. 3 % 7. 3 % 1. 5 % 1. 5 % 2 . 7 % 1. 5 % CL 1 6 ' D/ W 2% 2% 0. 8 % 1 . 5 % 0 . 5 % 25 0 . 6 7 T W 25 0 . 1 7 F S 25 1 . 6 0 T W 25 1 . 1 0 F S 25 1 . 8 0 T W 25 1 . 3 0 F S 4. 3 % 2% 25 1 . 8 7 T W 25 1 . 3 7 F S 25 2 . 0 1 T W 25 1 . 5 1 F S 25 2 . 0 1 T W 25 1 . 9 5 F G 0. 5 % 0. 6 % 25 2 . 0 1 T W 25 1 . 8 5 F G 25 2 . 0 1 T W 25 1 . 7 5 F G 1 . 3 % 25 1 . 6 5 FL ( H P ) 25 2 . 0 1 T W 25 1 . 8 5 F G 0 . 5 % 1 . 3 % 25 2 . 0 1 T W 25 1 . 9 5 F G 25 2 . 0 1 T W 25 1 . 5 1 F S 1. 1 % 25 1 . 8 0 T W 25 1 . 3 0 F S 25 1 . 7 7 T W 25 1 . 2 7 F S 0. 1 % 0. 3 % 1 . 5 % 1 . 5 % 1. 7 % 8. 4 % 4. 3 % 4. 3 % 7. 9 %5.4 % F. F . = 2 5 1 . 3 0 2 % 1 . 5 % 1 . 5 % 2 % 2 % 0. 4 % 0. 4 % 0. 5 % 0. 7 % 0. 3 % 0 . 4 % 0. 9 % 0. 9 % 0. 7 % 0. 5 % 0. 3 % 0 . 4 % 0. 7 % 0. 7 % 0. 7 % 0 . 4 % 0 . 5 % 0 . 5 % 0. 4 % 1% 0. 7 % 0 . 3 % (2 4 9 . 1 8 R I M ) (2 4 0 . 5 0 I N V ) BI O R E T E N T I O N AR E A 8 0 S F , W / 24 " O F G R A V E L BI O R E T E N T I O N AR E A 2 2 5 S F , W / 24 " O F G R A V E L BI O R E T E N T I O N AR E A 1 2 4 S F , W / 12 " O F G R A V E L BI O R E T E N T I O N AR E A 1 2 4 S F , W / 12 " O F G R A V E L 6' W O O D F E N C E ON S I T E W A L L GR A D I N G As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T A t t a c h m e n t 2 A R C 1 - 1 6 B A3 . 1AA3 . 1 C A3 . 2 D A3 . 2 F A3 . 3 D A3 . 2 B A3 . 1AA3 . 1 C A3 . 2 F A3 . 3 10 2 KI T C H E N 9' - 3 " R 2468 HC LI V I N G 9'- 3 " 60 6 8 S L D 3068 SC 3 0 5 0 S H 2 0 3 0 S H 17 R UP NO O K 9'- 3 " LA U N D R Y 9'- 3 " PO R C H UN I T ' 1 ' ST A C K W/D 3 0 6 8 S C 30 5 0 S H 17 R DN CO N C R E T E ST O O P 30 5 0 S H BA T H 9'- 3 " 60 6 8 S L D 3 0 5 0 S H 3 0 6 8 S C GR E A T R M 9'- 3 " PO R C H CO N C R E T E ST O O P 2 4 6 8 H C UN I T ' 5 ' R KI T C H E N 9' - 3 " 2 0 3 0 S H 17 R UP 2 8 6 8 H C BA T H 9' - 3 " EN T R Y 9'- 3 " 11 1 11 1 3 0 6 8 S C FI R E EL E C T R I C A L GA S 3 0 6 8 S C 17 R UP 3 0 6 8 S C 3 0 6 8 S C 17 R UP 2 4 6 8 H C ST O R A G E ST O R A G E ST O R A G E 2 8 5 0 S C 2 8 5 0 S C 2 8 5 0 S C 15 ' - 0 " 13 ' - 8 " 17 ' - 3 " 7 0 ' - 8 " 3 ' - 9 1 / 2 " 1 8 ' - 6 1 / 2 " 2 4 ' - 0 " 1 8 ' - 6 1 / 2 " 3 ' - 9 1 / 2 " 73 ' - 0 " 6' - 1 0 1 / 2 " 22 ' - 1 " 16 ' - 8 " 18 ' - 1 " 5'- 3 1 / 2 " 7 0 ' - 8 " 1 ' - 6 " 1 1 ' - 1 0 " 9 ' - 0 " 4 ' - 0 " 1 ' - 6 " 27 ' - 3 1 / 2 " 18 ' - 4 " 5'- 9 1 / 2 " 7'- 6 " 7'- 7 " 4' - 2 " 1 7 ' - 1 " 1 8 ' - 0 " 2 1 ' - 1 " 2'- 4 " 4 ' - 0 " 7'- 6 1 / 2 " 10 ' - 6 1 / 2 " 9'- 0 " 1 9 ' - 1 0 " 5 ' - 0 " 1 8 ' - 0 " 73 ' - 0 " 26 ' - 2 " 7' - 9 1 / 2 " 5'- 7 " 6'- 2 " 1 8 ' - 1 0 " 1 9 ' - 3 1 / 2 " 2 2 ' - 6 " 4 ' - 7 " 3 ' - 6 " 3 ' - 9 1 / 2 " 5 ' - 0 " 6 " 5 ' - 7 " 6 ' - 0 " 3 ' - 9 " 1 0 ' - 8 " 4'- 0 " 1 ' - 2 " 1 ' - 0 " 1 ' - 0 " 1'- 1 " 5'- 1 1 " 15 ' - 1 " 12 ' - 3 1 / 2 " 5'- 5 1 / 2 " 8'- 1 1 / 2 " 3'- 6 3 / 4 " 3' - 6 3 / 4 " 8" 2'- 2 " 9'- 3 1 / 2 " 4 ' - 2 " 4 ' - 1 0 " 1 1 ' - 1 0 " 8 ' - 0 " 3'- 6 3 / 4 " 3'- 6 3 / 4 " 6'- 3 " 4 ' - 3 " E A3 . 3 E A3 . 3 CA R P O R T 9'- 1 " CA R P O R T 9'- 1 " 10 1 10 1 10 3 10 3 10 3 10 3 10 3 10 3 2450 SC 10 5 10 9 B A3 . 1AA3 . 1 C A3 . 2 D A3 . 2 E A3 . 3 D A3 . 2 B A3 . 1AA3 . 1 C A3 . 2 E A3 . 3 10 2 KI T C H E N 7'- 3 " X 9 ' - 8 " X 9 ' - 3 " R 2468 HC LI V I N G 17 ' - 6 " X 1 0 ' - 1 1 " X 9 ' - 3 " 60 6 8 S L D 3068 SC 3 0 5 0 S H 3 0 3 6 S H 17 R UP NO O K 7'- 0 " X 1 0 ' - 0 " X 9 ' - 3 " LA U N D R Y 9'- 3 " PO R C H UN I T ' 1 ' ST A C K W/D 3 0 6 8 S C 40 5 0 S H 3 0 1 0 H S 17 R DN CO N C R E T E ST O O P 30 5 0 S H BA T H 9' - 3 " 60 6 8 S L D 3 0 5 0 S H 3 0 6 8 S C GR E A T R M 19 ' - 5 " X 1 7 ' - 1 1 " X 9 ' - 3 " PO R C H CO N C R E T E ST O O P 2 4 6 8 H C UN I T ' 5 ' R KI T C H E N 8' - 0 " X 1 1 ' - 0 " X 9 ' - 3 " 3 0 3 6 S H 17 R UP 2 8 6 8 H C BA T H 9' - 3 " 30 1 0 H S EN T R Y 9'- 3 " 10 6 10 6 3068 SCFI R E EL E C T R I C A L GA S 3 0 6 8 S C 17 R UP 3 0 6 8 S C 3 0 6 8 S C 17 R UP 2 4 6 8 H C 8' - 0 " 7'- 1 1 1 / 2 " 9'- 7 " 4'- 0 " 16 ' - 4 1 / 2 " 6 8 ' - 8 " 3 ' - 9 1 / 2 " 7 ' - 2 1 / 2 " 3 ' - 4 " 8 ' - 0 " 2 4 ' - 0 " 8 ' - 0 " 3 ' - 4 " 7 ' - 2 1 / 2 " 3 ' - 9 1 / 2 " 73 ' - 0 " 7'- 0 " 5'- 2 " 4'- 0 " 16 ' - 1 " 18 ' - 1 " 3'- 9 1 / 2 " 1' - 6 " 7 0 ' - 8 " 1 ' - 6 " 1 2 ' - 6 " 8 ' - 0 " 5 ' - 4 " 1 1 ' - 1 0 " 1 ' - 6 " 27 ' - 3 1 / 2 " 18 ' - 4 " 5'- 9 1 / 2 " 7' - 6 " 7'- 7 " 3' - 2 " 1'- 0 " 1 7 ' - 1 " 1 6 ' - 0 " 2 2 ' - 1 " 3 ' - 9 1 / 2 " 2'- 4 " 1 ' - 0 " 4 ' - 0 " 7'- 0 1 / 2 " 11 ' - 0 1 / 2 " 8'- 0 " 1'- 0 " 8 ' - 0 " 5 ' - 0 " 1 ' - 0 " 1 6 ' - 0 " 73 ' - 0 " 25 ' - 8 " 8'- 1 " 5' - 3 1 / 2 " 5'- 8 " 1 8 ' - 3 1 / 2 " 1 8 ' - 3 1 / 2 " 2 4 ' - 6 " 4 ' - 7 " 3 ' - 6 " 3 ' - 9 1 / 2 " 5 ' - 0 " 6 " 5 ' - 7 " 6 ' - 0 " 3 ' - 4 " 4 ' - 2 1 / 2 " 2'- 8 " 3 ' - 9 " 1 ' - 1 0 " 1 0 ' - 8 " 4'- 0 " 13 ' - 4 1 / 2 " 1'- 0 " 3 ' - 9 1 / 2 " As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T FI R S T F L O O R - P R O P O S E D D E S I G N FI R S T F L O O R - P R E V I O U S D E S I G N A t t a c h m e n t 2 A R C 1 - 1 7 B A3 . 1AA3 . 1 C A3 . 2 D A3 . 2 F A3 . 3 D A3 . 2 B A3 . 1AA3 . 1 C A3 . 2 F A3 . 3 17 R DN BA T H 9' 2 4 6 8 H C BE D R M 9' DE N 9' DE C K 60 6 8 S L D 3 0 5 0 S H 30 4 0 S H 26 6 8 H C 20 3 0 S H 3 0 5 0 S H 30 4 0 S H 30 4 0 S H UN I T ' 1 ' A A 6 0 6 8 S L UN I T ' 4 ' 30 4 0 S H KI T C H E N 9' 16 R UP DI N I N G 9' GR E A T R M 9' UN I T ' 2 ' 17 R DN DE C K KI T C H E N 9' R 30 5 0 S H UN I T ' 3 ' 71 ' - 6 " 14 ' - 2 1 / 2 " 10 ' - 1 1 1 / 2 " 2'- 0 " 44 ' - 4 " 71 ' - 6 " 44 ' - 4 " 21 ' - 9 1 / 2 " 2'- 0 " 1 0 ' - 0 " 1 5 ' - 4 " 8 ' - 1 1 " 9 ' - 4 1 / 2 " 2 1 ' - 3 " 3 ' - 9 1 / 2 " 3 ' - 9 1 / 2 " 1 7 ' - 6 1 / 2 " 4 ' - 0 " 6 ' - 6 " 6 ' - 6 " 12 ' - 1 1 / 2 " 7'- 7 " 17 R DN BA T H 9' 2 4 6 8 H C DE N 9' BE D R M 9' DE C K 60 6 8 S L D 30 4 0 S H 26 6 8 H C 20 3 0 S H 3 0 5 0 S H 3 0 5 0 S H 30 4 0 S H 30 4 0 S H UN I T ' 5 ' A A 6 0 6 8 S L 30 5 0 S H 6 8 ' - 8 " 3 ' - 9 1 / 2 " 1 7 ' - 6 1 / 2 " 4 ' - 0 " 1 8 ' - 0 " 12 ' - 1 1 / 2 " 7'- 7 " 6 8 ' - 8 " 3'- 1 0 1 / 4 " 4'- 1 1 1 / 2 " 3'- 6 " 3'- 1 0 1 / 4 " 3' - 6 3 / 4 " 3' - 6 3 / 4 " 10 8 10 8 10 8 10 7 10 6 17 R DN 30 4 0 S H 16 R UP 4'- 8 " 3' - 9 1 / 2 " 17 R DN 60 6 8 S L D 60 6 8 S L D GR E A T R M 9' 16 R UP 30 4 0 S H BA T H 9' 24 6 8 H C DE C K DE C K KI T C H E N 8'- 2 " X 1 0 ' - 5 " X 9 ' R 20 3 0 S H DI N I N G 9' GR E A T R M 9' 3' - 4 1 / 2 " 2 0 3 0 S H 2 0 3 0 S H 2 4 6 8 H C BA T H 9' 6 0 6 8 S L D 3 0 5 0 S H 3 0 5 0 S H 2 0 3 0 S H 20 2 0 S H ( T ) 20 6 8 H C R 3 0 5 0 S H 10 ' - 9 1 / 2 " 10 ' - 9 1 / 2 " ST O R A G E 2 4 6 8 H C BA T H 9' 30 5 0 S H 30 5 0 S H 30 5 0 S H 3 0 3 6 S H 7'- 6 1 / 2 " 7' - 5 " 7'- 6 1 / 2 " 7' - 5 " 50 6 8 S L D 50 6 8 S L D DE C K DE C K 3' - 9 1 / 2 " 1'- 2 " 3'- 6 " 8'- 6 " 12 ' - 8 " 2'- 3 1 / 2 " 12 ' - 5 " 8 ' - 0 " 3 ' - 9 1 / 2 " 4 ' - 3 1 / 2 " 1 ' - 7 " 5 ' - 4 1 / 2 " 5 ' - 1 1 / 2 " 1 6 ' - 1 1 / 2 " 1' - 5 " 1 ' - 5 " 4 ' - 0 " 5'- 9 1 / 2 " 2'- 0 " 3 ' - 9 1 / 2 " 4 ' - 3 1 / 2 " 1 ' - 7 " 5 ' - 4 1 / 2 " 1' - 5 " 1 ' - 5 " 4 ' - 0 " 12 ' - 5 " 2'- 3 1 / 2 " 12 ' - 8 " 8'- 6 " 3'- 6 " 1'- 2 " 3' - 9 1 / 2 " 8 ' - 0 " 13 ' - 1 " 5'- 9 1 / 2 " 5'- 2 " 4'- 0 " 1' - 2 " 4 ' - 2 " 1 1 ' - 2 " 4'- 1 " 3'- 6 " 14 ' - 2 1 / 2 " 2 ' - 4 1 / 2 " 1'- 4 1 / 2 " 6 ' - 2 1 / 2 " 3 ' - 9 1 / 2 " 8 ' - 0 " E A3 . 3 E A3 . 3 10 7 10 6 10 8 10 8 10 8 10 8 11 0 11 0 11 0 11 0 11 0 11 0 11 0 B A3 . 1AA3 . 1 C A3 . 2 D A3 . 2 E A3 . 3 D A3 . 2 B A3 . 1AA3 . 1 C A3 . 2 E A3 . 3 17 R DN BA T H 9' 2 4 6 8 H C BE D R M 10 ' - 6 " X 1 9 ' - 1 1 " X 9 ' DE N 7'- 7 " X 9 ' - 3 " X 9 ' DE C K 60 6 8 S L D 4 0 5 0 S H 40 4 0 S H P R 3 0 6 8 H C 20 3 0 S H 4 0 5 0 S H 30 5 0 S H 30 5 0 S H UN I T ' 1 ' A A 3 0 6 8 F R ( T ) 6 0 6 8 S L 40 5 0 S H DI N I N G 12 ' - 7 " X 1 1 ' - 3 " X 9 ' UN I T ' 4 ' 40 4 0 S H KI T C H E N 7'- 0 " X 1 0 ' - 5 " X 9 ' 16 R UP PO R C H 2 4 6 8 H C BA T H 9' 2 0 3 0 S H 40 5 0 S H 40 5 0 S H DI N I N G 12 ' - 7 " X 1 1 ' - 3 " X 9 ' GR E A T R M 14 ' - 6 " X 1 0 ' - 6 " X 9 ' UN I T ' 2 ' DE C K 60 6 8 S L D 2 4 6 8 H C BA T H 9' 2 0 3 0 S H 40 5 0 S H GR E A T R M 13 ' - 2 " X 1 0 ' - 5 " X 9 ' DE C K 60 6 8 S L D 17 R DN PO R C H DE C K 4 0 4 0 S H 16 R UP 246 8 H C 4 0 5 0 S H DI N I N G 14 ' - 1 " X 1 0 ' - 0 " X 9 ' LI V I N G 14 ' - 1 " X 1 0 ' - 0 " X 9 ' FA M I L Y 13 ' - 2 " X 1 0 ' - 1 " X 9 ' R 3 0 3 6 S H KI T C H E N 8'- 0 " X 8 ' - 0 " X 9 ' 306 8 F R ( T ) 4 0 5 0 S H 3 0 5 0 S H R DE C K 30 3 6 S H 3 0 6 8 F R 3 0 4 6 S H UN I T ' 3 ' 20 5 0 S H 71 ' - 6 " 7'- 1 0 1 / 2 " 5' - 5 " 8'- 2 " 12 ' - 5 1 / 2 " 2' - 0 " 15 ' - 2 1 / 2 " 71 ' - 6 " 14 ' - 8 1 / 2 " 8'- 5 1 / 2 " 12 ' - 8 1 / 2 " 7' - 7 " 5' - 5 " 8'- 2 " 14 ' - 5 1 / 2 " 3 ' - 0 " 5 ' - 0 " 8 ' - 3 1 / 2 " 1 0 ' - 8 " 8 ' - 0 " 7 ' - 1 0 1 / 2 " 8 ' - 3 " 8 ' - 0 " 5 ' - 0 " 3 ' - 0 " 1 ' - 6 " 1 1 ' - 0 " 1 1 ' - 4 " 3 ' - 6 " 3 ' - 0 " 5 ' - 5 " 6 ' - 3 1 / 2 " 3 ' - 0 " 2' - 0 " 10 ' - 7 1 / 2 " 7'- 5 " 7' - 6 1 / 2 " 7'- 7 " 6 ' - 6 " 2 ' - 6 " 1 ' - 0 " 17 R DN BA T H 9' 2 4 6 8 H C DE N 7'- 7 " X 9 ' - 3 " X 9 ' BE D R M 10 ' - 1 0 " X 1 9 ' - 1 1 " X 9 ' DE C K 60 6 8 S L D 40 4 0 S H P R 3 0 6 8 H C 20 3 0 S H 4 0 5 0 S H 4 0 5 0 S H 30 5 0 S H 30 5 0 S H UN I T ' 5 ' A A 3 0 6 8 F R ( T ) 6 0 6 8 S L KI T C H E N 7'- 0 " X 1 0 ' - 5 " X 9 ' EN T R Y 9' PO R C H R DE C K 30 3 6 S H 3 0 6 8 F R 20 5 0 S H 12 ' - 5 " 7'- 1 1 1 / 2 " 7 0 ' - 8 " 1 ' - 6 " 1 0 ' - 4 " 1 2 ' - 0 " 3 ' - 6 " 1 6 ' - 0 " 11 ' - 1 1 / 2 " 7' - 5 " 7'- 0 1 / 2 " 7'- 7 " 12 ' - 2 " 6 ' - 6 " 2 ' - 6 " 1 ' - 0 " 1' - 6 " 1' - 6 " 6 8 ' - 8 " 12 ' - 2 " 6 ' - 3 1 / 2 " 3 0 5 0 S H 4 ' - 4 1 / 2 " 3 ' - 7 1 / 2 " 5'- 8 1 / 2 " 3 ' - 0 " 2 ' - 6 1 / 2 " 2'- 7 " 12 ' - 7 1 / 2 " 2 ' - 0 " 4 ' - 6 " 3'- 1 0 1 / 4 " 2' - 0 " 10 ' - 3 1 / 2 " 10 ' - 8 " 3'- 9 1 / 2 " 3 ' - 0 " 5'- 8 1 / 2 " 3' - 9 1 / 2 " 3'- 9 1 / 2 " 8'- 6 " 3'- 1 1 " 4 ' - 4 1 / 2 " 3 ' - 7 1 / 2 " 2 ' - 1 0 " 8' - 9 1 / 2 " 3'- 1 1 " 2 ' - 3 1 / 2 " 3 ' - 9 1 / 2 " 2'- 7 " 12 ' - 1 1 / 2 " 3 ' - 9 1 / 2 " 4 ' - 1 " 7 ' - 3 " 10 ' - 2 1 / 2 " 8'- 6 " 3' - 0 " 3'- 1 0 1 / 4 " 3'- 6 3 / 4 " 3'- 6 3 / 4 " 10 1 10 1 10 1 10 1 10 1 10 1 10 1 10 1 10 3 10 4 10 5 10 3 10 4 10 5 1 ' - 0 " 2 ' - 9 1 / 2 " 60 6 8 S L D 17 R DN 9 1 / 2 " 40 4 0 S H 16 R UP 3' - 9 1 / 2 " 3'- 9 1 / 2 " 17 R DN 26 4 0 S H 2 ' - 9 1 / 2 " 1 ' - 0 " 1'- 5 1 / 2 " 9 1 / 2 " As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T SE C O N D F L O O R - P R O P O S E D D E S I G N SE C O N D F L O O R - P R E V I O U S D E S I G N A t t a c h m e n t 2 A R C 1 - 1 8 B A3 . 1AA3 . 1 C A3 . 2 D A3 . 2 F A3 . 3 D A3 . 2 B A3 . 1AA3 . 1 C A3 . 2 F A3 . 3 16 R DN 2468 HC 30 4 0 S H 30 5 0 S H 3 0 5 0 S H 30 5 0 S H 30 5 0 S H BA T H 8' BA T H 8' 2 4 6 8 H C 2 4 6 8 H C A A 6 0 6 8 B I - P A S S 26 6 8 H C 26 6 8 H C UN I T ' 4 ' 3 0 5 0 S H BE D R M 8' 16 R DN 246 8 H C 30 4 0 S H 30 5 0 S H 3 0 5 0 S H 30 5 0 S H 30 5 0 S H BA T H 8' BA T H 8' 2 4 6 8 H C 2 4 6 8 H C A A 6 0 6 8 B I - P A S S 50 6 8 B I - P A S S 26 6 8 H C 26 6 8 H C UN I T ' 2 ' 3 0 4 6 S H BE D R M 8' OF F I C E 8' BE D R M 8' 3 0 5 0 S H A A UN I T ' 3 ' 3 0 4 6 S H 10 6 10 7 10 7 10 6 10 7 10 6 16 R DN 2 4 6 8 H C 30 4 0 S H 6 0 6 8 S L D DE C K 3 0 5 0 S H 60 6 8 S L D DE C K 60 6 8 S L D DE C K BE D R M 8' BA T H 8' 2668 HC 24 6 8 H C 2 6 6 8 H C 50 6 8 B I - P A S S 50 6 8 B I - P A S S 50 6 8 B I - P A S S BE D R M 8' 30 5 0 S H 3 0 4 6 S H 3 0 4 6 S H 3 0 5 0 S H 50 ' - 3 " 16 ' - 4 " 8'- 9 " 14 ' - 2 1 / 2 " 10 ' - 1 1 1 / 2 " 6 5 ' - 8 " 2 ' - 3 1 / 2 " 2 1 ' - 3 " 3 3 ' - 7 1 / 2 " 8 ' - 6 " 50 ' - 3 " 16 ' - 4 " 8'- 9 " 13 ' - 1 1 " 7'- 1 0 1 / 2 " 6 5 ' - 8 " 2 ' - 3 1 / 2 " 1 7 ' - 6 1 / 2 " 1 8 ' - 0 " 1 7 ' - 6 1 / 2 " 2 ' - 3 1 / 2 " 3' - 6 " 3'- 6 " 2'- 3 1 / 2 " 3' - 6 " 3'- 6 " 2'- 3 1 / 2 " 2 ' - 3 1 / 2 " 5 ' - 8 1 / 2 " 2 ' - 3 1 / 2 " 5 ' - 8 1 / 2 " 3' - 4 1 / 2 " 4 ' - 0 " 4 ' - 0 " 6'- 0 " 12 ' - 2 " 14 ' - 0 1 / 2 " 1'- 2 " 1'- 2 " 7'- 1 1 / 2 " 5'- 4 1 / 2 " 5'- 8 " 6' - 6 " 5'- 8 " 14 ' - 0 1 / 2 " 1 8 ' - 3 " 3 ' - 0 " 1 4 ' - 9 1 / 2 " 3 ' - 6 " 1 2 ' - 6 1 / 2 " 2 ' - 9 1 / 2 " 2'- 0 " 14 ' - 4 " 7'- 1 " 3' - 2 1 / 2 " 2'- 9 1 / 2 " 1 1 " 5 ' - 1 " 2 ' - 6 " 3 ' - 6 " 3 ' - 3 1 / 2 " 4 ' - 1 1 " 4 ' - 4 " 4 ' - 1 1 " 4 ' - 4 " 2 ' - 3 1 / 2 " 7'- 5 1 / 2 " 4'- 3 1 / 2 " 6'- 8 " 1 2 ' - 0 " 3 ' - 6 " 3 ' - 6 " 3 ' - 6 " 5 ' - 1 1 " E A3 . 3 E A3 . 3 10 8 11 0 10 8 10 8 11 0 11 0 B A3 . 1AA3 . 1 C A3 . 2 D A3 . 2 E A3 . 3 D A3 . 2 B A3 . 1AA3 . 1 C A3 . 2 E A3 . 