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Home My WebLink About04-03-17 ARC Agenda Packet City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Agenda Architectural Review Commission Monday, April 3, 2017 5:00 pm REGULAR MEETING Council Hearing Room 990 Palm Street San Luis Obispo, CA CALL TO ORDER: Chair Greg Wynn OATH OF OFFICE: Richard Beller and Greg Starzyk (Lomeli) ROLL CALL: Commissioners Richard Beller, Greg Starzyk, Brian Rolph, Amy Nemcik, Allen Root, Angela Soll, 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 meeting of February 13, 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. 1299 Orcutt Road. ARCH-0071-2017: Architectural review of the residential development within Tract 3083 (West Creek Development) that consists of 172 residential dwelling units within the Orcutt Area Specific Plan, in accordance with the Mitigated Negative Declaration SBDV-1769-2015 adopted by the City Council, Resolution No. 10715 (2016 Series); R-4 & R-2 zone; Robbins Reed, Inc., applicant. (Kyle Bell) Architectural Review Commission Agenda Page 2 2. 1185 Monterey Street. ARCH-4000-2016: Design review of a new four-story mixed use project that includes 2,464 square feet of ground floor commercial/retail space, 13 residential units, onsite parking, associated tree removals, and modifications to existing street parking, including the relocation of two 10-hour metered spaces on Toro Street to Monterey Street, resulting in no net loss of street parking, with a Categorical Exemption from environmental review (Class 32, in-fill development projects); project includes demolition of the existing non-historic structure onsite; C-R zone; Matt Quaglino, Ricardo Court Development, LLC, applicant. (Shawna Scott) BUSINESS ITEMS 1. Presentation and Information Regarding Land Use Regulations and the Architectural Review Commission’s Role and Responsibilities Under the California Environmental Quality Act. (Shawna Scott and Jon Ansolabehere) COMMENT & DISCUSSION 1. STAFF a. Agenda Forecast ADJOURNMENT The next Regular Architectural Review Commission meeting is scheduled for Monday, April 17, 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 participa te 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. DRAFT Minutes – Architectural Review Commission Meeting of February 13, 2017 Page 1 Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, February 13, 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, February 13, 2017 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Wynn. ROLL CALL Present: Commissioners Amy Nemcik, Brian Rolph, Allen Root, Angela Soll, and Chair Greg Wynn Absent: Vice-Chair Suzan Ehdaie Staff: Community Development Deputy Director Doug Davidson, Acting Housing Programs Manager Jenny Wiseman, Assistant City Attorney Jon Ansolabehere, 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-- PUBLIC HEARINGS 1. Presentation and information session regarding State Density Bonus Law and Housing Accountability Act. (Jon Ansolabehere) Assistant City Attorney Jon Ansolabehere presented information regarding the State Density Bonus Law and Housing Accountability Act, and responded to the following comments and discussion questions: Public Comments: Mayor Heidi Harmon inquired about what communication has been presented to the community on this issue, and what we might do to further community understanding of these laws. DRAFT Minutes – Architectural Review Commission Meeting of February 13, 2017 Page 2 Mayor Harmon inquired about the proper avenues for public to voice concerns, suggesting the State legislature. --End of Public Comment-- In response to inquiry by Mayor Harmon, Jon Ansolabehere stated interest in presenting this information before City Council, and Chair Stevenson mentioned other hearings and opportunities in which this information will be presented. Jon Ansolabehere, in response to Mayor Harmon’s inquiry about avenues for the public voicing concerns, stated that concerns about the explanation of the laws are appropriately aimed toward the City, but concerns with the laws themselves are more appropriately set toward State Government. Commission Comments and Discussion: Commission discussion continued. COMMENT & DISCUSSION Deputy Director Davidson provided an agenda forecast for next Architectural Review Commission Meeting. ADJOURNMENT The meeting was adjourned at 6:08 p.m. The next Regular Architectural Review Commis sion meeting is scheduled for Monday, March 6, 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 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Architectural review of the residential development within Tract 3083 (West Creek Development) that consists of 172 residential dwelling units within the Orcutt Area Specific Plan, in accordance with the Mitigated Negative Declaration SBDV-1769-2015 adopted by City Council Resolution No. 10714 (2016 Series). PROJECT ADDRESS: 1299 Orcutt Road BY: Kyle Bell, Assistant Planner Phone Number: (805) 781-7524 E-mail: kbell@slocity.org FILE NUMBER: ARCH-0071-2017 FROM: Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the architectural design of the residential development within Tract 3083, based on findings, and subject to conditions. SITE DATA Applicant Robbins|Reed Representative Randy Russom, RRM Design Group Complete Date March 8, 2017 Zoning R-2-SP & R-4-SP General Plan Medium Density Residential High Density Residential Site Area 18.29 acres Environmental Status Mitigated Negative Declaration SBDV-1769-2015 adopted by City Council Resolution No. 10715 (2016 Series) SUMMARY The applicant, Robbins|Reed, is proposing to develop a new project with a total of 172 residential units on an 18.3-acre site in the northwest corner of the OASP. The project includes 23 traditional single-family residences, 44 single-family parkway homes, and 105 multi-family apartment units located at 1299 Orcutt Road within the High-Density Residential (R-4-SP) zone and Medium Density Residential (R-2-SP) as part of the Orcutt Area Specific Plan. The project has been designed to be consistent with the Community Design Guidelines (CDG) and the Orcutt Area Specific Plan (OASP). This is the third review of this project by the ARC, this report and the attached exhibits address the applicant’s responses to the prior comments made by the ARC conceptual review held on October 19, 2015. Meeting Date: April 3, 2017 Item Number: 1 DD ARC1 - 1 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Orcutt Area Specific Plan, Community Design Guidelines and applicable City policies and standards. 2.0 PROJECT INFORMATION Site Information/Setting Site Dimensions (approx.) Area: 18.3 acres Present Use & Development Single Family Residence Land Use Designation High-Density Residential & Medium Density Residential Topography Elevation: Max: 296’ – Min: 224’ Slope: 7% cross slope Access From Orcutt Rd. Surrounding Use/Zoning North: R-3-PD (Senior Living Facility) South: R-3-SP (Single Family) East: R-2-SP (Single Family) West: R-2 (Mobile Home Park) Project Description: A detailed analysis of the project design is provided in Attachment 12, ARC Report – December 1, 2014. A summary of the significant project features are included below (Attachment 3, Project Plans): 1.Site Plan: New development of 172 residential units on 18.3 acres. The units include a range of multi-generational housing sizes and style within three general housing product types, including; 23 single-family homes, 44 parkway homes, and 105 apartments; Community room with pool, and bicycle repair shop Transportation Demand Management Plan Creek pathway and linear parks Fence height exception for retaining walls along Orcutt Road and creek pathway 2.Design: The project has been designed as Contemporary architectural style that incorporates modern architectural features and includes (included on colors and materials board); Six different color and material schemes for single family and parkway housing Two different color and material schemes for multi-family housing Project Statistics Item Proposed 1 Standard 2 Zone R-2 R-4 R-2 R-4 Street Yard Setback 15 50’ 15 15’ Other Yard Setback 5’ 10’ 0-5’ 10’ Max. Height of Structure(s) 2-stories 35’ 2-stories 35’ Max. Building Coverage (footprint) 50% N/A 50% N/A Parking Spaces 192 172 134 192 Notes: 1. Applicant’s project plans submitted 2/22/2017 2.Orcutt Area Specific Plan ARC1 - 2 3.0 BACKGROUND On December 1, 2014, the project site was conceptually reviewed by the ARC, where the ARC provided preliminary direction and requested the applicant follow-up on several specific items. The ARC requested a second conceptual review of the project prior to the Vesting Tentative Map (VTM) (Attachments 12 & 13, ARC Report & Meeting Minutes – December 1, 2014). On October 19, 2015, the ARC conducted the second conceptual review and provided specific directional items for the applicant to address, prior to final architectural review (Attachments 10 & 11, ARC Report & Meeting Minutes – October 19, 2015). The VTM #3083 was reviewed by the Planning Commission on April 13, 2016, and approved by the City Council on May 17, 2016 (Attachments 7, 8 & 9, City Council Report, Meeting Minutes, and Resolution No. 10715 (2016 Series)). 4.0 PROJECT ANALYSIS After the ARC conceptual review on October 19, 2015 the applicant worked with staff to revise the project to address directional items identified by the ARC (Attachment 2, Applicant Response Letter). The applicant has made the following changes to the project in response to the directional items: Directional Item #1: The ARC’s broad conceptual review of the subject project is based on conceptual information and plans provided by the applicant. Upon full application submittal for project entitlements and detailed review of final plans, the ARC may require additional changes and or modifications to the project that were not previously known, specifically addressed, or provided as directional items. Response: The applicant acknowledges that the ARC retains the ability to require additional changes or modifications upon final review of the project. Directional Item #2: Provide all of the required information for final architectural review per City checklists. Response: The applicant has submitted a complete application for final ARC review. Directional Item #3: With final ARC review, provide enlarged street views with locations of any on- street parking and frontage improvements (curb, gutter and sidewalk). Response: The applicant has provided details of the planned frontage improvements along Orcutt Road, on-street parking has been removed and a bus turnout has been added. The illustrative site plan (Sheet A1) shows locations of landscaping and sidewalks and their transitions to on-site and off-site improvements. Directional Item #4: Provide details on the pedestrian connection to the adjoining Mobile Home Park with final design plans. ARC1 - 3 Response: The applicant states that they have met with the owners of the adjacent mobile home park to discuss a pedestrian connection between the two sites. However, the two parties were unable to come to an agreement, therefore, the improvement plans do not include this connection. Directional Item #5: Explore pedestrian connectivity from the connection of Street A-4 and Street A-3 to Orcutt Road (between the residential lots Response: The applicant has provided a pedestrian connection between the single-family homes to the creek pathway that connects to Orcutt Road, this is demonstrated on Sheets C4, A1, A3, and A25 of the project plans. Directional Item #6: Explore alternatives to proposed grading along the creek (especially within the creek setback) to provide a more varied/naturally appearing slope bank. Response: The grading plan of the project site has been evaluated as part of the City Council Resolution No. 10714 (2016 Series) in which incorporates all mitigation measures approved by Council that relate to grading. The applicant had responded to this directional item by shifting the building pads of the R-4 development to include taller stepped walls near Orcutt Road and provide 3 to 6 foot retaining walls along the creek corridor (Attachment 4, Grading & Walls). Directional Item #7: Explore additional parking reduction options to be considered by the ARC with final design review plans, based on a 10% reduction, with a minimum of 174 parking spaces (21 guest parking spaces and at least 153 resident spaces) required unless an acceptable alternate or contingency plan can be implemented with the final design. Response: The Transportation Demand Management Plan (TDMP) was reviewed by the Planning Commission and approved by the City Council.The TDMP had been revised and refined since the previous ARC conceptual review, the latest TDMP has been provided as Attachment 6. The TDMP will continue to be reviewed and monitored by the City’s Transportation Division, per mitigation measure AQ-VTM3083-2. Directional Item #8: In conjunction with Public Works review of the project, introduce extensions of the two Park Lots 69 and 70 southerly towards A-2 Street to break up the extent of common street parking, as a part of final design review by ARC. Response: The applicant revised the project to extend the two linear parks to break up the street parking, see Sheet A1 of the project plans. Directional Item #9: Provide a digital model of the project to better understand the massing of structures and relationship to topography. Response: The applicant has provided a series of perspective views of the project to demonstrate how the project relates to the existing and proposed topography. Perspective views are available in the project plans that demonstrate the relationship between buildings, landscape areas, and circulation, renderings are provided on Sheets A15, A26, and A27 of the project plans. ARC1 - 4 Directional Item #10: Provide 3D renderings to illustrate the proposed use of taller retaining walls (in particular: the tiered walls along Orcutt Road and the taller retaining walls associated with the condo structures). Include landscaping/screening proposals with these renderings. Response: The applicant provided renderings and diagrams of the proposed retaining walls, which include several section cuts to demonstrate the varying heights of the walls (Attachment 5, Retaining Wall Exhibit). The taller stepped walls near Orcutt Road require a fence height exception where portions of the retaining wall include a fence and wall combined max height of 13.5-feet (including a 42-inch guardrail) where 9-feet is normally allowed. The CDG state that retaining walls that exceed six feet in height shall be divided into terraces with variations in plane and include landscaping to break up the length of walls. The request for a fence height exception along Orcutt Road and the creek pathway are necessary to provide adequate access and logical use of the project site, the retaining walls provides for a terrace with adequate landscaping that breaks up the length of the walls. Granting an exception for the proposed wall will not create a visible or tangible obstruction between properties or the public right-of-way because the retaining wall is predominantly visible from within the project site, no public purpose is served by strict compliance with the City’s fence height standards. 5.0 CONCLUSION In summary, the revised project design complies with property development standards and design guidelines established in the Orcutt Area Specific Plan. The applicant has responded to the ARC directional items and the project is substantially consistent with Community Design Guidelines. 6.0 ENVIRONMENTAL REVIEW On March 2, 2010, the City Council certified the Final Program EIR for the Orcutt Area Specific Plan through Council Resolution 10154 (2010 Series). On May 17, 2016, the City Council adopted the Mitigated Negative Declaration (SBDV-1769- 2015) which addressed the development of Tract #3083. The City Council Resolution No. 10714 (2016 Series) incorporates all mitigation measures approved by Council. The project is consistent with the adopted Mitigated Negative Declaration, all mitigation measures adopted as part of the OASP FEIR and MND that are applicable to the proposed project are carried forward and applied to the proposed project to effectively mitigate the impacts that were previously identified. 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 and provide comments and recommendations to the Community Development Director for final architectural design review. ARC1 - 5 9.0 ATTACHMENTS 1. Draft Resolution 2. Applicant’s responses to ARC Direction 3. Reduced Project Plans 4. Grading & Walls 5. Retaining Wall Exhibits 6. Transportation Demand Management Plan 7. City Council Report– May 17, 2016 8. City Council Resolution No. 10715 (2016 Series) 9. City Council Meeting Minutes – May 17, 2016 10. Previous ARC Report – October 19, 2015 11. ARC Meeting Minutes – October 19, 2015 12. Previous ARC Report – December 1, 2014 13. ARC Meeting Minutes – December 1, 2014 Included in Commission member portfolio: Project plans Available at ARC hearing: color/materials board Website Link: Orcutt Area Specific Plan (http://www.slocity.org/home/showdocument?id=4262) ARC1 - 6 RESOLUTION NO. ARC-XXXX-17 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE RESIDENTIAL DEVELOPMENT WITHIN TRACT #3083 (WEST CREEK) THAT CONSISTS OF 172 RESIDENTIAL DWELLING UNITS WITHIN THE ORCUTT AREA SPECIFIC PLAN, IN ACCORDANCE WITH THE MITIGATED NEGATIVE DECLARATION (SBDV-1769-2015) ADOPTED BY CITY COUNCIL RESOLUTION NO. 10714 (2016 SERIES), AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 3, 2017 1299 ORCUTT ROAD (ARCH-0071-2017) 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 December 1, 2014, pursuant to a proceeding instituted a conceptual review under ARCH-0224-2014, Robbins|Reed, applicant; and continued the project to a date uncertain and provided directional items to the applicant and staff; and WHEREAS, the Parks and Recreation Commission of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on March 4, 2015, pursuant to a proceeding instituted a conceptual review under SBDV-1769-2015, Robbins|Reed, 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 October 19, 2015, pursuant to a proceeding instituted a conceptual review under ARCH-0224-2014, Robbins|Reed, applicant; and continued the project to a date uncertain and provided directional items to the applicant and staff; and WHEREAS, the Parks and Recreation Commission of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on November 4, 2015, pursuant to a proceeding instituted under SBDV-1769- 2015, Robbins|Reed, applicant; and recommended approval of the project; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on April 13, 2016, pursuant to a proceeding instituted under SBDV-1769-2015, Robbins|Reed, applicant; and recommended approval of the project; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on May 17, 2016, pursuant to a proceeding instituted under SBDV-1769-2015, Robbins|Reed, applicant; and approved the Vesting Tentative Tract Map #3083 and adopted the City Council Resolution No. 10715 (2016 Series); and ARC1 - 7 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 April 3, 2017, pursuant to a proceeding instituted under ARCH-0071-2017, Robbins|Reed, 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-0071-2017), 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. 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). 3. The project is consistent with Housing Element Policies 6.1 and 7.4 because the project supports the development of more housing in accordance with the assigned Regional Housing Needs Allocation and establishes a new neighborhood, with pedestrian and bicycle linkages that provide direct, convenient and safe access to adjacent neighborhoods. 4. As conditioned, the project design differs from the Community Design standards of the Orcutt Area Specific Plan, however the architectural style 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 project design incorporates articulation, massing, and a mix of color/finish materials that are compatible with the neighborhood and complementary to other development within the immediate vicinity. 5. As conditioned, the proposed fence and wall combined height of 13.5-feet along Orcutt Road and within limited areas of the creek pathway are acceptable at the subject location because the retaining walls are necessary for adequate grading on the site which also includes a 42 - inch guardrail that is required for safety. No public purpose is served by strict compliance with the City’s fence height standards because the retaining walls will not create a visible or tangible obstruction between properties or the public right-of-way because the retaining walls ARC1 - 8 are predominantly visible from within the project site, adjacent to the parking lot. SECTION 2. Environmental Review. On March 2, 2010, the City Council certified the Final Program EIR for the Orcutt Area Specific Plan through Council Resolution 10154 (2010 Series). On May 17, 2016, the City Council adopted the Mitigated Negative Declaration (SBDV- 1769-2015) which addressed the development of Tract #3083. The City Council Resolution No. 10714 (2016 Series) incorporates all mitigation measures approved by Council. The project is consistent with the adopted Mitigated Negative Declaration, all mitigation measures adopted as part of the OASP FEIR and MND that are applicable to the proposed project are carried forward and applied to the proposed project to effectively mitigate the impacts that were previously identified. 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 addres sed. 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 project shall comply with all mitigation measures and conditions, applicable to the project site, established under City Council Resolution No. 10714 (2016 Series) and City Council Resolution No. 10715 (2016 Series). 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 applicant shall note the use of smooth finish stucco on the building plans to the satisfaction of the Community Development Director. 5. 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 ARC1 - 9 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. 6. 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. The applicant shall incorporate a trellis over the trash enclosure in order to screen from overlook; design of the trellis is subject to the Community Design Guidelines and to the satisfaction of the Community Development Director. 7. Prior to the issuance of a building permit, the Transportation Demand Management Plan (TDMP) shall clearly identify the Home Owner’s Association responsibility for monitoring and reporting the progress of the TDMP to the satisfaction of the Community Development Director and the Transportation Division. The TDMP shall be clear on the performance measures, how they will be monitored/measured, and what actions will be taken if the number of parking spaces is insufficient upon full occupancy and operation of the project. The HOA will be responsible for coordinating annual surveys, reporting to the city, and providing current and up to date program information to residents. 8. 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. 9. 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. 10. 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), except those identified in the Retaining Wall Exhibit attached to the staff report dated April 3, 2017. 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. ARC1 - 10 11. 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. 12. 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 Utilit ies 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. 13. 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. Engineering Division – Community Development/Public Works 14. The proposed guard rail on top of the retaining wall along Orcutt Road and located within the Public Right-of-Way will require a temporary encroachment agreement to be recorded prior to building permit issuance. 15. The proposed stacked rock retaining walls will require complete details and structural calculations. The plan submittal shall include details showing materials and methods of construction, including cross sections. All stacked rock retaining walls will require special inspection and/or structural observation to the satisfaction of the City. 16. The subdivision improvement plans and/or building plans shall show all bike racks, street signs, street lights, and bike path lighting per city engineering standards, OASP requirements, and Community Design Guidelines. 17. The subdivision improvement plans and/or building plans shall show the location of the proposed mail receptacles or mail box units (MBU’s) to the satisfaction of the Post Master and the City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units within this development as required by the Post Master. MBU’s shall not be located alon g “A” Street, Orcutt Road, or within the public right-of-way or public sidewalk area unless specifically approved by the City Engineer. Contact the Post Master at 543-2605 to establish any recommendations regarding the number, size, location, and placement for any MBU’s to serve the R-4 and R-2 neighborhoods. ARC1 - 11 Fire Department 18. Exterior building construction methods and materials shall comply with R327 of the California residential Code for single family dwellings or Chapter 7A of the California Building Code for multi-family housing for development in wildfire prone areas (entire city). 19. Plans submitted for a building permit shall provide a fire sprinkler riser room with exterior door access on each multi-family building. Natural Resources 20. Plans submitted for a building permit shall include “Rockery” retaining walls implemented along the creek walk area, per submitted renderings. 21. A creek restoration plan that reflects regulatory permitting agency requirements and project mitigation measures shall be submitted under separate cover for review and approval by the Natural Resources Manager. Indemnification 22. 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. 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 3rd day of April, 2017. _____________________________ Douglas Davidson, Secretary Architectural Review Commission ARC1 - 12 Attachment 2 ARC1 - 13 Attachment 2 ARC1 - 14 Attachment 2 ARC1 - 15 Attachment 2 ARC1 - 16 T1 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K SH E E T I N D E X T1 T I T L E S H E E T C1 O A S P L A N D U S E M A P C2 P R O P O S E D L A N D U S E M A P C3 C O M P O S I T E E X I S T I N G & P R O P O S E D L A N D U S E C4 T E N T A T I V E T R A C T M A P - G R A D I N G P L A N C5 T E N T A T I V E T R A C T M A P - G R A D I N G P L A N A1 I L L U S T R A T I V E S I T E P L A N A2 S I T E S E C T I O N S A3 O P E N S P A C E E X H I B I T A4 S I N G L E - F A M I L Y S T R E E T V I E W A5 S I N G L E - F A M I L Y P L A N 1 O P T I O N 1 A6 S I N G L E - F A M I L Y P L A N 1 O P T I O N 2 A7 S I N G L E - F A M I L Y P L A N 2 O P T I O N 1 A8 S I N G L E - F A M I L Y P L A N 2 O P T I O N 2 A9 S I N G L E - F A M I L Y P L A N 3 O P T I O N 1 A1 0 S I N G L E - F A M I L Y P L A N 3 O P T I O N 2 A1 1 S I N G L E - F A M I L Y P L A N 4 O P T I O N 1 A1 2 S I N G L E - F A M I L Y P L A N 4 O P T I O N 2 A1 3 S I N G L E - F A M I L Y P L A N 5 O P T I O N 1 A1 4 S I N G L E - F A M I L Y P L A N 5 O P T I O N 2 A1 5 S I N G L E - F A M I L Y P A R K W A Y V I E W A1 6 S I N G L E - F A M I L Y C O L O R M A T E R I A L S A1 7 M U L T I - F A M I L Y - C L U B H O U S E A1 8 M U L T I - F A M I L Y - C L U B H O U S E - E L E V A T I O N S A1 9 M U L T I - F A M I L Y - B U I L D I N G F L O O R P L A N A2 0 M U L T I - F A M I L Y - P E R S P E C T I V E A2 1 M U L T I - F A M I L Y - P E R S P E C T I V E A2 2 M U L T I - F A M I L Y - P E R S P E C T I V E A2 3 M U L T I - F A M I L Y - E L E V A T I O N S A2 4 M U L T I - F A M I L Y - C O L O R M A T E R I A L S A2 5 R I P A R I A N G R A D I N G E X H I B I T A2 6 C R E E K E X H I B I T A2 7 C R E E K E X H I B I T A2 8 L A N D S C A P E S C H E M A T I C A2 9 L A N D S C A P E S C H E M A T I C A3 0 S I T E F U R N I S H I N G S PR O J E C T I N F O R M A T I O N O W N E R : A R C H I T E C T : RO B B I N S | R E E D R R M D E S I G N G R O U P 13 0 8 M O N T E R E Y S T , S U I T E 2 1 0 3 7 6 5 S . H I G U E R A S T , S U I T E 1 0 2 SA N L U I S O B I S P O , C A 9 3 4 0 1 S A N L U I S O B I S P O , C A 9 3 4 0 1 CO N T A C T : R A N D Y R U S S O M PH O N E : 8 0 5 - 5 4 3 - 1 7 9 4 EM A I L : R W R U S S O M @ R R M D E S I G N . C O M PR O J E C T D E S C R I P T I O N : Th e p r o j e c t i s 17 2 r e s i d e n t i a l u n i t s o n a n 1 8 . 2 9 a c r e s i t e s p a n n i n g t w o O A S P d e s i g n a t e d pa r c e l s , t h e M i d - S t a t e a n d M a d d a l e n a P a r c e l . T h e c o m b i n a t i o n o f t h e t w o p a r c e l s i n t o a s i n g l e p r o j e c t a l l o w s f o r a m o r e c o m p l e t e d e s i g n s o l u t i o n w h i c h e m b r a c e s s i t e i s s u e s WK D W R W K H U Z L V H Z R X O G E H K D Y H F U H D W H G D O H V V H I À F L H Q W V R O X W L R Q 7K H V L Q J O H S U R M H F W V R O X W L R Q ha s a l l o w e d f o r t h e t a r g e t O A S P u n i t c o u n t w h i l e p r o v i d i n g a d d i t i o n a l o p e n s p a c e a n d co m m u n i t y a m e n i t i e s . T h e p r o j e c t i n c l u d e s t w o d i s t i n c t p r o j e c t a r e a s z o n e d R - 2 & R - 4 se r v i n g a w i d e r a n g e o f h o u s i n g n e e d s w i t h i n t h e c o m m u n i t y . SI T E I N F O R M A T I O N : AP N : ( M i d - S t a t e P a r c e l ) 0 7 6 - 4 8 1 - 0 0 2 ( M a d d a l e n a P a r c e l ) 0 7 6 - 4 8 1 - 0 0 1 GR O S S S I T E A R E A : 1 8 . 2 9 A C R E S OA S P C O M B I N E D E S T I M A T E D R 2 U N I T S : 5 2 - 5 4 D . U (M a d d a l e n a = 0 R 2 , M i d - S t a t e = 5 2 - 5 4 R 2 ) OA S P C O M B I N E D E S T I M A T E D R 4 U N I T S : 91 - 1 0 3 D . U (M a d d a l e n a = 7 9 - 8 9 R 4 , M i d - S t a t e = 1 2 - 1 4 R 4 ) TO T A L O A S P C O M B I N E D E S T I M A T E D U N I T S 1 4 3 - 1 5 7 D. U (T a b l e A - 2 O A S P ) PR O J E C T S T A T I S T I C S PR O P O S E D R - 2 D E V E L O P M E N T A R E A : PR O P O S E D R - 2 T R A D I T I O N A L U N I T S : 2 3 S F R L O T S (T y p i c a l 3 B e d / 2 1/ 2 Ba t h w i t h a t t a c h e d g a r a g e ) PR O P O S E D R - 2 P A R K W A Y U N I T S : 4 4 S F R U N I T S (3 B e d / 2 1/ 2 B a t h w i t h a t t a c h e d g a r a g e ) TO T A L R 2 U N I T S ( D e n s i t y U n i t s ) 6 7 U N I T S ( 6 7 D U ) TO T A L R 2 A R E A U N D E R D E V E L O P M E N T 7 . 8 2 A C R E S PR O P O S E D D E N S I T Y 8 . 5 6 U N I T S / A C R E PR O P O S E D R - 4 D E V E L O P M E N T A R E A : Se v e n ( 7 ) B u i l d i n g a t F i f t e e n ( 1 5 ) U n i t s 10 5 M F R U N I T S 35 - S t u d i o U n i t s ( 5 p e r b u i l d i n g ) 35 U N I T S ( 1 7 . 5 D U ) 63 - T w o b e d r o o m U n i t s ( 9 p e r b u i l d i n g ) 63 U N I T S ( 6 3 D U ) 7 - O n e B e d r o o m U n i t s ( 1 p e r b u i l d i n g ) 7 U N I T S ( 4 . 6 2 D U ) TO T A L R 4 U N I T S ( D e n i s t y U n i t s ) 10 5 U N I T S ( 8 5 . 1 2 D U ) TO T A L R 4 A R E A U N D E R D E V E L O P M E N T 3. 0 9 A C R E S PR O P O S E D D E N S I T Y 27 . 5 U N I T S / A C R E TO T A L P R O P O S E D D E V E L O P M E N T TO T A L D E V E L O P E D U N I T S 17 2 U N I T S ( 1 5 2 . 1 2 D U ) TO T A L D E V E L O P E D A R E A 10 . 9 1 A C R E S VI C I N I T Y M A P TI T L E S H E E T OR C U T T R O A D WE S T C R E E K 12 9 9 O R C U T T R O A D JOHNSON AVE OR C U T T R O A D ORCU T T R O A D BROAD S T R E E T RAILR O A D S um m a r y F e a t u r e s P ar ki ng N um b er s Re q ui r e d b i c y cl e p ar k i n g (2 s p ac e s p er u n i t . ) 2 10 l o n g t e r m r e q ui r e d ; 2 10 p ro v i d e d Pr o v i d e d b i c y cl e p ar k i n g f o r 6 .8 % ca r r ed u c t i o n . 6 0 l o n g t e r m p ro v i d e d ; 6 0/ 5 = 1 2 s p ac e s To t a l l o n g t e r m b i c y le p ar k i n g s p ac e s p ro v i d e d 27 0 p r o v i d e d R eq u i re d s h or t t e r m bi cy c le p ar k i n g s p ac e s . (5% o f r e q ui r e d c a r p ar k i n g) 9 s h o r t t e r m r e q u i r e d ; 10 p r o v id e d (.0 5 x 1 7 2 = 9 s p a c e s ) BI C Y C LE P A R K I N G S UM M A R Y Su m m a r y F e a t u r e s P ar ki n g N um b er s R e q ui r e d m o t o r c y le p ar k i n g (1 p e r e v e r y 2 0 c a r s . ) 17 2 / 2 0 = 9 r e q ui r e d ; 10 p r o v id e d MO T O R C Y C L E P A R K I N G S U M M A R Y PA R K I N G R E Q U I R E M E N T S PE R S L O Z O N I N G R E G U L A T I O N S S E C T I O N 1 7 . 