3 16 R DN 2468 HC 40 4 0 S H 30 5 0 S H 3 0 5 0 S H 30 5 0 S H 30 5 0 S H BA T H 8' BA T H 8' 2 4 6 8 H C 2 4 6 8 H C A A 6 0 6 8 B I - P A S S 6 0 6 8 B I - P A S S 26 6 8 H C 26 6 8 H C UN I T ' 4 ' 20 3 0 S H 20 3 0 S H 30 5 0 S H 3 0 5 0 S H BE D R M 11 ' - 0 " X 2 0 ' - 9 " X 8 ' BE D R M 11 ' - 0 " X 2 0 ' - 9 " X 8 ' 16 R DN 246 8 H C 40 4 0 S H 30 5 0 S H 3 0 5 0 S H 30 5 0 S H 30 5 0 S H BA T H 8' BA T H 8' 2 4 6 8 H C 2 4 6 8 H C A A 6 0 6 8 B I - P A S S 6 0 6 8 B I - P A S S 26 6 8 H C 26 6 8 H C UN I T ' 2 ' 20 3 0 S H 20 3 0 S H 30 5 0 S H 3 0 5 0 S H 3 0 4 0 S H 3 0 5 0 S H BE D R M 11 ' - 0 " X 2 0 ' - 9 " X 8 ' BE D R M 11 ' - 0 " X 2 0 ' - 9 " X 8 ' 30 5 0 S H 30 5 0 S H BA T H 8' 24 6 8 H C 2 0 3 0 S H 16 R DN 2 4 6 8 H C DE N 8'- 1 0 " X 7 ' - 1 1 " X 8 ' BE D R M 20 ' - 1 " X 1 0 ' - 5 " X 8 ' 3 0 5 0 S H 30 4 6 S H 4 0 4 0 S H 6 0 6 8 S L D DE C K 30 5 0 S H 2 6 6 8 H C A A UN I T ' 3 ' 3 0 4 0 S H 3 0 5 0 S H 2 0 3 0 S H 10 1 10 3 10 4 10 5 10 3 10 4 10 5 10 3 10 4 10 5 51 ' - 9 " 3'- 1 1 / 2 " 12 ' - 8 1 / 2 " 7'- 1 0 1 / 2 " 13 ' - 7 " 10 ' - 1 1 / 2 " 2'- 4 " 2' - 0 " 6 5 ' - 8 " 1 ' - 6 " 1 3 ' - 9 1 / 2 " 8 ' - 3 " 7 ' - 1 0 1 / 2 " 1 1 ' - 8 1 / 2 " 2 1 ' - 0 1 / 2 " 1 ' - 6 " 52 ' - 3 " 3'- 7 1 / 2 " 12 ' - 8 1 / 2 " 7'- 1 0 1 / 2 " 13 ' - 7 " 12 ' - 5 1 / 2 " 2' - 0 " 6 5 ' - 8 " 1 ' - 6 " 1 0 ' - 1 1 " 1 1 ' - 5 " 1 8 ' - 0 " 1 1 ' - 5 " 1 0 ' - 1 1 " 1 ' - 6 " 25 ' - 1 " 2' - 6 " 2' - 0 " 2'- 0 " 10 ' - 8 1 / 2 " 2'- 3 1 / 2 " 11 ' - 3 1 / 2 " 24 ' - 7 " 2' - 6 " 2' - 0 " 5'- 4 1 / 2 " 5'- 4 1 / 2 " 13 ' - 1 0 " 5'- 4 1 / 2 " 5'- 4 1 / 2 " 14 ' - 4 " 2'- 0 " 10 ' - 8 1 / 2 " 2'- 3 1 / 2 " 11 ' - 3 1 / 2 " 4 ' - 0 " 1 0 ' - 0 " 4 ' - 0 " 1 ' - 0 " 1 ' - 0 " 2' - 0 " 5'- 8 1 / 2 " 2'- 3 1 / 2 " 7'- 0 " 7'- 8 " 8'- 2 1 / 2 " 7 ' - 6 1 / 2 " 4 ' - 1 " 3 ' - 9 1 / 2 " 1'- 5 " 1' - 2 " 3'- 6 " 3'- 9 1 / 2 " 2'- 3 1 / 2 " 9 ' - 3 1 / 2 " 3 ' - 1 0 " 8 ' - 2 1 / 2 " 1'- 5 " 1' - 2 " 3'- 6 " 3'- 9 1 / 2 " 2'- 3 1 / 2 " 9 ' - 3 1 / 2 " 3 ' - 1 0 " 8 ' - 2 1 / 2 " 6 " 2 ' - 3 1 / 2 " 6 ' - 6 " 6 " 2 ' - 3 1 / 2 " 6 ' - 6 " As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T TH I R D F L O O R - P R O P O S E D D E S I G N TH I R D F L O O R - P R E V I O U S D E S I G N A t t a c h m e n t 2 A R C 1 - 1 9 B A3 . 1AA3 . 1 C A3 . 2 D A3 . 2 F A3 . 3 D A3 . 2 C A3 . 2 F A3 . 3 17 R UP 17 R DN 17 R UP 17 R UP 17 R UP 5: 1 2 PI T C H 5:1 2 PI T C H HIP DS 10 1 10 3 10 4 DS 10 3 DS 10 3 DS 10 3 DS 10 3 DS 10 3 DS 10 3 DS 10 3 DS 10 3 DS 10 3 10 1 R I D G E R I D G E 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5: 1 2 PIT C H 5: 1 2 PIT C H 10 4 10 4 10 4 01 10 4 10 4 10 4 E A3 . 3 E A3 . 3 C A3 . 2 D A3 . 2 F A3 . 3 D A3 . 2 C A3 . 2 F A3 . 3 17 R DN 16 R UP 17 R DN 17 R DN 17 R DN 16 R UP 17 R DN 16 R UP RI D G E 5 : 1 2 P I T C H 5 : 1 2 P I T C H RI D G E 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H DS 10 3 DS 10 3 DS 10 3 DS 10 3 DS 10 3 DS 10 3 DS 10 3 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 10 1 10 1 10 4 10 4 10 4 10 4 E A3 . 3 E A3 . 3 C A3 . 2 D A3 . 2 F A3 . 3 D A3 . 2 B A3 . 1 A A3 . 1 C A3 . 2 F A3 . 3 16 R DN 16 R DN 16 R DN VALLEY HIP HIP HIP VALLEYVA L L E Y HIPHIP H I P VA L L E Y VA L L E Y HIP H I P HIP V A L L E Y HIP HIP HIP H I P HIP HIP R I D G E R I D G E R I D G E RI D G E RI D G E RI D G E RI D G E 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5 : 1 2 P I T C H 5: 1 2 PI T C H 5: 1 2 PI T C H 5: 1 2 PIT C H 5: 1 2 PIT C H 5: 1 2 PIT C H 5: 1 2 PI T C H 10 4 10 4 10 4 10 4 10 4 10 4 10 1 10 1 10 1 DS 10 3 DS 10 3 DS 10 3 DS 10 3 DS 10 3 DS 10 3 DS 10 3 DS 10 3 10 4 10 4 10 4 10 4 10 4 10 4 10 4 E A3 . 3 E A3 . 3 As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T FI R S T F L O O R R O O F SE C O N D F L O O R R O O F TH I R D F L O O R R O O F A t t a c h m e n t 2 A R C 1 - 2 0 AV E R A G E N A T U R A L G R A D E = 2 5 0 . 0 4 FI N F L R TO P P L A T E BO T O F H D R BO T O F H D R FI N F L R BO T O F H D R FI N F L R TO P P L A T E 6 ' - 8 " 9 ' - 5 " 9 ' - 1 " 6 ' - 8 " 8 ' - 1 " 6 ' - 8 " FI N F L R TO P P L A T E BO T O F H D R FI N F L R BO T O F H D R FI N F L R TO P P L A T E 6 ' - 8 " 9 ' - 5 " 9 ' - 1 " 6 ' - 8 " 8 ' - 1 " 6 ' - 8 " TO P P L A T E 20 4 20 1 20 2 20 3 20 6 20 5 20 8 BO T O F H D R TO P P L A T E 21 2 21 1 2 ' - 0 " TO P P L A T E 2 ' - 0 " TO P P L A T E 3 ' - 6 " TO P P L A T E 5 12 FI N F L R TO P P L A T E BO T O F H D R BO T O F H D R FI N F L R BO T O F H D R FI N F L R TO P P L A T E 6 ' - 8 " 9 ' - 5 " 9 ' - 1 " 6 ' - 8 " 8 ' - 1 " 6 ' - 8 " FI N F L R TO P P L A T E BO T O F H D R FI N F L R BO T O F H D R FI N F L R TO P P L A T E 6 ' - 8 " 9 ' - 5 " 9 ' - 1 " 6 ' - 8 " 8 ' - 1 " 6 ' - 8 " TO P P L A T E 20 4 20 1 20 2 20 3 20 6 20 5 20 8 20 7 20 9 BO T O F H D R TO P P L A T E AV E R A G E N A T U R A L G R A D E = 2 5 0 . 0 4 21 2 3 5 ' - 0 " B U I L D I N G H E I G H T KE Y N O T E : 20 1 L A N D M A R K C L A S S ' A ' C O M P S H I N G L E R O O F P E R OW N E R ( M O I R E B L A C K ) 20 2 2 X 6 H E M F I R F A S C I A ( H U S H G R A Y = K M 4 9 0 5 ) 20 3 S I D I N G E X T E R I O R P E R O W N E R ( D A R K B L U E = KM 5 8 0 7 R O L L I N G S E A ) 20 4 S M O O T H S T U C C O F I N I S H E X T E R I O R P E R O W N E R (M E D I U M = K M 4 9 0 7 G A L L E R Y G R A Y ) 20 5 6 X 6 W O O D P O S T W / 3 6 " H I G H B U I L D O U T ( H U S H GR A Y = K M 4 9 0 5 ) 20 6 2 6 G A . W E E P S C R E E D @ B A S E O F S T U C C O 20 7 1 X T R I M ( H U S H G R A Y = K M 4 9 0 5 ) 20 8 4 2 " H I G H G U A R D R A I L & S T A I R S ( H U S H G R A Y = KM 4 9 0 5 ) 20 9 6 X C O R B E L K I C K E R ( H U S H G R A Y = K M 4 9 0 5 ) 21 0 6 X D E C O R A T I V E B E A M ( H U S H G R A Y = K M 4 9 0 5 ) 21 1 E G L O W A L L M O U N T E D O U T D O O R L I G H T F I X T U R E +7 2 " U . N . O . , T O B E D O W N W A R D F A C I N G 21 2 G A B L E E N D V E N T As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T PR O P O S E D F R O N T E L E V A T I O N ' F E R R I N I ' PR E V I O U S F R O N T E L E V A T I O N ' F E R R I N I ' EG L O W A L L L U M I N A I R , #9 4 1 0 2 A t t a c h m e n t 2 A R C 1 - 2 1 FI N F L R BO T O F H D R BO T O F H D R TO P P L A T E FI N F L R TO P P L A T E 9 ' - 1 " 6 ' - 8 " 9 ' - 5 " 6 ' - 8 " FI N F L R TO P P L A T E BO T O F H D R FI N F L R TO P P L A T E BO T O F H D R FI N F L R TO P P L A T E 8 ' - 1 " 6 ' - 8 " 9 ' - 1 " 6 ' - 8 " 9 ' - 1 " TO P P L A T E ST A I R L A N D I N G BO T O F H D R TO P P L A T E FI N F L R 8 ' - 1 " 6 ' - 8 " LA N D I N G 20 1 20 2 20 3 20 4 20 6 20 7 20 8 20 9 5 ' - 2 " 2 ' - 0 " 7 ' - 1 " 6 ' - 0 " 5 ' - 2 " B O H D R T P 3 5 ' - 0 " B U I L D I N G H E I G H T FI N F L R BO T O F H D R BO T O F H D R TO P P L A T E FI N F L R TO P P L A T E 9 ' - 1 " 6 ' - 8 " 9 ' - 5 " 6 ' - 8 " FI N F L R TO P P L A T E FI N F L R TO P P L A T E BO T O F H D R FI N F L R TO P P L A T E 8 ' - 1 " 6 ' - 8 " 9 ' - 1 " 9 ' - 1 " BO T O F H D R TO P P L A T E FI N F L R 8 ' - 1 " 6 ' - 8 " LA N D I N G 20 1 20 2 20 3 20 4 20 6 20 7 7 ' - 1 " 6 ' - 0 " 5 ' - 2 " B O H D R T P 3 5 ' - 0 " B U I L D I N G H E I G H T 21 1 2 ' - 0 " TO P P L A T E 3 ' - 6 " TO P P L A T E 6 ' - 2 3 / 4 " LA N D I N G 5 12 KE Y N O T E : 20 1 L A N D M A R K C L A S S ' A ' C O M P S H I N G L E R O O F P E R OW N E R ( M O I R E B L A C K ) 20 2 2 X 6 H E M F I R F A S C I A ( H U S H G R A Y = K M 4 9 0 5 ) 20 3 S I D I N G E X T E R I O R P E R O W N E R ( D A R K B L U E = KM 5 8 0 7 R O L L I N G S E A ) 20 4 S M O O T H S T U C C O F I N I S H E X T E R I O R P E R O W N E R (M E D I U M = K M 4 9 0 7 G A L L E R Y G R A Y ) 20 5 6 X 6 W O O D P O S T W / 3 6 " H I G H B U I L D O U T ( H U S H GR A Y = K M 4 9 0 5 ) 20 6 2 6 G A . W E E P S C R E E D @ B A S E O F S T U C C O 20 7 1 X T R I M ( H U S H G R A Y = K M 4 9 0 5 ) 20 8 4 2 " H I G H G U A R D R A I L & S T A I R S ( H U S H G R A Y = KM 4 9 0 5 ) 20 9 6 X C O R B E L K I C K E R ( H U S H G R A Y = K M 4 9 0 5 ) 21 0 6 X D E C O R A T I V E B E A M ( H U S H G R A Y = K M 4 9 0 5 ) 21 1 E G L O W A L L M O U N T E D O U T D O O R L I G H T F I X T U R E +7 2 " U . N . O . , T O B E D O W N W A R D F A C I N G 21 2 G A B L E E N D V E N T As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T PR O P O S E D R I G H T E L E V A T I O N PR E V I O U S R I G H T E L E V A T I O N A t t a c h m e n t 2 A R C 1 - 2 2 AV E R A G E N A T U R A L G R A D E = 2 4 8 . 4 2 FI N F L R TO P P L A T E BO T O F H D R FI N F L R TO P P L A T E 9 ' - 1 " 6 ' - 8 " 9 ' - 1 " 6 ' - 8 " 8 ' - 1 " BO T O F H D R FI N F L R TO P P L A T E FI N F L R TO P P L A T E BO T O F H D R FI N F L R TO P P L A T E 9 ' - 1 " 6 ' - 8 " 9 ' - 1 " 6 ' - 8 " 8 ' - 1 " BO T O F H D R FI N F L R TO P P L A T E ST A I R L A N D I N G TO P P L A T E ST A I R L A N D I N G TO P P L A T E 5 ' - 2 " 2 ' - 0 " 20 3 20 1 20 2 20 7 20 4 20 6 5 ' - 2 " 2 ' - 0 " 3 ' - 6 " TO P P L A T E 3 ' - 6 " TO P P L A T E 5 12 FI N F L R TO P P L A T E BO T O F H D R FI N F L R TO P P L A T E 9 ' - 1 " 6 ' - 8 " 9 ' - 1 " 6 ' - 8 " 8 ' - 1 " BO T O F H D R FI N F L R TO P P L A T E FI N F L R TO P P L A T E BO T O F H D R FI N F L R TO P P L A T E 9 ' - 1 " 6 ' - 8 " 9 ' - 1 " 6 ' - 8 " 8 ' - 1 " BO T O F H D R FI N F L R TO P P L A T E ST A I R L A N D I N G TO P P L A T E ST A I R L A N D I N G TO P P L A T E 5 ' - 2 " 2 ' - 0 " 20 8 20 3 20 1 20 2 20 7 20 4 20 6 20 9 AV E R A G E N A T U R A L G R A D E = 2 4 8 . 4 2 5 ' - 2 " 2 ' - 0 " 3 5 ' - 0 " B U I L D I N G H E I G H T As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T PR O P O S E D R E A R E L E V A T I O N PR E V I O U S R E A R E L E V A T I O N KE Y N O T E : 20 1 L A N D M A R K C L A S S ' A ' C O M P S H I N G L E R O O F P E R OW N E R ( M O I R E B L A C K ) 20 2 2 X 6 H E M F I R F A S C I A ( H U S H G R A Y = K M 4 9 0 5 ) 20 3 S I D I N G E X T E R I O R P E R O W N E R ( D A R K B L U E = KM 5 8 0 7 R O L L I N G S E A ) 20 4 S M O O T H S T U C C O F I N I S H E X T E R I O R P E R O W N E R (M E D I U M = K M 4 9 0 7 G A L L E R Y G R A Y ) 20 5 6 X 6 W O O D P O S T W / 3 6 " H I G H B U I L D O U T ( H U S H GR A Y = K M 4 9 0 5 ) 20 6 2 6 G A . W E E P S C R E E D @ B A S E O F S T U C C O 20 7 1 X T R I M ( H U S H G R A Y = K M 4 9 0 5 ) 20 8 4 2 " H I G H G U A R D R A I L & S T A I R S ( H U S H G R A Y = KM 4 9 0 5 ) 20 9 6 X C O R B E L K I C K E R ( H U S H G R A Y = K M 4 9 0 5 ) 21 0 6 X D E C O R A T I V E B E A M ( H U S H G R A Y = K M 4 9 0 5 ) 21 1 E G L O W A L L M O U N T E D O U T D O O R L I G H T F I X T U R E +7 2 " U . N . O . , T O B E D O W N W A R D F A C I N G 21 2 G A B L E E N D V E N T A t t a c h m e n t 2 A R C 1 - 2 3 FI N F L R TO P P L A T E BO T O F H D R FI N F L R TO P P L A T E 9 ' - 5 " 6 ' - 8 " 9 ' - 1 " BO T O F H D R 6 ' - 8 " FI N F L R BO T O F H D R TO P P L A T E FI N F L R TO P P L A T E 9 ' - 1 " 6 ' - 8 " 9 ' - 1 " 6 ' - 8 " 8 ' - 1 " BO T O F H D R TO P P L A T E FI N F L R 20 9 20 1 20 2 20 3 20 4 20 5 20 6 20 7 20 8 20 9 7 ' - 1 " 6 ' - 0 " 5 ' - 2 " B O H D R T P LA N D I N G 3 5 ' - 0 " B U I L D I N G H E I G H T FI N F L R BO T O F H D R TO P P L A T E 9 ' - 1 " 6 ' - 8 " 9 ' - 1 " BO T O F H D R 6 ' - 8 " FI N F L R TO P P L A T E TO P P L A T E 9 ' - 1 " 9 ' - 1 " 6 ' - 8 " 8 ' - 1 " BO T O F H D R TO P P L A T E FI N F L R 20 1 20 2 20 3 20 4 20 5 20 6 20 7 20 9 7 ' - 1 " 6 ' - 0 " 5 ' - 2 " B O HD R T P LA N D I N G 3 5 ' - 0 " B U I L D I N G H E I G H T 21 1 3 ' - 6 " TO P P L A T E 2 ' - 0 " TO P P L A T E LA N D I N G LA N D I N G 6 ' - 2 3 / 4 " 5 ' - 2 " 1 0 ' - 7 " TO P P L A T E FI N F L R FI N F L R 5 12 As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T PR O P O S E D L E F T E L E V A T I O N PR E V I O U S L E F T E L E V A T I O N KE Y N O T E : 20 1 L A N D M A R K C L A S S ' A ' C O M P S H I N G L E R O O F P E R OW N E R ( M O I R E B L A C K ) 20 2 2 X 6 H E M F I R F A S C I A ( H U S H G R A Y = K M 4 9 0 5 ) 20 3 S I D I N G E X T E R I O R P E R O W N E R ( D A R K B L U E = KM 5 8 0 7 R O L L I N G S E A ) 20 4 S M O O T H S T U C C O F I N I S H E X T E R I O R P E R O W N E R (M E D I U M = K M 4 9 0 7 G A L L E R Y G R A Y ) 20 5 6 X 6 W O O D P O S T W / 3 6 " H I G H B U I L D O U T ( H U S H GR A Y = K M 4 9 0 5 ) 20 6 2 6 G A . W E E P S C R E E D @ B A S E O F S T U C C O 20 7 1 X T R I M ( H U S H G R A Y = K M 4 9 0 5 ) 20 8 4 2 " H I G H G U A R D R A I L & S T A I R S ( H U S H G R A Y = KM 4 9 0 5 ) 20 9 6 X C O R B E L K I C K E R ( H U S H G R A Y = K M 4 9 0 5 ) 21 0 6 X D E C O R A T I V E B E A M ( H U S H G R A Y = K M 4 9 0 5 ) 21 1 E G L O W A L L M O U N T E D O U T D O O R L I G H T F I X T U R E +7 2 " U . N . O . , T O B E D O W N W A R D F A C I N G 21 2 G A B L E E N D V E N T A t t a c h m e n t 2 A R C 1 - 2 4 FI N F L R = 2 5 1 . 3 4 ' 3 4 ' - 9 1 / 2 " B U I L D I N G H E I G H T FI N F L R = 2 5 1 . 5 2 ' AV E R A G E N A T U R A L G R A D E = 2 4 9 . 4 9 ' P L FE R R I N I R O A D P L EG = 2 4 8 . 9 5 ' F L = 2 5 1 . 6 0 ' ( E ) B U I L D I N G F L = 2 5 0 . 5 1 ' FG = 2 5 0 . 6 7 ' FS = 2 5 0 . 9 5 ' 15 ' - 0 " S E T B A C K UN I T ' 5 ' CA R P O R T 5' - 0 " S E T B A C K 5' - 0 " SE T B A C K 19 ' - 6 1 / 2 " SE T B A C K 3 4 ' - 9 1 / 2 " B U I L D I N G H E I G H T 1 0 ' - 8 3 / 4 " H E I G H T 2 9 ' - 0 3 / 4 " H E I G H T 5 12 DI N I N G BE D R M BA T H BE D R M BE D R M EN T R Y BA T H BA T H GR E A T R M AV E R A G E N A T U R A L G R A D E = 2 4 9 . 6 8 ' P L F L = 2 5 1 . 2 4 ' P L EG = 2 4 8 . 3 4 ' EG = 2 5 1 . 0 2 ' 9' - 9 1 / 2 " S E T B A C K 3 5 ' - 0 " B U I L D I N G H E I G H T 3 0 ' - 1 3 / 4 " H E I G H T 7 ' - 0 " 7' - 6 " S E T B A C K 2 4 ' - 0 " H E I G H T 9' - 9 1 / 2 " S E T B A C K 3 5 ' - 0 " B U I L D I N G H E I G H T 3 0 ' - 1 3 / 4 " H E I G H T 7'- 6 " S E T B A C K 2 4 ' - 0 " H E I G H T DR I V E W A Y DR I V E W A Y FS = 2 5 1 . 2 8 ' FS = 2 5 1 . 3 6 ' FS = 2 5 1 . 3 0 ' FS = 2 5 1 . 