1 6 . 0 6 0 & T A B L E 6 - P A R K I N G R E Q U I R E M E N T S B Y U S E Mu l t i f a m i l y R e q u i r e d S H U V W X G L R D S D U W P H Q W I R U À U V W E H G U R R P S O X V IR U H D F K D G - GL W L R Q D O E H G U R R P L Q D X Q L W S O X V I R U H D F K À Y H X Q L W V L Q G H Y H O R SP H Q W V R I P R U H W K D Q À Y H X Q L W V $ O V R V H H al l o w e d p a r k i n g r e d u c t i o n f o r a d d i t i o n a l b i c y c l e p a r k i n g u n d e r 1 7 . 1 6 . 0 6 0 . G 2 Si n g l e f a m i l y ( R 2 ) R e q u i r e d = 2 s p a c e s p e r d w e l l i n g Si n g l e F a m i l y ( R 2 ) Mu l t i - F a m i l y ( R 4 ) Re q u i r e d 1 3 4 1 9 2 1 7 2 * * RE F E R T O ( R - 4 ) P A R K I N G S U M M A R Y T h e p l a n n i n g c o m m i s i o n s u p p o r t e d a n d t h e c i t y c o u n c i l a p p r o v e d a t r a s p o r t a t i o n d e m a n d m a n a g e m e n t p l a n w i t h r e v i e w o f t h e v e s t i n g t e n t a t i v e m a p . 1 9 2 Pr o v i d e d R- 4 P A R K I N G A N A L Y S I S R- 2 P A R K I N G A N A L Y S I S (R - 4 ) P A R K I N G S U M M A R Y 63 12 6 19 2 A t t a c h m e n t 3 A R C 1 - 1 7 C1 W E S T C R E E K Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 OA S P L A N D U S E M A P - E X I S T I N G SC A L E : 1 ” = 5 0 ’ @ 2 4 ” x 3 6 ” SC A L E : 1 ” = 1 0 0 ’ @ 1 2 ” x 1 8 ” N (8. 4 8 A C ) (5. 4 0 A C ) (3. 3 1 A C ) (1. 2 2 A C ) 7. 3 2 A C 5. 0 5 A C 2. 7 5 A C 1. 5 9 A C PG & E E a s e m e n t 1 . 5 8 A C 10 5 0 S o u t h w o o d D r i v e Sa n L u i s O b i s p o , C A 9 3 4 0 1 P 8 0 5 . 5 4 4 . 7 4 0 7 F 8 0 5 . 5 4 4 . 3 8 6 3 A t t a c h m e n t 3 A R C 1 - 1 8 C2 W E S T C R E E K Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 PR O P O S E D L A N D U S E M A P SC A L E : 1 ” = 5 0 ’ @ 2 4 ” x 3 6 ” SC A L E : 1 ” = 1 0 0 ’ @ 1 2 ” x 1 8 ” 10 5 0 S o u t h w o o d D r i v e Sa n L u i s O b i s p o , C A 9 3 4 0 1 P 8 0 5 . 5 4 4 . 7 4 0 7 F 8 0 5 . 5 4 4 . 3 8 6 3 N 10 5 0 S o u t h w o o d D r i v e Sa n L u i s O b i s p o , C A 9 3 4 0 1 P 8 0 5 . 5 4 4 . 7 4 0 7 F 8 0 5 . 5 4 4 . 3 8 6 3 A t t a c h m e n t 3 A R C 1 - 1 9 C3 W E S T C R E E K Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 N CO M P O S I T E E X I S T I N G & PR O P O S E D L A N D U S E SC A L E : 1 ” = 5 0 ’ @ 2 4 ” x 3 6 ” SC A L E : 1 ” = 1 0 0 ’ @ 1 2 ” x 1 8 ” 10 5 0 S o u t h w o o d D r i v e Sa n L u i s O b i s p o , C A 9 3 4 0 1 P 8 0 5 . 5 4 4 . 7 4 0 7 F 8 0 5 . 5 4 4 . 3 8 6 3 A t t a c h m e n t 3 A R C 1 - 2 0 C4 W E S T C R E E K Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 TE N T A T I V E T R A C T M A P - GR A D I N G P L A N SC A L E : 1 ” = 3 0 ’ @ 2 4 ” x 3 6 ” SC A L E : 1 ” = 6 0 ’ @ 1 2 ” x 1 8 ” FF = 2 5 8 . 0 FF = 2 5 9 . 3 FF = 2 5 0 . 8 FF = 2 4 8 . 4 FF = 2 4 8 . 8 FF = 2 5 1 . 6 2 % 2 % 1% 0. 5 % 0. 5 % 4 % 9 % 1% 1% 1% 1% OR C U T T R O A D " A " S T R E E T TY P I C A L T R A S H E N C L O S U R E TY P I C A L M A I L B O X E S FF = 2 4 8 . 5 24 8 . 0 PO O L "A" S T R E E T " A - 4 " S T R E E T 25 0 . 0 FL 25 2 . 3 FL 25 5 . 4 FL 25 8 . 7 FL 26 0 . 1 FL 25 7 . 4 FL 25 1 . 2 FL 25 4 . 5 FL 24 9 . 7 TG 25 1 . 5 FS 24 9 . 0 TG E A S T O R C U T T C R E E K 3 ' W A L L 2 ' W A L L 4 ' W A L L 6 ' W A L L 3 ' W A L L 2 ' W A L L 4' W A L L 6' W A L L 6 ' W A L L 4 ' W A L L 6' W A L L 6' W A L L 5' W A L L 6' W A L L 4' W A L L 6' W A L L 6 ' W A L L 4' W A L L 4' W A L L 4 ' W A L L 3 ' W A L L 2 ' W A L L 3 ' W A L L 4' W A L L 4' W A L L 4 ' W A L L 5 ' W A L L 4' W A L L ( E X P ) 6 ' W A L L 3 ' W A L L 3' W A L L "A" S T R E E T SO U T H B A S I N D E T A I L SC A L E : 1 " = 3 0 ' A t t a c h m e n t 3 A R C 1 - 2 1 C5 W E S T C R E E K Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 TE N T A T I V E T R A C T M A P - GR A D I N G P L A N SC A L E : 1 ” = 3 0 ’ @ 2 4 ” x 3 6 ” SC A L E : 1 ” = 6 0 ’ @ 1 2 ” x 1 8 ” A t t a c h m e n t 3 A R C 1 - 2 2 A1 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K IL L U S T R A T I V E S I T E P L A N SC A L E : 1 ” = 5 0 ’ @ 2 4 ” x 3 6 ” SC A L E : 1 ” = 1 0 0 ’ @ 1 2 ” x 1 8 ” E A S T O R C U T T C R E E K OR C OR C RC UT T UT T UT T R RO A D RO A D OA D OA D RO A D 4 A - 4 A 4 4 4 “ A - 4 A - 4 A 4 4 A 4 A 4 4 4 “ S “ S “ S “ S “ S S “ S “ S “ S “ S “ S S “ T R E E T R E E T R E E T R E E T R E E T R E E T R E E T R E E T R E T R E T R T R T R T T T T T T T “A-3 ”S TST REETEE “ A - 2 “ A - 2 A A A A A A - 2 A A A “ A - 2 A A 2 A ” S T S S S R E E T T “A”AAAAAAAAAA STRESTRESTRESTRESTSTTRREEEETETETETETETETETT LE G E N D C O N D O M I N I U M U N I T S ( 1 0 5 U N I T S ) F R O N T L O A D E D S I N G L E F A M I L Y H O M E S ( 2 3 ) A L L E Y L O A D E D S I N G L E F A M I L Y H O M E S ( 4 4 ) A t t a c h m e n t 3 A R C 1 - 2 3 A2 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K SI T E P L A N K E Y SC A L E : N T S $$ $ $% &' ( ) * &/ 8 % + 2 8 6 ( 32 2 / 1 2 3 SI T E S E C T I O N 3 SC A L E : 1 ” = 3 0 ’ AL L E Y “A ” S T R E E T FL A T PA R K “A 3 ” S T R E E T AL L E Y AL L E Y FL A T PA R K DR I V E A I S L E LO W E R E D PA R K I N G LA N D S C A P E L A N D S C A P E BU F F E R PE D E S T R I A N PA T H OR C U T T R D . 6’ R E T A I N I N G W A L L SE C T I O N C - O R C U T T R O A D F R O N T A G E SC A L E : 1 ” = 1 6 ’ SE C T I O N B - N E I G H B O R H O O D P A R K W A Y SC A L E : 1 ” = 1 6 ’ SE C T I O N A - S I N G L E F A M I L Y R E A R RE T A I N I N G W A L L SC A L E : 1 ” = 1 6 ’ SF R L O T PR I V A T E YA R D SF R L O T PA T H PA T H P R I V A T E YA R D SL O P E D LA N D S C A P E PL PL PL A N T I N G FL A T P A R K AR E A 20 ’ R E A R YA R D RE T A I N I N G WA L L A N D LA N D S C A P E SI T E S E C T I O N S A B B A C 29 0 . 0 0 ’ 24 0 . 0 0 ’ OR C U T T R O A D SE C T I O N C B E N E F I T S 1) P A R K I N G S C R E E N E D F R O M O R C U T ( L O W E R E L E V . & I N T E R V E N I N G V E G E T A T I O N ) 2) T H R E E - S T O R Y A P P E A R S A S 2 L E V E L S F R O M O R C U T T SE C T I O N A B E N E F I T S 1) T I E R E D W A L L S W I T H I N T E R V E N I N G P L A N T I N G 2) M O R E G R A D U A L T R A N S I T I O N ; A E S T H E T I C A L L Y S U P E R I O R SE C T I O N B B E N E F I T S 1) E L E V A T I O N C H A N G E S R E S P E C T N A T U R A L T O P O G R A P H Y ( N O M A S S I V E R E - C O N T O U R I N G ) 2) P R O V I D E S B O T H U S A B L E P R I V A T E Y A R D S & C O M M O N O P E N S P A C E S 3) A V O I D S N E E D F O R H I G H R E T A I N I N G W A L L S SI T E S E C T I O N 1 SC A L E : 1 ” = 3 0 ’ SI T E S E C T I O N 2 SC A L E : 1 ” = 3 0 ’ C A t t a c h m e n t 3 A R C 1 - 2 4 A3 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K OP E N S P A C E E X H I B I T O P E N S P A C E A R E A S D E S C R I P T I O N A R E A C I T Y C O M M U N I T Y C R E E K P A R K . 4 6 A C C I T Y T R A I L S - S E A T I N G - O P E N S P A C E . 6 3 A C H O A O M M O N L I N E A R P A R K S . 5 4 A C R I P A R I A N O P E N S P A C E 1 . 5 3 A C TO T A L : 3 . 1 6 A C N E I G H B O R H O O D C O M M U N I T Y G A R D E N . 1 5 A C M U L T I - F A M I L Y C O M M O N L A N D S C A P E . 5 5 A C B A S I N & B I O F I L T R A T I O N A R E A S ( E X C L U D E S B A S I N P A R K ) 1 . 2 9 A C TO T A L : 1 . 9 9 A C MU L T I - F A M I L Y C O M M O N LA N D S C A P E RI P A R I A N O P E N S P A C E (R E F E R T O S H E E T A - 4 ) BA S I N A N D B I O F I L T R A T I O N A R E A S CI T Y C O M M U N I T Y C R E E K P A R K PA R K D E S I G N T O B E I N CO O R D I N A T I O N W I T H P A R K S AN D R E C D E P A R T M E N T HO A L I N E A R P A R K S OR C OR OR C C OR C OR C OR C OR OR C RC C C O OR C OR C OR C C OR C OR C OR C O O C O O R OR C OR RC C C O OR C O RC OR C OR C C O OR C UT UT UT T UT T TT UT T T TT U U U UT UT T T U UT UT T U T U U UT T TT U T T RO A D RO A RO A D RO A D RO A D OA OA OA AD AD OA D RO A D RO A D OA D OA D OA D D RO A RO A D D D D D D D D D OA D R D D D D D O D D D O D D D “ A - 4 “ A - 4 “ A - 4 “ A - 4 4 A 4 4 A - 4 “ A - 4 “ A - 4 4 “ A - 4 “ A - 4 4 “ A - 4 4 “ A - 4 “ A - 4 A - 4 “ A - 4 4 A “ A “ A A “ A “ A A “ A “ A A “ A - 4 A “ “ S “ S S S “ S S S S S S S S S S “ S S S S S S S S S S “ S “ S “ S S “ S “ S “ “ “ “ “ “ “ “ “ “ “ “ “ “ “ T R E E T T R E E T R E E E E T R E E T R E T R E E R E E E T R E E T R E E T R E E T R E E T R E E T R E E E E T R E E T R E E E E T R E E T R E E E E T R E E E T R E E T R E R E E E E E E E E T R E E E R E R E E R T R T R T T R T T T T R T T T T T T T T T T T T T T T T T T T T T T T T T “A-3“A-3A-3AAA“A-3“A-3A-3A“A-3“A-3A 3A-3“A-3“AAAAAA“A“A-3AAAA-3AAA-3AA-3A-3AAA-3AAAA 3A-3AAAAAAA-3AAAA3A-3-3-3 3 3 3 3 3 3 3 ”S T”S T”S TSTST”S T”S TSTSTSTTTSTSTSTSTSTSTSSSSTSSSTSSTSTSTSTTTTTTT REETREETREETREETREETEEREETREETRETRETRRRREETEERRREETREEREEERRETREETRRREETRRREETREETREETEETREETREREEEETEETEEEEEEEEEETEETEEEEEEETETETETEETEETETEEEETETETETETETET T T T “ A - 2 “ A - 2 A - 2 A - 2 A - 2 A - 2 A A A A A 2 “ A - 2 “ A - 2 “ A - 2 A “ A - 2 A - 2 “ A - 2 A - 2 A A A A - 2 A A - 2 - 2 2 2 2 A “ A - 2 A A A 2 A “ A “ ” S T ” S T S T S T ” S T ” S T ” S T S T T ” ” S T S T T S T S S T S T S T T T S ” S S T ” S T S S S S S S T ” S T R R E R E E T E E T R E E T R E E T R E E T R E E T R E E R E E T R E E T R E E T E R E E T R E E T E E R E E T E E T R E E T R E E R E R E E T E E R E E T R R E R E E T E R E E R E E T E R R R E T R E E E R R R R R R “A” “A“A”“A”“A”AA“A“A”“A“A”“AA” A”“A““A”““A”A“A“AAA”“AAA“A“A”A”A”AAAA”AA”AAAAAAAA”AAA”A”AAAAAA”AAAA”AAAAA”A”AAAAAAAA STRESTRSTRESTRESTRESTRETRSTRESTREESTRESTRSSTRSSTRESSRSTRSTRESTRESTRESTRESSTRESSTRSTRSSSTRSTRESTRESTRESTRETRETRETTTTTRETRTTRTRERRERRERRRRRRERREEEEEEEEETEEETETETETETETETEEETEEEEETETEEETETEETTTTTTT E A S T O R C U T T C R E E K LE G E N D C O N D O M I N I U M U N I T S ( 1 0 5 U N I T S ) F R O N T L O A D E D S I N G L E F A M I L Y H O M E S ( 2 3 ) A L L E Y L O A D E D S I N G L E F A M I L Y H O M E S ( 4 4 ) A t t a c h m e n t 3 A R C 1 - 2 5 A4 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K VI E W F R O M A S T R E E T SI N G L E - F A M I L Y NE I G H B O R H O O D A t t a c h m e n t 3 A R C 1 - 2 6 A5 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K PL A N 1 - O P T I O N 1 - T R A D I T I O N A L L O T SC A L E : 1 / 8 ” = 1 ’ 0 ” ( 2 4 ” X 3 6 ” S H E E T ) PL A N 1 - S I N G L E L E V E L 5 0 X 9 6 ’ L O T EL E V A T I O N S - S H O W N I N C O L O R S C H E M E 2 FR O N T E L E V A T I O N RE A R E L E V A T I O N LE F T E L E V A T I O N RI G H T E L E V A T I O N FR O N T P E R S P E C T I V E - S H O W N I N C O L O R S C H E M E 2 5' - 0 " 40 ' - 0 " 5' - 0 " 6 0 ' - 0 " 4 ' - 0 " 1 6 ' - 0 " M. B E D 12 ' 4 " X 1 4 ' 3 " M. B A T H 11 ' 0 " X 1 1 ' 0 " BE D 2 11 ' 0 " X 1 0 ' 0 " BE D 3 11 ' 0 " X 1 0 ' 0 " BA T H 10 ' 0 " X 5 ' 2 " M. C L . 2- C A R GA R A G E 20 ' 5 " X 2 0 ' 5 " PD R . 3'6 " X 7 ' 7 " P. DI N I N G / O F F I C E / FL E X 13 ' 0 " X 1 4 ' 0 " KI T C H E N 14 ' 0 " X 1 6 ' 0 " LI V I N G 15 ' 6 " X 1 6 ' 6 " EN T R Y 6'2 " X 7 ' 0 " NO O K 14 ' 0 " X 9 ' 0 " LA U N D . 7'0 " " X 5 ' 4 " L. 2 0 ' - 0 " 2' - 0 " 3' - 0 " PO R C H T E C H L. 0 4 8 16 32 KE Y L E G E N D RE F E R T O S H E E T A 2 8 F O R C O L O R S AN D M A T E R I A L S MA I N P L A S T E R C O L O R MA I N H O R I Z O N T A L S I D I N G AC C E N T H O R I Z O N T A L S I D I N G AS P H A L T S H I N G L E R O O F DO O R A N D W I N D O W T R I M GA R A G E D O O R EX T E R I O R L I G H T I N G 1 2 3 4 5 6 7 0’ - 0 ” G R A D E 35 ’ - 0 ” A L L O W E D M A X H E I G H T 2’ - 0 ” F I R S T F L O O R WH E R E O C C U R S 2 3 4 4 1 1 6 5 5 7 7 5 4 3 1 2 2 2 18 ’ - 9 ” P R O P O S E D M A X H E I G H T SI N G L E - F A M I L Y R E S I D E N C E A t t a c h m e n t 3 A R C 1 - 2 7 A6 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K FR O N T P E R S P E C T I V E - S H O W N I N C O L O R S C H E M E 4 EL E V A T I O N S _S H O W N I N C O L O R S C H E M E 4 5' - 0 " 40 ' - 0 " 5' - 0 " M. B E D 12 ' 4 " X 1 4 ' 3 " M. B A T H 11 ' 0 " X 1 1 ' 0 " BE D 2 11 ' 0 " X 1 0 ' 0 " BE D 3 11 ' 0 " X 1 0 ' 0 " BA T H 10 ' 0 " X 5 ' 2 " M. C L . 2- C A R GA R A G E 20 ' 5 " X 2 0 ' 5 " PD R . 3'6 " X 7 ' 7 " P. DI N I N G / O F F I C E / FL E X 13 ' 0 " X 1 4 ' 0 " KI T C H E N 14 ' 0 " X 1 6 ' 0 " LI V I N G 15 ' 6 " X 1 6 ' 6 " EN T R Y 6'2 " X 7 ' 0 " NO O K 14 ' 0 " X 9 ' 0 " LA U N D . 7'0 " " X 5 ' 4 " L. 2 0 ' - 0 " 2' - 0 " 3' - 0 " PO R C H T E C H L. PL A N 1 - S I N G L E L E V E L 5 0 X 9 6 ’ L O T PL A N 1 - O P T I O N 2 - T R A D I T I O N A L L O T SC A L E : 1 / 8 ” = 1 ’ 0 ” ( 2 4 ” X 3 6 ” S H E E T ) 0 4 8 16 32 KE Y L E G E N D RE F E R T O S H E E T A 2 8 F O R C O L O R S AN D M A T E R I A L S MA I N P L A S T E R C O L O R MA I N H O R I Z O N T A L S I D I N G AC C E N T H O R I Z O N T A L S I D I N G AS P H A L T S H I N G L E R O O F DO O R A N D W I N D O W T R I M GA R A G E D O O R EX T E R I O R L I G H T I N G 1 2 3 4 5 6 7 0’ - 0 ” G R A D E 18 ’ - 9 ” P R O P O S E D M A X H E I G H T 35 ’ - 0 ” A L L O W E D M A X H E I G H T 2’ - 0 ” F I R S T F L O O R WH E R E O C C U R S 12 ’ - 0 ” S E C O N D F L O O R 2 3 5 7 5 4 1 1 6 3 1 2 4 5 5 1 2 2 FR O N T E L E V A T I O N RE A R E L E V A T I O N LE F T E L E V A T I O N RI G H T E L E V A T I O N SI N G L E - F A M I L Y R E S I D E N C E A t t a c h m e n t 3 A R C 1 - 2 8 A7 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K KE Y L E G E N D RE F E R T O S H E E T A 2 8 F O R C O L O R S AN D M A T E R I A L S MA I N P L A S T E R C O L O R MA I N H O R I Z O N T A L S I D I N G AC C E N T H O R I Z O N T A L S I D I N G AS P H A L T S H I N G L E R O O F DO O R A N D W I N D O W T R I M GA R A G E D O O R EX T E R I O R L I G H T I N G 1 2 3 4 5 6 7 0’ - 0 ” G R A D E 25 ’ - 0 ” P R O P O S E D M A X H E I G H T 35 ’ - 0 ” A L L O W E D M A X H E I G H T 2’ - 0 ” F I R S T F L O O R WH E R E O C C U R S 12 ’ - 0 ” S E C O N D F L O O R 2 1 3 3 4 5 5 5 7 7 2 1 3 2 4 1 1 6 FR O N T E L E V A T I O N RE A R E L E V A T I O N LE F T E L E V A T I O N RI G H T E L E V A T I O N PL A N 2 - O P T I O N 1 - T R A D I T I O N A L L O T SC A L E : 1 / 8 ” = 1 ’ 0 ” ( 2 4 ” X 3 6 ” S H E E T ) 0 4 8 16 32 SI N G L E - F A M I L Y R E S I D E N C E 5' - 0 " 35 ' - 0 " 5' - 0 " 6 ' - 0 " 1 0 ' - 0 " LI V I N G 18 ' 0 " X 1 7 ' 3 " DI N I N G 15 ' 4 " X 9 ' 4 " KI T C H E N 14 ' 1 1 " X 1 5 ' 4 " BA T H 5' 6 " X 9 ' 0 " FL E X RO O M 9' 1 1 " X 1 1 ' 8 " 2- C A R GA R A G E 20 ' 5 " X 2 0 ' 3 " M. C L . 10 ' 1 " X 8 ' 1 " M. B A T H 10 ' 1 " X 1 3 ' 0 " M. B E D 16 ' 0 " X 1 3 ' 0 " 2 1 ' - 6 " 6 2 ' - 6 " 1 6 ' - 0 " P. LA U N D R Y 6' 6 " X 6 ' 6 " PO R C H 36 ' - 6 " 5 ' - 0 1 6 ' - 0 " 6 2 ' - 6 6 " 0" 2 1 ' - 6 " BE D 2 12 ' 1 0 " X 1 3 '8" BE D 3 11 ' 2 " X 1 0 '6 " BA T H 5'3 " X 1 3 ' 6 " EL E V A T I O N S - S H O W N I N C O L O R S C H E M E 3 FR O N T P E R S P E C T I V E - S H O W N I N C O L O R S C H E M E 3 PL A N 2 - S I N G L E L E V E L 5 0 X 9 6 ’ L O T A t t a c h m e n t 3 A R C 1 - 2 9 A8 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K KE Y L E G E N D RE F E R T O S H E E T A 2 8 F O R C O L O R S AN D M A T E R I A L S MA I N P L A S T E R C O L O R MA I N H O R I Z O N T A L S I D I N G AC C E N T H O R I Z O N T A L S I D I N G AS P H A L T S H I N G L E R O O F DO O R A N D W I N D O W T R I M GA R A G E D O O R EX T E R I O R L I G H T I N G 1 2 3 4 5 6 7 0’ - 0 ” G R A D E 27 ’ - 0 ” P R O P O S E D M A X H E I G H T 35 ’ - 0 ” A L L O W E D M A X H E I G H T 2’ - 0 ” F I R S T F L O O R WH E R E O C C U R S 12 ’ - 0 ” S E C O N D F L O O R 3 7 4 1 6 2 1 1 1 2 2 3 4 4 4 5 5 5 5 7 FR O N T E L E V A T I O N RE A R E L E V A T I O N LE F T E L E V A T I O N RI G H T E L E V A T I O N PL A N 2 - O P T I O N 2 - T R A D I T I O N A L L O T SC A L E : 1 / 8 ” = 1 ’ 0 ” ( 2 4 ” X 3 6 ” S H E E T ) 0 4 8 16 32 SI N G L E - F A M I L Y R E S I D E N C E 35 ' - 0 " 5' - 0 " KI T C H E N 14 ' 1 1 " X 1 5 ' 4 " BA T H 5' 6 " X 9 ' 0 " FL E X RO O M 9' 1 1 " X 1 1 ' 8 " DI N I N G 15 ' 4 " X 9 ' 4 " LI V I N G 18 ' 0 " X 1 7 ' 3 " LI V I N G 15 ' 0 " X 1 2 ' 0 " BE D 10 ' 0 " X 1 0 ' 5 " BA T H 5' 2 " X 8 ' 0 " 2 0 ' - 0 " 6 4 ' - 0 " 5' - 0 " 2- C A R GA R A G E 20 ' 5 " X 2 0 ' 3 " KI T . PO R C H 5' - 0 " 36 ' - 6 " 3' - 6 " 1 6 ' - 0 " 30 ' - 2 " M. B E D 15 ' 4 " X 1 3 ' 6 " M. B A T H 14 ' 0 " X 1 3 ' 7 " BE D 2 10 ' 8 " X 1 1 ' 0 " L. M. C L . 10 ' 1 " X 6 ' 3 " LA U N D R Y 10 ' 1 " X 6 ' 0 " BE D 3 11 ' 2 " X 1 0 ' 4 " BA T H 5'3 " X 1 3 ' 0 " EL E V A T I O N S - W I T H M U L T I G E N E R A T I O N A L U N I T SH O W N I N C O L O R S C H E M E 6 PL A N 2 W I T H M U L T I G E N E R A T I O N A L U N I T S I N G L E L E V E L 5 0 X 9 6 ’ L O T FR O N T P E R S P E C T I V E - W I T H M U L T I G E N E R A T I O N A L U N I T SH O W N I N C O L O R S C H E M E 6 A t t a c h m e n t 3 A R C 1 - 3 0 A9 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K PL A N 3 - P A R K W A Y L O T - 3 5 X 9 0 ’ EL E V A T I O N S - S H O W N I N C O L O R S C H E M E 1 PL A N 3 - O P T I O N 1 - P A R K W A Y L O T SC A L E : 1 / 8 ” = 1 ’ 0 ” ( 2 4 ” X 3 6 ” S H E E T ) 7' - 0 " 24 ' - 0 " 4' - 0 " 1 3 ' - 0 " 6 2 ' - 0 " 5 ' - 0 " 1 0 ' - 0 " 9' - 8 " 21 ' - 4 " 4' - 0 " FO Y E R 4' - 2 " X 5 ' 8 " PW D R 6' 1 0 " X 5 ' - 0 " 2 C A R GA R A G E 21 - ' 5 " X 2 0 - ' 5 " LI V I N G 16 ' - 5 " X 1 4 ' - 5 " 1' - 4 " DI N I N G 15 ' 7 " X 1 3 ' - 2 " KI T C H E N 13 ' 2 " X 1 2 ' 7 " P. GU E S T PA R K I N G AL L E Y 9 0 ' - 0 " YA R D 12 ' 0 " X 2 6 ' 0 " T. T . PO R C H 35 ' - 0 " BE D 2 10 ' - 0 " X 1 2 ' - 0 " BE D 3 10 ' - 6 " X 1 0 ' 1 " BA T H 6' - 8 " X 1 1 ' - 6 " LO F T 12 ' 5 " X 9 ' 8 " M. B A T H 8'- 5 " X 1 3 ' 2 " M. B E D 16 ' 5 " X 1 4 ' 5 " M. C L 6'- 8 " X 1 1 ' - 0 " LA U N D R Y 6' - 8 " X 8 ' 0 " 24 ' - 0 " 6 2 ' - 0 " OP E N TO BE L O W L KE Y L E G E N D RE F E R T O S H E E T A 2 8 F O R C O L O R S AN D M A T E R I A L S MA I N P L A S T E R C O L O R MA I N H O R I Z O N T A L S I D I N G AC C E N T H O R I Z O N T A L S I D I N G AS P H A L T S H I N G L E R O O F DO O R A N D W I N D O W T R I M GA R A G E D O O R EX T E R I O R L I G H T I N G 1 2 3 4 5 6 7 0’ - 0 ” G R A D E 28 ’ - 0 ” P R O P O S E D M A X H E I G H T 35 ’ - 0 ” A L L O W E D M A X H E I G H T 2’ - 0 ” F I R S T F L O O R WH E R E O C C U R S 12 ’ - 0 ” S E C O N D F L O O R 2 2 6 1 1 4 1 1 2 3 3 3 4 5 7 7 5 5 5 FR O N T E L E V A T I O N RE A R E L E V A T I O N LE F T E L E V A T I O N RI G H T E L E V A T I O N 0 4 8 16 32 SI N G L E - F A M I L Y R E S I D E N C E FR O N T P E R S P E C T I V E - S H O W N I N C O L O R S C H E M E 1 A t t a c h m e n t 3 A R C 1 - 3 1 A1 0 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K PL A N 3 - P A R K W A Y L O T - 3 5 X 9 0 ’ EL E V A T I O N S - S H O W N I N C O L O R S C H E M E 2 7' - 0 " 24 ' - 0 " 4' - 0 " 1 3 ' - 0 " 9' - 8 " 21 ' - 4 " 4' - 0 " FO Y E R 4' - 2 " X 5 ' 8 " PW D R 6' 1 0 " X 5 ' - 0 " 2 C A R GA R A G E 21 - ' 5 " X 2 0 - ' 5 " LI V I N G 16 ' - 5 " X 1 4 ' - 5 " 1' - 4 " DI N I N G 15 ' 7 " X 1 3 ' - 2 " KI T C H E N 13 ' 2 " X 1 2 ' 7 " P. GU E S T PA R K I N G AL L E Y 9 0 ' - 0 " YA R D 12 ' 0 " X 2 6 ' 0 " T. T . PO R C H 35 ' - 0 " BE D 2 10 ' - 0 " X 1 2 ' - 0 " BE D 3 10 ' - 6 " X 1 0 ' 1 " BA T H 6'- 8 " X 1 1 ' - 6 " LO F T 12 ' 5 " X 9 ' 8 " M. B A T H 8' - 5 " X 1 3 ' 2 " M. B E D 16 ' 5 " X 1 4 ' 5 " M. C L 6'- 8 " X 1 1 ' - 0 " LA U N D R Y 6'- 8 " X 8 ' 0 " 24 ' - 0 " OP E N TO BE L O W L 6 2 ' - 0 " 0’ - 0 ” G R A D E 27 ’ - 0 ” P R O P O S E D M A X H E I G H T 35 ’ - 0 ” A L L O W E D M A X H E I G H T KE Y L E G E N D RE F E R T O S H E E T A 2 8 F O R C O L O R S AN D M A T E R I A L S 1 2 3 4 5 6 7 MA I N P L A S T E R C O L O R MA I N H O R I Z O N T A L S I D I N G AC C E N T H O R I Z O N T A L S I D I N G AS P H A L T S H I N G L E R O O F DO O R A N D W I N D O W T R I M GA R A G E D O O R EX T E R I O R L I G H T I N G 2’ - 0 ” F I R S T F L O O R WH E R E O C C U R S 12 ’ - 0 ” S E C O N D F L O O R 3 3 2 2 6 2 1 1 1 1 5 7 4 4 4 PL A N 3 - O P T I O N 2 - P A R K W A Y L O T SC A L E : 1 / 8 ” = 1 ’ 0 ” ( 2 4 ” X 3 6 ” S H E E T ) 5 5 5 7 7 FR O N T E L E V A T I O N RE A R E L E V A T I O N LE F T E L E V A T I O N RI G H T E L E V A T I O N 0 4 8 16 32 SI N G L E - F A M I L Y R E S I D E N C E FR O N T P E R S P E C T I V E - S H O W N I N C O L O R S C H E M E 2 A t t a c h m e n t 3 A R C 1 - 3 2 A1 1 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K EL E V A T I O N S - S H O W N I N C O L O R S C H E M E 3 FR O N T P E R S P E C T I V E - S H O W N I N C O L O R S C H E M E 3 PL A N 4 - P A R K W A Y L O T - 3 5 X 9 0 ’ 1 5 ' - 0 " 6 2 ' - 0 " 1 3 ' - 0 " 7' - 1 0 " 27 ' - 2 " 4' - 0 " 35 ' - 0 " GU E S T PA R K I N G 2- C A R GA R A G E 20 ' 9 " X 2 0 ' 5 " PD R . 3' 3 " X 7 ' 9 " KI T C H E N 16 ' 6 " X 1 5 ' 0 " DI N I N G 16 ' 6 " X 1 0 ' 0 " LI V I N G 16 ' 3 " X 1 6 ' 0 " FO Y E R 5' 0 " X 7 ' 0 " P. YA R D 14 ' 1 0 " X 1 5 ' 0 " T . T . 9 0 ' - 0 " 9' - 8 " 21 ' - 4 " 4' - 0 " BE D 3 10 ' 4 " X 1 0 ' 8 " BE D 2 10 ' 0 " X 1 1 ' 1 " BA T H 13 ' 4 " X 5 ' 2 " M. B A T H 13 ' 6 " X 9 ' 9 " M. C L . 6' 2 " X 1 2 ' 4 " M. B E D 15 ' 4 " X 1 4 ' 0 " L. LN D R . 6'4 " X 7 ' 6 " L. PL A N 4 - O P T I O N 1 - P A R K W A Y L O T SC A L E : 1 / 8 ” = 1 ’ 0 ” ( 2 4 ” X 3 6 ” S H E E T ) KE Y L E G E N D RE F E R T O S H E E T A 2 8 F O R C O L O R S AN D M A T E R I A L S MA I N P L A S T E R C O L O R MA I N H O R I Z O N T A L S I D I N G AC C E N T H O R I Z O N T A L S I D I N G AS P H A L T S H I N G L E R O O F DO O R A N D W I N D O W T R I M GA R A G E D O O R EX T E R I O R L I G H T I N G 1 2 3 4 5 6 7 0’ - 0 ” G R A D E 28 ’ - 0 ” P R O P O S E D M A X H E I G H T 35 ’ - 0 ” A L L O W E D M A X H E I G H T 2’ - 0 ” F I R S T F L O O R WH E R E O C C U R S 12 ’ - 0 ” S E C O N D F L O O R 1 1 6 3 3 2 4 4 5 1 1 4 2 2 3 5 7 5 7 5 4 FR O N T E L E V A T I O N RE A R E L E V A T I O N LE F T E L E V A T I O N RI G H T E L E V A T I O N 0 4 8 16 32 SI N G L E - F A M I L Y R E S I D E N C E A t t a c h m e n t 3 A R C 1 - 3 3 A1 2 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K EL E V A T I O N S - S H O W N I N C O L O R S C H E M E 4 FR O N T P E R S P E C T I V E - S H O W N I N C O L O R S C H E M E 4 PL A N 4 - P A R K W A Y L O T - 3 5 X 9 0 ’ 1 5 ' - 0 " 6 2 ' - 0 " 1 3 ' - 0 " 7' - 1 0 " 27 ' - 2 " 4' - 0 " 35 ' - 0 " GU E S T PA R K I N G 2- C A R GA R A G E 20 ' 9 " X 2 0 ' 5 " PD R . 3' 3 " X 7 ' 9 " KI T C H E N 16 ' 6 " X 1 5 ' 0 " DI N I N G 16 ' 6 " X 1 0 ' 0 " LI V I N G 16 ' 3 " X 1 6 ' 0 " FO Y E R 5'0 " X 7 ' 0 " P. YA R D 14 ' 1 0 " X 1 5 ' 0 " T . T . 9 0 ' - 0 " 9' - 8 " 21 ' - 4 " 4' - 0 " BE D 3 10 ' 4 " X 1 0 ' 8 " BE D 2 10 ' 0 " X 1 1 ' 1 " BA T H 13 ' 4 " X 5 ' 2 " M. B A T H 13 ' 6 " X 9 ' 9 " M. C L . 6' 2 " X 1 2 ' 4 " M. B E D 15 ' 4 " X 1 4 ' 0 " L. LN D R . 6'4 " X 7 ' 6 " L. PL A N 4 - O P T I O N 2 - P A R K W A Y L O T SC A L E : 1 / 8 ” = 1 ’ 0 ” ( 2 4 ” X 3 6 ” S H E E T ) KE Y L E G E N D RE F E R T O S H E E T A 2 8 F O R C O L O R S AN D M A T E R I A L S MA I N P L A S T E R C O L O R MA I N H O R I Z O N T A L S I D I N G AC C E N T H O R I Z O N T A L S I D I N G AS P H A L T S H I N G L E R O O F DO O R A N D W I N D O W T R I M GA R A G E D O O R EX T E R I O R L I G H T I N G 1 2 3 4 5 6 7 0’ - 0 ” G R A D E 26 ’ - 0 ” P R O P O S E D M A X H E I G H T 35 ’ - 0 ” A L L O W E D M A X H E I G H T 2’ - 0 ” F I R S T F L O O R WH E R E O C C U R S 12 ’ - 0 ” S E C O N D F L O O R 6 1 23 5 5 4 1 1 1 2 2 3 3 4 7 7 5 5FR O N T E L E V A T I O N RE A R E L E V A T I O N LE F T E L E V A T I O N RI G H T E L E V A T I O N 0 4 8 16 32 SI N G L E - F A M I L Y R E S I D E N C E A t t a c h m e n t 3 A R C 1 - 3 4 A1 3 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K PL A N 5 - P A R K W A Y L O T - 3 5 X 9 0 ’ EL E V A T I O N S - S H O W N I N C O L O R S C H E M E 5 FR O N T P E R S P E C T I V E - S H O W N I N C O L O R S C H E M E 5 4' - 0 " 21 ' - 4 " 9' - 8 " 1 3 ' - 0 " 1 3 ' - 0 " GU E S T PA R K I N G KI T C H E N 14 ' 7 " " X 1 2 ' 8 " DI N I N G 14 ' 7 " X 1 1 ' 5 " LI V I N G 15 ' 0 " X 1 5 ' 5 " PD R . 5' 0 " X 7 ' 3 " 2- C A R GA R A G E 20 ' 5 " X 2 0 ' 5 " P. YA R D 16 ' 6 " X 1 7 ' 6 " PO R C H T . T . 6' - 0 " 25 ' - 0 " 4' - 0 " St o r a g e BE D 2 10 ' 4 " x 1 0 ' 4 " BE D 3 10 ' 2 " x 1 1 ' 5 " BA T H 5' 2 " X 1 1 ' 0 " M. B E D 14 ' 7 " X 1 2 ' 8 ' M. B A T H 5' 2 " X 1 0 ' 1 0 " M. C L . 5'0 " X 7 ' 1 0 " LA U N D R Y 5' 1 0 " X 6 ' 0 " L PL A N 5 - O P T I O N 1 - P A R K W A Y L O T SC A L E : 1 / 8 ” = 1 ’ 0 ” ( 2 4 ” X 3 6 ” S H E E T ) KE Y L E G E N D RE F E R T O S H E E T A 2 8 F O R C O L O R S AN D M A T E R I A L S MA I N P L A S T E R C O L O R MA I N H O R I Z O N T A L S I D I N G AC C E N T H O R I Z O N T A L S I D I N G AS P H A L T S H I N G L E R O O F DO O R A N D W I N D O W T R I M GA R A G E D O O R EX T E R I O R L I G H T I N G 1 2 3 4 5 6 7 0’ - 0 ” G R A D E 27 ’ - 8 ” P R O P O S E D M A X H E I G H T 35 ’ - 0 ” A L L O W E D M A X H E I G H T 2’ - 0 ” F I R S T F L O O R WH E R E O C C U R S 12 ’ - 0 ” S E C O N D F L O O R 6 2 3 3 1 4 4 4 4 5 1 1 1 2 4 3 5 7 7 5 FR O N T E L E V A T I O N RE A R E L E V A T I O N LE F T E L E V A T I O N RI G H T E L E V A T I O N 0 4 8 16 32 SI N G L E - F A M I L Y R E S I D E N C E A t t a c h m e n t 3 A R C 1 - 3 5 A1 4 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K PL A N 5 - P A R K W A Y L O T - 3 5 X 9 0 ’ EL E V A T I O N S - S H O W N I N C O L O R S C H E M E 6 FR O N T P E R S P E C T I V E - S H O W N I N C O L O R S C H E M E 6 4' - 0 " 21 ' - 4 " 9' - 8 " 6 2 ' - 0 " 1 3 ' - 0 " 1 3 ' - 0 " GU E S T PA R K I N G KI T C H E N 14 ' 7 " " X 1 2 ' 8 " DI N I N G 14 ' 7 " X 1 1 ' 5 " LI V I N G 15 ' 0 " X 1 5 ' 5 " PD R . 5' 0 " X 7 ' 3 " 2- C A R GA R A G E 20 ' 5 " X 2 0 ' 5 " P. YA R D 16 ' 6 " X 1 7 ' 6 " PO R C H T . T . 6' - 0 " 25 ' - 0 " 4' - 0 " St o r a g e BE D 2 10 ' 4 " x 1 0 ' 4 " BE D 3 10 ' 2 " x 1 1 ' 5 " BA T H 5' 2 " X 1 1 ' 0 " M. B E D 14 ' 7 " X 1 2 ' 8 ' M. B A T H 5' 2 " X 1 0 ' 1 0 " M. C L . 5'0 " X 7 ' 1 0 " LA U N D R Y 5' 1 0 " X 6 ' 0 " L PL A N 5 - O P T I O N 2 - P A R K W A Y L O T SC A L E : 1 / 8 ” = 1 ’ 0 ” ( 2 4 ” X 3 6 ” S H E E T ) KE Y L E G E N D RE F E R T O S H E E T A 2 8 F O R C O L O R S AN D M A T E R I A L S MA I N P L A S T E R C O L O R MA I N H O R I Z O N T A L S I D I N G AC C E N T H O R I Z O N T A L S I D I N G AS P H A L T S H I N G L E R O O F DO O R A N D W I N D O W T R I M GA R A G E D O O R EX T E R I O R L I G H T I N G 1 2 3 4 5 6 7 0’ - 0 ” G R A D E 26 ’ - 0 ” P R O P O S E D M A X H E I G H T 35 ’ - 0 ” A L L O W E D M A X H E I G H T 2’ - 0 ” F I R S T F L O O R WH E R E O C C U R S 12 ’ - 0 ” S E C O N D F L O O R 6 2 4 4 1 7 7 1 1 1 2 2 3 3 7 4 4 5 5 5 5 FR O N T E L E V A T I O N RE A R E L E V A T I O N LE F T E L E V A T I O N RI G H T E L E V A T I O N 0 4 8 16 32 SI N G L E - F A M I L Y R E S I D E N C E A t t a c h m e n t 3 A R C 1 - 3 6 A1 5 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K VI E W D O W N G R A N D P A R K W A Y S SI N G L E - F A M I L Y NE I G H B O R H O O D A t t a c h m e n t 3 A R C 1 - 3 7 A1 6 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K 6. 6.6. 6. 6. CO L O R A N D M A T E R I A L S SI N G L E - F A M I L Y R E S I D E N C E CO L O R S C H E M E 1 CO L O R S C H E M E 3 CO L O R S C H E M E 5 CO L O R S C H E M E 2 CO L O R S C H E M E 6 CO L O R S C H E M E 4 5. 2. 3.5.4. 1.2. 4. 3. 2. 3.5.4. 1.2. 3. 1. MA I N P L A S T E R C O L O R : M E R L E X I R O N S T O N E P - 8 1 0 2. M A I N H O R I Z O N T A L S I D I N G : S H E R W I N W I L L I A M S N A V A L S W 6 2 4 4 3. A C C E N T W O O D S I D I N G : A L L U R A C E D A R L A P S I D I N G C E D A R 4. A S P H A L T S H I N G L E R O O F : G A F R O O F I N G T I M B E R L I N E H D P E W T E R G R A Y 5. D O O R A N D W I N D O W T R I M : S H E R W I N W I L L I A M S G R I Z Z L E G R A Y S W 7 0 6 8 6. G A R A G E D O O R S : R A N C H S T Y L E W / G L A S S G R A Y * G L A S S O P T I O N A L F O R P A R K W A Y A L L E Y L O A D 7. E X T E R I O R L I G H T I N G : L U N A L E D W A L L S C O N C E 1 6 6 8 S K - L E D S A T I N B L A C K 5.4. 1. M A I N P L A S T E R C O L O R : S H E R W I N W I L L I A M S H A M M E R E D S I L V E R S W 2 8 4 0 2. M A I N H O R I Z O N T A L S I D I N G : S H E R W I N W I L L I A M S R O O K W O O D R E D S W 2 8 0 2 3. A C C E N T H O R I Z O N T A L S I D I N G : S H E R W I N W I L L I A M S A L P A C A S W 7 0 2 2 4. A S P H A L T S H I N G L E R O O F : G A F R O O F I N G T I M B E R L I N E H D B A R K W O O D 5. D O O R A N D W I N D O W T R I M : S H E R W I N W I L L I A M S B L A C K F O X S W 7 0 2 0 6. G A R A G E D O O R S : R A N C H S T Y L E W / G L A S S T A U P E * G L A S S O P T I O N A L F O R P A R K W A Y A L L E Y L O A D 7. E X T E R I O R L I G H T I N G : S H E L T E R L E D W A L L S C O N C E 1 3 4 0 K Z B R O N Z E 1. 1. MA I N P L A S T E R C O L O R : S H E R W I N W I L L I A M S M U S L I N 6 1 3 3 2. M A I N H O R I Z O N T A L S I D I N G : S H E R W I N W I L L I A M S S E C R E T G A R D E N S W 6 1 8 1 3. A C C E N T H O R I Z O N T A L S I D I N G : S H E R W I N W I L L I A M S B L O N D E 6 1 2 8 4. A S P H A L T S H I N G L E R O O F : G A F R O O F I N G T I M B E R L I N E H D B A R K W O O D 5. D O O R A N D W I N D O W T R I M : S H E R W I N W I L L I A M S B L A C K F O X S W 7 0 2 0 6. G A R A G E D O O R S : R A N C H S T Y L E W / G L A S S T A U P E * G L A S S O P T I O N A L F O R P A R K W A Y A L L E Y L O A D 7. E X T E R I O R L I G H T I N G : S H E L T E R L E D W A L L S C O N C E 1 3 4 0 K Z B R O N Z E 1. MA I N P L A S T E R C O L O R : S H E R W I N W I L L I A M S C I T Y S C A P E S W 7 0 6 7 2. M A I N H O R I Z O N T A L S I D I N G : S H E R W I N W I L L I A M S N A T U R A L C H O I C E S W 7 0 1 1 3. A C C E N T W O O D S I D I N G : A L L U R A C E D A R L A P S I D I N G C E D A R 4. A S P H A L T S H I N G L E R O O F : G A F R O O F I N G T I M B E R L I N E H D C H A R C O A L 5. D O O R A N D W I N D O W T R I M : S H E R W I N W I L L I A M S I R O N O R E S W 7 0 6 9 6. G A R A G E D O O R S : R A N C H S T Y L E W / G L A S S B L A C K * G L A S S O P T I O N A L F O R P A R K W A Y A L L E Y L O A D 7. E X T E R I O R L I G H T I N G : S H E L T E R L E D W A L L S C O N C E 1 3 2 4 - B K - L E D S A T I N B L A C K 3. 1. MA I N P L A S T E R C O L O R : M E R L E X E L D O R A D O P - 6 2. M A I N H O R I Z O N T A L S I D I N G : S H E R W I N W I L L I A M S I R O N O R E S W 7 0 6 9 3. A C C E N T W O O D S I D I N G : A L L U R A C E D A R L A P S I D I N G C E D A R 4. A S P H A L T S H I N G L E R O O F : G A F R O O F I N G T I M B E R L I N E H D C H A R C O A L 5. D O O R A N D W I N D O W T R I M : S H E R W I N W I L L I A M S I R O N O R E S W 7 0 6 9 6. G A R A G E D O O R S : R A N C H S T Y L E W / G L A S S B L A C K * G L A S S O P T I O N A L F O R P A R K W A Y A L L E Y L O A D 7. E X T E R I O R L I G H T I N G : S H E L T E R L E D W A L L S C O N C E 1 3 2 4 - B K - L E D S A T I N B L A C K 1. 1. MA I N P L A S T E R C O L O R : M E R L E X A G A T E P - 5 0 5 2. M A I N H O R I Z O N T A L S I D I N G : S H E R W I N W I L L I A M S C Y B E R S P A C E S W 7 0 7 6 3. A C C E N T H O R I Z O N T A L S I D I N G : S H E R W I N W I L L I A M S J U B I L E E S W 6 2 4 8 4. A S P H A L T S H I N G L E R O O F : G A F R O O F I N G T I M B E R L I N E H D P E W T E R G R A Y 5. D O O R A N D W I N D O W T R I M : S H E R W I N W I L L I A M S G R I Z Z L E G R A Y S W 7 0 6 8 6. G A R A G E D O O R S : R A N C H S T Y L E W / G L A S S G R A Y * G L A S S O P T I O N A L F O R P A R K W A Y A L L E Y L O A D 7. E X T E R I O R L I G H T I N G : L U N A L E D W A L L S C O N C E 1 6 6 8 S K - L E D S A T I N B L A C K 1.2. 3.5.4. 4. 2.1. 5. 7.7. 7. 7. 7. 7. 6. A t t a c h m e n t 3 A R C 1 - 3 8 A1 7 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K MU L T I - F A M I L Y C L U B H O U S E SC A L E : 1 / 8 ” = 1 ’ 0 ” $5 ( $ & $ / & 8 / $ 7 , 2 1 6 &/ 8 % + 2 8 6 ( 6 ) 28 7 ' 2 2 5 6 ( 5 9 , & ( 6 ) $& 7 , 9 , 7 < 52 2 0 ; 67 %, . ( 6 + 2 3 ; +$ / / 05 ; :5 ; /( $ 6 , 1 * 2) ) , & ( ; ), 7 1 ( 6 6 ; 67 2 5 $ * ( 67 % , . ( / 2 & . ( 5 6 & 2 ) ) ( ( 28 7 ' 2 2 5 6( 5 9 , & ( [ (1 7 5 < )2 < ( 5 &/ 8 % + 2 8 6 ( ) / 2 2 5 3 / $ 1 VI E W O F M A I N E N T R Y VI E W O F O U T D O O R P A T I O FL O O R P L A N MU L T I - F A M I L Y NE I G H B O R H O O D A t t a c h m e n t 3 A R C 1 - 3 9 A1 8 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K FR O N T E L E V A T I O N SC A L E 1 / 8 ” = 1 ’ - 0 ” RE A R E L E V A T I O N SC A L E 1 / 8 ” = 1 ’ - 0 ” LE F T E L E V A T I O N SC A L E 1 / 8 ” = 1 ’ - 0 ” RI G H T E L E V A T I O N SC A L E 1 / 8 ” = 1 ’ - 0 ” 01 - G R O U N D FL O O R 0' - 0 " T. O . P . 10 ' - 6 " BL D G . H T 16 ' - 6 " MU L T I - F A M I L Y C L U B H O U S E E L E V A T I O N S SC A L E : 1 / 8 ” = 1 ’ 0 ” MU L T I - F A M I L Y NE I G H B O R H O O D A t t a c h m e n t 3 A R C 1 - 4 0 A1 9 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K MU L T I - F A M I L Y B U I L D I N G F L O O R P L A N SC A L E : 1 / 8 ” = 1 ’ 0 ” IN C L U S I O N A R Y H O U S I N G : Pe r A p p e n d i x P , t a b l e s 2 a n d 2 A , C i t y O f S a n L u i s O b i s p o H o u s i n g E l e m e n t 17 2 u n i t s x 1 5 % = 2 5 . 8 Av e r a g e U n i t S i z e : 17 2 u n i t s t o t a l i n g a p p r o x i m a t e l y 2 1 6 , 0 0 0 S F = 1 2 5 6 S F Pr o j e c t D e n s i t y ( d e n s i t y u n i t s p e r n e t a c r e ) : 15 4 . 5 D U / 1 1 . 1 9 n e t a c r e s = 1 3 . 8 1 D U / A C In c l u s i o n a r y H o u s i n g A d j u s t m e n t F a c t o r p e r t a b l e 2 A = . 2 5 25 . 8 U N I T S x . 2 5 = 6 . 4 5 ( r o u n d e d d o w n t o 6 ) TO T A L R E Q U I R E D I N C L U S I O N A R Y U N I T S Lo w i n c o m e u n i t s T W O ( 2 ) R E Q Mo d e r a t e i n c o m e u n i t s F O U R ( 4 ) R E Q TO T A L I N C L U S I O N A R Y U N I T S R E Q U I R E D 6 U N I T S PR O P O S E D I N C L U S I O N A R Y U N I T S Al l u n i t s t o b e i n t h e R 4 p r o j e c t a s r e n t a l u n i t s Lo w i n c o m e u n i t s : O N E ( 1 ) T W O B E D U N I T - T H R E E ( 3 ) S T U D I O U N I T S Mo d e r a t e i n c o m e u n i t s : T W O ( 2 ) T W O B E D U N I T - F O U R ( 4 ) S T U D I O U N I T S T O T A L I N C L U S I O N A R Y U N I T S P R O P O S E D - 1 0 U N I T S MU L T I - F A M I L Y NE I G H B O R H O O D A t t a c h m e n t 3 A R C 1 - 4 1 A2 0 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K MU L T I - F A M I L Y P E R S P E C T I V E SC A L E : N T S VI E W F R O M P E D E S T R I A N W A L K W A Y MU L T I - F A M I L Y NE I G H B O R H O O D A t t a c h m e n t 3 A R C 1 - 4 2 A2 1 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K MU L T I - F A M I L Y P E R S P E C T I V E SC A L E : N T S VI E W O F F R O M A U T O C O U R T MU L T I - F A M I L Y NE I G H B O R H O O D A t t a c h m e n t 3 A R C 1 - 4 3 A2 2 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K MU L T I - F A M I L Y P E R S P E C T I V E SC A L E : N T S VI E W O F C O M M O N S T A I R S I L O T O W E R MU L T I - F A M I L Y NE I G H B O R H O O D A t t a c h m e n t 3 A R C 1 - 4 4 A2 3 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K MU L T I - F A M I L Y E L E V A T I O N S SC A L E : 1 / 8 ” = 1 ’ - 0 ” 01 - G R O U N D FL O O R 0' - 0 " 02 - S E C O N D F L O O R 10 ' - 4 " 04 - A L L O W A B L E HE I G H T 35 ' - 0 " 03 - T H I R D F L O O R 20 ' - 6 " FR O N T E L E V A T I O N SC A L E 1 / 8 ” = 1 ’ - 0 ” RE A R E L E V A T I O N SC A L E 1 / 8 ” = 1 ’ - 0 ” LE F T E L E V A T I O N SC A L E 1 / 8 ” = 1 ’ - 0 ” RI G H T E L E V A T I O N SC A L E 1 / 8 ” = 1 ’ - 0 ” A t t a c h m e n t 3 A R C 1 - 4 5 A2 4 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K CO L O R A N D M A T E R I A L S MU L T I - F A M I L Y R E S I D E N C E & C L U B H O S U E CL U B H O U S E C O L O R S C H E M E MU L T I - F A M I L Y C O L O R S C H E M E 1 MU L T I - F A M I L Y C O L O R S C H E M E 2 10 . CR A F T S M A N S T Y L E T A P E R E D WA L L & C O L U M N B A S E CR A F T S M A N S T Y L E P O S T & BE A M C O N N E C T I O N ST O R E F R O N T S Y S T E M ME T A L C A N O P Y ME T A L P R I V A C Y P A N E L PA I N T E D W O O D R A I L I N G C A P PA I N T E D R A F T E R T A I L S 1. 6. 2. 3. 1. MA I N P L A S T E R C O L O R : M E R L E X G L A C I E R W H I T E P - 1 0 0 2. M A I N W O O D S I D I N G : A L L U R A C E D A R L A P S I D I N G N A T U R A L C L A Y 3. A C C E N T S T O N E S I D I N G : E L D O R A D O S T O N E S I L V E R L I N I N G 4. A S P H A L T S H I N G L E R O O F : G A F R O O F I N G T I M B E R L I N E H D P E W T E R G R A Y 5. D O O R A N D W I N D O W T R I M : S H E R W I N W I L L I A M S P O R T O B E L L A S W 6 1 0 2 6. A C C E N T M E T A L C O L O R : B L A C K P O W D E R C O A T E D S T E E L 7. E X T E R I O R L I G H T I N G : T U R B O L E D W A L L S C O N C E C H A R C O A L 3.3. 5. 4. 6.5. 7.8. 5.6. 7.8. 1. 1. PL A S T E R C O L O R 1 : M E R L E X B I S Q U E P - 1 4 1 2. PL A S T E R C O L O R 2 : M E R L E X H U M B O L T P - 8 7 9 3. H O R I Z O N T A L S I D I N G : S H E R W I N W I L L I A M S M A C A D A M I A S W 6 1 4 2 4. A C C E N T S T O N E S I D I N G : E L D O R A D O S T O N E S I L V E R L I N I N G 5. D O O R A N D W I N D O W T R I M : S H E R W I N W I L L I A M S S T E A D Y B R O W N S W 6 1 1 0 6. A S P H A L T S H I N G L E R O O F : G A F R O O F I N G T I M B E R L I N E H D B A R K W O O D 7. A C C E N T M E T A L C O L O R : W E A T H E R E D S H E A T M E T A L 8. A C C E N T S T U C C O C O L O R : S H E R W I N W I L L I A M S S P I C Y H U E S W 6 3 4 2 9. E X T E R I O R L I G H T I N G : T U R B O L E D W A L L S C O N C E B R O N Z E 10 . G A R A G E D O O R : R A N C H W I T H C L E A R T A U P E A N D W H I T E 4. 2.1. 1. PL A S T E R C O L O R 1 : M E R L E X G L A C I E R W H I T E P - 1 0 0 2. PL A S T E R C O L O R 2 : M E R L E X T H U N D E R S K Y P - 2 0 9 0 3. H O R I Z O N T A L S I D I N G : S H E R W I N W I L L I A M S K I L I M B E I G E S W 6 1 0 6 4. A C C E N T S T O N E S I D I N G : E L D O R A D O S T O N E S I L V E R L I N I N G 5. D O O R A N D W I N D O W T R I M : S H E R W I N W I L L I A M S H O P S A C K S W 6 1 0 9 6. A S P H A L T S H I N G L E R O O F : G A F R O O F I N G T I M B E R L I N E H D P E W T E R G R A Y 7. A C C E N T M E T A L C O L O R : B L A C K E N E D S T E E L 8. A C C E N T S T U C C O C O L O R : S H E R W I N W I L L I A M S W E B G R A Y S W 7 0 7 5 9. E X T E R I O R L I G H T I N G : T U R B O L E D W A L L S C O N C E C H A R C O A L 10 . G A R A G E D O O R : R A N C H W I T H C L E A R G R A Y A N D W H I T E 4. 2. 9. 9. 7. 10 . A t t a c h m e n t 3 A R C 1 - 4 6 A2 5 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K RI P A R I A N G R A D I N G E X H I B I T E A S T O R C U T T C R E E K RE S T O R A T I O N P L A N T I N G RE S T O R A T I O N P L A N T I N G 6’ T R A I L W I T H W A L L 13 ’ E X I S T I N G W A L L W I T H D R A I N A G E I N L E T 6’ W A L L 6’ W A L L WA L L H E I G H T V A R I E S ( 5 ’ M A X . ) VE G E T A T I V E B U F F E R FL A T B I O R E T E N T I O N A R E A S , T Y P . FL A T B I O R E T E N T I O N A R E A S , T Y P . TO P O F C R E E K B A N K 6’ T R A I L A N D P A R C O U R S E CR E E K / W E T L A N D S E T B A C K FF 2 5 9 . 9 FF 2 4 9 . 4 PA D 24 4 . 0 PA D 24 4 . 8 PA D 24 4 . 8 PA D 25 0 . 8 PA D 25 0 . 8 PA D 25 6 . 8 PA D 25 6 . 8 25 4 . 0 F S 25 9 . 4 F S PA D 26 2 . 8 PA D 26 8 . 5 PA D 26 2 . 8 PA D 26 9 . 2 PA D 27 1 . 8 PA D 27 4 . 4 PA D 27 5 . 1 FF 2 4 3 . 1 OR C U T T R O A D A t t a c h m e n t 3 A R C 1 - 4 7 A2 6 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K PR O P O S E D S I T E C O N D I T I O N S PE R S P E C T I V E TA K E N F R O M HE R E KE Y P L A N CR E E K E X H I B I T A t t a c h m e n t 3 A R C 1 - 4 8 A2 7 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K PE R S P E C T I V E TA K E N F R O M HE R E PR O P O S E D S I T E C O N D I T I O N S KE Y P L A N CR E E K E X H I B I T A t t a c h m e n t 3 A R C 1 - 4 9 A2 8 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K E A S T O R C U T T C R E E K O R C U T T R O A D “ A - 4 “ S T R E E T “A-3 ” S T R E E T “ A - 2 ” S T R E E T “A” STREET PR O P O S E D M E T H O D O F I R R I G A T I O N : Al l o f t h e p r o p o s e d l a n d s c a p e a r e a s s h a l l b e i r r i g a t e d b y m e a n s o f a n DX W R P D W L F L U U L J D W L R Q V \ V W H P F R Q V L V W L Q J R I K L J K H I À F L H Q F \ O R Z Á RZ G U L S em i t t e r s , s p r a y , o r r o t a r y s p r a y d e v i c e s . W e a t h e r b a s e d c o n t r o l l e r s s h a l l a l s o be u t i l i z e d . A w a t e r b u d g e t s h a l l b e d e v e l o p e d f o r l a n d s c a p e i r r i g a t i o n XV H W K D W F R Q I R U P V W R 6 D Q / X L V 2 E L V S R · V O R F D O Z D W H U H I À F L H Q W O D Q GV F D S H or d i n a n c e , o r t o t h e C a l i f o r n i a D e p a r t m e n t o f R e s o u r c e s M o d e l W a t e r (I À F L H Q W / D Q G V F D S H 2 U G L Q D Q F H 0 : ( / 2 Z K L F K H Y H U L V P R U H V W U L Q J H QW Pr o p o s e d t r e e s s h a l l b e p r o c u r e d i n 2 4 ” B o x a n d / o r 1 5 g a l l o n c o n t a i n e r s . Sh r u b s , p e r e n n i a l s , a n d o r n a m e n t a l g r a s s e s s h a l l b e p r o c u r e d i n a co m b i n a t i o n o f 1 a n d 5 g a l l o n c o n t a i n e r s . G r o u n d c o v e r s s h a l l b e p r o c u r e d LQ J D O O R Q F R Q W D L Q H U V R U Á D W *I n d i c a t e s s p e c i e s i s s u i t a b l e f o r b a s i n p l a n t i n g . ************* NO T E : Th e p l a n t p a l e t t e i s d e s i g n e d t o u t i l i z e a m a j o r i t y o f d r o u g h t t o l e r a n t pl a n t s ( 8 0 % ) w i t h t h e r e m a i n d e r d e s i g n a t e d f o r p l a n t s r e q u i r i n g m o d e r a t e ZD W H U 7 K L V S O D Q W S D O H W W H F R X S O H G Z L W K W K H H I À F L H Q W L U U L J DW L R Q V \ V W H P (p r o p o s e d o n t h i s s h e e t ) w i l l m e e t o r e x c e e d t h e s t a t e ’ s r e q u i r e m e n t s s e t IR U W K L Q W K H 0 R G H O : D W H U ( I À F L H Q W / D Q G V F D S H 2 U G L Q D Q F H PR E L I M I N A R Y W A T E R U S E C A L C U L A T I O N S : TO T A L S I T E A R E A : 1 8 . 2 9 A C TO T A L R - 2 / R - 4 D E V E L O P M E N T A R E A : 1 0 . 9 1 A C TO T A L L A N D S C A P E A R E A ; 7 . 3 8 A C MA X I M U M A N N U A L A P P L I E D W A T E R A L L O W A N C E ( M A W A ) : 4, 5 2 5 , 6 9 4 . 1 8 G A L O R 6 , 0 5 0 . 3 9 U N I T S ES T I M A T E D T O T A L W A T E R U S E : 2, 0 0 7 , 8 7 9 . 3 4 G A L O R 2 , 6 8 4 . 3 3 U N I T S LA N D S C A P E S C H E M A T I C A t t a c h m e n t 3 A R C 1 - 5 0 A2 9 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K BA S I N S A N D B I O I N F I L T R A T I O N A R E A S CO M M U N I T Y P A R K P L A Y E Q U I P M E N T SI N G L E F A M I L Y R E S I D E N C E DR O U G H T T O L E R A N T M E D I T E R R A N E A N P L A N T M A T E R I A L T H R O U G H O U T HA B I T A T P L A N T I N G I N O P E N S P A C E A N D R I P A R I A N A R E A S LI N E A R P A R K ( S ) P L A Y E Q U I P E M E N T HO B B I T H O L E A N D T U R F M O U N D S A T C O M M U N I T Y P A R K “H I L L P L A Y ” I N P A R K S W I T H T O P O G R A P H I C V A R I A T I O N LA N D S C A P E M A T E R I A L S A t t a c h m e n t 3 A R C 1 - 5 1 A3 0 Ja n u a r y 0 9 , 2 0 1 7 #1 0 1 4 0 5 0 W E S T C R E E K Wr o u g h t I r o n / T u b u l a r S t e e l F e n c e w i t h B l a c k P o w d e r c o a t ( o r a p p r o v e d e q u a l ) So l i d w o o d p r i v a c y f e n c e S p l i t - f a c e C M U b l o c k r e t a i n i n g w a l l , c o l o r s t o m a t c h a d j a c e n t a r c h i t e c t u r e FE N C E S A N D W A L L S SI T E L I G H T I N G A N D F U R N I S H I N G S ( E N T R Y M O N U M E N T T O B E P R O V I D E D ) 6’ P U B L I C P A R K B E N C H - P O W D E R C O A T E D S T E E L A N D W O O D TR A S H R E C E P T A C L E S - P O W D E R C O A T E D S T E E L OP T I O N A L O U T D O O R F I T N E S S E Q U I P E M E N T Wo o d a n d W i r e M e s h F e n c e ( p r e s s u r e t r e a t e d D o u g l a s F i r s h o w n a b o v e o r a p p r o v e d e q u a l ) D r y s t a c k r e t a i n i n g w a l l w i t h l o c a l l y p r o c u r e d s t o n e ( o r a p p r o v e d e q u a l ) Mu l t i - f a m i l y r e s i d e n t a l Si n g l e a n d m u l i t - f a m i l y r e s i d e n t i a l Mu l t i - f a m i l y r e s e d e n t i a l Co m m u n i t y a r e a s a n d p o o l d e c k s Sp l i t - f a c e C M U b l o c k r e t a i n i n g w a l l , c o l o r s t o m a t c h a d j a c e n t a r c h i t e c t u r e A. A. B. B. C. CO L O R O P T I O N S SI T E F U R N I S H I N G S A. L E D ‘ C O B R A H E A D ’ S T R E E T L I G H T ( p e r c i t y s t a n d a r d ) B. B I K E T R A I L L I G H T C. B O L L A R D A. C O M M E R C I A L P I C N I C T A B L E ( M E T A L P O W D E R C O A T E D ) B. C O M M E R C I A L P I C N I C T A B L E O P T I O N 2 ( W O O D ) DO U B L E S I D E D H I G H D E N S I T Y P E A K R A C K NO T E : O W N E R R E S E R V E S T H E R I G H T T O P R O V I D E E Q U A L S U B S T I T U T I O N S B A S E D O N C O S T A N D A V A I L A B I L I T Y . Sp l i t r a i l f e n c e ( W o o d a n d w i r e ) A t t a c h m e n t 3 A R C 1 - 5 2 West Creek Project – Grading & Walls February 22, 2017 Overall Grading Strategy The project site has a 30-40-foot elevation change between Orcutt Road and the creek area which provides some challenges to site planning and grading. Throughout the review of the project, site grading has been a focus of discussion. The overall grading strategy has been to minimize impacts to the creek corridor by accommodating much of the elevation change closer to the street, rather than adding taller walls near the creek. This strategy has been worked out with consultation from City staff throughout the development review process, and based on input from the ARC with their two prior reviews of the project, and the Planning Commission and City Council, with their review and approval of the Vesting Tentative Map. The current grading proposal has lowered the heights of walls near the creek corridor and internal to the R-4 site. Walls & Fences 1. Orcutt Road Walls There are two on-site walls beyond the Orcutt Road right-of-way, neither of which are visible from Orcutt Road. The two walls are located between residential buildings on the R-4 site and the street frontage. This series of walls accommodates the significant elevation change and allows for flatter areas to be created for the multi-family site that meets building codes requirements related to drainage around structures, ADA paths of travel, parking areas and the building footprints themselves. The first wall adjacent to the parking lot is a maximum of 6 feet in height. The second wall varies in height and has a maximum visible height of 10 feet. A 5-foot wide planter separates the two walls. As shown in Section C on Sheet A2, the proposal for the two walls has the added benefit that massing from Orcutt Road is perceived as being two-stories, rather than three. The Orcutt Area Specific Plan requires that buildings with more with more than a single story are set back at least 50 feet from Orcutt to maintain views. Creating a flat pad at this location allows for provision of needed parking in the intervening area and has the benefit of it being screened from street views. a. Proposal for softening wall appearance Sections A-D on Supplemental Sheet A1 show the relationship of the two walls to the parking area and street frontage. They also show that there will be a five-foot planter between walls and a 4-foot wide parkway at the top of the higher wall before the sidewalk along the street frontage. These two planter areas allow for extensive landscaping to beautify the site and to soften the appearance of the two walls. The planter between walls will include some higher profile trees/bushes that have an upright, columnar form that will work with the planter space provided. In addition, there will be other shrubs and trailing plants, such as rosemary, to cascade down the wall. ARC1 - 53 The parkway planter at the top of the walls will have trees, extensive shrub planting, and trailing vegetation to provide a green wall. There will be a 42-inch guard rail between the public sidewalk along Orcutt Road and the site. b. Draft Findings: 1) No public purpose would be served by strict compliance with the City’s fence height standards in this case because taller walls are required to handle the grade differential between Orcutt Road and different areas of the site to allow for reasonable development of the site consistent with the approved Vesting Tentative Map. 2) Proposed wall and fence height combinations are located on the site where they will not pose any sight distance impacts for vehicles entering and exiting the property. 3) The proposed fence height exception at this location would not constitute a grant of special privilege because there are examples of other residential fences and walls within the immediate surrounding Johnson Avenue neighborhood that exceed six feet in height within their side yard or street yard setbacks. 4) Potential aesthetic concerns will be addressed by textured wall finishes that add visual interest and extensive planting that soften the expansiveness of wall surfaces. c. Request for Parking & Driveway Standards Exception The bay of uncovered parking spaces at the base of the Orcutt walls do not meet the requirement from the City’s Parking & Driveway Standards to have a peninsular planter after every six spaces. The rationale to support this is that there is an extended linear planter running the length of the frontage created by the space between the two walls that will be extensively vegetated and address the goal to have landscaping, including small trees, to break up the parking area, provide shade, and to soften views for residents. The living spaces for the buildings across the parking area are on the upper two floors. Therefore, the residents will have predominant views to the landscaping beyond. 2. Creek Walls Walls along the creek corridor will be 6 feet or less. There are some locations where there will be a 3- foot to 6-foot rockery wall with a 42-inch guard rail that is separated by landscaping (similar appearance to depiction in perspective on Supplemental Sheet A 2). ARC1 - 54 A1 We s t C r e e k FE B R U A R Y 2 0 , 2 0 1 7 #1 0 1 4 0 5 0 6’ v i s i b l e 42 ” g u a r d r a i l 1’ n o t v i s i b l e 10 ’ w a l l SI T E S E C T I O N A 6’ F R O N T W A L L , 1 0 ’ B A C K W A L L 6’ v i s i b l e 1’ n o t v i s i b l e 15 ’ w a l l SI T E S E C T I O N B 6’ F R O N T W A L L , 1 5 ’ B A C K W A L L 16 ’ w a l l 6’ v i s i b l e 1’ n o t v i s i b l e SI T E S E C T I O N D 6’ F R O N T W A L L , 1 6 ’ B A C K W A L L 6’ v i s i b l e 1’ n o t v i s i b l e 17 ’ w a l l SI T E S E C T I O N C 6’ F R O N T W A L L , 1 7 ’ B A C K W A L L DO U B L E W A L L V I G N E T T E FF = 2 5 8 . 0 FF = 2 5 9 . 3 9 % 1% 1% 1% OR C U T T R O A D TY P I C A L T R A S H E N C L O S U R E 25 8 . 7 FL 26 0 . 1 FL 25 7 . 4 FL 3 ' W A L L L L 6 ' W A L L 4 ' W A L L SI T E P L A N K E Y SC A L E : N T SAB D C 3’ v i s i b l e 8’ v i s i b l e 10 ’ v i s i b l e 42 ” g u a r d r a i l (s h e e t A 3 0 ) Sp l i t F a c e C M U ( s h e e t A 3 0 ) 9’ v i s i b l e Dr a i n a g e t y p . 5’ T y p . 5’ T y p . 5’ T y p . 5’ T y p . 42 ” g u a r d r a i l 42 ” g u a r d r a i l 42 ” g u a r d r a i l A t t a c h m e n t 5 A R C 1 - 5 5 A2 We s t C r e e k FE B R U A R Y 1 5 , 2 0 1 7 #1 0 1 4 0 5 0 24 8 . 0 PO O L 2 ' W A 3 ' W A L L 4' W A L L 4' W A L L 4 ' W A L L 5 ' W A L L 4' W A L L ( E X P ) 6 ' W A L L 3' W A L L 6’ r o c k e r y w a l l SI T E P L A N K E Y SC A L E : N T S RO C K E R Y W A L L V I G N E T T E SI T E S E C T I O N B 42 ” g u a r d r a i l 1’ n o t v i s i b l e A SI T E S E C T I O N A B 3’ r e t a i n i n g w a l l 4’ r e t a i n i n g w a l l Ro c k e r y w a l l S e e S h e e t A 3 0 A t t a c h m e n t 5 A R C 1 - 5 6 A3 We s t C r e e k FE B R U A R Y 2 0 , 2 0 1 7 #1 0 1 4 0 5 0 SI T E W A L L H E I G H T E X C E P T I O N V I G N E T T E LE G E N D LO C A T I O N O F S I T E W A L L S O V E R 9 ’ T A L L IN C L U D I N G G U A R D R A I L FF = 2 5 8 . 0 FF = 2 5 9 . 3 FF = 2 5 0 . 8 FF = 2 4 8 . 4 FF = 2 4 8 . 8 FF = 2 5 1 . 6 2 % 2 % 1% 0. 5 % 0. 5 % 4 % 9 % 1% 1% 1% 1% OR C U T T R O A D " A " S T R E E T TY P I C A L T R A S H E N C L O S U R E TY P I C A L M A I L B O X E S FF = 2 4 8 . 5 24 8 . 0 PO O L " A - 4 " S T R E E T 25 0 . 0 FL 25 2 . 3 FL 25 5 . 4 FL 25 8 . 7 FL 26 0 . 1 FL 25 7 . 4 FL 25 1 . 2 FL 25 4 . 5 FL 24 9 . 7 TG 25 1 . 5 FS 24 9 . 0 TG E A S T O R C U T T C R E E K 3 ' W A L L 2 ' W A L L 4 ' W A L L 6 ' W A L L 3 ' W A L L 2 ' W A L L 4' W A L L 6' W A L L 6 ' W A L L 4 ' W A L L 6' W A L L 6' W A L L 5' W A L L 6' W A L L 4' W A L L 6' W A L L 6 ' W A L L 4' W A L L 4' W A L L 4 ' W A L L 3 ' W A L L 2 ' W A L L 3 ' W A L L 4' W A L L 4' W A L L 4 ' W A L L 5 ' W A L L 4' W A L L ( E X P ) 6 ' W A L L 3 ' W A L L 3' W A L L SO U T H B A S I N D E T A I L SC A L E : 1 " = 3 0 ' 6 ' W A W W A W A W W A A 6 A L L L W A L L A t t a c h m e n t 5 A R C 1 - 5 7 A4 We s t C r e e k FE B R U A R Y 1 5 , 2 0 1 7 #1 0 1 4 0 5 0 SI T E W A L L H E I G H T E X C E P T I O N V I G N E T T E no e x c e p t i o n s r e q u e s t e d . P r o p o s e d s i t e wa l l s a r e c o n s i s t e n t w i t h c i t y f e n c e & w a l l he i g h t r e q u i r e m e n t s . se e s e c t i o n A on s h e e t A 2 A t t a c h m e n t 5 A R C 1 - 5 8 Transportation Demand Management Plan West Creek Residential Project 1299 Orcutt Road March 14, 2016 _______________________________________________ I. PURPOSE OF A TRANSPORTATION DEMAND MANAGEMENT PLAN “Transportation Demand Management” is a general term for strategies that result in more efficient use of transportation resources. A Transportation Demand Management Plan (“TDMP”) seeks to tailor a collection of strategies for a specific project to increase transportation efficiency and, in turn, reduce single occupancy vehicle (“SOV”) trips and vehicle miles traveled (“VMT”). The purpose of this TDMP is to outline those strategies which are appropriate for the West Creek Project specifically to ensure that the strategies are effective, and to provide implementation tasks and follow-up efforts to modify or adapt the TDMP to achieve the desired results. There are three (3) categories of management strategies specific to the West Creek project: x Physical Site Improvements that Facilitate and Improve Alternate Transportation Options; x Incentives To Use Alternative Modes and Reduce Driving; and x Parking and Land Use Management. II. PROPOSAL & REQUEST IN BRIEF This TDMP has been designed to reduce and reorient parking otherwise required for the R-4 multi-family neighborhood. A summary of required and proposed multi-family parking is as follows: Residential Unit Type Car Spaces Required/Unit Total Spaces Required On-site Spaces Proposed Off-site Spaces Proposed Reduced Car Spaces Proposed 62 = 2 bedrooms 2 per unit 124.0 spaces 112 spaces *available off-site 12 spaces available in “remote” area 1 = 2 bedroom “affordable unit” 1 per unit 1.0 spaces 1 space ** 7 = 1 bedrooms 1.5 per unit 10.5 spaces 7 spaces ** 4 reduced spaces 35 = studios 1 per unit 35.0 spaces 35 spaces ** Guest car spaces 1 space / 5 units 21.0 spaces 5 spaces *** 16 reduced spaces 105 = 127 bdrms plus 35 studios subtotals = 191.5 or 192 spaces 160 spaces 12 “remote” spaces Total Spaces Proposed Reduction for 60 extra bike parking -12 spaces * these “remote” spaces located within the PG&E easement could be available to augment resident demands Reduction for TDMP use permit - 8 spaces ** under the TDMP if the 1 bedroom or studio units desired more parking, the “remote” parking could be made available Modified Parking Requirement = 172 spaces *** the 5 on-site spaces are 2 ride-share spaces and 3 guest spaces The TDMP is proposed to provide for parking management by the Homeowner’s (or stand-alone Parking Management) Association to ensure resident parking needs are met. The table above suggests that there is sufficient on-site space to guarantee at least one space per unit (if desired). If the resident demand varies (as is expected) the Association can adapt space assignments on the property, and on the “remote” parking, to ensure adequate parking is available to all residents. Attachment 6 ARC1 - 59 Transportation Demand Management Plan Page 2 III. WEST CREEK SITE & PROJECT DESCRIPTION The strategies outlined in West Creek’s TDMP have been specifically selected based on the project’s size and use, location, and existing surrounding conditions. The following is a brief overview of the proposed project. The applicant is requesting an automobile trip reduction use permit to further reduce the parking requirement of the R-4 multi-family condominium component of the project. This use permit requires the applicant to prepare a TDMP. A.Site Description The project site consists of 18.29 acres in the northern portion of the Orcutt Area Specific Plan (OASP). Immediately to the east of the site are two R-2-SP zoned sites within the OASP that are currently used for suburban residential and intermittent grazing purposes. To the southeast of the site is the Taylor-Wingate development, which is also within the OASP and zoned R-2-SP and R-3- SP. Properties to the north are zoned R-3 and R-1 and are developed with an assisted living facility and single family homes. Properties immediately to the west are zoned R-2 and are developed with mobile homes. B.Project Description The project proposes a total of 172 residential units. The units include a range of multi-generational housing sizes and styles within three general housing product types, including traditional detached single- family homes (23), small-lot, single-family parkway homes (44), and condominiums ranging from studio units to two bedrooms (total of 105). Consistent with the OASP land use designations, areas generally north of the East Fork of Orcutt Creek are zoned R-4 and are developed with multi-family units, and areas to the south are developed with the single-family products and are zoned R-2. IV. PROJECT PARKING DESCRIPTION A.Overall Site Parking Description Overall site parking includes a total of 364 private parking spaces and 29 public street parking spaces to serve the proposed 172 units. A total of 192 private parking spaces, including 14 additional guest parking spaces in the P.G. &E. easement on the south side of the site, are provided for the 67 single-family units, and 172 private parking spaces for the 105 multiple-family units. Table 1 summarizes overall project parking. Table 1. Overall Project Parking Component Number of Units Required Parking Parking Spaces Provided Single-Family Private 67 134 192 Multiple-Family Private 105 172* 172 TOTAL PRIVATE 172 306 364 (+58) Single-Family Public 0 28 TOTAL SPACES 172 306 393 (+86) * Multi-Family requirement met after a 12-space (6.2%) car parking reduction for extra bike parking, and 8-space (4.2%) TDMP reduction. Attachment 6 ARC1 - 60 Transportation Demand Management Plan Page 3 Details of the two principal project components are described in the following sections of this plan. B.Single-Family Component (R-2 Zone) Figure 1 shows the distribution of parking spaces on the site for the single-family component of the project. Parking here is in compliance with City requirements which is two spaces per unit, one of which is covered. All homes would have a two-car garage to meet the base requirement. In addition, the 44 parkway homes each have a non-required private guest parking space. The P.G. & E. easement on the south side of the site for the overhead power lines prevents the area from being used for permanent structures, but also provides a unique opportunity to provide additional parking spaces. 14 of the 26 spaces in this area are available for use by residents and guests of the single-family area and the linear parks, and 12 would be available as remote parking for the R-4 part of the project to the north. The 58 (44+14) guest spaces are provided to accommodate residents, but are not required by the Zoning Regulations for single-family homes. While public street parking does not count toward meeting City Zoning Ordinance requirements, it does have a bearing on real world conditions. To provide the total parking scenario, the number of on- street parking spaces is 29 spaces (see Figure 1). Table 2. Single-Family Component Parking Type Units Required Parking Garages (2 spaces/unit) Additional Guest Spaces Total Parking Provided Traditional 23 46 46 Parkway 44 88 44 132 PG&E easement 14 14 TOTAL 67 134 58 192 Attachment 6 ARC1 - 61 Transportation Demand Management Plan Page 4 Figure 1 Attachment 6 ARC1 - 62 Transportation Demand Management Plan Page 5 C.Multi-Family Component (R-4 Zone) The multifamily portion of the project includes a variety of unit sizes. The units will be for-sale, air-space condominiums, rather than a completely rental complex. The condominiums will have seven separate buildings with the same mix of units in each building. There will be five (5) studios, one (1) one-bedroom unit, and nine (9) two-bedroom units in each of the seven buildings. The 105 units are composed of 35 studios, 7 one-bedroom units, and 63 two-bedroom units. The floor area for the one-bedroom units is 703 square feet, and the 2-bedroom townhomes range between 951 to 1,215 square feet. Studio units by City definition need to be 450 square feet or less. Table 3. Required Parking Unit Type Number of Units Parking Requirement Spaces Required Two-bedroom 62 2 spaces/unit 124.0 Two-bedroom affordable 1 1 space/unit 1.0 One -bedroom 7 1.5 spaces/unit 10.5 Studio 35 1 space/unit 35.0 Guest parking 1 space/5 units 21.0 TOTAL 105 191.5 Table 4. Parking Summary Summary Features Parking Numbers Required parking 192 Car Space Reduction for Additional Bike Parking (10% max – one less car space/5 add’l. bike spaces) - 12 (6.2%) Net Requirement 180 Automobile Trip Reduction Use Permit - 8 (4.2%) Adjusted Requirement 172 provided (160 on R-4 site & 12 spaces on PG&E easement on south side of property) Figure 2 shows how project parking for the multiple-family project is laid out and distributed. The applicant is proposing two types of parking reductions: x 6.2% reduction for additional bike parking x 4.2% reduction associated with the Transportation Demand Management Plan (TDMP) 1) Car Space Reduction (Extra Bicycle Parking): Section 17.16.060 G. of the Zoning Regulations provides a methodology to reduce the number of car spaces in the project by providing bicycle parking above the minimum required, up to a 10% reduction in Attachment 6 ARC1 - 63 Transportation Demand Management Plan Page 6 car spaces. Subject to the approval of the community development director, parking can be reduced by one parking spot for every additional five bicycle spaces. With 63 two-bedroom units in the project, demand for bicycle parking is likely to exceed 2-spaces for every unit. To accommodate bicycle enthusiasts, young families, and to simply make bicycling more convenient than vehicular travel, the applicant is proposing a 12-space (6.2%) reduction by providing 60 additional bicycle spaces in the project beyond the base code requirements. 