3 0 ' 6' - 0 " S E T B A C K 6' - 0 " S E T B A C K 5 12 KI T C H E N BA T H KI T C H E N BA T H As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T SE C T I O N ' A ' SE C T I O N ' D ' F E R R I N I A t t a c h m e n t 2 A R C 1 - 2 5 LI V I N G FI N F L R TO P P L A T E FI N F L R FI N F L R TO P P L A T E 9 ' - 5 " 9 ' - 1 " 8 ' - 1 " FI N F L R TO P P L A T E FI N F L R FI N F L R TO P P L A T E 9 ' - 5 " 9 ' - 1 " 8 ' - 1 " TO P P L A T E TO P P L A T E 5 12 DE N GR E A T R M DE N BA T H BA T H As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T SE C T I O N F E R R I N I A t t a c h m e n t 2 A R C 1 - 2 6 E E E F E R R I N I R O A D (E ) 4 " T R E E TO R E M A I N (E ) W O O D FE N C E T O RE M A I N ( E ) B U I L D I N G ( E ) B U I L D I N G (E ) F E N C E (E ) 6 " P E A R TO R E M A I N (E ) 1 2 " P E A R TO R E M A I N (E ) 1 0 " P E A R TO R E M A I N PL A N T L I S T DW A R F H E M E R O C A L L I S HY B R I D S MY R S I N E AF R I C A N A TR E E S SH R U B S & P E R E N N I A L S BO T A N I C A L N A M E QT Y CO M M O N N A M E SI Z E OR A N G E T R E E 1 CI T R U S 15 G PI S T A C I A C H I N E N S I S 2 CH I N E S E P I S T A C H E 15 G BE R B E R I S T H U N B E R G I I ' A T R O P U R P U R E A ' 5 PU R P L E J A P A N E S E B A R B E R R Y 5G HE M E R O C A L L I S D W A R F H Y B R I D S 45 DW A R F D A Y - L I L Y 1G MY R S I N E A F R I C A N A 24 AF R I C A N B O X W O O D 5G NA N D I N A D O M E S T I C A ' P L U M P A S S I O N ' 12 HE A V E N L Y B A M B O O 5G PI T T O S P O R U M T O B I R A ' V A R I E G A T A ' 2 VA R I E G A T E D T O B I R A 5G RO S M A R I N U S O F F I C I N A L I S ' C O L L I N G W O O D I N G R A M ' 3 RO S E M A R Y 5G SA L V I A L E U C A N T H A 11 ME X I C A N B U S H S A G E 5G SA R C O C O C C A R U S C I F O L I A 1 SW E E T B O X 5G SO L L Y A H E T E T P H Y L L A 8 AU S T R A L I A B L U E B E L L C R E E P E R 5G ZA N T E D I S C H I A 13 CA L L A 1G AL L I U M T U B E R O S U M 27 CH I V E S 1G HE R B S OC I M I U M B A S I L U M 22 BA S I L 1G PI T T O S P O R U M TO B I R A ZA N T E D I S C H I A BE R B E R I S T H U N B E R G I I 'A T R O P U R P U R E A ' SA R C O C O C C A RU S C I F O L I A NA N D I N A D O M E S T I C A 'P L U M P A S S I O N ' RO S M A R I N U S O F F I C I N A L I S 'C O L L I N G W O O D I N G R A M ' SA L V I A LE U C A N T H A PI S T A C I A CH I N E N S I S AL L I U M TU B E R O S U M OC I M I U M BA S I L U M SO L L Y A HE T E T P H Y L L A OR A N G E TR E E NO T E : T R E E S P E C I E S A N D P L A N T I N G D E T A I L S S H A L L C O N F O R M T O CI T Y E N G I N E E R I N G S T A N D A R D S # 8 0 1 0 A N D # 8 2 2 0 . SA L V I A L E U C A N T H A SA L V I A LE U C A N T H A SA L V I A LE U C A N T H A SO L L Y A HE T E T P H Y L L A NA N D I N A D O M E S T I C A 'P L U M P A S S I O N ' NA N D I N A D O M E S T I C A ' P L U M PA S S I O N ' BE R B E R I S T H U N B E R G I I 'A T R O P U R P U R E A ' BE R B E R I S T H U N B E R G I I 'A T R O P U R P U R E A ' ZA N T E D I S C H I A DW A R F H E M E R O C A L L I S HY B R I D S DW A R F H E M E R O C A L L I S HY B R I D S DW A R F H E M E R O C A L L I S H Y B R I D S DW A R F H E M E R O C A L L I S HY B R I D S DW A R F H E M E R O C A L L I S HY B R I D S DW A R F H E M E R O C A L L I S HY B R I D S PE D E S T A L MA I L B O X MY R S I N E A F R I C A N A MY R S I N E AF R I C A N A MY R S I N E AF R I C A N A MY R S I N E A F R I C A N A AL L I U M TU B E R O S U M AL L I U M TU B E R O S U M OC I M I U M BA S I L U M OC I M I U M BA S I L U M RO S M A R I N U S O F F I C I N A L I S 'C O L L I N G W O O D I N G R A M ' RO S M A R I N U S O F F I C I N A L I S 'C O L L I N G W O O D I N G R A M ' PI T T O S P O R U M TO B I R A PI S T A C I A CH I N E N S I S PI S T A C I A CH I N E N S I S ER I O B O T R Y A JA P O N I C A LA N D S C A P E As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T A t t a c h m e n t 2 A R C 1 - 2 7 As h l e y &Va n c e G, C 14 1 3 M o n t e r e y 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 ( 8 0 5 ) 5 4 5 - 0 0 1 0 ( 3 2 3 ) 7 4 4 - 0 0 1 0 ww w . a s h l e y v a n c e . c o m C I V I L S T R U C T U R A L DA T E SC A L E SH E E T NO T E : PA R K I N G M A N E U V E R S U T I L I Z I N G S L O CI T Y T U R N I N G T E M P L A T E S T A N D A R D TU R N A R O U N D E X H I B I T A t t a c h m e n t 2 A R C 1 - 2 8 Minutesa+ ARCHITECTURAL REVIEW COMMISSION Monday, June 6, 2016 REGULAR MEETING CALL TO ORDER A Regular Meeting of the San Luis Obispo Architectural Review Commission was called to order on Monday, June 6, 2016 at 5:05 p.m. in the Council Chamber, located at 990 Palm Street, San Luis Obispo, California, by Chairperson Wynn. ROLL CALL PRESENT: Commissioners Curtis, Nemcik, Root, Soll, Vice- Chair Ehdaie, and Chair Wynn ABSENT: Commissioner Andreen STAFF: Deputy Community Development Director Doug Davidson; Associate Planner Rachel Cohen; Assistant Planner Januar Saptono; and Recording Secretary Monique Lomeli PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. PUBLIC HEARINGS 1. Citywide. ARCH -2408-2015; Review of City Wayfinding Signs: Downtown Orientation Map Kiosks and a new City Hall Information Center & Wayfinding Kiosk, including a categorical exemption from environmental review; City of San Luis Obispo Public Works Department, applicant. (Rachel Cohen) Associate Planner Rachel Cohen presented the staff report and recommendations. Applicant Representatives Pierre Rademaker and Debbie Rudd, RRM Design Group, narrated a PowerPoint presentation of the project and responded to Commission questions with regard to lighting, location of individual signs, design details, sign content, and height. PUBLIC COMMENT None. Attachment 3 ARC1 - 29 Commission discussion ensued regarding the wayfinding sign designed for City Hall, considering the suitability of the proposed design in comparison to a more traditional appearance to support the intended content of the sign and complement the exterior design of City Hall. The Commission discussed concerns with height of signage, commenting that the proposed 9 ft. height is inappropriate for the location; inquired whether or not height could be reduced without compromising content. Applicant Representative Rudd confirmed that the design could be modified to accommodate the preferred maximum height of 8 ft. Discussion ensued with regard to sign placement to preserve the viewshed of pedestrians and the surrounding buildings. ACTION: MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER SOLL, to adopt the City Wayfinding Signs program subject to additional conditions: 1) The colors of the City Hall Wayfinding Kiosk shall match the colors of City Hall. 2) The map and text of the City Hall Wayfinding Kiosk shall clearly communicate specific locations in the most user friendly manner possible. 3) The Downtown Orientation Map Kiosks shall be located where they do not impact viewsheds in the downtown including historic and significant architectural features as well as features to the satisfaction of the Community Development Director and the Public Works Director. 4) The Downtown Orientation Map Kiosks shall be no taller than 8 feet to the top of the "i." 5) The Downtown Orientation Map Kiosks shall be illuminated at the lowest levels needed to be usable at night. Commissioner Curtis stated that he would not be voting to approve because of inappropriate colors, materials, and design of the City Hall Wayfinding Sign, preferring the sleeker, more modern style of the other signs. Motion passed 5:1: 1 on the following roll call vote: AYES: Commissioners Nemcik, Ehdaie, Root, Soll, Wynn NOES: Commissioner Curtis ABSENT: Commissioner Andreen Architectural Review Commission Minutes June 6, 2016 Page 2 Attachment 3 ARC1 - 30 2. 774 Caudill Street, ARCH -2628-2016; Review of a new four-story mixed-use project, including ground floor commercial/retail space and 36 residential units. The project is requesting to construct a 47.5 -foot tall structure where 40 feet is normally allowed and includes a 3% mixed-use parking reduction and tandem parking, with a categorical exemption from environmental review; Caudill Street Partners, applicant. (Kyle Bell) ACTION: MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER SOLL, to continue item to June 20, 2016. Motion passed on the following 6: 0:1 vote: AYES: Commissioners Curtis, Ehdaie, Nemcik, Root, Soll, Wynn NOES: None ABSENT: Commissioner Andreen 3. 135 Ferrini Road. ARCH -2451-2015; Review of five new multi -family dwelling units, with a categorical exemption from environmental review; R-4 zone; Zac Missler, applicant Januar Saptono) Assistant Planner Saptono gave a brief overview of the project. Chair Wynn acknowledged receipt of agenda correspondence and opened the forum to questions for staff. Staff responded to Commission inquiries, indicating that a traffic study was considered and found to be unnecessary due to the unchanged zoning of the property and the fact that the project would not exceed density; stated that the street tree replacement would be per City ordinance and tree removal would be within the purview of the Commission as part of the development review. In response to further inquiries by the Commission, Staff stated that the applicant did consider and prepare for trash removal. Commission directed staff to address the need for more space around the accessible stall and side -loading area. In response to the Commission's direction, Staff stated willingness to add a condition for meeting City parking standards. In response to additional Commission inquiries, Staff stated that the applicant did not provide a shadow study for this project and explained the calculation of parking spaces. In response to Commission comments regarding massing and concerns pertaining to questionable bedroom dimensions, Deputy Director Davidson clarified that the project meets infill exemption criteria and does not require an environmental review. Architectural Review Commission Minutes June 6, 2016 Page 3 Attachment 3 ARC1 - 31 Applicant Representative Truitt Vance briefly presented comments on the project and addressed Commission comments, stating that no design exceptions were needed or requested; noted that the property was fully vetted and parking standards are being met; addressed bedroom dimension concerns, stating they are the result of having to scale the project down and also an attempt to preserve the desired courtyard design; requested specific direction with regard to the bedroom dimensions; stated that the five-foot blanket setback rule provides no way to get the vertical circulation needed. PUBLIC COMMENT San Luis Obispo residents Odile Ayral, Caixing Gu, and Sandra Rowley voiced concerns over increased traffic, negative effect on parking, privacy issues due to the proposed massing being larger than the average building in the neighborhood, and possibility of illegal conversion of dens to create additional bedrooms. End of Public Comments --- Commission discussion and feedback to Staff followed, specifically addressing the color palette, height, and massing concerns. ACTION: UPON MOTION BY VICE -CHAIR EHDAIE, SECONDED BY COMMISSIONER SOLL, the Commission continued the item to a date uncertain, with direction to the applicant 1) reduce massing, primarily focusing on bedroom size 2) simplify articulation including roof forms/planes and soften color palette, and 3) address parking conflict with building structural columns. Motion passed on the following 6:0:1 vote: AYES: Commissioners Curtis, Ehdaie, Nemcik, Root, Soil, Wynn NOES: None ABSENT: Commissioner Andreen COMMENT & DISCUSSION Deputy Director Davidson presented the agenda forecast. ADJOURNMENT Chair Wynn adjourned the meeting at 7:45 p.m. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: July 11th, 2016 Architectural Review Commission Minutes June 6, 2016 Page 4 Attachment 3 ARC1 - 32 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of a new three story multi-family residential project that includes five residential units, with a categorical exemption from environmental review. PROJECT ADDRESS: 135 Ferrini BY: Januar Saptono, Planning Technician Phone Number: (805) 781-7573 E-mail: jsaptono@slocity.org FILE NUMBER: ARCH-2451-2015 FROM: Tyler Corey, Principal Planner RECOMMENDATION Adopt the Draft Resolution (Attachment 1) which approves the five unit multi-family project, based on findings, and subject to conditions. SITE DATA Applicant Zac Missler Representative Truitt Vance Submittal Date April 21, 2016 Complete Date May 5, 2016 Zoning R-4 General Plan High Density Residential Site Area ~7,532 square feet Environmental Status Categorically Exempt from environmental review under Section 15332 (In-Fill Development Projects) of the CEQA Guidelines. SUMMARY The proposed project includes the construction of a new three-story multi-family residential complex on a 7,532 square foot site located at 135 Ferrini located in the High-Density Residential (R-4) zone. The new 5,899 square foot structure is contemporary in design and includes three one- bedroom and two two-bedroom units with carports on the first floor. Residential units range in size from approximately 900 to 1,300 square feet. As conditioned, the project will be designed consistent with the Infill Development and Multi-Family housing design sections of the Community Design Guidelines (CDG). 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: June 6, 2016 Item Number: 3 Attachment 4 ARC1 - 33 ARCH-2451-2015 135 Ferrini Road Page 2 2.0 PROJECT INFORMATION 2.1 Site Information/Setting Site Dimensions (approx.) Area: 7,532 square feet Width: 80.80 feet Depth: 93.22 feet Present Use & Development Single Family Residence and detached two car garage Land Use Designation High-Density Residential Topography Elevation: Flat Slope: 0% slope Access From Ferrini Rd. Surrounding Use/Zoning North: R-1 (Single family Use) South: R-4 (Single family Use) East: R-4 (Multi-family Use) West: R-4 (Multi-Family Use) 2.2 Project Description: A summary of the significant project features are included below (Attachment 3, Project Plans): 1. Redevelopment: New three story multi-family residential project (5,899 sq. ft.): • 5 residential units (3 one-bedroom units, 2 two-bedroom units) • 35 foot building height • Ground level parking court for 10 parking spaces (carports) 2. Design: Contemporary Townhouse architectural style that incorporates traditional architectural features, the project includes the following materials and features; • Stucco and wood lap siding • Neutral color palette (greys, dark blue, and orange accent) • Entry front porches and balconies on the upper floors • Gable and hip roof pitches 2.3 Project Statistics Item Proposed 1 Standard 2 Street Yard Setback 15’ 15’ Other Yard Setback 5‘ 5‘ Max. Height of Structure(s) 35’ 35’ Max. Building Coverage (footprint) ~55% 60% Parking Spaces 10 10 Notes: 1. Applicant’s project plans submitted 4/15/2016 2. City Zoning Regulations Attachment 4 ARC1 - 34 ARCH-2451-2015 135 Ferrini Road Page 3 3.0 PROJECT ANALYSIS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations and the CDG. Staff has evaluated the project’s consistency with relevant requirements and has found it to be in substantial compliance, as discussed in this analysis. 3.1 Site Plan: CDG Chapter 5.4 states that site planning should create a pleasant, comfortable, safe, and distinct place for residents. New development should respect the privacy of adjacent residential uses through appropriate building orientation and structure height without the project “turning its back” on the surrounding neighborhood. The main vehicle access for multi-family development should be through an attractive entry drive and avoid long monotonous parking drives and should not exceed the width of eight adjoining stalls. Staff Analysis: The proposed project provides residential units above parking areas, which is appropriate for projects with higher density housing so that parking areas do not become a visually dominate feature as viewed from the street. The proposed landscaping and incorporation of alternative paving materials separates the parking areas which minimizes the visual expansiveness of the paving area and provides a visual interest that buffers the building from the street and driveway areas. The project has been designed with the residential units oriented toward the street with sidewalk entrances that lead to front porches to provide a “walk-up” rather than “stacked” unit design. 3.2 Building Design: CDG Chapter 5.3 Infill Development states that residential structures should incorporate traditional architectural characteristics of existing houses in the neighborhood and use building materials that enhance desired neighborhood qualities to be compatible in scale, siting, detailing, and overall character with adjacent buildings within the neighborhood. CDG Chapter 5.4 Multi-Family Design states that multi-family housing should ensure that the height and bulk of the higher density projects do not impact adjacent lower density residential areas; in order to avoid becoming a visually dominate feature of a neighborhood multi-family structures with greater heights may require additional setbacks to provide a stepped-down design along the street frontage and incorporate significant wall and roof articulation into the building design to reduce the apparent scale. Staff Analysis: The overall height of the proposed building is approximately 35 feet, which is the maximum height allowed for the R-4 zone. The building design incorporates articulation that includes changes in wall planes and roof height to relieve the form and mass of the building from each elevation. The proposed building provides a stepped-down design along the street frontage and provides the third story toward the rear of the property to avoid visually dominating the neighborhood. The project proposes to use stucco and wood lap siding that is derived from traditional architectural styles in the surrounding neighborhood. The chosen color palette is compatible with colors of existing houses in the neighborhood because the project provides generally neutral colors, with the exception of the accent colors, which adds interest to the design and emphasizes changes in the building’s materials and surface planes. Overall, elevations are visually interesting and have been designed with various architectural treatments. Attachment 4 ARC1 - 35 ARCH-2451-2015 135 Ferrini Road Page 4 Discussion Item #1: Although the project provides several features to articulate the form and mass of the building, the ARC should discuss the scale of the proposed building in consideration of the context of the adjacent structures and the surrounding neighborhood. The adjacent properties include two single-family residences that are within the R-4 zone and it is anticipated they will be redeveloped at some point in the future to provide for higher density projects, however, the design of the subject property should consider the context of the existing neighborhood. CDG Chapter 5.4 Multi-Family Design strongly encourages the use of balconies, porches, and patios in order to help break up large wall masses and add human scale to structures. The proposed design could benefit from additional setbacks on the upper levels that could be utilized for larger private outdoor spaces for the tenants. The project has been designed with larger than average bedrooms that could be divided into additional bedrooms that would exceed the allowed density for the project site. Staff has provided Directional Item #1 to recommend modifications to the project design to address the apparent mass of the structure and the potential impact of additional bedrooms. Directional Item #1: CDG Chapter 5.4 states that structures with greater height may require additional setbacks so they do not shade adjacent properties. Staff recommends a greater setback of at least five feet on the upper levels of the proposed project by reducing the size of the bedrooms of each unit and providing additional private outdoor space for the tenants. In doing so, this would contribute to further reducing potential impacts of bedroom conversions and reduce the mass and scale of the structure. All private outdoor space shall be designed to respect the indoor and outdoor privacy of adjacent lower density residential uses (Attachment 1, Draft Resolution; Condition #2). 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. Figure 2: Street view from Ferrini Road. Figure 2: North/East bird-eye view Attachment 4 ARC1 - 36 ARCH-2451-2015 135 Ferrini Road Page 5 5.0 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. 6.0 ALTERNATIVES & RECOMMENDATION 6.1. Continue the project with direction to the applicant and staff on pertinent issues. 6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning Regulations, Community Design Guidelines or other policy document. 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Reduced Project Plans 4. Project Renderings Included in Commission member portfolio: Project plans Available at ARC hearing: color/materials board Attachment 4 ARC1 - 37 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Conceptual review and discussion of the Mission Plaza Concept Plan within the downtown Historic District. PROJECT ADDRESS: 989 Chorro Street. BY: Manny Guzman, Senior Civil Engineer Phone Number: 781-7423 E-mail: mguzman@slocity.org FILE NUMBER: OTHR-0172-2017 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Receive a presentation regarding the Mission Plaza Concept Plan and provide input on all design features. No formal action is requested at this time. Applicant City of San Luis Obispo Representative Manny Guzman, Public Works Department Zoning Downtown Commercial (C-D-H) zone, within the Downtown Historic District Environmental Status Discussion of the conceptual plan and consideration of items to be included for further consideration in the Mission Plaza Master Plan; does not constitute an action under CEQA. 1.0 SUMMARY Mission Plaza in downtown San Luis Obispo has a unique and special character that reflects our community’s culture and history. Since, September 1, 1772, when Father Junipero Serra conducted the founding mass at Mission San Luis Obispo de Tolosa, the Mission has become the community’s geographical, cultural and recreational center. The area in front of the church, the site of Mission Plaza, has been used for public gatherings of various sorts, including bull fights, from its earliest days until about 1800. However, as the community and the street network grew, the land in front of the Mission no longer functioned as a public gathering space. Instead, Monterey Street and private land holdings made up the area between the Mission and San Luis Creek. On November 22, 1970, almost 200 years after the founding of the Mission, and 20 years after local citizens began planning for the rebirth of a downtown gathering place; Mission Plaza was dedicated to the City. Since the 1970’s the Mission Plaza has been used for numerous festivals and gatherings. In 2014, the City funded a project to review the Mission Plaza’s present conditions, current uses, and to explore the potential expansion of the Mission Plaza into the adjacent Broad and Monterey streets through permanent or temporary street closures. Meeting Date: March 20, 2017 Item Number: 2 ARC2 - 1 OTHR-0172-2017 989 Chorro Street. Page 2 2.0 PROJECT INFORMATION/BACKGROUND The current draft Mission Plaza Concept Plan was developed based on community, business, and City feedback. During the past fourteen months, the City’s consultant, RRM Design Group (RRM), has performed a series of tasks to evaluate the Mission Plaza’s uses, existing infrastructure conditions, and the feasibility of expanding the Mission Plaza into Broad and Monterey st reets. A summary of the meetings and workshops held to gather feedback includes: 1. Individual interviews of 62 stakeholders 2. Two Mission Plaza Community Workshops (February 20th & June 29th) 3. Three Creative Vision Team meetings (July 12th, & September 1st & January 17th) 4. Joint Study Session between City Council & Planning Commission (October 4th) 5. Parks & Rec Commission Meeting (January 4th) 6. Cultural Heritage Commission Meeting (February 27th) Using the information gathered during the stakeholder and community meetings, RRM developed the conceptual Mission Plaza Plan (Attachment 1). The concept plan includes features that were identified through the public engagement process as important to the community. Proposed features include new public restrooms, lighting, directional signage, public art, historic and educational information, enhanced storm water management features, and improved ADA accessibility and multi- modal opportunities (modes of transport, walking, cycling, automobile). Figure 1: Mission Plaza Design Concept ARC2 - 2 OTHR-0172-2017 989 Chorro Street. Page 3 The conceptual Mission Plaza Plan also includes design elements such as the two-way “Woonerf concept” (which is being recommended for the “dogleg” at Broad to Monterey Streets). Woonerf is a design concept which transforms streets from car-centric space to shared space for vehicles, bicycles and pedestrians. A visual example is included in the figure below. Figure 2: Woonerf design concept In addition, the proposed Plan includes a sculpture garden, a café adjacent to the public restrooms, and a new central plaza. The proposed central plaza would replace the amphitheater. On January 4th, 2017, the Parks & Rec Committee (PRC) provided feedback on possible design features and amenities of the plan. The PRC in general supported the plaza layout and the public art sculpture garden. A few committee members did express some concern about the safety of the Woonerf design and intermingling of vehicles and pedestrians/bicycle’s on Broad and Monterey. A summary of the issues and comments heard during the PRC meeting are included in Attachment 5. On February 27th, 2017, the Cultural Heritage Committee (CHC) also provided feedback on the plan. Many of the comments were in support of the design and layout, including the replacement of the amphitheater. A few Committee members did express concerns with the proposed location of the splash pad and requested educational art pieces throughout the plaza (Attachment 6). 