2) TDMP Reduction: The applicant is requesting a parking reduction of 4.2% (8 spaces) under Zoning Regulations Section 17.16.060 D., Auto Trip Reduction, which states. Automobile trip reduction. By approving an administrative use permit, the Director may reduce the parking requirement for projects implementing non-auto travel, particularly for commuting, when it can be demonstrated that reduction of on-site parking will be safe, and will not be detrimental to the surrounding area or cause a decline in quality of life. The applicant shall provide reasonable justification for the reduction, including innovative project design, transportation demand management (tdm), or incentives, which will reduce single-occupant vehicle travel to and from the site. These may include, but are not limited to programs such as car-sharing, employer-paid transit passes, cashouts (i.e. trip reduction incentive plans), or off-peak work hours. Section II.B. of this plan describes the comprehensive trip reduction strategies that will be incorporated into the project which support providing fewer parking spaces. A fundamental component is to “unbundle” or separately charge for parking spaces. This allows for residents to save money if they do not own a car and to have choices for the type of parking they elect to pay for. In addition, there will be two dedicated parking spaces available on site for car-sharing services to serve residents (FunRide or ZipCar). Other components include rideshare and car sharing programs and an onsite bike repair center. Another important factor on making trip reduction strategies successful is the site location itself which is in close proximity to the Class I Railroad Safety bike path, is on a City bus route with bus stop, and nearby several major employers. For the relatively small number of parking spaces below code requirements for the multi-family component, the project is incorporating an impressive and comprehensive variety of trip reduction programs and strategies. Attachment 6 ARC1 - 64 Transportation Demand Management Plan Page 7 Figure 2 Attachment 6 ARC1 - 65 Transportation Demand Management Plan Page 8 II. TRANSPORTATION DEMAND STRATEGIES A.Parking Reduction Rationale The applicant is committed to developing a project that has sustainable features and is not auto- centric. This plan makes a formal commitment to providing features and amenities in the project to encourage residents to seek alternatives to single passenger trips. The applicant sees the target market for this project as primarily millennials, and secondarily older households looking to downsize. This target market tends to have fewer cars resulting in less demand for onsite parking. In addition, millennials in particular conduct more business virtually resulting in lower trip generation rates from the site than residents of past decades would have made. B.Strategies West Creek will be including a variety of project specific TDMP methodologies to incentivize and reduce single occupancy vehicle trips, vehicle miles travelled, and promote a healthy life style. This multi-faceted approach will implement varied yet complementary strategies to effectively reduce the amount of SOV trips of the project’s residents. As noted earlier, the applicant is requesting an automobile trip reduction use permit to further reduce the parking requirement of the R-4 multi-family condominium component of the project. The following is a list of factors and strategies that warrant support for a parking reduction for the R-4 component of this project component at this location: 1. Automobile Parking Space Management: The following strategies will be employed to manage on-site parking demand for the number of automobile spaces provided: a. Unbundling: The term “unbundling” refers to the practice of charging for parking separately from rent, allowing residents who do not own a car to avoid paying for a parking space that they do not use. It can work as a financial incentive for some to avoid car ownership, but also provides residents who need parking with the option of buying it. b. Market Pricing: Rates that reflect full cost of construction, operation, and maintenance help residents understand the true cost of car ownership. c. Flexible Pricing: Of the 160 on-site parking spaces, 7 spaces would be allocated for guests and 2 for shared ride services (FunRide or ZipCar). This leaves 151 spaces available to residents for a cost. There will be a hierarchy of pricing with garages costing the most, and closer surface spaces being the next most expensive. i. Garages – 63 spaces; ii. Surface Spaces – 88 spaces; iii. Visitor – 2-hours free, then metered – 7 spaces; and iv. FunRide or ZipCar– 2 spaces. Attachment 6 ARC1 - 66 Transportation Demand Management Plan Page 9 2. Remote Spaces (PG&E easement): 12 of the 24 spaces in this area (see Figure 1) would be utilized for longer-term guest spaces and multi-family residents who elect to have more remote parking. The cost to residents for remote parking would be less than the on-site parking described in 1.c. above. Remote spaces would appeal to those residents that own a vehicle, but rarely use them. 3. FunRide or ZipCar: The applicant is also proposing this service as a part of the project’s TDMP. This service provides for sharing of vehicles amongst residents which potentially would provide an incentive to residents not to own individual cars. Two dedicated surface spaces would be designated for these vehicle. 4. Peer to Peer Car Share: Web-based services allow individuals to rent their personal car directly to others. Property managers can facilitate this type of sharing among residents through education and incentives. 5. Rideshare Programs: The applicant plans to have a contract with Rideshare to provide service to the site as demand is determined. Ideas include: a. Carpool – iRideshare Ride Match finds shared rides for daily commuting or one-time trips. b. Vanpool – Vans are available for lease to provide residents with a commute choice. 6. Bike Friendly Design: The project includes the mandated two bicycle parking spaces per residential unit by having longer garage spaces that accommodate the required spaces or by interior spaces in those units without garages. As mentioned in the discussion of parking requirements, the project will provide many more bicycle spaces than the base requirement that the code mandates. The additional 65 spaces will be used by those resident owning more bicycles than the two bicycles that could be accommodated with each unit. Many bicycling enthusiasts have several bikes such as a road bike and mountain bike for different purposes. Young families with small children also often have more than two bicycles per household. 7. Bicycle Care Center: There will be a bicycle care center in the community building that will support and service bicycles. The center will be 180 square feet and have tire pumps, tire patch kits, and volunteer repair surfaces. 8. Proximity to Bike Lanes & Trails: The site is in close proximity to the Railroad Safety Trail. The project location is an incentive to residents to opt for bicycling given the convenience, and even time savings, that taking a bike to go downtown would be during lunch and commute hours where auto travel can be slow. Exhibit A shows Class I & II bike paths in the vicinity of the project and Class I bike paths Citywide. This shows that the project site has excellent connectivity to the existing and proposed bike network. 9. Healthy Lifestyle: Many of those people in the target market that will likely be attracted to purchasing a unit in the project are committed to staying healthy and fit. One way to realize that fitness goal is to combine commuting or needed errands with riding a bike or walking. The bike trail’s proximity and other bike facilities in the project makes this more of a reality. Attachment 6 ARC1 - 67 Transportation Demand Management Plan Page 10 10. Nearby Major Employers: Within a short distance of the project are several major large employers. These businesses include Rosetta, Mind-Body, SESLOC, and others in surrounding business parks and retail centers (see Exhibit A). This circumstance encourages residents to pursue alternative transportation options. 11. Location on City Bus Route: The project will be located on a City bus route which provides residents with another alternative transportation option. A bus stop will be provided along the project’s Orcutt Road frontage. C.Program Oversight & Monitoring 1. Transportation Coordinator: A Transportation Coordinator (in the form of a Homeowner’s Association or Parking Management entity) for the project will be appointed and be responsible for implementing the plan, updating the newcomer brochure, keeping residents informed of transportation services, and updating transportation related information posted in the community building. 2. Newcomer’s Brochure: A newcomer’s brochure will be developed and distributed that is given to every new homeowner/renter. The brochure would include information on transit, biking, walking, and local transportation services. It would also include information on guest parking restrictions and incentives to owners and renters for not having vehicles. 3. Annual Survey: The Transportation Coordinator for the project will be responsible for administering an annual survey to determine the effectiveness of the plan and an annual report proposing any strategy changes if needed to improve its effectiveness. The report shall be provided to the City Community Development Department for review including specific metrics regarding the various parking categories and specific recommendations for changes to be approved by the CDD Director. Attached: Exhibit A - Major Employers City of SLO Attachment 6 ARC1 - 68 WEST CREEK MAJOR EMPLOYERS & BIKE PATHS CITY OF SAN LUIS OBISPO Date: 8-24-15 Cal Poly Corporation - 1,400 employees Cal Poly San Luis Obispo - 3,055 employees Sierra Vista Medical Center -750 employees County of San Luis Obispo - 250 employees City of San Luis Obispo - 359 employees San Luis Obispo High School -75 employees French Medical Center - 800 employees Left Lane Sports - 100 employees Social Services Department - 350 employees Mindbody Shopatron - 160 employees Sports Warehouse - 200 employees Mindbody - 650 employees Rosetta - 200 employees RRM Design Group - 100 employees SESLOC Federal Credit Union - 110 employees SUNRUN - 200 employees Caltrans - 440 employees PG&E - 217 employees Existing Class I Existing Class II Proposed Class I Proposed Class II Bike Paths Legend Exhibit AAttachment 6 ARC1 - 69 Meeting Date: 5/17/2016 FROM: Michael Codron, Community Development Director Prepared By: David Watson, Consulting Project Planner SUBJECT: CONSIDERATION OF A NEW RESIDENTIAL SUBDIVISION (VESTING TENTATIVE TRACT MAP #3083) LOCATED AT ORCUTT AND TANK FARM ROADS IN THE ORCUTT AREA SPECIFIC PLANNING AREA OASP) AND CONSIDERATION OF AN INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION (IS-MND), AS A TIER OFF THE OASP FINAL EIR (2010) RECOMMENDATION As recommended by the Planning Commission, the City Council should adopt the following: 1. A Resolution approving a Mitigated Negative Declaration of Environmental Impact for the project (Attachment A); and 2. A Resolution approving a Vesting Tentative Tract Map (No. 3083) creating 77 lots and up to 172 residential units at 1299 Orcutt Road (a.k.a. “West Creek”; Application No. SBDV-1769-2015) as conditioned therein (Attachment B); and, Also, as recommended by the Planning Commission, the Council should consider the following directional items for future processing: 3. To be considered by the Architectural Review Commission (ARC) during Final Design Review of the project as follows: a. Consider prohibiting a swimming pool as part of the project; and, b. Provide special attention to reducing heights of retaining walls in the final design. 1 Packet Pg. 10 Attachment 7 ARC1 - 70 SITE DATA Applicant Robbins|Reed Representative Randy Russom, RRM Design Group Submittal Date July 28, 2015 Complete Date March 9, 2016 Zoning R-2-SP (Medium Density Residential, Specific Plan) & R-4-SP (High Density Residential, Specific Plan) General Plan Medium & High Density Residential Site Area 18.3 acres Environmental Status Mitigated Negative Declaration recommended for adoption. REPORT-IN-BRIEF The subject project is before the City Council to take action on a request for a Vesting Tentative Tract Map (VTM#3083) subdividing up to 77 lots to include 1 lot for 105 condominium units, 67 single-family detached units and 9 lots for open space, parks and a street extension. The proposed project is located in the Orcutt Planning Area, and subject to the standards of the Orcutt Area Specific Plan (OASP). This application includes a series of proposals for architectural design, site planning of residential uses, parklands, open space, and circulation improvements. The plans and the project description are detailed in Attachments C and D. Environmental review was conducted by “tiering” off the 2010 Final Environmental Impact Report (FEIR) for the OASP, and supplementing this analysis with a project-specific 2016 Initial Study-Mitigated Negative Declaration (IS-MND), which includes a series of mitigation measures for approval of the West Creek project (Attachment E). The proposed tentative subdivision and development plans have been reviewed by the Parks and Recreation Commission, Architectural Review Commission (conceptual review) and the Planning Commission. Each Commission has recommended approval of VTM#3083, as detailed in the Planning Commission materials included as Attachments F, G and H. DISCUSSION Background The proposed subdivision includes the following key land use features: 1. 67 single-family detached residential lots/units 2. 1 lot to include a condominium project of up to 105 units 3. 3 creek corridor lots 4. 5 open space and parkland lots 5. 1 lot for future extension of “A” Street 1 Packet Pg. 11 Attachment 7 ARC1 - 71 Proposed Project Gross Acreage Commercial Land Uses Residential Land Uses Proposed Parks & Open Space West Creek VTM # 3083 18.3 acres none proposed 67 single family units 105 multi-family units 172 total residential 1.65 acres Parks-Trails 0.70 acres HOA Commons 2.80 acres Open Space 5.15 acres (28.1%) CEQA review for this proposal involved use of the 2010 Final Environmental Impact Report FEIR) certified by the Council for the Orcutt Area Specific Plan (OASP). Although primarily a program level” EIR, this document included several “project-related” mitigation measures that are being applied to this project as reflected in Attachment A. 1 Packet Pg. 12 Attachment 7 ARC1 - 72 Planning Commission Review Planning Commission (PC) review occurred on April 13, 2016. Following that hearing, the Commission voted 3-1 (Riggs, Dandekar and Fowler absent) to recommend approval of the West Creek project by adoption of their Resolution No. 1005-16, included as Attachment F. Key issues addressed by the Planning Commission included: 1. Parking Space Reductions in the Multi-Family Residential (MFR) Neighborhood due to Added Bicycle Parking and the Implementation of a Transportation Demand Management Plan (TDMP). 2. Energy Conservation Techniques. 3. Requirement that any secondary access provided for VTM#3083 meet all engineering design standards and be open and useable as a standard city street. (See staff notes below). 4. Parkland Fee Credits for providing public park space. The Planning Commission also recommended that attention be given to methods to reduce the retaining wall heights proposed on the preliminary grading plan for the project. The Planning Commission also reviewed and discussed the proposed pool for the multi-family residential neighborhood and felt that consideration should be given to deferring or eliminating the pool considering the water situation in the area. Project Description The project proposes a range of housing sizes and styles within three general housing product types, including traditional detached single-family homes (23), small-lot single- family parkway homes (44), and condominiums with studios and one-bedroom and two-bedroom units (total of 105). Traditional SFRs 23) Parkway Homes 44) Condominium Units 105) 1 Packet Pg. 13 Attachment 7 ARC1 - 73 Of the 172 proposed residences, 10 are provided as affordable housing under City Housing Element requirements. Consistent with OASP land use designations, areas generally north of the East Fork of Orcutt Creek are developed with multi-family units at densities anticipated in the R- 4 zone. Areas south of the creek are developed with small-lot single-family homes, appropriate for their R-2 designation and with a variety of home options and styles provided for first-time home buyers and move-down buyers. Within the single-family traditional product, the lot sizes range from 4,500 square feet to 7,239 square feet. The single-family traditional lots are intended to serve multi-generational living through flexible floor plan layouts, including optional attached secondary dwelling units. The parkway single-family lots range between 3,500 square feet to 4,436 square feet. A number of amenities are associated directly with the multi-family condominiums, providing these occupants the opportunity to engage with neighbors and enjoy the indoor/outdoor lifestyle encouraged under the OASP. A 1,950 square-foot clubhouse is proposed between Buildings C & F on the north side of the riparian corridor for the condominiums. The clubhouse will provide usable indoor space for different activities and events, as well as a bike service facility. Other amenities include tables and BBQ facilities with views of the creek corridor. In addition to the residential units, the project includes significant park and open space areas, pedestrian and bicycle paths, and traffic calming features to promote the pedestrian friendly environment envisioned by the OASP. Park and open spaces areas include the western extent of the site and Orcutt Creek as it crosses the site from east to west which achieves multi - purpose/multi use functions. These areas will provide for biological enhancement and drainage mitigation, play/turf area, open space, seating areas, and opportunities for a community garden, thereby providing both active and passive recreation amenities for the future residents of the subdivision and the overall community as a whole. These areas would also be directly accessible to the existing mobile home park residents to the west and homes to the north, which are currently considered underserved by parks. In addition to the community park and open space areas, ample parkways are provided in the southern portion of the project as neighborhood commons among the units. Attachment C is the applicant’s proposed “Project Description”. The aplicant is proposing to dedicate about 1.65 acres of city parks as part of their 5.15 acres of parks and open space. As discussed below, the applicant is seeking a credit against OASP parklands acquisition and improvemnent fees. Vesting Tract Map #3083 (West Creek) The proposed project includes residential land uses that provide a mix of housing types and varieties anticipated by the OASP and General Plan Housing Element, and designed to meet today’s needs for households in the San Luis Obispo area. Density and land use patterns are consistent with the expected ranges of new housing units for the subject properties, as detailed in the Planning Commission staff report of April 13, 2016 (Attachment G). Affordable housing requirements will be met by the provision of ten (10) units on-site for qualifying families. These 1 Packet Pg. 14 Attachment 7 ARC1 - 74 units are dispersed throughout the multi-family neighborhood along Orcutt Road. VTM# 3083 is included as Attachment D. Community Design The proposed project has been reviewed twice by the Architectural Review Commission, and is recommended for approval by the Commission. Their suggestions for internal access and connectivity, as well as varieties of architectural design and buildings placement are incorporated into the project plans included as Attachment D. Final Design Review will be a collaboration between the ARC and Community Development Director. Conditions recommended for the project include a protocol for final design review at ARC of “model” home building proposals, with direction given to staff to finalize building plans at the staff/construction level of detail. Open Space Conservation and Recreation Improvements VTM#3083 provides permanent preservation of the creek corridors located on the property, consistent with OASP goals and programs in this regard. As proposed, the open space and parks proposed for West Creek represent 5.15 acres or about 28% of the total site area. Permanent management measures are included for privately owned areas by the Master Homeowner’s Association for the property. The Parks and Recreation Commission (PRC) has reviewed the project twice, and is recommending approval to Council for the initial project design. The final proposed park improvements will be reviewed by the PRC with its recommendations forwarded to Council for final action, should VTM#3083 be approved. 1 Packet Pg. 15 Attachment 7 ARC1 - 75 Attachment I (Applicant Parks Credit Proposal) includes the applicant’s detailed proposal and rationale for the requested credits. Following analysis by the PRC, they agreed that some credit was appropriate, but that final design review would be needed to be more specific. Based on that recommendation, and the applicant’s analysis that as proposed West Creek would generate about 250,000 more in parklands fees than estimated under the OASP Public Facilities Financing Plan PFFP), Condition 112 was drafted and presented to the Planning Commission to establish an upper threshold of $250,000 in credits, depending on the final design. Reasoning for this is that such a credit would not adversely impact the PFFP resources to complete the planned parklands under the OASP. This condition would set a threshold, but would not preempt the applicant from proposing an alternate financing plan under other VTM#3083 conditions as proposed. Transportation Systems The primary feature of the West Creek transportation system is the northerly extension of “A” Street to Orcutt Road. This primary collector road provides the singular access point to Orcutt Road from the northern portion of the OASP. Internal streets provide a pattern of access consistent with the OASP policies and programs for circulation. Trails and bike paths are also included in the project design, again, consistent with directives of the OASP, as reflected in the following OASP Circulation Plan, Figure 5.1. West Creek Project Site VTM#3083 1 Packet Pg. 16 Attachment 7 ARC1 - 76 Project Phasing The final map for VTM#3083 will be recorded on a single map. The West Creek project, however, will be developed in several smaller phases for infrastructure and buildings construction. The construction phases are summarized in three (3) basic stages in the following graphic: the first phase beginning with the multi-family condominium development area, which would likely continue throughout the course of construction on the site. Phases 2 and 3 are the single-family neighborhoods, which would be developed in a sequence to meet the project conditions and mitigation measures. Total project buildout will take several years to complete, depending on the absorption rate of new homes on the site and city-wide housing trends. OASP Policy Consistency The project has been carefully reviewed for consistency with OASP policies, in order to present a project that meets the intent of the Specific Plan and fully implements the goals for development of the Orcutt Area. The Planning Commission staff report for April 13, 2016 1 Packet Pg. 17 Attachment 7 ARC1 - 77 Attachment F) goes into greater detail of this policy review. The following summarizes OASP Policy Consistency: 1. Conservation of Open Space and Natural Resources: OASP policies are largely focused on protection of creeks, wetlands-riparian-sensitive habitats and visual resources. VTM#3083 is consistent with these policies by setting aside the creek channels that run though the project site as permanent open space, providing for habitat restoration and enhancement on the property in areas adjoining these open space areas, protects sensitive visual features and complies with detailed programs for building design and placement to limit massing and heights to maintain area vistas and important visual features, such as views to Righetti Hill. Open space and parklands (at 5.15 acres or 28% of the site) are proposed in excess of minimum standards of the OASP. 2. Recreation: OASP policies call for the lion share of public parks to be provided within the central areas of the Orcutt Area, primarily located on the Righetti Ranch project VTM#3063, approved in 2015). However, the applicants have presented plans for both private parks and facilities and additional public parklands within their development that would significantly exceed minimum OASP policies. 3. Land Use and Development Standards - Community Design: VTM#3083 is a residential subdivision of mixed densities, addressing OASP policies governing a variety of housing types integrated and dispersed within each neighborhood. The proposed single-family and multi-family preliminary building designs have been reviewed by the ARC and are recommended for approval. These designs, which will undergo additional review should the project be approved, are consistent with the architectural design standards of the OASP. Special setbacks and height limitations to augment the conservation and visual protection policies noted above have also been incorporated into the proposed residential units. Project density, including the provision of affordable housing units, is at the high end of the expected density range established under the OASP, again, consistent with these policies for providing for new units and a variety of housing types. 4. Lot Configurations and Circulation Patterns: The tract design has been carefully balanced between various site constraints (such as creek corridors, site slopes, open space restrictions, grading and OASP circulation patterns) to result in a well thought out configuration of proposed residential lots and units. Site grading is designed to “balance” on site, eliminating the export of any excess dirt, consistent with OASP landform and environmental protection policies. OASP policies regarding the extension of major collector and arterial streets leading through the West Creek site have been aligned with nearby existing development along Orcutt Road, as well as planned future projects, such as the southerly adjoining Wingate tract. Pedestrian and bicycle trails are extended through the proposed tract to, again, tie into existing city facilities and planned development within the OASP. During their April 13th review, the Planning Commission discussed the issue of secondary access to the West Creek project as required by Fire codes and regulations. During their discussion the Commission recommended that should secondary access be provided, that this access be open to general public use, rather than closed off via a gate 1 Packet Pg. 18 Attachment 7 ARC1 - 78 or bollard system. Staff has since met with the applicants, Fire and Transportation staff, and come to the conclusion that secondary access to Orcutt Road is inconsistent with OASP policies otherwise limiting such connections to Orcutt Road, and that secondary access is not required for the subdivision given the internal network of access and connections to adjoining projects as they develop. On this basis, the Commission’s recommendation is rendered unnecessary, and Conditions #10 and #100 have been recommended to be deleted as provided for in Attachment B (Draft Resolution). 5. Public Utilities and Services: As proposed and conditioned, VTM#3083 has provided for the installation of all public utilities to serve the project, consistent with OASP policies. Phasing of the development project has been identified with a program for bringing on- line such improvements as water supply, wastewater collection and conveyance lines, extension of recycled water into the tract, and circulation systems noted above. To the extent required, for improvement of this project, any off-site utility and infrastructure improvements to serve the future homes will be coordinated with adjoining development and existing city infrastructure, and timed under the phasing and construction management plans to insure completion as needed for new residential homes. As designed and conditioned, the subdivision design is directed at meeting fire codes, law enforcement, health and waste management standards and requirements, and are consistent with OASP policies and city building codes. CONCURRENCES The City’s Development Review Team has reviewed the project and have provided comments that are incorporated into the staff report and recommended resolution as conditions of approval and code requirements. ENVIRONMENTAL REVIEW As mentioned above, CEQA review for this proposal involved use of the 2010 Final Environmental Impact Report (FEIR) certified by Council for the OASP. Although primarily a program level” EIR, this document included several “project-related” mitigation measures that are being applied to these projects as reflected in Attachment A. In addition to the FEIR, a project-specific Initial Study (IS) was conducted for the application (Attachment E), which led to a proposed Mitigated Negative Declaration (MND). The combined 2016 IS-MND is also recommended for approval as part of Attachment A. As of the date of preparation of this report, no comments had been received on the proposed MND. Staff will provide Council any materials and a response to comments should any be received prior to the Council hearing. FISCAL IMPACT Approval of the project will not have a significant fiscal impact on City budgets, with the possible exception of future parks and open space maintenance. Generally, new revenues derived from these projects will accrue to the General Fund to provide overall resources to support future city residents. In the case of OASP parks and open space, city management and maintenance of these areas will incur future costs, depending on the final designs of these areas. 1 Packet Pg. 19 Attachment 7 ARC1 - 79 These costs will be detailed further at the time of consideration of a final map for the project. Generally, the project would be responsible for reimbursing costs for future processing, subdivision and development consistent with the mitigation and conditions of a final approval. The OASP anticipates subdivision and development of these properties in a coordinated manner. The OASP “Public Facilities Financing Plan” (PFFP) is designed to accommodate public infrastructure improvements throughout the planning area and will insure the completion of said infrastructure as different projects proceed on their own timelines. As proposed and conditioned, the West Creek subdivision and development project will implement the OASP goals and policies by constructing necessary infrastructure and parks consistent with the financing policies of the OASP. ALTERNATIVES 1. Deny the VTM#3083. Findings of the City Council concerning such a recommendation will need to be developed if this alternative is selected. 2. Continue the item. An action to continue the item should include a detailed list of additional information or analysis required. Attachments: a - City Council Resolution adopting the Mitigated Negative Declaration b - City Council Resolution approving the Project c - Project Description d - Plans for Vesting Tentative Tract Map & Architectural Plans (for reference) e - Initial Study/Mitigated Negative Declaration f - Planning Commission Resolution No. 1005-16 Recommending Approval g - Planning Commission Staff Report (and Errata) from 4-13-2016 h - Planning Commission Minutes 4-13-16 i - Applicant Parks Credit Proposal 1 Packet Pg. 20 Attachment 7 ARC1 - 80 RESOLUTION NO. 10715 (2016 SERIES) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING VESTING TENTATIVE TRACT MAP NO. 3083 CREATING 77 LOTS FOR PROPERTY LOCATED AT 1299 ORCUTT ROAD (SBDV-1769-2015, TRACT #3083 a.k.a. "WEST CREEK") WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing on April 13, 2016, and recommended approval of the project; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted public meetings on December 1, 2014 and October 18, 2015, and recommended approval of the project; and WHEREAS, the Parks and Recreation Commission of the City of San Luis Obispo conducted public meetings on March 4, 2015 and November 4, 2015, and recommended approval of the project; and WHEREAS, notices of said public hearing and advisory meetings were made at the time and in the manner required by law; and WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing on May 3, 2016; and WHEREAS, the City Council has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE BE IT RESOLVED, by the Council of the City of San Luis Obispo that Vesting Tentative Tract Map #3083 (SBDV-1769-2015) is hereby approved based on the certified 2010 OASP EIR and 2016 West Creek project -specific Initial Study -Mitigated Negative Declaration, the findings below and subject to the following conditions: SECTION 1. Environmental Review. The City Council hereby determines that the potential environmental effects of the VTM#3483 subdivision project were adequately examined by the initial Study -Mitigated Negative Declaration that was adopted on May 17, 2016 and that all potentially significant environmental effects were identified but mitigation measures to be included and incorporated into the project avoid or reduce the effects to a point where clearly no significant effect on the environmental would occur. SECTION 2.'Vesting Tract Mgppproval with Findings & Conditions. The City Council does hereby approve application SBDV-1769-2015 (VTM#3083, "West Creek"), a tentative tract map to create up to 77 lots comprising 6 7 single family residential lots, 1 multi -family condominium lot for 105 residential units, and 8 parks and open space lots, and 1 lot for future street extension based on the following Findings, and subject to the following conditions being incorporated into the project: R 10715 Attachment 8 ARC1 - 81 Resolution No. 10715 (2016 Series) Page 2 Findin s: 1. As conditioned, the design of the Vesting Tentative Tract Map is consistent with the General Plan because the proposed subdivision respects existing site constraints, will incrementally add to the City's residential housing inventory, results in parcels that meet minimum density standards, and will be consistent with the density, lot sizes and project amenities established by the Orcutt Area Specific Plan (OASP). 2. The site is physically suited for the type and density of development allowed in the R -2 -SP and R -4 -SP zoning districts. 3. The design of the vesting tentative tract map and the proposed improvements are not likely to cause serious health problems, substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat, since further development or redevelopment of the proposed parcels will occur consistent with VTM #3083 and the required architectural review process, which will allow for detailed review of development plans to assure compliance with City plans, policies, and standards. 4. As conditioned, the design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision, and the project is consistent with the pattern of development prescribed in the Orcutt Area Specific Plan. 5. The proposed project will provide affordable housing consistent with the intent of California Government Code §65915, and in compliance with City policies and the Housing Element. 6. The tentative map, as conditioned, will comply with all environmental mitigation measures prescribed herein, and therefore is consistent with the California Environmental Quality Act, the GASP Final EIR, and the Initial Study -Mitigated Negative Declaration (IS - MND). 7. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities. R 10715 Attachment 8 ARC1 - 82 Resolution No. 10715 (2016 Series) Conditions: Page 3 Dedications and basements 1. Any easements including but not limited to provisions for all public and private utilities, access, grading, drainage, open space, slope banks, construction, public and private streets, pedestrian and bicycle facilities, common driveways, and maintenance of the same shall be shown on the final map and/or shall be recorded separately prior to or concurrent with the first phase of the map, unless a deferral is requested by the subdivider and granted by the City. Said easements may be provided for in part or in total as blanket easements. 2. The final map and improvement plans shall show the extent of all on-site and off-site offers of dedication. Subdivision improvement plans and or preliminary designs may be required for any deferred improvements so that dedication limits can be established. These improvements may include but are not limited to road construction and widening, grading and drainage improvements, utility easements, bridges, bike bridges, transit stops, bikeways, pedestrian paths, signalized intersections, traffic circles, and roundabouts. 3. The subdivider shall dedicate a 10' wide street tree easement and 6' public utility easement P.U.E.) across the frontage of each lot. Said easements shall be adjacent to and contiguous with all public right-of-way lines bordering each lot. A 10' wide street tree easement and 6' P.U.E. shall be provided along the frontage for all private streets. A 10' street tree easement and 15' P.U.E. shall be provided along the Orcutt Road frontage (tract boundary). 4. The subdivider shall include a separate offer of dedication for any sections of the Orcutt Area Specific Plan (OASP) Streets A, B, and/or C located outside the tract boundary if needed for circulation, access, and/or utility extensions. The developer shall include the offers of dedication for the Orcutt Road widening improvements in conjunction with or prior to the map recordation. The developer shall include any other out -of -tract offers of dedication related to the need for public utility extensions related to orderly development of the OASP where not otherwise located within a public street. 5. All private improvements shall be owned and maintained by the individual property owners or the Homeowner's Association (HOA) as applicable. Private improvements include but are not limited to streets, sidewalks, private pedestrian/bike paths, sewer mains, water services, drainage systems, detention basin(s), street lighting, landscape, landscape irrigation, common areas, pocket parks, and linear park improvements. 6. A notice of requirements or other agreement acceptable to the City of San Luis Obispo may need to be recorded in conjunction with the Final Map to clarify development restrictions, fee payments, conditions of development, and references to any pertinent conditions of approval related to this map, off-site requirements, and/or the interaction of this development to the remainder of the OASP. R 10715 Attachment 8 ARC1 - 83 Resolution No. 10715 (2016 Series) Page 4 7. Off-site easements and/or dedications may be required to facilitate through street access and public water and sewer main extensions beyond the tract boundary and in accordance with the GASP. Looped water mains may be required in accordance with the tentative map, development phasing, and the City water model to provide adequate service and compliance with adopted codes and standards. 8. Off-site dedication/acquisition of property for this public right-of-way purpose may be necessary to facilitate orderly development and the anticipated OASP improvements. The subdivider shall work with the City and the land owner(s) to acquire the necessary rights-of-way. In the event the subdivider is unable to acquire said rights-of-way, the City Council may consider lending the subdivider its powers of condemnation to acquire the off- site right-of-way dedication, including any necessary slope and drainage easements. If condemnation is required, the subdivider shall agree to pay all costs associated with the off- site right-of-way acquisition (including attorney fees and court costs). 9. With respect to all off-site improvements, prior to filing of the Final Map, the subdivider shall either: a. Clearly demonstrate their right to construct the improvements by showing title or interest in the property in a form acceptable to the City Engineer; or, b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to acquire interest to the subject property and request that the City assist in acquiring the property required for the construction of such improvements and exercise its power of eminent domain in accordance with Government Code Section 66462 .5 to do so, if necessary. Subdivider shall also enter into an agreement with the City to pay all costs of such acquisition including, but not limited to, all costs associated with condemnation. Said agreement shall be in a form acceptable to the City Engineer and the City Attorney. If condemnation proceedings are required, the subdivider shall submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired: i. Property legal description and sketch stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying in the State of California; ii. Preliminary title report including chain of title and litigation guarantee; iii. Appraisal of the property by a City approved appraiser. In the course of obtaining such appraisal, the property owner(s) must be given an opportunity to accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right to do so; iv. Copies of all written correspondence with off-site property owners including purchase summary of formal offers and counter offers to purchase at the appraised price. R 10715 Attachment 8 ARC1 - 84 Resolution No. 10715 (2016 Series) Page 5 v. Prior to submittal of the aforementioned documents for City Engineer approval, the Subdivider shall deposit with the City all or a portion of the anticipated costs, as determined by the City Attorney, of the condemnation proceedings. The City does not and cannot guarantee that the necessary property rights can be acquired or will, in fact, be acquired. All necessary procedures of law would apply and would have to be followed. 10. Fire Department access shall be provided for each construction phase to the satisfaction of the Fire Chief. Phased street construction shall consider and provide suitable Fire Department hydrant access, circulation routes, passing lanes, and turn -around areas in accordance with current codes and standards. 11. All public streets shall conform to City Engineering Standards and OASP including curb, gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City Engineer. Where conflicts occur between the City Engineering Standards and concepts identified in the GASP, final determination of shall design shall be provided by the City Engineer. Traffic calming improvements may be required at select locations within the subdivision. Improvements may include bulb -outs, elevated sidewalks/speed tables, or alternate paving materials to the satisfaction of the Public Works Department and Fire Department. 12. Final roadway alignment shall be consistent with the City Engineering Standards except where the applicant has requested and been granted a formal exception. 13. Final roundabout geometry shall be consistent with applicable engineering standards and design guidelines. 14. As part of public improvement plans review conversion of alleys / private road access points from a street type entrance to a driveway style entrance. Make revisions as necessary to the satisfaction of the Public Works Dept. 15. The developer shall record a Notice of Requirements with the map regarding the designed and installed traffic calming devices and that the subdivision is not eligible for future Residential Parking District or Neighborhood Traffic Management program processing. 16. The improvement plans shall include all final line -of -sight analysis at applicable intersections to the satisfaction of the Public Works Department. Fence heights and plantings in the areas of control shall be reviewed in conjunction with the analysis. A separate recorded agreement or Notice of Requirements for private property owner or HOA maintenance of sight lines may be required. 17. The final map and improvement plans shall include the required right-of-way, transit stop easements, and all details and furniture of the required bus turnout to accommodate the proposed new Type 1 bus stop along Orcutt Road per City Engineering Standards, ADA requirements, the GASP, and current Short Range Transit plan. The final details and length of the Orcutt Road bus turn-out/stop shall be approved to the satisfaction of the City Transit R 10715 Attachment 8 ARC1 - 85 Resolution No. 10715 (2016 Series) Page 6 Manager and Public Works Director. The sidewalk width and path of travel shall be amended to comply with the ADA for transit stops. The turn -out length and geometry shall be revised to accommodate the proposed recycled water truck hydrant. The space shall be designed to accommodate a minimum 30' long, 5,000 gallon water truck. 18. The public improvement plans shall include full frontage improvements on Orcutt Road. The plans shall show, at a minimum, all improvements including concrete curb, gutter, and sidewalk per City Engineering Standards on the south side of Orcutt. The final street section shall include; 6' integral sidewalk, 8' parking lane, 6' bike lane, 12' travel lane, and a 14" two-way left turn lane, 12' travel lane, 6' bike lane, and a 5' detached sidewalk and parkways in accordance with the tentative map, OASP, City Engineering Standards, and the Cal Trans Highway Design Manual; the alternate street sections at the transitions, bridge(s), bus turn -out, and roundabout shall be approved by the City; undergrounding of the overhead utilities on the south (tract boundary) side; and any off -sites related to utility undergrounding, utility relocations, or new appurtenances. 19. The roundabout at A Street and Orcutt shall comply with all pertinent City Engineering Standards and The Highway Design Manual. Off-site traffic, pedestrian, and/or utility improvements related to the design of the round -a -bout shall be clearly shown and noted in the public improvement plans. 20. Any jurisdictional permits from the Army Corp, Fish and Wildlife, or Regional Water Quality Control Board required for the street and road improvements shall be issued prior to plan approval and/or commencing with work within the respective waterways. 21. The applicant shall conduct neighborhood speed surveys one year after occupancy of each construction phase at locations approved by the Director of Public Works. If 85th percentile speeds exceed current City NTM thresholds additional traffic calming measures shall be installed. The applicant shall bond for these potential additional traffic calming measures. 22. All mitigation measures (MM) specific to Transportation requirements shall be provided as detailed under Resolution No. XXXX (Approval of the MND), to the satisfaction of the City Engineer. 23. The subdivider may present financing and reimbursement programs for transportation improvements to be considered with approval and recordation of the initial final map for VTM#3083. Any such program(s) will be subject to approval by the City Council. 24. The subdivider shall be responsible for securing any off-site right-of-way needs for VTM#3083, and dedicating that right-of-way to the city as a condition of final map approval. 25. The final map and improvement plans shall include the required right-of-way and all construction details of the required improvements per City Engineering Standards and the OASP. R 10715 Attachment 8 ARC1 - 86 Resolution No. 10715 (2016 Series) Page 7 26. Access rights shall be dedicated to the City along Orcutt Road and Street A except at approved driveway locations as shown on the tentative map. 27. The subdivider shall install public street lighting and all associated facilities including but not limited to conduits, sidewalk vaults, fusing, wiring, and luminaires along all public streets including Orcutt Road per City Engineering Standards. 28. Private street lighting may be provided along the private streets per City Engineering Standards and/or as approved in conjunction with the final ARC approvals. 29. Final street sections shall be approved in conjunction with the review and approval of the final project drainage report. The final design shall consider drainage, transitions, and accessibility. 30. All future public streets shall conform to City Engineering Standards including curb, gutter, and sidewalk, driveway approaches, and curb ramps. Traffic calming improvements may be required at select locations within in the subdivision. Improvements may include bulb -outs, elevated sidewalks/speed tables, or alternate paving materials to the satisfaction of the Public Works Department and Fire Department. The vertical and horizontal controls for A Street, streets A-2, A-3, and A-4 shall be shown to conform to the tentative map for neighboring Tract 3044 (Wingate) unless an alternate design is otherwise approved by the City. 31. Street trees are required as a condition of development. Street trees shall generally be planted at the rate of one 15 -gallon street tree for each 35 lineal feet of property frontage. Landscape plans may include grouping of trees to vary this standard, to achieve visual variety or to honor line -of -sight corridors within the subdivision. 32. The public improvement plans shall provide a final analysis of the trees to be removed and trees to be retained. The existing significant trees located along or across the tract boundary shall be specifically addressed and approved for removal by the City. A tree preservation plan shall be provided by a Certified Arborist for any trees to remain or to be relocated. 33. Improvement plans for the entire subdivision, including any off-site improvements shall be approved to the satisfaction of the Public Works Department, Utilities Department, and Fire Department prior to map recordation. Off-site improvements may include but are not limited to roadways, sewer mains, water mains, recycled water mains, and storm drain improvements. Off-site improvements may include off-site access roadways and utility system improvements. 34. A separate demolition permit will be required from the Building Division for the removal of any existing structures and related infrastructure. Building removals are subject to the Building Demolition Regulations including the additional notification and timing requirements for any structure over 50 -years old. The developer shall clarify any approvals necessary to remove the existing miscellaneous structures that are shown to straddle the easterly property line/tract boundary. R 10715 Attachment 8 ARC1 - 87 Resolution No. 10715 (2016 Series) Page 8 35. The improvement plans shall clearly show all existing structures, site improvements, utilities, water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall include any pertinent off-site water well and private waste disposal systems that are located within regulated distances to the proposed drainage and utility improvements. The plan shall include the proposed disposition of the improvements and any proposed phasing of the removal and demolition. All structures and utilities affected by the proposed lot lines shall be removed and receive final inspection approvals prior to map recordation. 36. If construction phasing of the new street pavement is proposed, the phasing shall provide for the ultimate structural street section and pavement life (per the City's Pavement Management Plan) prior to acceptance by the City. The engineer of record shall detail this requirement in the public improvement plans, to the satisfaction of the Public Works Director. 37. The improvement plan submittal shall include a complete construction phasing plan in accordance with the conditions of approval, City codes, and standards. A truck circulation plan and construction management and staging plan shall be included with the improvement plan submittal. General truck routes shall be submitted for review and acceptance by the City. The engineer of record shall provide a summary of the extent of cut and fill with estimates on the yards of import and export material. The summary shall include rough grading, utility trench construction, road construction, AC paving, concrete delivery, and vertical construction loading estimates on the existing public roadways. The developer shall either; 1) complete roadway deflection testing before and after construction to the satisfaction of the City Engineer and shall complete repairs to the pre -construction condition, or 2) shall pay a roadway maintenance fee in accordance with City Engineering Standards and guidelines, or 3) shall propose a pavement repair/replacement program to the satisfaction of the City Engineer prior to acceptance of the subdivision improvements. 38. Retaining wall and/or retaining wall/fence combinations along property lines shall be approved to the satisfaction of the Planning Division and shall conform with the zoning regulations for allowed combined heights or shall be approved through the ARC or separate fence height exception process. 39. The ARC plans and public improvement plans shall show the location of the proposed mail receptacles or mail box units (MBU's) to the satisfaction of the Post Master and the City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units within this development as required by the Post Master. MBU's shall not be located along A Street, Orcutt Road, or within the public right-of-way or public sidewalk area unless specifically approved by the City Engineer. Contact the Post Master at 543-2605 to establish any recommendations regarding the number, size, location, and placement for any MBU's to serve the R-4 and R-2 neighborhoods. 40. Separate plans shall be submitted for the public park improvements and for any deferred private site development. Parking lot designs shall comply with the parking and driveway standards and Engineering Standard 2010. All parking spaces must be designed so that vehicles can enter in one maneuver. Furthermore, all spaces shall be designed so that vehicles can exit to the adjoining street in a forward direction in not more than two maneuvers. R 10715 Attachment 8 ARC1 - 88 Resolution No. 10715 (2016 Series) Page 9 41. The proposed perpendicular parking along Street A-2 shall be owned and maintained by the Homeowners Association. The final street section, right-of-way, and easements shall be approved by the City. Any public easements or private encroachment agreements required in conjunction with the parking area shall be recorded in conjunction with the map. The parking area shall comply with the Parking and Driveway Standards unless other designs are approved by the Community Development Department. 42. The use of porous concrete or porous pavers shall be used for private parking areas, V - gutters, private curb and gutter, etc. to the extent feasible within the over-all drainage design for water quality treatment in accordance with the OASP. 43. Unless otherwise approved by the Public Works Department, the private alley connection to streets A-2 and A-4 shall be completed with driveway approaches per City Engineering Standards. 44. The subdivision improvement plans shall show that accessibility to all common areas within the R-2 and R-4 neighborhoods and off-site park area is achieved per ADA and the CBC to the satisfaction of the Building Division. Show access to BBQ and picnic tables, linear park elements, mailbox units, etc. Utilities 45. Separate utilities, including water, sewer, gas, electricity, telephone, and cable TV shall be served to each lot to the satisfaction of the Public Works Department and serving utility companies. All public and private sewer mains shall be shown on the public improvement plans and shall be constructed per City Engineering Standards unless a waiver or alternate standard is otherwise approved by the City. The plans shall clearly delineate and distinguish the difference between public and private improvements. 46. Specialized street pavement in the area of public storm drains, water and/or sewer mains may create maintenance/replacement concerns and additional costs. The final pavement sections shall be reviewed and approved in conjunction with ARC approvals and public improvement plan review. A separate agreement and/or CC&R provision shall be required to clarify that the West Creek Master HOA will have final street maintenance responsibility in areas of specialized pavement where said pavement is damaged or removed in conjunction with public improvements or maintenance of said public infrastructure. 47. Recycled water mains shall be installed in public streets in order to serve recycled water to the city park, HOA maintained landscaped areas, temporary irrigation for mitigation areas, and detention basins. The applicant shall work with the Water Division of the City's Utilities Department to determine the appropriate size of all proposed recycled water mains. 48. City recycled water or another non -potable water source, shall be used for construction water (dust control, soil compaction, etc.). An annual Construction Water Permit is available from the City's Utilities Department. Recycled water is readily available near the intersection of Tank Farm Road and Orcutt Road. R 10715 Attachment 8 ARC1 - 89 Resolution No. 10715 (2016 Series) Page 10 49. Final grades and alignments of all public and/or private water, sewer and storm drains shall be approved to the satisfaction of the Public Works Director and Utilities Department. The final location, configuration, and sizing of service laterals and meters shall be approved in conjunction with the review of the building plans, fire sprinkler plans, and/or public improvement plans. 50. The gas main may need to be located into a joint trench in accordance with PUC and utility company standards to provide additional clearances within the pavement section of all streets to accommodate the several City public utility mains. 51. The proposed public storm drain lines located within A-2, A-3, and A-4 streets shall be relocated into the street pavement areas unless specific areas are specifically accepted by the Public Works Department. Otherwise, storm drain lines located under parkways, curb, gutter, and/or sidewalk shall be private for maintenance by the Homeowners Association. 52. The required extension of the existing public storm drains, culverts, or bridges for the street improvements and widening on Orcutt shall be approved to the satisfaction of the Public Works Department. The existing downstream outlets and creek corridors shall be cleared of existing trash, debris, deadwood, failed infrastructure, and obstructions to the satisfaction of the City. 53. The flowline for the outlet for the crossing at Fernwood shall be lowered to provide for free flow and to minimize maintenance concerns from backwater, ponding, or sedimentation. The culvert/bridge crossing at Lawnwood shall be evaluated for any material defects prior to extending or abandonment. The existing CMP culvert in disrepair may need to be replaced or lined to the satisfaction of the Public Works Department. The existing bridge and headwall structural system shall be abandoned and backfilled in favor of a conventional City Engineering Standard storm drain pipe to the satisfaction of the Public Works Department. 54. The improvement plans shall show the location of all domestic and landscape water meters. The plan shall include service lateral sizes and meter sizes. Sizing calculations may be required to justify service and meter sizing. Water impact fees related to the irrigation water meter(s) shall be paid prior to approval of the subdivision improvement plans for each pertinent map and/or construction phase. 55. Off-site utility improvements shall include water, sewer and recycled water as provided by Mitigation Measures USS-VTM3083-1, -2 and -3, to the satisfaction of the Utilities Director. 56. A reimbursement request, if proposed for the off-site water main upgrade, shall include all pertinent details and analysis in accordance with City and State codes and ordinances and shall be presented separately to the City Council. R 10715 Attachment 8 ARC1 - 90 Resolution No. 10715 (2016 Series) Page 11 57. The City will not be responsible for replacement of any specialty street pavement within private streets. City trench repairs within private streets will be backfilled and finished per City Engineering Standards. 58. A final sewer report and supporting documentation for the OASP public sewer main design shall be approved by the Utilities Department prior to approval of the public improvement plans. The final sewer report shall discuss and present additional information and assumptions on the system elevations and grades that will allow other OASP parcels to utilize the proposed public sewer main in accordance with the OASP Wastewater Plan. The applicant shall submit an analysis of a backbone system that shows the elevations and grades that serve the adjacent parcels described in the study. The City will have the final discretion on the extent and limits of the study if additional properties could reasonably benefit from the proposed alignment. 59. The depth of the off-site and on-site sewer mains shall be approved to the satisfaction of the Utilities Director. The depth analysis shall consider the balance between the possible extent of the gravity sewer basin needed to serve the other OASP properties and the long- term public maintenance requirements related to sewer depth. 60. The public improvement plan submittal shall show all existing and proposed overhead wire utilities. Any existing overhead wiring within the tract boundary and adjoining Orcutt Road shall be undergrounded in conjunction with the subdivision improvements. Unless otherwise specifically approved, pole relocation in lieu of undergrounding is not supported. 61. Terminal end utility poles shall be located off-site unless otherwise approved by the City. 62. Preliminary undergrounding plans for the entire subdivision shall be processed through PG&E and any respective wire utility companies in conjunction with public improvement plan submittal. The undergrounding improvements shall be completed with each construction phase unless otherwise required earlier for orderly development, or specifically deferred to the satisfaction of the City. 63. Lighting fixtures, including public streetlights shall not exceed 16' in height in accordance with the OASP unless otherwise required for traffic safety. The developer shall submit a streetlight proposal for approval by the City Engineer for any public streetlights. Street lights associated with the Orcutt Road improvements, signalized intersections, or round -a- bouts. Street lighting shall comply with the OASP, Highway Design Manual and City Engineering Standards. 64. The Applicant shall provide easements and all-weather access for proposed sewer connection from the project's proposed "A" Street to Willow Circle. No trees shall be permitted in the sewer easement. R 10715 Attachment 8 ARC1 - 91 Resolution No. 10715 (2016 Series) Page 12 65. The existing sewer main located within the UPRR right of way at the Bullock Lane/Capitolio crossing shall be upgraded/replaced from Bullock Lane to the manhole in Capitolio as a condition of development. The applicant and engineer of record shall coordinate a field meeting with Utilities Department staffprior to development of the plan and submittals to the respective agencies. 66. The developer shall submit an application and design for the new sewer to the City and UPRR in conjunction with the first phase of development and initial public improvement plan submittal. The installation shall be completed and final inspection approvals granted prior to the issuance of the building permit for the 301h residential unit. 67. Off-site utility improvements shall include the water main upgrade/replacement and extension from the High Pressure/Bishop Pressure zone at the intersection of Tanglewood/Johnson Avenue to serve the subdivision and replacement of the water main in Orcutt Road from the Orcutt/Johnson intersection to A Street. Pipe sizing is contingent upon the modeling for the proposed development phases and looping of the main. Pressure regulating valves (including connection with the City's SCADA system), control valves, or other appurtenances may be required by the Utilities Department as a part of the required water system improvements to be certain that the new area interacts properly with the existing water system. 68.Recycled water mains shall be extended from Tank Farm Road in coordination with other development in the OASP for irrigation of common area landscaping, streetscape, and any irrigated park or open space areas. A metered recycled water filling station shall be provided on Orcutt Road. Applicant shall work with the Water Division of the City's Utilities Department to determine the appropriate size of all proposed recycled water mains. 69. Irrigation systems using recycled water shall be designed and operated as described consistent with the City's Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. Three sets of irrigation plans shall be submitted to the Building Department for review during the City's building permit review process. 70. Potable city water shall not be used for major construction activities, such as grading and dust control, as required under Prohibited Water Uses; Chapter 17.07.070.0 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 71. Final alignment of all water and sewer mains to be approved by the Utilities Department. 72. 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)). R 10715 Attachment 8 ARC1 - 92 Resolution No. 10715 (2016 Series) Gradine, Drainage & Storm Water Page 13 73. Any permit approvals required from the Army Corp of Engineers, Californian Fish and Wildlife, or the Regional Water Control Board shall be secured and presented to the City prior to the approval of any subdivision grading and/or improvements related to the proposed phase of construction. The engineer of record shall review the permit approvals and any specific permit conditions for compliance with the plans, subdivision improvement designs, drainage system design/report, and soils report. The engineer of record shall forward the permits to the City with a notation that the permits have been reviewed and are in general conformance with the design of the improvements. 