3.0 DISCUSSION The conceptual Mission Plaza Plan design elements and amenities represent stakeholder feedback reviewed to-date. The ARC should discuss the overall compatibility of the draft Mission Plaza conceptual plan in its location and in consideration of the Community Design Guidelines (CDG). The following highlights key elements of the site design that the ARC should discuss and provide direction to staff for consistency with the CDG. ARC2 - 3 OTHR-0172-2017 989 Chorro Street. Page 4 ARC Discussion Items: The ARC should consider the following: Downtown Design Guidelines: CDG Chapter 4.2(E) states that public spaces on downtown sites should be designed as extensions of the public sidewalk by providing pedestrian amenities such as benches and fountains, and by continuing the pavement treatment of the sidewalk. a. Plazas and courtyards are encouraged within the downtown. b. Primary access to public plazas and courtyards should be from the street; secondary access may be from retail shops, restaurants, offices, and other uses. c. Shade trees or architectural elements that provide shelter and relief from direct sunlight should be provided. d. Courtyards should be buffered from parking areas or drive aisles by low walls, landscaping, or other features to clearly define the edges of the pedestrian space. e. Ample seating should be provided. f. Bicycle parking should be provided. ARC Discussion Item #1: The ARC should discuss the project’s site plan for compliance with Downtown Design Guidelines for public spaces (CDG 4.2). Site Planning and Other Design Details. CDG Chapter 6: This chapter provides guidelines for specific details of site and building design that apply to all development requiring architectural review. a. 6.1(C) Lighting: Exterior lighting should be designed to be compatible with the architectural and landscape design of the project while preserving the night sky, and not create a nuisance for adjacent and nearby properties. b. 6.2 Landscaping: Planting areas should be integrated with the building design, enhance the appearance and enjoyment of the project and soften the visual impact of buildings and paving. ARC Discussion Item #2: The ARC should discuss the project design’s compliance with Site Planning and Other Design Details (CDG 6.1 & 6.2). Creekside Development. Chapter 7.1: Creek corridors are a valuable open space resource and provide recreational and scenic opportunities. For these reasons, the City intends to provide adequate buffer areas between creek corridors and adjacent development to protect this valuable community resource as a natural, scenic, and recreational amenity. ARC Discussion Item #3: The ARC should discuss the project design’s compliance with Creekside Development (CDG 7.1). ARC input will be conveyed to the Planning Commission and considered by the Council for possible inclusion in the final conceptual plan. 4.0 NEXT STEPS Upon review by the Architectural Review Commission, the next steps will be to present the Draft Mission Plaza Concept Plan to the Planning Commission for additional public review and input. Staff will then present to the City Council the draft Concept Plan, including a summary of Advisory Body ARC2 - 4 OTHR-0172-2017 989 Chorro Street. Page 5 input, for final review and adoption. Staff anticipates providing the final Mission Plaza Concept Plan for Council adoption in concept in the summer of 2017. Once the concept plan is adopted, and funding is available, more detailed plans and project description elements will be included for environmental review and for advisory body evaluation (including ARC). 5.0 ATTACHMENTS 1. Draft Mission Plaza concept plan 2. Notes from stakeholder’s interviews – February 18 & 19, 2016 3. Notes from Mission Plaza Community Workshop – February 20, 2016 4. Notes from Mission Plaza Community Workshop – June 29, 2016 5. Parks & Rec Committee Meeting Minutes – January 4, 2017 6. Draft CHC Meeting Minutes – February 27, 2017 ARC2 - 5 L I M I T O F M A S T E R P L A N A R E A Op t i o n t o p r e s e r v e a n d r e n o v a t e am p h i t h e a t e r ( s e e i n s e t b e l o w ) MI S S I O N S A N L U I S O B I S P O d e T O L O S A HI S T O R Y CE N T E R MU S E U M OF A R T Pr i v a t e R e s i d e n c e B R O A D S T MO N T E R E Y S T MO N T E R E Y S T Lu n a R e d C H O R R O S T PA L M S T B R O A D S T S A N L U I S O B I S P O C R E E K Cr e e k y T i k i SL O B r e w Th e N e t w o r k Mi s s i o n M a l l Ce l a d o n Fr o g & P e a c h No v o Wa r d e n B u i l d i n g Hi s t o r y C e n t e r Fu t u r e E x p a n s i o n Cr e e k s i d e Br e w i n g Co m p a n y W A R D E N B R I D G E MA I N P L A Z A CE N T R A L P L A Z A SC U L P T U R E GA R D E N AD O B E P A T I O KE Y t o F E A T U R E S 1. S c r a m b l e C r o s s i n g 2. E n t r a n c e G a t e w a y 3. P e r f o r m a n c e P l a t f o r m 4. I n t e r a c t i v e R e c i r c u l a t i n g W a t e r F e a t u r e ( a t - g r a d e ) 5. T r e l l i s 6. F l a g - P o l e s 7. 5H F R Q À J X U H G 6 W H S V 8. B e a r F o u n t a i n 9. E m e r g e n c y A c c e s s 10 . %H Q F K W \ S L F D O 11 . 0X U U D \ $ G R E H , Q W H U S U H W L Y H & H Q W H U 12 . C r e e k O v e r l o o k 13 . P e d e s t r i a n B r i d g e 14 . 3L F Q L F 7 D E O H W \ S L F D O 15 . L i v i n g H o l i d a y T r e e 16 . I n t e r a c t i v e A r t N o d e - N a t i v e A n i m a l s 17 . C a f e 18 . R e s t r o o m 19 . M a i n t e n a n c e S t o r a g e 20 . 0R R Q 7 U H H , Q W H U S U H W L Y H ( [ K L E L W 21 . E l e v a t e d B o a r d w a l k t o C r e e k 22 . :R R Q H U I Z L W K R S W L R Q I R U I X O O V W U H H W F O R V X U H 23 . %R O O D U G I R U 7 U D I À F & R Q W U R O 24 . L a w n 25 . B i k e R a c k s 26 . ,Q W H U S U H W L Y H ( [ K L E L W V 27 . P o t e n t i a l F u t u r e C r e e k - W a l k C o n n e c t i o n Un d e r n e a t h B r o a d S t r e e t B r i d g e 1 2 3 4 5 6 7 8 9 10 12 12 13 14 15 16 16 17 18 19 20 21 22 22 23 23 24 3 NO T E S A. 0X V H X P R I $ U W E X L O G L Q J V K R Z Q U H Á H F W V W K H DS S U R Y H G U H Q R Y D W L R Q H [ S D Q V L R Q G H V L J Q B. +L V W R U \ & H Q W H U F R P S O H [ V K R Z Q UH Á H F W V D S R W H Q W L D O I X W X U H H [ S D Q V L R Q YL V L R Q D Q G Q R W D Q D S S U R Y H G G H V L J Q C. V e h i c u l a r a c c e s s a c r o s s W a r d e n %U L G J H Z L O O E H S U H V H U Y H G D. L i g h t i n g a n d e l e c t r i c a l s e r v i c e ( 2 4 0 V ) w i l l b e XS J U D G H G D Q G G L V W U L E X W H G W K U R X J K R X W S O D ] D E. M u r r a y A d o b e w i l l b e r e h a b i l i t a t e d su b j e c t t o f u r t h e r t e c h n i c a l s t u d i e s . 14 11 26 27 25 MI S S I O N P L A Z A SA N L U I S O B I S P O , C A 0’ 40 ’ 20 ’ 1 0 ’ 60 ’ DE C E M B E R 3 0 , 2 0 1 6 SC A L E 1 ” = 2 0 ’ DR A F T C O N C E P T P L A N A t t a c h m e n t 1 A R C 2 - 6 Events Variety of Spaces Children's Day in the Plaza Stage could be next to Museum of Art Stage could be in the Arbor Area Don't compete with views Graduation High School; Graduation Middle School; Wedding (mostly Saturday) Funerals during week; Mass; Quinceaneras Only a problem with amplified music; need to formalize an agreement between Mission and City for events. Need to designate a corridor access in front of Mission steps Could move music west toward Broad would be helpful 2,000 person events in Plaza; Jazz Festival Cooking only allowed on dog leg 60 events/year Police will be in area but handled through event coordinator; a bit of control in place; events end by 9:00; not a lot complaints; events are fenced off Location of restrooms - need to consider neighbors Love concerts in the Plaza and movies; concerts in the Plaza need more work Space to spread out- want to expand toward Broad Street and maybe close off dog leg during events; could bring back Taste of SLO Constraints for events - need to understand Annual graduation for Mission Prep; annual dinner and auction for Mission Prep; Love SLO- community-wide day of service Concern with noise; respect Mission sanctuary activities such as mass and weddings Parking is an issue Raise rate of space so it is utilized Concerts and Santa; could be used for Taste of SLO; Via dei Colori chalk painting Need entrance element at Museums of Art entrance Greek Festival- 7th year- sharing food, culture, music. Music is part of the festival and there can be conflicts with church (2 days); Bring in a porta potty Villa de Colori- chalk; surface needs to be smooth; design that integrates access so we can minimize number of…. Need a place for banners; power; access to Historic Museum parking lot limits length of area of dogleg Concerts in the Plaza- More flat surfaces; stairs make it difficult to use; 1,500-2,500 people; Could use a wider paved area; more open-less chopped; get complaints from residents all the way down Dana street about noise Jazz festival- S1100 Stage; main entrance near Mission; 11-13 security guards; planter by Mission slopes should be removed; 1,600-2,000 capacity Chalk festival- paved, smooth surface Cleaning- have to vacuum and minimize run off to storm drainage creek Mission Plaza Master Plan Project February 18th, 2016 Stakeholder Meetings - Feedback Attachment 2 ARC2 - 7 Mission Plaza Master Plan Project February 18th, 2016 Stakeholder Meetings - Feedback Security- Fri thru Sun Saturday night- dog leg bollard off but cars run through it; more permanent bollards would be helpful Circulation/ Dogleg Close Monterey from Plaza to Nipomo Street. Want the community to decide Concerned with traffic implications Like - removable bollards or self retracting Like- need to close it up to Historic Center Parking One way could be a phased approach Open air market Remain open one way - dominant direction of traffic Carefully consider impacts to traffic Opportunity for roundabout at corner of Broad and Monterey near Museum of Art Maintain 2 ways from Broad to Nipomo Not a bad idea, too close Need to have an agreement to clean up any overflow trash Need to retain access to parking lot by museum Bus zone Need free access Would love to see it permanently closed Just need fire truck clearance; if closed, then need to close all of dogleg Don't use bulb-outs like at Broad and Monterey they don't function well Temporary closure but not permanent; use bollards to be able to attractively closed off If you closed Monterey to Chorro then would need a round-about over parking lot; could make street and sidewalk all one elevation - more like walking street Drug sales behind restroom Don't close dog leg; major thoroughfare; closing would give transients more area to hang out unobserved If closed then it would attract homeless; no activity Need to expand to Broad not up side of Mission If closed; Broad street good for pedestrians Add greenery; open to closing of dog leg Don’t want to lose parking Traffic- the less traffic the better time In favor of expansion of Mission Plaza + Cultural District Confuses tourists Walkability desired City staff who clean restroom. Park at dog leg. Dangerous for pedestrians crosswalk - not respected by cars Ambivalent on complete closure but need a good reason to do it. Need a traffic survey Attachment 2 ARC2 - 8 Mission Plaza Master Plan Project February 18th, 2016 Stakeholder Meetings - Feedback See a lot of trucks on Monterey Who uses it for traffic where are they going? Could be a phased approach As a parent, like the closure Issue is with parking; people who work at the event are not allowed to park or leave car overnight Have to leave sidewalks open even when street is being used for pedestrians only - would love to see Would need to be able to unload for events if closed dog leg Get rid of Broad St/dog leg to create ambiance Would love to see it permanently closed Restrooms The more the merrier Can we integrate into SLO Museum of Art as Phase I? Need to relocate- not at Termino Don't like location Need restrooms Could we put new restrooms in History Center? Many people use the restrooms inside the Mission Needs more storage; get cleaned between 11-3am Lighting yellow Not enough Pay restroom; self cleaning Need lighting; inadequate size; dark and dreary more open air May be part of Museum of Art Had locking bathrooms downtown and it attracted homeless and drug issues Like Laguna Lake bathrooms Currently put porta pottys at corner of Mission and dumpster Veterans Pasadena restrooms are awesome; clean and architecturally appealing No workable doors; vandal resistant, need to be inviting to public First question to Chamber- "Where is the Mission" , then where is the restroom? "Bubblegum Alley"? Close restrooms after bars close History Center gets restroom overflow because of transient and homeless Self-sanitizing - charge for restroom Analyze other spaces Need major upgrade - clean Stopped using because not clean or safe Horrifying Transient population; uninviting No soap Attachment 2 ARC2 - 9 Mission Plaza Master Plan Project February 18th, 2016 Stakeholder Meetings - Feedback Amphitheater Underutilized Need to be bigger Community movie events - May Rotary Club built the Amphitheater Useful Have not seen much use. Could there be improvements? Good plan for amplified music to not conflict Like grass- can lose some of it; movies; booths block 3 times a tear. 75-100 plus bike Ducky Derby Never see it get used Needs a rethinking; slope is too steep; could be bigger; be sensitive to planting too much grass; use drought tolerant planting Use for kids in Plaza Event Should be used by field trips and summer camps Show movies Face to downtown instead of neighborhood; raise grade Only used by transients Don’t use it; some people sit there and eat Ramp up for quality for bigger events Kids climb up art structure Bring up elevation so it is more useable. Make all grass and raise Security Get rid of grass to help minimize the homeless 5 Cities Security come through - the security hired by church Crosswalk at Broad Dog leg not safe Homeless; thefts; amphitheater not so much loitering of homeless in arbor; bike test patrol; keep fire clearance through plaza will not walk at night; line of sight issues; shadows; needs lighting; homeless congregate where there is less visibility May be discussion of public cameras More lights on creek would help Safety an issue Crosswalk at Broad Dog leg not safe - duplicate? Raised crosswalk; speed bump might help Need more police patrol; surveillance and lighting Feels not safe Not being enjoyed by residents Attachment 2 ARC2 - 10 Mission Plaza Master Plan Project February 18th, 2016 Stakeholder Meetings - Feedback Adobe Educational component Could start docent-lead tour Like coffee shop idea Concession at Achievement House for food and beverages Used for Downtown Association and recreation support It is a waste, underutilized A lot of visitors in Mission so the Adobe could be used for: visitor center; police substation; café Gets used for storage at events; hot spot for drugs Could put a display about Walter Murray Has exposed brick that needs protection Concession opportunity Charge too much for renting it Used for storage overnight; not used during festival; door to homeless Arbor Area Underutilized Heavy trellis; light is not good Coffee shop; or vendors; outdoor kiosk Underutilized; bring up to grade; eliminate Need to create a gathering space all through different times of the day Dead zone; use for VIP furniture Used for art vendors Signage/ Amenities Better Signage Not an issue per se; small sign at corner of Mission Need wayfinding signs; history walk signs; interpretive sign on Broad St. Use balloon for events flyers; need a place to hang banner Need for place for banner to advertise event and sponsors Outdoor theatre 500 people Motion lights might be helpful for portico More lights and motion lighting Sitting areas, relaxing areas Liked the previous design where walkway line of sight terminus was at the History Museum Need more lighting; lighting in the trees Lighting would help Sensor lights Santa Barbara- constant control has helped Had lighting but gets behind Warden Building Lighting is key Strong LED lighting Don’t light too much like car dealership; light the trees Railings need retrofitting for safety Attachment 2 ARC2 - 11 Mission Plaza Master Plan Project February 18th, 2016 Stakeholder Meetings - Feedback Miscellaneous Park and event location Didn't realize how long the plaza is Preserve traditions Vast changes will not go over well with people Community with Mission Bridges - Architects Bridges Art Museum Trolley- Consider a stop here Public Art at center of intersection Standards for Mission should be applied to east side of bridge Taxi service drop off and pick up areas Is there ways to formalize the use agreements about uses in the Plaza and Events? Mission Portico can become a camping space Wall- people like to climb on it Food Trucks- policy to allow on Broad Street Grass- events in plaza has to put down plywood which can be an issue Creek walk should be part of Mission Plaza and great opportunity Parking - 18 public spaces Outdoor pavilion - i.e., Pike Place Market with concessions Splash pad enclosed so kids can go in - Thousand Oaks Information Desk- Chamber Plant rose bushes and cactus Policy - noise ordinance Trees- eucalyptus trees - are reaching their lifespan Grass under eucalyptus trees a problem Could make entry longer Electric outlets- get used for cell phones; should get locked and only open for events Hazardous traffic cueing at intersection of Chorro and Monterey May be need for flashing crosswalk Landscape design key to line of sight safety; keep trees trimmed up Novo pedestrian bridge connection - align with door of History Museum Art Museum- timing at 3 million need a total of 5 million; 15 months building process; will load on Broad Street for art museum Art Museum future design will open up onto Plaza Would like to see a sculpture garden that connects Art Museum to the Bear Fountain not pop art Like the Bear Fountain Take care of existing conditions, i.e., flatness of tile, stairs uneven walkways, transients Southside of creek needs to be included in planning Homeless in Plaza and near Monterey Deliveries on Broad - park and wheel Attachment 2 ARC2 - 12 Mission Plaza Master Plan Project February 18th, 2016 Stakeholder Meetings - Feedback Parking behind Warden Building- 3-4 cars, 7 days a week; 7:00 am- 5:00 pm They (Downtown Association) let them know when there will be an event SLO Brew will activate creek/plaza People congregate Families moving downtown; need places for kids to play The more families that are in the plaza the better Treehouse Pull Mission theme over creek and into surrounding business and building Materials - durable Vegetation in creek - keep access for kids Homeless and drugs Southside of creek needs to be included Area behind Mission Mall - City owns to creek Bridge- can be slippery Brooks are in need of repair - dark and moist Homeless/migrant vagrant- free camping area (16-24 years old) Lighting would help under bridge More police Any nook and corner is abused by homeless Concern with flow of traffic on Broad St. Concerned with Monterey, Palm can't support that traffic if dog leg closes Noise level concerns Need sidewalk access properly Easement- City used easement but doesn’t keep up the City's side of the bargain; maintaining landscape Pedestrian easement does not make sense City needs to maintain Need to expand exhibit to show . . . Put fence up on roof to keep homeless out- homeless camp on roof Ambient music to drive away camping Love events in Plaza La Fiesta- was one of the best community events New yellow signs Find location for Holiday Tree Bridges could be treated as works of art Bathrooms could include art Art should be included Bridges are different to walk on and unwelcoming; incline is different Utilize for students Art - "Interactive" artwork Attachment 2 ARC2 - 13 Mission Plaza Master Plan Project February 18th, 2016 Stakeholder Meetings - Feedback SF market near Jewish museum has interactive chairs- great example of interactive art Vision- what should this space be? Park with greenery Everyone loves eucalyptus trees Love the wisterias on Mission Park with events capacity Welcome and safe - balance aesthetics and lighting Grassy knoll next to Arbor not easy to work with Want area near adobe to be family-oriented during concerts Chorro and Monterey - change of parking at intersection Strategically located hook-ups near events; water bottle filler Need to look at both sides of Creek Get all business along Creek to do a Public/Private partnership Outlets: need a 220 outlet where events are located; avoid cords across plaza Need to keep Farmers Market on Higuera Paving: Want smooth pavement for chalk painting but don’t want this to drive Don’t want it to be slippery Could integrate art Integrate Museum of Art Place for people to interact for all ages Place for kids Seating for lunch Art in Public Places Master Plan- "Should be reviewed" Consider no curbs- so people can roll in a piano during events Space for pop-up entertainment; permitted entertainers Old Mission School- uses church; for ceremony Plaza is uneven paving so impacts auction event Expanding plaza Paving under trees, will kill trees next to Mission, it will make unstable Homes on Broad Palm Street residents are against closure Interview Linnea Phillips- part of the City when Plaza opened Historic Center- remove grass Park as Plaza- Issue as Park designation Could have big screen to watch World Cup Parks permit events - maybe revise policies about who maintains it Millennials need places to go after hours that are not alcohol-oriented Adverting space - with children and families Neighbors need to be informed well in advance Crosswalks - no respect for pedestrians in crosswalks Attachment 2 ARC2 - 14 Mission Plaza Master Plan Project February 18th, 2016 Stakeholder Meetings - Feedback Varied pavement and rise in grade Ashland Oregon - Creek development Think sewer main has been removed Don’t plant trees or build structures over utility lines Steelhead trout in creek so fine sediment and steep slopes need to be revegetated Shade over creek is good Invasive species- Tree of Hewn or stink tree or Somark - can push up sidewalk Ongoing water quality Opportunity to do nature vegetation education- botanical signage CA Nature Plant Society, Cal Poly, Cal Conservation Core, Planting Palette, erosion control Grass is a maintenance issue, grass attracts social issue when not visible, grass is well liked Eucalyptus - are fine and part of ambiance There is an add-hock committee for looking at creek vegetation Power- need more Parking - 18 public spaces Vending- need power; extra trash, dumpsters, place for vendors Attachment 2 ARC2 - 15 IDEAS & AREAS FOR IMPROVEMENT Mission Plaza Master Plan Project Open House/Workshop in Mission Plaza February 20th, 2016 Comments from Walking Tour Site Map Hand Outs Restroom Bathrooms Eliminate Restrooms at Monterey and Broad St. Get rid of restrooms Like the current restrooms, they're in a good area and the building compliments the Mission More public restrooms Move restrooms to less prominent location- closer to museum. Put in museum parking lot Newer or better restrooms somewhere else Put restroom into design of ART center and/or history center. Make ADA compliant. Current restroom should be turned into a drop off area/ circular drive or an extended seating area for historic adobe Quasi public- within a open café or such in order to monitor users Re-do restroom area Remove and locate new restrooms in expanded history center. Open (Chorro St. entrance) up to street Restroom major problem. Close and relocate. The area is not supervised after hours. A modern facility with changing tables for infants Restroom upgrade, keep central location. Increase capacity and security Restrooms Restrooms- needed; there is a design solution (I don’t know what it is). Keep reasonably central Update restrooms/ clean leave here, but remodel Signage/ Amenities "…?" tables and places for families and pedestrians Add more seating options Add Wi-Fi Art Installations Better lighting for drama and highlight trees and mission Change to drought tolerant landscape Get rid of the grass! Improve Lighting Kids activities More benches More benches and seating More benches and tables (in shade) More electricity/ Outlets More people to sit but not transients More tree lighting- ambiance and safety Plants- keep lawn as visual rest and cooling Provide Bicycle parking at Mission Plaza and at Museum Remove some grass- not all Walking lights not too bright- soft lighting Attachment 3 ARC2 - 16 IDEAS & AREAS FOR IMPROVEMENT Mission Plaza Master Plan Project Open House/Workshop in Mission Plaza February 20th, 2016 Comments from Walking Tour Site Map Hand Outs Events Better stage More events when Palm and Monterey are closed Rise the Lawn(?) for tents and concessions Stage for Concerts (where arbor is today) Amphitheater Amphitheater under utilized Amphitheater: See what Grand Performances has done in DTLA www.grandperformances.org. SLO's amphitheater is was under used. Amphitheatre- Enlarge Downward Amphitheater Improve amphitheater Make amphitheater bigger (a few more rows of seats) Make amphitheater bigger and revised for bigger acts- like plays Partially enclosed amphitheater- Cooperative effort with SLOLT Upward rising amphitheater Wheelchair access to amphitheater and to Arbor Adobe Adobe - Coffee shop with table and chairs and/or café with Museum of Art Adobe brick was vital to the SW US indigenous cultures, etc. Olvera Street in DTLA has a section with recreated displays and actors etc. Adobe bldg.: turn into a living museum recreating what life was like during the time it was built. Adobe could be info center for visitors Adobe- For this building, engage history center to use it for exhibit space- possibly a tea house Adobe lighting Adobe needs more activity, not sure what- tourist info center, less grass and less places for transients to loiter. Good idea have bike police officers; lose the trellis Adobe- repurpose with History related