74. The public improvement plans submittal shall clarify how any wetlands, creek corridors, and riparian habitat areas will be preserved to the satisfaction of the Natural Resources Manager. Include any specific details for the proposed creek crossings in accordance with any preservation strategies, mitigation measures, and higher governmental authority agency permits. Sensitive areas shall be staked, fenced, or otherwise delineated and protected prior to commencing with construction, grading, or grubbing. 75. The developer shall exhaust reasonable efforts to eradicate and control the expansion of any known non-native and invasive species including but not limited to the Tree of Heaven and Castor Bean plants to the satisfaction of the Natural Resources Manager. These plants may require treatment in advance and prior to commencing with ground disturbing activities and grading. 76. Expansion index testing or other soils analysis may be required on a lot -by - lot basis for all graded pads and for in-situ soils on natural lots in accordance with the current Building Codes or where deemed necessary by the City Engineer or Building Official. 77. Final pad certifications shall include the certification of pad construction and elevations. The soils engineer shall certify all grading prior to acceptance of the public improvements and/or prior to building permit issuance. The certification shall indicate that the graded pads are suitable for their intended use. 78. Cut and fill slopes shall be protected as recommended by the soils engineer. Brow ditches, drainage collection devices, and drainage piping may be required. The public improvement plans and final map shall reflect any additional improvements and private easements necessary for slope protection and maintenance. Unless otherwise approved for public maintenance by the City Engineer, brow ditches and drainage collection devices upslope of building sites shall be maintained by the HOA. 79. The subdivision improvement plans shall include a complete grading plan to show site accessibility in accordance with State and Federal regulations for all public and/or private roads, transit stops, trails, paths, walks, bikeways, parks, and bridges where applicable. The submittal shall provide additional analysis if site accessibility will not be provided and for any feature or element where accessibility is purportedly not required. The accessibility regulations or guidelines in effect at the time of subdivision improvement construction will be applied. R 10715 Attachment 8 ARC1 - 93 Resolution No. 10715 (2016 Series) Page 14 80. Unless updated by subsequent regulations or guidelines, the sidewalks within the private streets shall be widened to 5' or shall provide a 4' clear width with 5' passing lanes in accordance with the current ADA regulations. 81. The subdivision improvement plans, grading plans, drainage plans, and drainage reports shall show and note compliance with City Codes, Standards and Ordinances, Floodplain Management Regulations, OASP stormwater provisions, Waterways Management Plan Drainage Design Manual, and the Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board, whichever pertinent sections are more restrictive. 82. The improvement plan submittal shall include a complete grading, drainage, and erosion control plan. The proposed grading shall consider the proposed construction phasing. Historic off-site and upslope watersheds tributary to the area of phased construction shall be considered. Run-off from adjoining developed or undeveloped parcels shall be considered. 83. The calculated 100 -year flood limits shall be shown and noted on the improvement plans and an additional final map sheet for reference. The drainage report and final plans shall clarify the 100 -year flood elevations, clearances, and freeboard at all new vehicle bridge, pedestrian bridge, and pipe bridge crossings of the creek corridors. 84. The engineer of record shall provide a digital copy of the final HEC -RAS modeling to the City in accordance with Section 4.0 of the Waterways Management Plan Drainage Design Manual. 85. The developer shall prepare an Operations and Maintenance Manual for review and approval by the City in conjunction with the development of any stormwater BMP's that will be maintained by the HOA or by the respective private property owner. A Private Stormwater Conveyance Agreement shall be recorded in a format provided by the City prior to final inspection approvals and acceptance of subdivision improvements. 86. The subdivider/developer shall provide notification to private property owners regarding any individual maintenance responsibility of any parkway or backyard stormwater BMP's in accordance with Section E.2 of the RQWCB Resolution R3-2013-0032. The notification may be by Notice of Requirements or other method acceptable to the City. 87. The stormwater improvements other than City Standard public storm drain infrastructure shall be maintained by the HOA. A separate encroachment/hold harmless agreement may be required in conjunction with certain improvements proposed for location within the public rights-of-way 88. The final details for the proposed bioretention facilities located within the public right -of- way shall be approved to the satisfaction of the City Engineer. The project soils engineer shall review and provide recommendations on the proposed site constructed and/or proprietary retention systems. Analysis of impacts to the public improvements, protection of utilities, and methods to minimize piping and protection of private properties shall be addressed in the final analysis. R 10715 Attachment 8 ARC1 - 94 Resolution No. 10715 (2016 Series) Page 15 89. The proposed detention basins and any pre -basin shall be designed in accordance with the OASP requirements and the Waterways Management Plan Drainage Design Manual. The proposed surface runoff and drainage from the detention basin(s) shall include a non- erosive outlet to an approved point of disposal. The outlet(s) design and location should replicate the historic drainage where feasible. Any off-site detention basin, temporary basin, or other drainage improvements shall be approved by the City. Any required or proposed off-site grading or drainage improvements shall be completed within recorded easements or under an appropriate license or other private agreement. 90. The subdivider shall submit CC&R's with the Final Map that establishes a Homeowner's Association (HOA). The HOA shall provide for the optional automatic annexation of all other tracts in the OASP as it relates to the shared regional detention basin. The subsequent tracts may, at their sole discretion, annex to the HOA, or demonstrate to the city's satisfaction how they will provide storm drainage mitigation through their own subdivision design and HOA. The HOA shall provide for maintenance of all private common area drainage channels, on-site and/or sub -regional drainage basins, water quality treatment and conveyance improvements. The CC&R's shall be approved by the City and shall be recorded prior to or concurrent with recordation of the Final Map. A Notice of Annexation or other appropriate mechanism to annex other subdivisions into the HOA, including but not limited to the shared regional detention basin, shall be recorded concurrently with the map. 91. The naming of the local creeks and drainages shall comply with the appropriate and pertinent creek naming standards and justifications. The inclusion of the naming on the final map and/or improvement plans shall be approved by the City prior to map and/or plan approval as applicable. 92. All bridging, culverting and modifications to the existing creek channels along with any necessary clearing of existing creek and drainage channels, including tree pruning or removals, and any necessary erosion repairs shall be in compliance with the OASP, city standards and policies, the Waterways Management Plan and shall be approved by the Natural Resources Manager, Public Works Department, Army Corp of Engineers, the Regional Water Quality Control Board, and California Fish & Wildlife. 93. Any existing areas of swale, creek and/or channel erosion shall be stabilized to the satisfaction of the City Engineer, Natural Resources Manager, and other permitting agencies. 94. The project soils engineer shall review the final grading and drainage plans and Low Impact Development (LID) improvements. The soils report shall include specific recommendations related to public improvements, site development, utility, and building pad/foundation construction related to the proposed LID improvements. The project soils engineering report shall be referenced on the final map in accordance with the Subdivision Regulations and City Engineering Standards. 95. The final plans and drainage report shall show and note compliance with City Engineering Standard 1010.13 for spring or perched groundwater management and for water quality treatment of run-off from impervious streets, drive aisles, parking areas, and trash enclosure. R 10715 Attachment 8 ARC1 - 95 Resolution No. 10715 (2016 Series) Page 16 96. A SWPPP is required in accordance with State and local regulations. A hard copy of the SWPPP shall be provided to the City in conjunction with the Public Improvement Plan submittal and subsequent building plan submittals. The WDID number shall be included by reference on all construction plans sets. An erosion control plan shall be included with the improvement plans and all building plan submittals for demolitions, grading, and new construction. 97. The project development and grading shall comply with all air quality standards and mitigation measures. The developer shall provide written notification from the County Air Pollution Control District (APCD) regarding compliance with all local, state, and federal regulations including but not limited to the National Emission Standards for Hazardous Air Pollutants (NESHAP) regulations related to Naturally Occuring Asbestos (NOA). Fire 98. All streets that are less than 28 feet in width shall be posted "No Parking — Fire Lane" on both sides. Streets less than 36 feet in width shall be posted on one side only. 99. The project shall provide water mains and city -standard fire hydrants to provide a minimum needed fire flow of 1500 GPM for 2 hours to within 300 feet of the exterior walls of all proposed structures. Fire hydrant spacing shall not exceed 500 feet. Homeowners'Association 100. Subdivider shall prepare conditions, covenants, and restrictions (CC& R's) to be approved by the City Attorney and Community Development Director prior to final map approval that establishes a "Master Homeowner's Association" (Master HOA). To the extent desired by the subdivider, individual phases of the project may include sub- associations. CC&R's shall minimally contain the following provisions that pertain to all lots: a. The initial set of CC&R's provided for the VTM#3083 final map shall provide for automatic annexation of subsequent phases to the Master HOA. A graphic or other exhibit describing all properties to be annexed to the West Creek Master HOA shall be included with any CC&R's for VTM#3083. b. All private improvements shall be owned and maintained by the individual property owners, sub -associations or the Master Homeowner's Association as applicable. Private improvements include but are not limited to streets, sidewalks, pedestrian and bike paths, sewer mains, drainage systems, detention basin(s), street lighting, landscape, landscape irrigation, and common area improvements. c. Grant to the city the right to maintain common areas if the HOA fails to perform, and to assess the HOA for expenses incurred, and the right of the city to inspect the site at mutually agreed times to assure conditions of CC&R's and final map are being met. d. No parking except in approved, designated spaces. R 10715 Attachment 8 ARC1 - 96 Resolution No. 10715 (2016 Series) Page 17 e. No outdoor storage of boats, campers, motorhomes, or trailers nor long-term storage of inoperable vehicles. f. No outdoor storage by individual units except in designated storage areas. g. The responsibility for the placement of the trash and recycling containers at the street on collection days will be the responsibility of the property owner's association. The property owner's association shall coordinate with San Luis Garbage Company regarding the collection time and preferred location for the placement of trash and recycling containers to minimize the obstruction of project streets. h. No changes in city -required provisions of the CC&R's will be considered valid and in effect without prior City Council approval. i. Provision for all of the maintenance responsibilities outlined in various conditions. Pianninu Requirements 101. At the time of submittal of a request for a final map, the subdivider shall provide a written report detailing the methods and techniques employed for complying with all required environmental mitigation measures as adopted herein. 102. In order to be consistent with the requirements of the Orcutt Area Specific Plan and County Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit and protection of the City of San Luis Obispo, the County of San Luis Obispo and the San Luis Obispo County Airport via an avigation easement document prior to the recordation of the final map. 103. All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) shall receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any property or properties within the airport area. 104. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. Proposed refuse storage area(s) and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be considered in the final design. Any common storage areas shall be maintained by the HOA and shall be included in the CCR's or other property maintenance agreement accordingly. The solid waste solutions shall be shown and noted on the submittal(s) for Architectural Review Commission (ARC) approvals. 105. Prior to the issuance of building permits for residential units, the Architectural Review Commission shall review the residential building program, including building and landscape improvements, and provide comments and recommendations to the Community Development Director. Final architectural design approval authority shall be vested in the Community Development Director. Director decisions may be appealed pursuant to standard city policies. R 10715 Attachment 8 ARC1 - 97 Resolution No. 10715 (2016 Series) Page 18 106. Prior to the recording of any phase of the final map, the applicant shall enter into an Affordable Housing Agreement with the City Council that details the timing of construction of affordable units on-site and contains guarantees for failure to complete any or all of the affordable housing units (such as collecting affordable housing in -lieu fees, cash guarantees for the completion of the affordable units, providing a letter of credit, bond or other financial guarantee to assure compliance). 107. A construction phasing plan shall be submitted to the Community Development Director prior to the issuance of the first building permit. 108. The subdivider shall develop a Construction Management Plan for review and approval by the Public Works and Community Development Directors. The plan shall be submitted prior to the issuance of a building permit for proposed project buildings and/or a phase of buildings. In addition, the contractor or builder shall designate a person or persons to monitor the Construction Management Plan components and provide their contact names and phone numbers. The Construction Management Plan shall include at least the following items and requirements: a. A set of comprehensive traffic control measures, including scheduling of major truck trips and deliveries to avoid peak traffic and pedestrian hours, detour signs if required, directional signs for construction vehicles, and designated construction access routes. b. Notification procedures for adjacent property owners and public safety personnel regarding when major deliveries and more intensive site work may be occurring. b. Location of construction staging areas which shall be located on the project site, for materials, equipment, and vehicles. d. Identification of haul routes for movement of construction vehicles that would minimize impacts on vehicular and pedestrian traffic, circulation and safety, and noise impacts to surrounding neighbors. e. The applicant shall ensure that the construction contractor employs the following noise reducing measures: i. Standard construction activities shall be limited to between 7:00 a.m. and 7:00 p.m. Monday through Saturday. U. All equipment shall have sound -control devices no less effective than those provided by the manufacturer. No equipment shall have un -muffled exhaust pipes; and iii. Stationary noise sources shall be located as far from sensitive receptors as possible, and they shall be muffled and enclosed within temporary sheds, or insulation barriers or other measures shall be incorporated to the extent possible. R 10715 Attachment 8 ARC1 - 98 Resolution No. 10715 (2016 Series) Page 19 f. Temporary construction fences to contain debris and material and to secure the site. g. Provisions for removal of trash generated by project construction activity. h. A process for responding to, and tracking, complaints pertaining to construction activity. i. Provisions for monitoring surface streets used for truck routes so that any damage and debris attributable to the trucks can be identified and corrected. j. Designated location(s) for construction worker parking. 109. Parklands Development Fee Credit. In exchange for development of the "West Creek neighborhood parks" (described as Lots 68, 69, 71, 72) or such other configuration of lots as finally agreed upon by the city, the subdivider shall be entitled to a parklands development fee credit of up to the allowed one-half of the overall parkland fee for improving and maintaining the referenced lots for public city use. The credit amount shall be considered by the Parks and Recreation Commission, with their recommendation to the City Council prior to recordation of a final map. The Parks and Recreation Commission shall be responsible for Final Design Review of the referenced parks prior to construction. 110. Pursuant to Government Code §66474.9(b), the subdivider 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 subdivision, and all actions relating thereto, including but not limited to environmental review. 111. Conditions relating to phasing and timing of infrastructure are approved as contained herein, or as approved by the Community Development and Public Works Directors during review of public improvement plans and final maps. 112. Financing and "fair share" contribution plans may be submitted for City Council review with any final map application. The City Council will have sole discretion as to any reimbursement and/or fee credit programs implemented with said final maps. Upon motion of Council Member Christianson, seconded by Council Member Rivoire, and on the following roll call vote: AYES: Council Members Ashbaugh, Christianson and Rivoire, and Vice Mayor Carpenter NOES: None ABSENT: None RECUSED Mayor Marx R 10715 Attachment 8 ARC1 - 99 Resolution No. 10715 (2016 Series) The foregoing resolution was adopted this 17` h day of May, 2016. ATTEST: Lee Price, MMC Interim City Clerk APPROVED AS TO FORM: Of J.hristine Dietrick City Attorney Page 20 IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this — day of Lee Price, MMC Interim City Clerk R 10715 Attachment 8 ARC1 - 100 C,ti'C Y 0 aCouncil Minutes Tuesday, May 17, 2016 Regular Meeting of the City Council CALL TO ORDER A Regular Meeting of the San Luis Obispo City Council was called to order on Tuesday, May 17, 2016 at 4:00 p.m. in the Council Chamber, located at 990 Palm Street, San Luis Obispo, California, by Mayor Marx. ROLL CALL Council Members Present: Council Members John Ashbaugh*, Carlyn Christianson, Dan Rivoire, Vice Mayor Dan Carpenter, and Mayor Jan Marx. Council Member Ashbaugh arrived at 4:05 p.m. Council Members Absent: None City Staff Present: Katie Lichtig, City Manager; Christine Dietrick, City Attorney; Derek Johnson, Assistant City Manager; and John Paul Maier, Assistant City Clerk; were present at Roll Call. Other staff members presented reports or responded to questions as indicated in the minutes. Mayor Jan Marx announced she would recuse herself from Item #1 due a potential conflict of interest (business interest). Mayor Marx left the dais at 4:02 p.m. Vice Mayor Carpenter presided. PUBLIC HEARINGS 1. CONSIDERATION OF A NEW RESIDENTIAL SUBDIVISION ( VESTING TENTATIVE TRACT MAP #3053) LOCATED AT ORCUTT AND TANK FARM ROADS IN THE ORCUTT AREA SPECIFIC PLANNING AREA (OASP) AND CONSIDERATION OF AN INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION (IS -MND). AS A TIER OFF THE OASP FINAL EIR (2010) (WEST CREEK) David Watson, Consulting Project Planner, provided an overview of the staff report and outlined the recommendations. San Luis Obispo Page 1 Attachment 9 ARC1 - 101 San Luis Obispo City Council Minutes of May 17, 2016 Page 2 The applicant's representatives, Aaron Abbot (Robbins Reed) and Pani Ricci (RRM Design Group) described the proposed subdivision and project details including bicycle parking, creek corridor and linear parks, the parkland development fee credit and plans for maintaining open space and parkland lots for public city use. Brief Council questions followed. Public Comments: Speaking in favor of the project were Erik Justesen, RRM Design Group CEO and President, Dave Greg, property owner and San Luis Obispo resident Steve Delma.rtini. End of Public Comments --- Council questions and discussion followed. Council Member Christianson proposed the following amendment to Condition 112 regarding the parklands development fee credit: Parklands Development Fee Credit. In exchange for development of the "West Creek neighborhood parks" (described as Lots 68, 69, 71, 72), or such other configuration of lots as finally agreed upon by the city, the subdivider shall be entitled to a parklands development fee credit of S2Sia the allowed one-half of the overall parkland fee for improving and maintaining the referenced lots for public city use. The credit amount shall be considered by the Parks and Recreation Commission with their recommendation to the City Council prior to recordation of a final map. The Parks and Recreation Commission shall be responsible for Final Design Review of the referenced parks prior to construction." ACTION: MOTION: BY COUNCIL MEMBER CHRISTIANSON, SECONDED BY COUNCIL MEMBER RIVOIRE, CARRIED 4:0:1 (MARX RECUSED) to: 1. Adopt Resolution No. 10714 (2016 Series), entitled "A Resolution of the City Council of the City of San Luis Obispo, California, adopting a mitigated negative declaration of environmental determination for Vesting Tentative Tract Map No. 3083 creating 77 lots for property located at 1299 Orcutt Road (SBDV-1769-2015, Tract #3083 a.k.a. "West Creek."; and 2. Adopt a Resolution No. 10715 (2016 Series), entitled "A Resolution of the City Council of the City of San Luis Obispo, California, approving Vesting Tentative Tract Map No. 3083 creating 77 lots for property located at 1299 Orcutt Road SBDV-1769-2015, Tract #3083 a.k.a. "West Creek." as amended (Condition 112 modified). Note: This condition was later renumbered 109). Provide direction, as follows: 3. To be considered by the Architectural Review Commission during Final Design Review of the project as follows: a. Consider prohibiting a swimming pool as part of the project; and, b. Provide special attention to reducing heights of retaining walls in the final design. Mayor Marx returned to the dais at 5:08 p.m. Council adjourned to Closed Session. Attachment 9 ARC1 - 102 San Luis Obispo City Council Minutes of May 17, 2016 Page 3 CLOSED SESSION PUBLIC COMMENT ON CLOSED SESSION ITEM There were no public comments on the Closed Session agenda. A. CONFERENCE WITH LEGAL COUNSEL — ANTICIPATED LITIGATION Significant exposure to litigation pursuant to paragraph (2) of subdivision (d) of Section 54956.9: No. of potential cases: One. A point has been reached where, in the opinion of the legislative body of the local agency on the advice of its legal counsel, based on existing facts and circumstances, there is a significant exposure to litigation against the local agency. The existing facts and circumstances exposing the City to litigation include allegations by the group California River Watch in a letter to the City from its counsel, Jack Silver, that the City has committed violations of the Clean Water Act. A copy of the letter is available upon request from the City Clerk's Office. At 6.•00 p.m., the Council reconvened in Open Session. All Council Members were present. PLEDGE OF ALLEGIANCE Vice Mayor Carpenter led the Pledge of Allegiance. CITY ATTORNEY REPORT ON CLOSED SESSION City Attorney Christine Dietrick announced that there were no reportable actions from the Closed Session. 2. INTRODUCTION OF NEW HIRES IN COMMUNITY DEVELOPMENT Community Development Director Codron introduced the following employees: Rebecca Cox, Supervising Administrative Assistant Elizabeth Farrington, Code Enforcement Technician II Paula Frojae, Building Inspector I Gary McNanna, Code Enforcement Technician II John Mezzapesa, Code Enforcement Officer I 3. MAYOR'S AWARDS FOR COMMUNITY SERVICE Mayor Marx and Council Members presented the Mayor's Awards for Community Service to San Luis Obispo High School students for completing eighty hours or more of community service. Attachment 9 ARC1 - 103 San Luis Obispo City Council Minutes of May 17, 2016 Page 4 4. PROCLAMATION - NATIONAL PUBLIC WORKS WEEK Public Works Director Daryl Grigsby and Utilities Director Carrie Mattingly accepted the proclamation declaring May 15-21, 2016 as "National Public Works Week." Public Works Director Grigsby introduced new or promoted employees. 5. PRESENTATION BY COURTNEY KIENOW REPRESEN'T'ING CAL POLY REGARDING AN UPDATE ON CAL POLY INFRASTRUCTURE PROJECTS Mayor Marx announced that the Update has been moved to a date uncertain, as the presenter has become ill. Staff will work with Ca.] Poly to make sure the information that was to be discussed tonight is made available to the public on the City's website. PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA Nicole Moore, Los Osos, Leadership San Luis Obispo Class 24 provided an update on the Class Project at City Hall (drought tolerant planting project in front of the Little Theater). David Brody, San Luis Obispo, asked the Council to discuss the issue of climate change. Cal Poly Students Daniela Czerny, Alice Reed, Matt Boer, Vittorio Monteverdi, Trevor Marston, Sam Lanino, Paccal Purro, Justin Rajah, Haley Stegall, Natalie Montoya and Annalee Akin urged the City to collaborate with Cal Poly Associated Students Inc. (ASI) on the development of an event registration policy. Michelle Tasseff, San Luis Obispo, supported the comments of the Cal Poly students and spoke in favor of building more affordable workforce housing. Donald Hedrick, San Luis Obispo, provided personal opinions about how the country is being run and how national elections are being held. Mila Vujovich-LaBarre, San Luis Obispo, spoke regarding affordable housing needs and climate change. Cheryl McLean, San Luis Obispo, shared concerns regarding carbon emissions and climate change; and urged the Council to consider limits on non-residential retail/commercial development. Cal Poly student Kyle Jordan remarked that rent and housing prices in San Luis Obispo are out of control and advocated for high density and affordable housing. Police Chief Cantrell reported that staff plans to work closely with Cal Poly ASI and the Student Community Liaison Committee (SCLC) this Fall in developing an event registration program to improve neighborhood civility. Assistant City Manager Johnson provided a brief update on a proposal for 1101 Monterey Street also known as the Santa Rosa infill project). Attachment 9 ARC1 - 104 San Leis Obispo City Council Minutes of May 17 2016 Pae.55 CONSENT AGENDA Public Comments: Dominique Tartaglia, Chamber of Commerce, and Michelle Tasseff, Human Relations Commission Chairperson, spoke in support of Item 13 (Directed Giving Campaign). Donald Hedrick, San Luis Obispo, objected to the approval of Items 14 (Banking Services) and asked that Item 22 (CalRecycle Program) be pulled because it was added to the agenda three days before the meeting. Steve Delmartini, San Luis Obispo Police Department RoundTable, encouraged the approval of Item 9 (Body Worn Camera Program). Utilities Director Mattingly explained the need for adding Item 22 to the agenda (deadline for a grant) and added that it is simply a continuation of an existing grant. Council Member Ashbaugh pulled Item 8 for a question and 12 to suggest a minor correction. ACTION: MOTION BY COUNCIL MEMBER ASHBAUGH, SECOND BY COUNCIL MEMBER RIVOIRE, CARRIED 5-0 to approve Consent Calendar Items 6 through 22. 6. WAIVE READING IN FULL OF ALL RESOLUTIONS AND ORDINANCES CARRIED 5-0 to waive reading of all resolutions and ordinances as appropriate. 7. MINUTES OF MARCH 15, MARCH 22, AND MARCH 23, 2016 CARRIED 5-0 to approve the Minutes of the City Council meetings of March 15, March 22, and March 23, 2016. 8. NOVEMBER 8, 2016 REGULAR MUNICIPAL ELECTION This item was pulled by Council Member Ashbaugh for question regarding language in the draft resolution. Staff explained. ACTION: MOTION BY COUNCIL MEMBER ASHBAUGH, SECONDED BY COUNCIL MEMBER RIVOIRE CARRIED 5:0 to adopt the Resolutions and confirm the setting of a Special Meeting on Thursday, December 1, 2016 at twelve o'clock noon. 1. Adopted Resolution No. 10716 (2016 Series) entitled "A Resolution of the City Council of the City of San Luis Obispo, California, calling and giving notice of the holding of a General Municipal Election to be held on Tuesday, November 8, 2016, for the election of certain officers as required by the provisions of the City Charter and adopting regulations for Candidates' Statements."; and 2. Adopted a Resolution No. 10717 (2016 Series) entitled "A Resolution of the City Council of the City of San Luis Obispo, California, requesting the San Luis Obispo Board of Supervisors to consolidate the General Municipal Election on Tuesday, November 8, 2016, with the Statewide General Election to be held on that date."; and Attachment 9 ARC1 - 105 San Luis Obispo Citv Council Minutes of Mav 17. 2016 Paae 6 3. Confirmed the setting of a Special Meeting on Thursday, December 1, 2016 at twelve o'clock noon to adopt a Resolution certifying the results of the election and to administer oaths of office to the newly elected Mayor and Council Members. 9. 2016 U.S. DOJ FEDERAL BODY WORN CAMERA PROGRAM EXPANSION AND IMPLEMENTA'T'ION GRANT CARRIED 5-0 to: 1. Authorize staff to pursue a grant application submitted to the U.S. Department of Justice, Office of Justice Programs, Bureau of Justice Assistance, for federal fiscal years 2016-2018 in a total amount not to exceed $150,000, with the City providing a 50% match (no more than $75,000) for body worn camera program expansion and implementation; and 2. Authorize the City Manager to execute the necessary grant documents, and appropriate the grant amount into the Police Department's budget upon grant award. 10. DESIGN SERVICES FOR CALLE JOAQUIN LIFT STATION REPLACEMENT, SPEC. NO. 91133, CONTRACT AMENDMENT NO.5 CARRIED 5-0 to: 1. Approve a contract amendment of $13,089 for additional Design Services for the Calle Joaquin Siphon and Lift Station Replacement, Spec. No. 91133; and 2. Adopt Resolution No. 10718 (2016 Series) entitled "A Resolution of the City Council of the City of San Luis Obispo, California, approving a mitigated negative declaration of environmental impact for the Calle Joaquin Lift Station and Siphon Project." It. AMENDMENT OF CONTRACT FOR CONSULTING SERVICES TO CONTINUE PROCESSING THE SAN LUIS RANCH PROJECT CARRIED 5-0 to authorize the Community Development Director to amend a contract with John F. Rickenbach Consulting to include revised scope of work adding an additional 85,725 at a total cost not to exceed $146,475 for Phase Two processing of the San Luis Ranch project. 