materials, tourist information center Adobe- tie to history center Improve overall lighting Make adobe a tourist info center Move Chamber of Commerce Murray adobe added to history museum Murray Adobe for history exhibit Police bicycle office Provide ADA ramp from the dogleg behind (east of) Murray Adobe Reduce grass Remove wall on west side of Adobe, provide lighting, remove grass, provide open access, sign no camping etc.; city code so has to be enforceable Reprise Adobe for Homeless outreach. Destroy the Magnolia at Arbor Volunteers could be docents at Adobe Attachment 3 ARC2 - 17 IDEAS & AREAS FOR IMPROVEMENT Mission Plaza Master Plan Project Open House/Workshop in Mission Plaza February 20th, 2016 Comments from Walking Tour Site Map Hand Outs Arbor Area Arbor area is well- used on Fridays Open up Naman Property (Arbor) for plaza activity uses. Raise plaza area and open to Vista of Mission Raise the arbor, add seating Remove bushes in front of Arbor area. Open up the area Remove steps (one set) and install a ADA ramp in center Reuse Arbor to street level The Arbor- has a potential to be a great space, perhaps a seating area or space for extra seating (for the amphitheater) Miscellaneous Align visual entrance with Monterey (Thanks Lief) Art museum doesn’t feel part of the plaza Balance water hungry grass with places for people to sit/lie down. Some grass but strategic for use. Better connection to restaurants and businesses on east side- active elements Better control of panhandlers Better flow around Plaza, not just through Build new design of "Iconic Mission Plaza Elements" Adelaide Stone Walls, "Bear Fountain", Mission Façade, Eucalyptus Trees Don’t object to carefully sited tall building but views from plaza to hill very important. Expand walking path further down Broad and/or Monterey (around SLOMA and History Center How can we connect the creek walk under Broad St Keep buildings 1-2 stories. Not 3! Keep historical feel of mission Keep trees and green aspects of plaza- not all concrete Less cars. I love more walking/ biking thoroughfares so we have less reliance on cars downtown, make it easier to get around on bike/ by foot. Similar to a town such as Burlington, UT. Lots of lights at night. Mission theme good More flowers or gardening Native trees New trees- spend the money for nature at the beginning Open up views/paths to creek Preserve sky and town views from plaza Respect for the Mission and its primary purpose as a church Shops/food Take down wall near historic adobe- Open up for marriage ceremony, memorials, or? With a little elbow grease that area can be significantly improved. Visual impact of new museum- removal of trees? Constricts views Attachment 3 ARC2 - 18 Attachment 4 ARC2 - 19 Attachment 4 ARC2 - 20 Minutes - DRAFT PARKS AND RECREATION COMMISSION 4 January 2017 Regular Meeting of the Advisory Body Committee Commission CALL TO ORDER A Regular Meeting of the Parks and Recreation Commission was called to order on the 4th day of January, 2017 at 5:31 p.m. in the City Council Chambers located at 990 Palm Street, San Luis Obispo, California, by Chair Whitener. ROLL CALL Present: Commissioners Greg Avakian, Susan Olson, Keri Schwab, Douglas Single, Rodney Thurman, Vice Chair Susan Updegrove and Chair Jeff Whitener Absent: Commissioner Schwab, Commissioner Single, Vice Chair Updegrove Staff: Parks and Recreation Director Shelly Stanwyck, Recreation Manager Melissa Mudgett, Senior Civil Engineer Manny Guzman, Consultant RRM Design Group Leif McKay, Consultant JFR Consulting John Rickenbach. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None PRESENTATIONS, INTRODUCTIONS, APPOINTMENTS None CONSENT AGENDA AND CONSIDERATION OF MINUTES ACTION: APPROVE THE REGULAR MEETING MINUTES OF DECEMBER 7, 2016 AS AMENDED, MOTION BY AVAKIAN, SECOND BY COMMISSIONER THURMAN. 1. Consideration of Minutes CARRIED 4:0:0:3 to approve the minutes of the Parks and Recreation Advisory Body for the meetings of 12/07/16. AYES: AVAKIAN, OLSON, THURMAN, WHITENER NOES: NONE ABSTAIN: NONE ABSENT: SCHWAB, SINGLE, UPDEGROVE, PUBLIC HEARINGS AND BUSINESS ITEMS 2. Presentation of the Preferred Mission Plaza Concept Plan Attachment 5 ARC2 - 21 DRAFT Minutes – Parks and Recreation Commission Meeting of January 4, 2017 Page 2 Senior Civil Engineer, Manny Guzman, and design consultant (Leif McKay of RRM Design Group) presented to the Commission the preferred conceptual design of the Mission Plaza Master Plan. Staff Guzman said the Mission Plaza Master Plan was developed based on community, business, and City feedback which included a year of public review and input through various community workshops, which was used to develop the preferred design concept. Mr. McKay shared that RRM Design Group also evaluated the Mission Plaza’s uses, existing infrastructure conditions, and the feasibility of expanding the Mission Plaza into Broad and Monterey streets. Mr. McKay added that the Mission Plaza Master Plan design as presented to the Commission balances both the active and passive recreational needs, presents options for activating the space to improve safety and encourage positive uses, improves connectivity within, and to, the Mission Plaza, and creates more flexible and functional spaces. Mr. McKay presented the main features of the preferred design Mission Plaza concept, which include the following elements:  Main Plaza with a formal entrance  Raised platform for special event staging  Water feature in Main Plaza  ADA accessible pedestrian bridge crossing the creek  Central Plaza with outdoor café and patio  Historic Adobe retrofitted as an interpretive building  Remodel of public restrooms  Amphitheater renovated to improve functionality and accessibility  Sculpture Garden adjacent to the SLO Museum of Art with pathway to accessible bridge crossing  “Dog-leg” section of Broad Street converted as an extension of the plaza to encourage a more pedestrian and bicycle friendly street (parking preserved and opportunity for a new bus stop location) Mr. McKay added that the Mission Plaza Master Plan preferred concept improves ADA and Emergency Vehicle accessibility to the Plaza. The project could be phased-in over the next decade as funding becomes available. Public Comment None Commission Comments followed. Commissioner Avakian asked about the size of the stage areas. Mr. McKay responded that it was similar to a performance platform which would be approximately 18” high; allowing flexibility for multiple uses. Commissioner Avakian asked if there were historic trees at the plaza that would need to be removed as a result of this design concept. Mr. McKay responded that all heritage trees would be preserved and in accordance with City adopted arboriculture practices. Commissioner Avakian stated he was in support of the multi-functional use of the Mission Plaza. Commissioner Avakian also asked if plaza elements would be added to deter skateboarding. Commissioner Olson was in support of modifying the current amphitheater to a more functional space. Commissioner Olson asked if the Sculpture Garden would include both temporary and permanent public artworks. Mr. McKay responded that the Sculpture Garden is still in the concept stage and would be fully explored at a later date through the City’s Public Art Program. Attachment 5 ARC2 - 22 DRAFT Minutes – Parks and Recreation Commission Meeting of January 4, 2017 Page 3 Commissioner Thurman stated he was in support of the water feature but recommended consideration of an alternative location other than the main entrance to the plaza. Commissioner Thurman asked if there were vehicle barriers proposed for the “Dog-Leg” to limit the interaction between vehicles and pedestrian/bicycles. Mr. McKay responded that the design is conducive to vehicles slowing down but would not completely limit vehicle access. He added that the concept would require further review and study by the City’s Traffic Engineering program. Commissioner Thurman asked about use of permeable paving materials in the construction of the plaza to capture stormwater and he encouraged the use of drought tolerant turf. Chair Whitener asked about if bicycle racks would be added to the Mission Plaza and if complete closure of the “Dog-Leg” was considered. Mr. McKay responded that the City is required to provide street and parking access to the residents located on this “Dog-Leg”. Chair Whitener read a question aloud from Vice Chair Updegrove regarding the location of the restrooms in which Mr. McKay responded that the restroom location is conceptual. The Parks and Recreation Commission is asked to comment on all de sign features and amenities of the draft Master Plan, including but not limited to the following: 1) Is the Commission in support of the overall Mission Plaza design style which includes the Woonerf design concept for the “dogleg” (Broad to Monterey Street), outdoor café, public restroom location and replacement of the amphitheater with a flat surface plaza? The Commission was in support of the preferred Mission Plaza design concept as presented. 2) Does the Commission have any significant concerns regarding the general site layout, plaza design, proposed recreational facilities or use? The Commission expressed some concern about the safety of the “Dog- Leg” with the proposed Woonerf design and intermingling of vehicles and pedestrian/bicycle traffic but recommend approval with further review and study by the City’s Traffic Engineering program. 3) What other types of active or passive recreation would the Commission like to see incorporated on-site? No additional recreation types were recommended by the Commission. 4) Is the Commission in support of the proposed “sculpture garden? The Commission was in support of the proposed public art sculpture garden. 3. Review and Determination of Avila Ranch’s Parks General Plan Policy Conformity; Review of Parks in Construction Phases One through Three; and Feedback on Parks Construction Phases Four through Five. John Rickenbach, JFR Consulting, provided background on the Avila Ranch Development plan. The applicant team received the Commission’s prior feedback in September and Attachment 5 ARC2 - 23 DRAFT Minutes – Parks and Recreation Commission Meeting of January 4, 2017 Page 4 November 2015 and have responded with a modified proposal that is consistent with the General Plan Park and Recreation. The applicant is seeking the Commission’s approval of 18 acres of parks, which include detailed park plans for Parks A through E, and conceptual designs for Parks F through I. Stephen Peck, Avila Ranch Project Applicant, said that specific effort was made to incorporate the Commission’s feedback into a modified design to include many design features and elements that the Commission had earlier expressed was absent in the original design. He added that the proposed Community Facilities District would provide dedicated funding through the assessment of property tax and for the maintenance of the project’s parks, open space trails and facilities within this development through a restricted fund. Melanie Mills, Landscape Architect for the project, shared with the Commission park design features and how the landscape celebrates the existing characteristics of the site. She added that the park landscape will focus on drought resistant native species, neighborhood turf areas, use of recycled water, bioretention integration areas that would receive and integrate stormwater, and low impact development bioretention areas for use of recycled water. Ms. Mills provided a review of the proposed parks within the Avila Ranch Development phases 1 through 5. The Commission was asked to provide feedback on the proposed park plans and recommend the City Council’s approval for the following recommendations: 1. Recommend to the City Council that the project parks proposal is consistent with the Parks & Recreation Element of the General Plan. 2. Approve detailed park plans for proposed Parks A through E. 3. Review and provide recommendations on conceptual designs for Parks F through I Public Comment Jean Hyduchak, Ambassador for National Pickleball Association and SLO Pickleball Club, spoke about the popularity of pickleball and asked the Commission to recommend that the applicant consider changing the proposal to add pickleball courts to Neighborhood Park G. Commission Comments followed. Commissioner Thurman thanked the project applicant for their thoughtful use of landscape and bioretention in the modified design. He added that the turf could be removed from Park B and that trees planted in decomposed granite typically fail to thrive. Commissioner Thurman expressed concern about the level of water and care needed for an orchard to produce. He added his support for a separate dog park and recommended permanent concrete seating for the farmer’s market area. Commission Thurman was also in support of dedicated pickleball courts. Commissioners Olson and Avakian were in support of the turf area in Park B. Commissioner Olson was in support of the proposed dog park and asked for separate consideration for larger and smaller dogs. Commissioner Olson