12. ORDINANCE NO. 1629 (SECOND READING) - AMEND TABLE 9 OF SECTION 17.22.010 OF THE CITY'S MUNICIPAL CODE (ZONING REGULATIONS) CONDITIONALLY PERMITTING A NIGHT CLUB LAND USE WITHIN THE BUSINESS PARK (B -P) ZONE IN THE AIRPORT AREA SPECIFIC PLAN AREA SLO BREW) This item pulled by Council Member Ashbaugh to vote No and to note need for correction on pg. 257 (correction of a minor typographical error). ACTION: MOTION BY COUNCIL MEMBER RIVOIRE, SECONDED BY MAYOR MARX, CARRIED 4:1 (ASHBAUGH VOTING NO) to: Attachment 9 ARC1 - 106 San Luis Obispo City Council Minutes of May 17, 2016 Page_7 Adopt Ordinance No. 1629 (2016 Series) entitled "An Ordinance of the City Council of the City of San Luis Obispo, California, amending Table 9 of Section 17.22.010 of the City's Municipal Code (Zoning Regulations) conditionally permitting a night club land use within the Business Park (B -P) Zone in the Airport Area Specific Plan Area (Code -1316-2015)", as amended to correct a minor typographical error. 13. DIRECTED GIVING CAMPAIGN — "MAKE CHANGE COUNT" METER DONATION PROGRAM CARRIED 5-0 to approve a permanent continuance of the "Make Change Count" meter donation program. 14. REQUEST FOR PROPOSALS FOR BANKING SERVICES CARRIED 5-0 to approve the issuance of a Request for Proposals (RFP) for banking services to be sent to all bank and savings and loan institutions with full-service branches located in the City of San Luis Obispo. 15. MAINTENANCE WORK JOB ORDER CONTRACT 2016, SPECIFICATION NO. 91446 — CARRIED 5-0 to: 1. Approve Special Provisions for Maintenance Work Job Order Contract 2016, Specification No. 91446; and 2. Authorize staff to advertise for bids and authorize the City Manager to award the contract to the lowest responsible bidder. 16. AMENDMENT TO CONSTRUCTION MANAGEMENT SERVICES AGREEMENT WITH MNS ENGINEERS FOR LOS OSOS VALLEY ROAD AT US 101 INTERCHANGE IMPROVEMENT PROJECT, SPECIFICATION NO. 99821 CARRIED 5-0 to authorize the City Manager to execute Amendment No. 3 to the Construction Management Services Agreement with MNS Engineers, dated July 1, 2014, increasing the contract by $175,806, bringing the total contract allowable monthly cumulative payments from $2,650,224 to $2,826,030 for the remainder of the contract. 17. COMMUNITY DEVELOPMENT BLOCK GRANT CDBG CURB RAMPS 2016 PROJECT, SPECIFICATION NO. 91445 CARRIED 5-0 to: 1. Approve Plans and Specifications for the Community Development Block Grant (CDBG) Curb Ramps 2016 Project, Specification No. 91445; and 2. Authorize staff to advertise for bids and authorize the City Manager to award the contract if the lowest responsible bid is within the Engineer's Estimate of $118,000. Attachment 9 ARC1 - 107 San Luis Obispo City Council Minutes of May 17, 2016 Page 8 18. ROADWAY SEALING 2016, SPECIFICATION NO, 91311 CARRIED 5-0 to: 1. Approve plans and specifications for the Roadway Sealing 2016 Project, Specification No. 91311; and 2. Authorize staff to advertise for bids and authorize the City Manager to award the contract if the lowest responsible bid is within the Engineer's Estimate of $1,199,705. 19. AUTHORIZE USE OF FUNDS FOR CONTINUING LITIGATION CARRIED 5-0 to authorize the City Attorney to execute a Second Amendment to the Legal Services Agreement with the law firm of Jarvis, Fay, Doporto (Original Agreement dated March 31, 2015; First Amendment dated August 17, 2015) increasing the not to exceed amount from $50,000 to $75,000, for the City's legal defense in the case of Palacios, et al. v. Nielsen, et al., as authorized by the City Council and reported out of closed session on March 31, 2015. 20. CORRECTION TO CITY COUNCIL MEETING MINUTES OF JANUARY 19, 2016 CARRIED 5-0 to approve the corrected minutes of January 19, 2016. 22. PARTICIPATION IN THE CALRECYCLE BEVERAGE CONTAINER RECYCLING PAYMENT PROGRAM CARRIED 5-0 to adopt Resolution No. 10719 (2016 Series) entitled "A Resolution of the City Council of the City of San Luis Obispo, California, authorizing submittal of application for payment programs and related authorizations," offered by CalRecycle. BUSINESS ITEMS 21. ANNUAL REPORT REGARDING RENTAL HOUSING INSPECTION PROGRAM Community Development Director Michael Codron, Code Enforcement Supervisor Teresa Purrington and Anne Schneider Chief Building Official provided an in-depth staff report. Mayor Marx called for a recess at 9:04 p.m. The meeting resumed at 8: 15 p.m. Council questions to staff followed regarding vacancy rates, informational materials to explain the Rental Housing Inspection Program (RHIP) to tenants, properties subject to inspection, and exemptions. Public Comments: The following San Luis Obispo residents, property owners and/or business persons spoke in opposition to the Rental Housing Inspection Program: Edward Rogell, Lesa Gofourth, Steve Ferrario, David Baldwin, Kabe Alkebulan, Trenton Matson, David Levitsky, Eric Kam, Attachment 9 ARC1 - 108 San Luis Obispo City Council Minutes of May 17, 2016 Pale 9 Barry Jones, Sim6n Laurie, David Spiva, Andrew Follick (SLOU40), Teddy Burton, LynAnne Wiest, Kevin Rice, and Brett Strickland. The following San Luis Obispo residents and business owners or representatives offered suggestions for improvements to the RHIP: Andy Pease, Matt Roberts, Judy Lewelling, Sylvia Drucker, Michelle Tasseff, Charlene Rosales (Chamber of Commerce), Andrew Brown, Carolyn Smith, and Graham Updegrove. Steve Delmartini, San Luis Obispo, spoke in favor of extending the amnesty period and asked several questions for clarification about the RHIP: Does it apply to condominiums and Planned Developments; are smoke alarms and carbon monoxide detectors tested; and can a den or office be used as a bedroom. Donald Hedrick, San Luis Obispo, spoke off topic. End of Public Comments --- Chief Building Official Schneider responded to questions raised by Mr. Delmartini noting that the ordinance defines "homes" and added that a condominium, if developed as a single- family home would be subject to the RHIP. She explained that inspections include verifying that safety measures (including smoke and carbon monoxide detectors) are in place, but they are not tested. She also pointed out that the inspections are not to determine high occupancy, but to determine if the property has been altered to create additional living space. Council discussion ensued. Council Member Carpenter stated that he had opposed the adoption of the ordinance and he continues to object to it because it is overreaching, invades people's privacy, is discriminatory and has unintended consequences, including driving tenants out of town. He added that he could not support the extension of the amnesty because he doesn't support the RHIP. Council Member Rivoire remarked that he could not vote in favor of the policy directions because he has deep concerns about the RHIP. He urged the Council majority to consider different ways to evaluate the RHIP; and suggested several metrics and enhancements to the inspection checklist. Council feedback on the RHIP followed, as reflected in the Action below. ACTION: MOTION BY COUNCIL MEMBER ASHBAUGH, SECONDED BY COUNCIL MEMBER CHRISTIANSON CARRIED 3:2 (CARPENTER AND RIVOIRE VOTING NO) to: Received and filed the annual report regarding the Rental Housing Inspection Program. RHIP); and 2. Adopted Resolution No. 10720 (2016 Series) entitled "A Resolution of the City Council of the City of San Luis Obispo, California, extending the deadline for the amnesty period for waiver of the special investigation fee and clarifying the interpretation and scope of Attachment 9 ARC1 - 109 San Luis Obispo City Council Minutes of May 17, 2016 Page 10 the definition of "Residential Rental Dwelling Unit" in section 15.10.020 of the San Luis Obispo Municipal Code." By Council consensus, staff was directed to add tracking of rental costs and vacancy rates; summary of inspections of propertics with history of Codc Enforccmcnt; the number of displacements or relocations (red tags issued); enhance "Frequently Asked Questions" based on input received from correspondence and during public testimony; develop a leave behind on tenants' rights; evaluate changes to the checklist to clarify which items relate directly to habitability, and return with an update in May 2017. LIAISON REPOR Council Liaison written reports were received from Council Member Ashbaugh and Mayor Marx. COUNCIL COMMUNICATIONS Mayor Marx announced a meeting on May 24, 2016 from 6-8 p.m. San Luis Obispo Council of Government (SLOCOG) will conduct an open meeting at Los Ranchos Elementary School about the congestion on Broad/Hwy 227 between Orcutt and Crestmont. Council Member Ashbaugh announced a meeting on May 18, 2016 regarding neighborhood crime issues in the Bishop's Peak School area. He also mentioned an upcoming community service fair at Cal Poly. ADJOURNMENT Council adjourned to a Special Meeting to be held on Tuesday, May 24, 2016 at 8:30 a.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, for the purpose of conducting a Closed Session related to labor negotiations. The Regular City Council Meeting of June 7, 2016 was previously cancelled. Consequently, the next Regular City Council Meetings is scheduled for Tuesday, June 14, 2016 at 4:00 p.m. and 6:00 p.m., in the Council Chamber, respectively, 990 Palm Street, San Luis Obispo, California. Carrie Gallagher City Clerk APPROVED BY COUNCIL: 08/16/2016 Attachment 9 ARC1 - 110 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Continued review of “West Creek” project design for a new residential development in the northeastern area of the Orcutt Area Specific Plan. Project includes 172 residential units on approximately 18 acres of land. PROJECT ADDRESS: 1299 Orcutt Road BY: David Watson, AICP, Contract Planner FROM: Marcus Carloni, Associate Planner Phone Number: 781-7176 FILE NUMBER: ARCH-0224-2014 e-mail: mcarloni@slocity.org RECOMMENDATION: Provide comments to the applicant and staff regarding nine (9) issue areas identified at the Commission’s 12-1-2014 initial conceptual review, which will be forwarded on to the Planning Commission and City Council with their review of the Vesting Tentative Map # 3083. SITE DATA Applicant Robbins|Reed Representative Randy Russom, RRM Design Group Zoning R-2-SP (Medium Density Residential, Specific Plan) & R-4-SP (High Density Residential, Specific Plan) General Plan Medium Density Residential High Density Residential Site Area 18.29 acres Environmental Status An initial study of environmental impact has been prepared with a recommendation for a Mitigated Negative Declaration which will be acted upon by City Council. SUMMARY The applicant is proposing to develop a new project with a total of 172 residential units on an 18.3-acre site in the northwest corner of the OASP. This is the second review of the project by the Architectural Review Commission (ARC). On December 1, 2014, the ARC was introduced to the project, discussed many aspects of the physical design for the site and proposed buildings and provided preliminary direction and requested applicant follow-up on several specific items (Attachment 4, ARC Directional Items). The ARC requested a second conceptual review of the project prior to the Vesting Tentative Map (VTM) moving forward to hearings. This “focused” conceptual review hearing has been scheduled to provide the Commission with a status update and highlight changes made to the plans to address the ARC’s directional items. The term “focused” is used to describe the strategy to concentrate the ARC’s attention on overall site planning elements that affect the VTM and to evaluate project changes made to address previous Meeting Date: October 19, 2015 Item Number: 3 VTM #3083 ARC1 - 111 ARCH-0224-2014 (1299 Orcutt Road (West Creek)) Page 2 ARC comments. The project will return to the ARC for a more thorough evaluation of the project design with final architectural review after the VTM is approved. This report and the attached exhibits address the prior comments of the ARC. Attachment 5 includes a copy of the 12-1-14 ARC report, and the minutes of that meeting, for the Commission’s reference. 1.0 COMMISSION’S PURVIEW This is a second conceptual review of the building designs and site amenities for a new residential subdivision. As noted in the first conceptual report (Attachment 4), the ARC’s role is to review the project in terms of its consistency with the Chapter 4 of the Orcutt Area Specific Plan (OASP). Attachment 6 includes excerpts from Chapter 4 of the OASP. With tonight’s meeting, the ARC is being tasked with evaluating the responses of the applicant to previous directional items. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The project site consists of 18.3 acres, spanning two OASP designated parcels, the Mid-State and Maddalena parcels. The combination of the two parcels into a single project allows for a more complete design solution and efficient development pattern. There are several constraints that must be confronted with development of the site, including 52 feet in grade change across the project site, two forks of Orcutt Creek which pass through the site, a PG&E easement along the entire southern property line, and OASP requirements to provide vehicle and pedestrian access to future neighboring developments to both the east and south. Immediately to the east of the site are two R-2-SP zoned sites within the OASP that are currently used for suburban residential and intermittent grazing purposes. To the southeast of the site is the Wingate development (VTM #3044; 142 residential units; approved Oct, 2013), which is also within the OASP and zoned R-2-SP and R-3-SP. Properties to the north are zoned R-3 and R-1 and are developed with an assisted living facility and single family homes. Properties immediately to the west are zoned R-2 and are developed with mobile homes. 2.2 Project Description The proposed project (aka “West Creek”) includes 172 residential units (152.12 density units) on 18.29 acres. The units include a range of multi-generational housing sizes and styles within three general housing product types, including: 1) Traditional detached single-family homes (23 - R-2 zoning); a. Lot sizes ranging from 4,500 s.f. to 7,239 s.f. 2) Small-lot, single-family “parkway homes” (44 - R-2 zoning): and a. Lot sizes ranging from 3,150 s.f. to 4,736 s.f. ARC1 - 112 ARCH-0224-2014 (1299 Orcutt Road (West Creek)) Page 3 3) Condominiums with a mix of studios & one-bedroom and two-bedroom units (total of 105 - R-4 zoning). a. Seven separate buildings with the same mix of units in each building. i. Five (5) studios, one (1) one-bedroom unit, and nine (9) two-bedroom units in each of the seven buildings. ii. The 105 units are composed of 35 studios, 9 one-bedroom units, and 63 two-bedroom units. Consistent with the OASP land use designations, areas generally north of the East Fork of Orcutt Creek are developed with multi-family units at densities anticipated in the R-4 zone. Areas south of the creek are developed with small-lot single-family homes, appropriate for their R-2 designation and with a variety of home options and styles. In addition to the residential units, the project includes significant park and open space areas, pedestrian and bicycle paths, and traffic calming features to promote the pedestrian friendly environment envisioned by the OASP. Park and open space areas include the western extent of the site and Orcutt Creek as it crosses the site from east to west which achieves multi- purpose/multi use functions. These areas will provide for biological enhancement and drainage mitigation, play/turf area, open space, and seating areas, providing both active and passive recreation amenities for the future residents of the subdivision and the overall community as a whole. These areas would also be directly accessible to the existing mobile home park residents to the west and homes to the north, which are currently considered underserved by parks. To Condominium Units (105) Traditional SFRs (23) Parkway Homes (44) ARC1 - 113 ARCH-0224-2014 (1299 Orcutt Road (West Creek)) Page 4 facilitate neighborhood interaction and provide for communal play areas for children, as well as to incorporate grading transitions and stepping between homes, parkways have been incorporated in between portions of the single-family parkway lots with front porches fronting onto and engaging with these spaces. 3.0 PROJECT DISCUSSION The principal purpose of the meeting is for the ARC to review responses to previous directional items and forward comments on to the Planning Commission for their review of the Vesting Tentative Map (VTM). The following paragraphs list the directional items in bold that the ARC identified with its first conceptual review of the project on 12-1-14 (see Attachment 4 Directional Items and Attachment 5, 12-1-14 ARC Report), the applicant’s responses to these directional items (in italicized and quoted text), and staff’s analysis of how the items have been addressed. Responses to ARC’s 12-1-14 Directional Items: 1. The applicant shall return to the ARC with modified plans for a second conceptual review prior to the Planning Commission's review of the Vesting Tentative Map (VTM). Applicant’s Response 1: “As requested, the project is returning to the ARC for a status update and focused review prior to the VTM going forward to the Planning Commission and City Council.” Staff’s Analysis 1: Planning Commission review is tentatively scheduled for November 18th. The ARC’s comments will be presented to the Planning Commission for their consideration. 2. Provide additional information required with a VTM, including more grading details such as cut and fill quantities, retaining, and topographic maps. Applicant’s Response 2: “A full VTM package has been submitted to the City. Relevant information related to the requested grading details is part of the streamlined ARC package. Since the original site and grading plans were drafted, there have been numerous applicant changes to the overall grading proposal to limit the extent of needed earth movement and to limit the height and extent of retaining walls; these include: a. Site grading where cut and fill are essentially balanced, assuming 10-15% shrinkage during the compaction process. This is an obvious aesthetic benefit, consistent with City policies, and limits disruption to adjacent properties from construction traffic by limiting the need for import and export of materials. b. Many retaining walls along the riparian corridor have been eliminated. Only one ARC1 - 114 ARCH-0224-2014 (1299 Orcutt Road (West Creek)) Page 5 retaining wall is proposed over 6 feet in height [see staff note below] which is located internal to the site with limited visibility. Details on how this will be finished and screened will return with plans for final ARC review. c. Plans show a tiered set of retaining walls in the western section of the site in the open space area west of A Street. There is 5 feet of spacing between the two walls that will allow for landscaping to provide a softer appearance." (Note: staff was unable to find the referenced tiered set of retaining walls referenced by the applicant; additionally, the October 2nd VTM plans describe retaining walls up to 10’ in height within the multi-family areas) Staff’s Analysis 2: The applicants have proposed to conduct all site grading in a single phase of work, with residential construction completed over multiple construction phases over the life of the project. At this time, the applicants indicate a total of three (3) residential construction phases are anticipated. Vesting Tract Map #3083 includes preliminary grading plans, including topographic mapping of the existing site, on Sheets C-2 thru 4, C-8 and C-9 (see Attachment 7). Total proposed grading is broken down as follows: Proposed VTM#3083 West Creek R-2 Single Family Areas R-4 Condominium Areas Totals % of Totals Cut 38,400 cu yd 14,300 cu yd 52,700 cu yd 100% Fill 39,600 cu yd 6,500 cu yd 46,100 cu yd 87.5% Internal Import 1,200 cu yd -- -- -- Internal Export -- 1,200 cu yd -- -- “Shrinkage” -- 6,600 cu yd 6,600 cu yd 12.5% The applicant’s proposal relies on a combination of significant grading and re-contouring of the project site in order to accommodate the proposed development. Staff has highlighted the following for ARC consideration 1) the amount of grading associated with the multi-family area, 2) the height and expanse of retaining walls associated with the multi-family area, and 3) the amount of grading adjacent to the creek – within the creek setback. Staff has identified inconsistencies with the grading techniques as they relate to Community Design, Creekside Development standards and the OASP’s policy direction on landform alterations. Further discussion of these inconsistencies is provided in the following analysis dealing with the proposed grading plans and use of retaining walls. Grading and Retainings Walls – Multi-Family Area (8 Buildings Along Orcutt). The proposed design relies on a significant amount of “benching” of lots for the multi-family neighborhood. This grading concept helps with maintaining the higher density ranges for the R-4 designed area, but relies on significant grade transitions through the use of retaining walls, either in a stand-alone fashion, or incorporated into the multi-family buildings. For example, two (2) continuous retaining walls are proposed along the Orcutt ARC1 - 115 ARCH-0224-2014 (1299 Orcutt Road (West Creek)) Page 6 Road frontage to allow for a 10’-16’ drop from the roadway to the lower parking level paralleling this street. Continuing through the multi-family site in a southerly direction, two additional “tiers” of buildings step down the site at 10’ and 6’ drops respectively, with commensurate retaining walls. While largely hidden from view from off-site, these tiers result in large uniform benches for 4 of the 6 multi-family building footprints. Creekside Grading. Regarding grading in and along the eastern creek channel, the applicant’s propose a rather uniform 2:1 fill slope within the creek setback areas, daylighting at the top of the slopes at the various residential products fronting these channels. By adding the slopes above the creek top of bank, a deeper channel is created along this corridor. Again, these grading techniques are not consistent with creek setback standards and restrictions on the modifications of land and uses within these setback areas, as illustrated above. The Community Design and Subdivision Regulation standards encourage “fitting the site”1&2 minimizing the modification of natural slopes and contours, discourage the use of retaining walls and 2:1 slope banks (unless directly associated with utilities and required drainage), and limit grading within the creek setback. The proposed grading strategy is not consistent with these guidelines as indicated below and footnoted in this section. Subdivision Regulations Section 16.18.020 General design requirements. A. Grading. Natural contours shall be preserved in new subdivisions to the greatest extent possible. Pad development prior to design approval of structures shall be prohibited unless directly associated with public improvements and required drainage. Retaining walls greater than three feet in height, 2:1 slopes or other significant landform alterations are strongly discouraged. Community Design Guidelines Chapter 7.1 Creekside Development “…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. B. Each proposed structure shall comply with the following guidelines. 3: No grading or filling, planting of exotic/non-native or non-riparian plant species, or removal of native vegetation shall occur within a creek or creekside setback area.” Additionally, the City’s Construction Grading Standards (MC 15.04.020.II – J101.6) require sites to remain substantially in their natural state and discourage mass re-contouring; providing a table of “grade to remain in natural state” based on percent average cross slope 1 Community Design Guidelines Chapter 2.1A - General Design Principles. The following general principles should be considered in the design of all development: Fit the site. Each project should be designed with careful consideration of site character and constraints, and minimize changes to natural features, rather than altering a site to accommodate a stock building plan. Existing topography should be preserved where possible and excessive cuts or fills should be avoided. 2 Orcutt Area Specific Plan Section 4.1: “…Cookie-cutter type repetition should be avoided through individual variation and alternation of unit design that respect the views and shape of the lots. It is expected that individual subdivisions and planned developments will be used to implement the general densities identified within the Specific Plan to allow greater flexibility in lot layout and unit design such as zero lot-line units, garages in the rear of units and harmonious massing of units along residential streets.” ARC1 - 116 ARCH-0224-2014 (1299 Orcutt Road (West Creek)) Page 7 category (see Attachment 8, Construction Grading Standards). The standards recognize the needed flexibility on certain sites and indicate that grading specifically approved and/or conditioned in conjunction with a tentative subdivision map/development proposal, consistent with General Plan policies and other hillside standards, is not subject to the specific grading limitations noted in section J101.6. Discussion Items: Staff is looking to the ARC to provide feedback on the consistency of the grading strategy with the General Plan, Community Design Guidelines, Subdivision Regulations and other applicable policies indicated above. Directional Items: Staff recommends the ARC consider the following directional items addressing the grading concept and its relative compliance with subdivision and community design regulations: a. Provide an alternative grading design that retains the natural contours along the creek channel (within the setback zone), including changes to the adjoining residential lots/units design. This may result in stepped or sloping lots with alternate residential unit designs for these unique lots. b. Explore further limits on grading within the multi-family areas resulting in fewer (or shorter) retaining walls. 3. Explore the possibility of adding a pedestrian linkage between the traditional single- family homes and multi-family units across the creek, and showing pedestrian connections between the multi-family buildings. Applicant’s Response 3: “Sheet A7 of plans shows pedestrian linkages across the site and to adjacent properties. The goal of the design is to make the development pedestrian- friendly and connect to adjacent sites. The project includes a pedestrian pathway on the south side of the creek, beyond the single-family traditional lots, in the common open space area to link to A Street. This path links to the pathway in the open space area between the parkway homes to the south and allows for access to park areas and Orcutt Road beyond. Grade changes and ADA requirements limit the applicant from including a bridge across the creek to provide a direct link between the single-family areas and the R-4 component.” Staff’s Analysis 3: Staff believes the designs presented by the applicant do a very good job with internal circulation in the SFR neighborhoods, and provide for off-site connectivity, whether that is to future OASP projects such as Wingate, or to the nearby mobile home park access to encourage use of the public spaces within the OASP by existing city residents. In the case of pedestrian connectivity between the SFR and MFR areas, staff believes it would be possible to align a bridge or elevated crossing for both pedestrian and bicycles ARC1 - 117 ARCH-0224-2014 (1299 Orcutt Road (West Creek)) Page 8 between SFR Lots 3/4/5 to the MFR common building and park facility. The proposed grading plan suggests finished grade pad levels at SFR Lots 4/5 at +250.4’. A finished grade is not identified along the MFR side of East Orcutt Creek edge, but it appears a finished grade of +/- 240’ to 245’ could be created that would allow for the bridge crossing between these points with a 60’ span to meet ADA slope criteria. Some modifications to the finished grade of lots and separation of Lots 3-4-5 (or others in this area) would be needed, but staff recommends this connection to enhance neighborhood accessibility for compliance with ARC Directional Item #3. 4. Work with the adjacent property owners regarding the proposed locations of street and pedestrian linkages. Applicant’s Response 4: “Sheets A1 and A7 of architectural plans shows the location of the most likely street and pedestrian linkages. The applicant has met with owners of adjacent mobile home park to discuss pedestrian and utility access between sites. An easement has been secured to formalize this access.” Staff’s Analysis 4: The connection shown for the MHP occur through Park Lot 77 on the VTM, roughly opposite the entry to the multi-family neighborhood at A-Street. The applicant has indicated they have an easement agreement to make this connection available to the MPH residents. The proposed connection into the Wingate project (VTM#3044) occurs close to A-3 Street, and Wingate’s Mont Azure Drive (see Attachment 7, Sheet C-4 and Attachment 2, Project Plans, Sheets A-1 and A-7). Based on the approved Wingate plan, this appears to be the only location (other than A Street) where pedestrian and bicycle connectivity can occur between these projects. 5. Clarify parking proposals throughout the project. Applicant’s Response 5: “Sheets A5 and A7 of plans is a parking plan which details for all of the project components how parking consistent with City ordinance standards is provided. This plan demonstrates that the single-family “parkway” lots (alley loaded) and single- family traditional lots fully comply with City parking requirements. The parking for the multifamily portion of the project is a more complex calculation given the variety of unit sizes and target market. Attachment 3 includes a detailed discussion of the parking calculations and a rationale to support an automobile trip reduction exception to parking standards at this location.” Staff’s Analysis 5: The Commission discussed breaking up the Parkway homes “open parking courts” along A-2 Street. Staff believes this can be accomplished without compromising needed parking by introducing extensions of the two Park Lots 69 and 70 southerly, through the common street parking, towards A-2 Street (see Directional Item #8). ARC1 - 118 ARCH-0224-2014 (1299 Orcutt Road (West Creek)) Page 9 This would eliminate about 12 of these common spaces along A-2 Street, but would break up the otherwise long row of open parking along this street. Regarding the proposed parking reductions for the multi-family area, the applicant is seeking two (2) reductions. First, a 10% reduction for the provision of additional bicycle parking spaces. This will reduce required parking from 193 spaces to 174 spaces. Further, the applicant is asking for an additional 7% reduction by reducing required parking by another 14 spaces, to 160 total. This results in 21 guest spaces and 139 resident spaces for a 105 unit project, or a ratio of 1.32 spaces per unit. Staff is concerned that the parking standards are already liberal before suggested reductions, and that these reductions may result in insufficient parking to accommodate the project. Alternate reductions and/or contingency plans for adding parking should be explored with the applicant (see Directional Item #7). 6. With final ARC review, provide enlarged street views with locations of any on- street parking and frontage improvements (curb, gutter and sidewalk). Applicant’s Response 6: “This item would return to the ARC for final review. Sheet C4 (Attachment 7) of plans, the parking plan, shows locations of on-street parking.” Staff’s Analysis 6: Other than staff response #5 above, and unless directed otherwise, staff assumes the ARC wishes to address this in more detail with Final Design review. 7. Provide a digital model of the project to better understand the massing of structures and relationship to topography. Applicant’s Response 7: “A digital model of the project has not been prepared. If requested by the ARC, perspective views of project components or expanded sections could be prepared for final ARC review of the project design.” Staff’s Analysis 7: The applicant has not submitted the model requested by the ARC. If the Commission desires this model, a continuance would be in order to allow the applicant to respond to the Commission’s request. However, Staff is comfortable with the submitted grading and architectural plans, and the detail they provide at this time to demonstrate the massing and scale of the proposed project is in conformance to the OASP standards. 