asked if water would be a cost issue for the community gardens. Director Stanwyck responded that the proposed gardens would most likely use recycled water. Commissioner Olson was in support of dedicated pickleball courts in Park G. Commissioner Avakian asked about the density of the R2 development. Applicant Steven Peck said R2 is low density and is typically 4 to 6 housing units. He added that Park A could be considered as a potential location to add a basketball half-court. Commissioner Avakian asked about BBQ areas and Ms. Mills responded that the neighborhood park does include some BBQ areas. Commissioner Avakian asked if there was a standard size for the community gardens. Director Stanwyck responded that the typical size is a 10x10 raised garden bed and that Attachment 5 ARC2 - 24 DRAFT Minutes – Parks and Recreation Commission Meeting of January 4, 2017 Page 5 construction would be responsive to the surrounding housing. Commissioner Avakian was in support of dedicated pickleball courts for Park G. Chair Whitener asked if the bioretention areas are calculated into the open space requirement for park acreage. Director Stanwyck added that the applicant has provided a comprehensive proposal for parks. Chair Whitener expressed concern about maintenance and safety of the proposed orchard. Chair Whitener added his support for additional soccer turf fields in Park G. ACTION: RECOMMEND CITY COUNCIL TO ADOPT THE AVILA RANCH DEVELOPMENT PROPOSED PARK PLANS FOR PARKS A THROUGH I, AS CONSISTENT WITH THE PARKS AND RECREATION ELEMENT OF THE GENERAL PLAN, MOTION BY COMMISSIONER THURMAN, SECOND BY COMMISSIONER AVAKIAN. . CARRIED 4:0:0:3 to recommend Council Adoption. AYES: AVAKIAN, OLSON, THURMAN, WHITENER NOES: NONE ABSTAIN: NONE ABSENT: SCHWAB, SINGLE, UPDEGROVE, 4. Review and Recommend to Council Adoption of the Proposed Recreation Agreement between the City and San Luis Obispo County YMCA Director Stanwyck provided an overview of the proposed recreation agreement between the City and the YMCA. The Parks and Recreation Department and the YMCA desire to continue to collaboratively offer programming together and avoid duplication of programs and efforts by memorializing their partnership via this proposed agreement. Director Stanwyck noted that for the past year, staff from both parties have met to develop this recreational partnership agreement that memorializes the longstanding relationship between the City and the YMCA. Public Comment Monica Grant, Chief Executive Officer of the SLO County YMCA, thanked the Commission and Parks and Recreation staff for their support in seeking creative partnership opportunities with the City to continue to offer affordable recreational opportunities for the community. Commission Comments followed. The Commission thanked Parks and Recreation staff and the YCMA for their joint efforts in providing affordable and accessible recreational opportunities. Commissioner Thurman asked for background information about the Ken Hampian hockey rink. Commissioner Avakian asked about the fiscal impact of the agreement, how the fees were calculated and how they will be collected. Staff Mudgett explained the methodology and the tiered-payment recommendation for the 4-year term of the Agreement. ACTION: RECOMMEND CITY COUNCIL ADOPTION OF THE PROPOSED RECREATION AGREEMENT BETWEEN THE CITY AND THE SAN LUIS OBISPO COUNTY Y.M.C.A. MOTION BY COMMISSIONER AVAKIAN, SECOND BY COMMISSIONER OLSON. Attachment 5 ARC2 - 25 DRAFT Minutes – Parks and Recreation Commission Meeting of January 4, 2017 Page 6 CARRIED 4:0:0:3 to recommend Council Adoption. AYES: AVAKIAN, OLSON, THURMAN, WHITENER NOES: NONE ABSTAIN: NONE ABSENT: SCHWAB, SINGLE, UPDEGROVE, COMMITTEE COMMUNICATIONS 5. Director’s Report Director Stanwyck provided a brief update of current Parks and Recreation programming and City updates:  Community Forum on January 10th at 6:30pm at the Ludwick Community Center. She added that Advisory Body goals have been forwarded to the City Council and encouraged Commissioners to attend the Forum.  City Council Goal Setting will be held on January 28th at the Library Community Room.  Sinsheimer Playground project will begin construction after Jan uary 23, 2017 and completion is anticipated by Summer 2017. LIAISON REPORTS 6. Subcommittee Liaison Reports  Adult and Senior Programming: Commissioner Single was absent. No report.  Bicycle Advisory Committee: Commissioner Olson said there was no meeting. No report.  City Facilities (Damon Garcia, Golf, Pool & Joint Use Facilities): Commissioner Avakian reported the planting of nine trees at the Course and field closures due to rain.  Tree Committee: Commissioner Thurman said there was no meeting. No report.  Jack House Committee: Vice Chair Updegrove was absent. No report.  Youth Sports: Commissioner Schwab was absent. No report. Commission Communications ADJOURNMENT The meeting was adjourned at 8:17 p.m. to the regular Parks and Recreation Commission scheduled for 01, February, 2017 at 5:30 p.m., in the City Council Chambers, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE PARKS AND RECREATION COMMISSION: 02/01/2017 Attachment 5 ARC2 - 26 Minutes - DRAFT CULTURAL HERITAGE COMMITTEE Monday, February 27, 2017 Regular Meeting of the Cultural Heritage Committee CALL TO ORDER A Regular Meeting of the Cultural Heritage Committee was called to order on Monday, February 27, 2017 at 5:30 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Hill. ROLL CALL Present: Committee Members Sandy Baer, Craig Kincaid, Shannon Larrabee, James Papp, Leah Walthert, Vice-Chair Thom Brajkovich, and Chair Jaime Hill Absent: None Staff: Senior Planner Brian Leveille and Recording Secretary Monique Lomeli. Other staff members presented reports or responded to questions as indicated in the minutes. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. --End of Public Comment-- APPROVAL OF MINUTES ACTION: MOTION BY VICE CHAIR BRAJKOVICH, SECOND BY COMMITTEE MEMBER KINCAID, CARRIED BY CONSENSUS 7-0 to approve the minutes of the Cultural Heritage Committee meeting of January 23, 2017 as amended: Page 1: Correct Roll Call section to reflect Committee Member Baer’s absence. PUBLIC HEARINGS 1. Mission Plaza Concept Plan. OTHR-0172-2017: Conceptual review and discussion of the Mission Plaza Concept Plan within the Downtown Historic District; discussion of this item is not subject to CEQA; C-D-H zone; City of San Luis Obispo, applicant. Attachment 6 ARC2 - 27 DRAFT Minutes – Cultural Heritage Committee Meeting of February 27, 2017 Page 2 Debbie Rudd, RRM Design Group, narrated a PowerPoint presentation providing background information and an overview of the Mission Plaza Concept Plan. Senior Planner Leveille provided information on the timeline of the Mission Plaza Concept Plan and requested Committee feedback. Ms. Rudd responded to Committee inquiries and requests for clarification. In response to inquiry by Chair Hill, Manny Guzman stated the conceptual nature of the Mission Plaza Concept Plan does not currently include design detail, noting that once funding is obtained, design details will be developed and reviewed. In response to inquiry by Committee Member Papp, Ms. Rudd clarified the two existing pedestrian bridges are not accessible to the handicapped and clarified the intent and accessibility of the proposed new bridge. In response to Committee Member Kincaid, Senior Civil Engineer estimated the cost of the project to be near $5 million to be constructed in phases. Public Comments: Chair Hill opened the public hearing. Saro Rizzo, suggested incorporation of a simple play area. --End of Public Comment-- Committee Member Larrabee voiced support for the concept and stated she especially appreciated the effort put into making the area handicap accessible. Committee Member Baer stated she enjoys the amphitheater and is unsure of whether she would like to see it changed but is otherwise pleased with the concept. Chair Hill stated the current design is not functional for families with small children and stated she would like to see more turf in southeast portion of the plan and voiced concern regarding the splash pad at the entrance of the plaza dissuading locals from doing business in the area. Committee Papp commented on the reconfiguration of the stage area and provided historical information on the area, stated he admires the outreach efforts extended to the community. Committee Member Brajkovich stated he thought the concept was thorough and incorporated the feedback from the community. He suggested the plan include a play area for children and recommended closing off Broad Street to accommodate the increase in pedestrian traffic. Attachment 6 ARC2 - 28 DRAFT Minutes – Cultural Heritage Committee Meeting of February 27, 2017 Page 3 2. 116 Chorro Street. HIST 4114-2016: Review of a Historical Preservation Agreement (Mills Act Contract) for the Master List Historic Michael C. Halpin House, with a categorical exemption from environmental review; R-1 zone; Robert and Shawn Harper, applicants. Assistant Planner Walter Oetzell presented the staff report with use of a PowerPoint presentation. Public Comments: Chair Hill opened the public hearing. Buzz Kowkaski, inquired about the process monitoring maintenance of Mills Act properties. In response to Mr. Kowkaski, Chair Hill and Senior Planner Leveille provided information on the Mills Act Reform law. Home owner, inquired about the City’s purview for improvements or renovations to historical homes. --End of Public Comment-- Chair Hill responded to the home owner’s question, stating each property has a unique agreement but generally, for private residences, the City’s concern is related to the exterior design. In response to Committee Member Papp, Senior Planner Leveille stated the intent of the Mills Act contract is to enhance and present the historic character of the property. Committee Member Papp requested staff consider reducing the Mills Act application fees. ACTION: MOTION BY COMMITTEE MEMBER PAPP, SECOND BY COMMITTEE MEMBER LARRABEE, CARRIED BY CONSENSUS 7-0 to forward a recommendation to City Council to approve the applicant’s request to be a part of the Mills Act Preservation Program. 3. 1020 Railroad Avenue. ARCH 2769-2016 & USE-2770-2016: Review of the installation of a new wireless telecommunications facility, including two new “chimney cupola” screening elements to be constructed on a Contributing List Resource within the Railroad Historic District with a categorical exemption from environmental review; C-R- S-H zone; Verizon Wireless, applicant. Attachment 6 ARC2 - 29 DRAFT Minutes – Cultural Heritage Committee Meeting of February 27, 2017 Page 4 Chair Hill acknowledged receipt of correspondence from John Grady prior to the meeting. Assistant Planner Walter Oetzell presented the staff report with use of a PowerPoint presentation. In response to inquiry by Committee Member Papp, Assistant Planner Oetzell stated the City does not allow uncovered wireless telecommunications facilities. Public Comments: Chair Hill opened the public hearing. Applicant Representative explained the current proposed design and responded to Committee inquiries regarding the necessity of the design, location and size of the antennas. Saro Rizzo, Building Owner, provided background information for the building and requested constructive feedback if a redesign is required. Chair Hill closed the Public Comment Period. --End of Public Comment-- Vice-Chair Brajkovich suggested an architectural redesign. Chair Hill requested staff provide information on the height of building. Committee Member Papp commented on the design and stated the building does not fit in with the essence of the railroad district and the design guidelines for the district cannot be applied to this building. Committee discussion ensued regarding the project’s consistency with historic preservation guidelines. ACTION: MOTION BY COMMITTEE MEMBER PAPP, SECOND BY CHAIR HILL, CARRIED BY CONSENSUS 7-0 to continue the item to a date uncertain with direction to simplify the screening enclosure. Chair Hill left the room at 7:22 p.m. and returned at 7:24 p.m. LIAISON REPORTS Senior Planner Leveille presented a Memorandum of Understanding (included in the agenda packet) between the City and the Friends of the La Loma Adobe and responded to Committee inquiries. Attachment 6 ARC2 - 30 DRAFT Minutes – Cultural Heritage Committee Meeting of February 27, 2017 Page 5 Chair Hill provided information regarding the potential uses of the space and invited Buzz Kowkaski to provide input. Mr. Kowkaski provided background information on the property. Senior Planner Leveille provided an agenda forecast and information regarding training opportunities. Committee Member Papp requested the Committee agendize discussion regarding community outreach and cultural heritage education. ADJOURNMENT The meeting adjourned at 7:39 p.m. The next Regular Meeting of the Cultural Heritage Committee is scheduled for Monday, March 27, 2017 at 5:30 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE CULTURAL HERITAGE COMMITTEE: XX/XX/2017 Attachment 6 ARC2 - 31