8. Incorporate a third model type for the traditional single-family products. Applicant’s Response 8: “Sheet A11 of plans includes a third elevation type for traditional lot single family residences. The “Neo-Craftsman” style was selected to have a style specifically called out in the OASP. The elevation has elements of the traditional style, but also has a contemporary edge to coordinate with other project building styles.” Staff’s Analysis 8: Staff supports this architectural concept, and feels it addresses the Commission’s broad-ranging discussion from the December 2014 meeting. ARC1 - 119 ARCH-0224-2014 (1299 Orcutt Road (West Creek)) Page 10 9. Explore different solutions to minimize the number of garage doors facing the street with the traditional single -family products such as rear garages, side-loaded garages and combined driveways. The ARC supported using retaining walls to accommodate some combined driveways. The ARC suggested that some tandem parking may be supported to minimize the width of driveways. Applicant’s Response 9: “The R-2 component of the project has two distinct unit types, the traditional units (23) and the parkway units (44). The traditional units have individual driveways with access to the public street and street-facing garages. The parkway units have internal alley access to individual garages and no direct access to the public street. The distribution of unit types, with the fewer traditional units wrapping around the cluster of the parkway units, was intentionally done to minimize the overall number of units with garages facing the street. In accordance with the OASP, the R-2 project design attempts to maximize density while still providing compact and livable homes on smaller lots. Without the internal alley access for the parkway units, the design could potentially have had lots on the south and west sides of the public street that also had garages along the street. Therefore, the proposed design with twice as many R-2 units using alley access inherently minimizes garage doors facing the streets with 66% of the units have no garages facing the street. Other features of the project design for the traditional units that minimize the aesthetic impacts of individual garages facing the street are: a. Staggered setbacks – The garage doors have varied setbacks and are not all in alignment. b. Garage door locations – The doors are stepped back from the main façade allowing the front porches be the prominent feature along the street view. c. Detailing – Garage doors will include small divided upper windows for light and as accents, and natural garage door recesses will be treated with lintels, trellises and surrounds. d. Driveway paving – Pavers and non-traditional paving options are being considered.” Staff’s Analysis 9: The applicant’s did not submit analysis or revisions to their plans to reflect the suggested shared parking/driveway options, nor did they submit an analysis of what the implications would be on the proposed plan if these shared techniques were employed. Staff believes the use of shared driveways in this specific project may result in less desirable outcomes along the Traditional SFR homes as proposed. Staff’s primary concerns include: (1) shared driveways with garages on the street-side of the sites will necessitate a 25’ (shared) backing area between garages, and with a 20’-25’ depth to each garage oriented ARC1 - 120 ARCH-0224-2014 (1299 Orcutt Road (West Creek)) Page 11 parallel to the street, will result in 50’ wide lots dominated by garage views, and (2) common driveways will result in long shared driveways the full depth of lots, with garages oriented to the rear, creating long asphalt views along the common/shared property line, inhibiting landscaping or other improvements. Given these consequences on the smaller character of these lots, staff favors the extensive use of the alleys in the Parkway homes, but would discourage shared driveways on the limited number of Traditional SFR parcels. 4.0 RECOMMENDATION ARC provide discussion and direction on the focused issues responded to by the applicants from the initial conceptual design. These comments/recommendations will be forwarded to the Planning Commission at their future hearing. Anticipate that a Final Design review by ARC will be conducted if the project is approved, with the following directional items: 1. Note: The ARC’s broad conceptual review of the subject project is based on conceptual information and plans provided by the applicant. Upon full application submittal for project entitlements and detailed review of final plans, the ARC may require additional changes and or modifications to the project that were not previously known, specifically addressed, or provided as directional items. 2. Provide all of the required information for final architectural review per City checklists. 3. With final ARC review, provide enlarged street views with locations of any on-street parking and frontage improvements (curb, gutter and sidewalk). 4. Provide details on the pedestrian connection to the adjoining Mobile Home Park with final design plans. 5. Provide an alternative grading design that retains the natural contours along the creek channel (within the setback zone), including changes to the adjoining residential lots/units design. This may result in stepped or sloping lots with alternate residential unit designs for these unique lots. 6. Explore further limits on grading within the multi-family areas resulting in fewer (or shorter) retaining walls. 7. Explore additional parking reduction options to be considered by the ARC with final design review plans, based on a 10% reduction, with a minimum of 174 parking spaces (21 guest ARC1 - 121 ARCH-0224-2014 (1299 Orcutt Road (West Creek)) Page 12 parking spaces and at least 153 resident spaces) required unless an acceptable alternate or contingency plan can be implemented with the final design. 8. Introduce extensions of the two Park Lots 69 and 70 southerly towards A-2 Street to break up the extent of common street parking, as a part of final design review by ARC. 5.0 ATTACHMENTS 1. Vicinity Map 2. Project Plans - Included in ARC portfolios: 11” x 17” colored project plans 3. Applicant’s submittal letter, responses to ARC direction & detailed parking calculations 4. ARC Directional Items 5. 12-1-14 ARC report (without attachments) & minutes 6. OASP Community Design Chapter 4 excerpts 7. Plans for Vesting Tentative Tract Map #3083 8. Construction Grading Standards (MC 15.04.020.II – J101.6) ARC1 - 122 SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES October 19, 2015 ROLL CALL Present: Commissioners Patricia Andreen, Amy Nemcik, Angela Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn Absent: Commissioners. Ken Curtis and Allen Root Staff: Community Development Director Michael Codron, Interim-Community Development Liaison Marcus Carloni, Natural Resources Manager Bob Hill, Civil Engineer Hal Hannula, Consulting Planner Dave Watson, and Recording Secretary Sarah Reinhart ACCEPTANCE OF THE AGENDA The agenda was modified to move item 2 (224 Tank Farm Road) into the item 1 position. MINUTES There were no minutes presented. PUBLIC COMMENTS ON NON-AGENDA ITEMS There were no comments made from the public. PUBLIC HEARINGS 1. 224 Tank Farm Road. ARCH-1407-2015; Review of the construction of a new Verizon Wireless telecommunications facility disguised as a water tower, with a categorical exemption from environmental review; Verizon Wireless, applicant. RECOMMENDATION: Continue to a date uncertain to allow time to consider and take action on the Use Permit application associated with this project. On motion by Commr. Andreen, seconded by Commr. Nemcik, to continue to a future Architectural Review Commission Meeting. AYES: Commrs. Andreen, Nemcik, Soll, Vice-Chair Ehdaie, and Chair Wynn NOES: None ARC1 - 123 RECUSED: None ABSENT: Commrs. Curtis and Root. The motion carried on a 5:0 vote. 2. 2223 Monterey Street. ARCH-1992-2015; Conceptual design review of a proposed hotel adjacent to the historic Motel Inn. Project proposes 52 one and two story units, up to 25 Recreational Vehicles, two pools, a restaurant, and associated parking and site improvements; C-T-S and C/OS-5 zones; Motel Inn, LP, applicant. Chair Wynn and Commr. Soll recused from this item due to conflict of interests and left the conference room at 5:05 p.m. Community Development Director Codron summarized the purpose of a Conceptual Review, noting that in these cases applicants seek feedback before the project is presented for approval and for public notification; explained that due to the complexity of the project, the format is altered, thus allowing applicants the opportunity to present before providing staff with a framework for the conversation. The Applicant provided an overview and brief history of the project; stated the project met ordinance requirements, noting the improvements to the current design. The applicant answered Commission’s questions regarding the patio and picnic areas for the RV parking, indicating that each RV space would have its own picnic area, and would have access to all of the Motel amenities. In response to Commr. Nemcik, the Applicant noted the surface on the street would be made of pavers and asphalt. Interim-Community Development Liaison Carloni provided a quick overview of the project site, recommending that the commission formulate discussions regarding the RV Park creek buffering; stated that the City’s Natural Resource Manager recommended a wooden rail fence with signs to address potential trespassing into the riparian area; suggested a discussion on the Motel bungalow units, stating that the decks or patios facing the creek area should be screened with walls or removed from the proposed building design. Vice-Chair Ehdaie acknowledged correspondence received by Bob Lucas; reviewed the contents of an email from Commr. Root, expressing his support for the project; and noting that the project meets Ordinance 1130 and setback requirements. In response to Commr. Nemcik, Community Development Director Codron, stated the fence would be a split-rail fence, which is the City standard design for creek corridors. Commr. Andreen, asked staff for interpretation on the meaning of the word “should” as opposed to “shall” in City Ordinance 1130. ARC1 - 124 Interim-Community Development Liaison Carloni clarified that the language in question is generally designed to provide flexibility. Community Development Director Codron expounded on the previous comment, noting the use of the word “should” is subject to intent; explained the intent in this case is to preserve the residential feel of the surrounding area. In response to Vice-Chair Ehdaie, regarding the reason for the rail fence as opposed to a wall fence that could potentially help mitigate noise and light issues, the Applicant stated that the Planning commission was pleased with the rail fence noting that a solid wall was not needed due to distance, thick riparian area and the fa ct that RV guests will not be using the space as a recreational area. In response to Vice-Chair Ehdaie, the Applicant stated the studies submitted between 2003 and 2005, including a noise study, remain current; declared that a masonry wall would be a mistake in this area and would not be needed due to the kind of activities that would take place in the RV area, noting that noise from the highway would be greater than the noise generated in the RV area. PUBLIC COMMENTS Dave Garth, San Luis Obispo, affirmed his support for this project from a neighbor’s perspective; opined the project represents a low intensity type of recreation appropriate for this particular property, noting that he does not anticipate an excessive amount of noise; expressed his belief that the project would be an enhancement to the city. There were no further comments made from the public. COMMISSION COMMENTS Commr. Andreen expressed appreciation for Mr. Garth’s perspective; voiced concerns over the use of the word “should” in section 7 of Ordinance 1130; acknowledged the general consensus that RV users are typically a respectful group; opined that she does not believe this would be a major noise generator; asserted interest in seeing noise studies; opined that this project would be appropriate and attractive, posing no major concern with regard to the open spacing of the creek or fencing choices; voiced support for seeing the project move forward. Commr. Nemcik noted that the design is elegant and beautiful; stated the applic ants are heading in the right direction and have been cautious in addressing all of the points in Ordinance 1130; opined that the split rail fence would be appropriate; indicated support for the project. ARC1 - 125 Vice-Chair Ehdaie stated this project would add va lue to the community; expressed satisfaction with the way ordinance 1130 was addressed; asserted interest in reviewing the noise study; noted no concerns with the patio spacing; voiced support for seeing the project move forward. There were no further comments made from the Commission. The project was continued to a date uncertain with direction to the applicant to return to the ARC for final design review. No specific directional items were provided from the ARC. Chair Wynn and Comm. Soll rejoined the meeting room at 5:50 p.m. 3. 1299 Orcutt Road. ARCH-0224-2014; Continued review of the “West Creek” project design for a new residential development in the northeastern area of the Orcutt Area Specific Plan. Project includes 172 residential units on approximately 18 acres of land; Robbins/Reed, applicant. Scott Martin, Architect with RRM Design Group, provided an update on the changes made to the project since the previous conceptual hearing and addressed previous directional items; noted adding a round -a-about which created changes in circulation and connectivity. The applicant pointed out changes in geometry, including additional retaining walls, based on recommendations from the Natural Resources Manager Bob Hill; stated the project meets pedestrian connectivity based on the Orcutt Area Specific Plan; provided a new grading plan to help balance the site and proposed implementing innovative parking solutions such as decupling the garages from the properties and selling the garages separately; suggested having a shared “fun car” that could be made available for rent as well as providing plenty of long and short -term bike storage; noted ample parking in the single-family residential area as well as on the streets near Orcutt Road; stated the neighborhood would not be impacted by parking issues. In response to Commr. Andreen, the applicant stated the pool would not be accessible to the single-family dwellings due to costly ADA requirements and would only be used by the multi-family residents. In response to Chair Wynn’s inquiries regarding parking, the applicants noted they would have no problem allocating some of the parking spaces in the PG&E easement area to multi-family parking, and would have no issues for making the shared fun car or truck available to all residents. In response to Commr. Wynn’s inquiry, the applicants confirmed storage requirements would be met notwithstanding the decupling concept and indicated there would be long - term bicycle parking all throughout the site. ARC1 - 126 Applicants stated that they would like to receive feedback regarding parking, grading and architecture. City Consultant, Dave Watson, presented the staff report, reviewed improvements and changes to the site-plans, evaluated directional items from the previous conceptual review, and went over additional topographic information. Pointed out competing policies relative to grading in the setback areas; advised the commission to establish a minimum number of parking spaces and to discuss pedestrian linkage; noted that staff agrees with mixing land usage but suggested common areas should stand -alone; expressed support for the design styles and for positioning the garages in the rear areas; suggested focusing the conversation to the directional items from the previous conceptual review; noted that the information gathered from this review would be forwarded to the Planning Commission and City Council. In response to inquiry by Commr. Andreen, Natural Resource Manager, Bob Hill, stated that he visited the site on two occasions, in two different seasons; noted that the riparian area was highly denuded; attested to the lack of strong concerns for the removal of what is on site; explained that a 2 to 1 slope is steeper, indicating that it could be made stable and has the potential for ample restoration; believes a more robust riparian canopy could be achieved; confirmed the project is fully compliant with the creek setback regulations as well as the setbacks specified for both creeks and wetlands in the Orcutt Area Specific Plan; explained that the community design guidelines have language about grading in setbacks which would be used as the policy in this case; expressed not having concerns with erosion, asserting that the site would have a water erosion control plan which would be monitored by the water board. In response to inquiry by Vice-Chair Ehdaie, Natural Resource Manager Hill indicated there are no proposed bridges on the creek. Community Development Director Codron, noted that the specific site policy does not require additional discussions for bridges; asserted the applicant is working with staff to develop a two-part parking reduction strategy with a proposal that could be effective; noted confidence in the process. In response to Commr. Andreen’s inquiry, Community Development Director Codron, stated the City is responsible for maintaining the streets. Civil Enginner Hal Hannula provided an overview of the PG&E easement area; opined that fewer pavement and parallel parking spaces might be a better use of the area. Staff clarified that all perpendicular parking on A2 Street is additional and not a part of the parking requirement. Interim-Community Development Liaison Carloni clarified that the plans indicate 26-feet back up space available for vehicles in the alleys between units. ARC1 - 127 PUBLIC COMMENTS Chair Wynn acknowledged receiving correspondence from the applicant and Mr. Flores. There were no further comments from the public. COMMISSION COMMENTS: Community Development Director Codron responded to questions regarding decupling, stating it is not a new concept but a widely recognized way for dealing with the need for single-occupancy parking; noted that the Tolosa Ranch Apartments offer parking separately; stated that analysis will be done to see how this would impact parking. Chair Wynn stated that the idea of decupling is good, but noted concerns about its sustainability; suggested a need to review Principal Transportation Planner Peggy Mandeville’s input on the matter. Also voiced concerns with R-2 guest parking. Commr. Nemcik stated the rationale items for reducing parking are a good idea but does not believe they would warrant a parking reduction; noted that even if people bike, they would most likely also own vehicles; voiced concerns regarding sufficient parking. In response to Chair Wynn, Consultant Watson clarified that in the R-4 zone the applicants fall seventeen percent below the parking requirements. Commr. Andreen expressed apprehension over the lack of parking; opined that people in California rely on their cars and do not change quickly; stated the gap is too far from the normal requirements. In response to Commr. Soll, Consultant Watson, clarified that the proposal has 160 spaces of the 194 space requirement; suggested a viable solution would be to set a threshold and let the applicants work with Principal Transportation Planner Mandeville and staff to develop a plan. Vice-Chair Edhaie concurred with Commrs. Nemcik and Andreen, voicing concerns over the reduced parking; noted being in favor of setting a threshold and allowing the applicant time to work through the issues. Commr. Andreen stated that a 17 percent is not an acceptable reduction. Consultant Watson suggested reducing to a ten percent threshold, noting that staff can include contingency plans that would allow for more parking to be created to satisfy demand. ARC1 - 128 Community Development Director Codron clarified that the additional parking reduction is allowed within the zoning regulations. The Applicant clarified that they are asking for a seven percent reduction on a project that requires 200 spaces. Chair Wynn expressed support for developing a contingency plan built into the parking plan. The Commission, having established concerns over parking, agreed to have the applicant work with staff and Principal Transportation Planner Mandeville to come up with a solution that could incorporate a contingency plan. Chair Wynn shared concerns over the creek channel looking manufactured; suggested adding bumps and pockets to add more naturalness; noted concerns with bicyclists’ ability to ride up the steep areas. Interim-Community Development Liaison Carloni, acknowledged concerns and constraints due to grading; noted that staff is not against grading; stated that the goal was to make the commission aware of those constraints. Chair Wynn, expressed satisfaction with the grading; acknowledged the positive direction of the project; requested to see the overall stepping of the site. During the course of discussion, the Commission concluded there is connectivity; suggested adding more pathways to Orcutt Road. The applicant provided an overview of the new architectural styles, noting the additio n of a craftsman style house for which Chair Wynn and Commr. Andreen voiced support. In response to Commr. Andreen, the applicant stated that the homeowners would have an option to choose from a set of colors to ensure an eclectic color palate in keeping with the San Luis Obispo style; noted that there will be trees in between the single family homes. The Applicant noted remaining concerns over parking; stated a commitment to working toward the City’s requirements; voiced misperception over lack of consistency in the requests made by the Planning Commission and the Architectural Review Commission with regard to number of parking spaces; expressed appreciation for Commission feedback. There were no further comments made from the Commission. The project was continued to a date uncertain with direction to the applicant to return to the ARC for final design review with the following directional items: ARC1 - 129 1. Note: The ARC’s broad conceptual review of the subject project is based on conceptual information and plans provided by the applicant. Upon full application submittal for project entitlements and detailed review of final plans, the ARC may require additional changes and or modifications to the project that were not previously known, specifically addressed, or provided as directional items. 2. Provide all of the required information for final architectural review per City checklists. 3. With final ARC review, provide enlarged street views with locations of any on - street parking and frontage improvements (curb, gutter and sidewalk). 4. Provide details on the pedestrian connection to the adjoining Mobile Home Park with final design plans. 5. Explore pedestrian connectivity from the connection of Street A -4 and Street A- 3 to Orcutt Road (between the residential lots). 6. Explore alternatives to proposed grading along the creek (especially within the creek setback) to provide a more varied/naturally appearing slope bank. 7. Explore additional parking reduction options to be considered by the ARC with final design review plans, based on a 10% reduction, with a minimum of 174 parking spaces (21 guest parking spaces and at least 153 resident spaces) required unless an acceptable alternate or contingency plan can be implemented with the final design. 8. In conjunction with Public Works review of the project, introduce extensions of the two Park Lots 69 and 70 southerly towards A -2 Street to break up the extent of common street parking, as a part of final design review by ARC. 9. Provide a digital model of the project to better understand the massing of structures and relationship to topography. 10. Provide 3D renderings to illustrate the proposed use of taller retaining walls (in particular: the tiered walls along Orcutt Road and the taller retaining walls associated with the condo structures). Include landscaping/screening proposals with these renderings. ARC1 - 130 COMMENT AND DISCUSSION 1. Staff: a. Agenda Forecast Interim-Community Development Liaison Carloni provided a forecast of upcoming agenda items; noting an upcoming hearing on November 2, 2015 for 222 Tank Farm, and stated there will be a conceptual review on November 16, 2015 of the San Luis Ranch Project and an appeal of a guest house at 128 Chorro Street. 2. Commission: The Commission discussed the new format for conceptual review hearings. ADJOURNMENT The meeting adjourned at 7:44 p.m. Respectfully submitted by, Sarah Reinhart Recording Secretary ARC1 - 131 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Introduction to the “West Creek” project design for a new residential development in the northeastern area of the Orcutt Area Specific Plan PROJECT ADDRESS: 1299 Orcutt Road BY: Jaime Hill, Contract Planner E-mail: jhill@pmcworld.com FILE NUMBER: ARC-C 224-14 FROM: Pam Ricci, Senior Planner RECOMMENDATION: Continue the project to a date uncertain and provide preliminary comments to the applicant and staff regarding the overall project design. SITE DATA Applicant Robbins|Reed Representative Randy Russom, RRM Design Group Zoning R-2-SP (Medium Density Residential, Specific Plan) & R-4-SP (High Density Residential, Specific Plan) General Plan Medium Density Residential High Density Residential Site Area 18.41 acres Environmental Status An initial study of environmental impact will be prepared when the application is deemed complete SUMMARY The applicant is proposing to develop an 18-acre site at the northern edge of the Orcutt Area Specific Plan with a residential development that provides for a variety of housing types and neighborhood amenities. A total of 165 residential units are proposed including 23 traditional single-family detached homes, 44 single-family parkway homes, and 98 multi-family apartment units. At this time the applicant has submitted only an application for Conceptual Architectural Review, but anticipates submitting applications for Tentative Map, Architectural Review, and Environmental Review shortly. This is the third development proposal to move forward through the City review process since the Orcutt Area was annexed to the City on November 16, 2011, and is immediately northwest of the Vesting Tentative Map (VTM) for the Taylor-Wingate project that was approved by City Council on October 1, 2013. The purpose of scheduling the project before the ARC now is to allow the applicant to make a presentation on the current project submittal. This meeting is intended to introduce the ARC to the project early in the process and for the ARC to provide some preliminary feedback to the Meeting Date: December 1, 2014 Item Number: 1 ARC1 - 132 applicant and staff. The project will be returning to the ARC for a more formal review once the VTM has received approval from the Planning Commission and City Council. At that future hearing, staff will prepare a specific analysis of project-related issues, including aesthetics and visual impacts, for the ARC to review and discuss. 1.0 COMMISSION’S PURVIEW The project is the building designs and site amenities for a new residential subdivision. The ARC’s role is to review the project in terms of its consistency with the Chapter 4 of the Orcutt Area Specific Plan (OASP). Relevant excerpts from the OASP are attached to the staff report (Attachment 4). 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The project site consists of about 18.5 acres, spanning two OASP designated parcels, the Mid- State and Maddalena parcels. The combination of the two parcels into a single project allows for a more complete design solution and efficient development pattern. There are several unique constraints that must be confronted with development of the site, including 52 feet in grade change, two forks of Orcutt Creek which pass through the site, a PG&E easement along the entire southern property line, and OASP requirements to provide vehicle access to future neighboring developments to both the east and south. Immediately to the east of the site are two R-2-SP zoned sites within the OASP that are currently used for suburban residential and intermittent grazing purposes. To the southeast of the site is the Taylor-Wingate development, which is also within the OASP and zoned R-2-SP and R-3-SP. Properties to the north are zoned R-3 and R-1 and are developed with an assisted living facility and single family homes. Properties immediately to the west are zoned R-2 and are developed with mobile homes. 2.2 Project Description The West Creek site will serve as the northern gateway to the rest of the OASP to the south, and has been designed to incorporate attractive open spaces while accommodating the density anticipated by the OASP. These open spaces will connect the OASP neighborhoods to the existing communities and provide both passive and active recreational opportunities for those in the area through planned enhancements and appropriate setbacks. Trails meandering through these open spaces provide for non-motorized, inter-neighborhood circulation, while promoting the active, outdoor recreational opportunities encouraged by the OASP. The project proposes a range of multi-generational housing sizes and styles within three general housing product types, including traditional detached single-family homes, small-lot single- ARC1 - 133 family parkway homes, and apartments ranging from studio units to three bedrooms. Consistent with the OASP land use designations, areas generally north of the East Fork of Orcutt Creek are developed with multi-family units at densities anticipated in the R-4 zone. Areas south of the creek are developed with small-lot single-family homes, appropriate for their R-2 designation. Within the single-family portion of the project lot sizes range from 1,400 square feet to 1,600 square feet, with a variety of home options and styles provided for first-time homebuyers and move-down buyers. Master bedrooms on the first floor allow for move-down homeowners while the alley-loaded parkway homes offer opportunities to those just entering the housing market. To facilitate neighborhood interaction and provide for communal play areas for children, grand parkways have been incorporated in between portions of the single-family parkway lots with front porches fronting onto and engaging with these spaces. The single-family traditional lots would serve multi-generational living through flexible floor plan layouts, including optional attached secondary dwelling units. In addition to outdoor amenities within the single family portion of the site, a number of high quality amenities are associated directly with the multi-family apartments, providing these occupants the opportunity to engage with neighbors and enjoy the indoor/outdoor lifestyle encouraged in the OASP as well. The proposed mix of amenities will provide a rental type not commonly provided in San Luis Obispo, serving a young workforce not ready to enter into the home ownership market. In addition to the residential units, the project includes significant park and open space areas, pedestrian and bicycle paths, and traffic calming features to promote the pedestrian friendly environment envisioned by the OASP. Significant park and open spaces areas including approximately 6.6-acres along the western extent of the site and Orcutt Creek as it crosses the site from east to west achieves multi-purpose/multi use functions. These areas will provide for biological enhancement and drainage mitigation, play/turf area, open space, seating areas, and opportunities for a community garden and dog off-leash area, thereby providing both active and passive recreation amenities for the future residents of the subdivision and the overall community as a whole. These areas would also be directly accessible to the existing mobile home park residents to the west and homes to the north, which are currently considered underserved by parks. In addition to these community park and open space areas, an additional 1.1 acres of the site are dedicated to neighborhood commons and parkways among the units. 2.3 Specific Plan Background On March 2, 2010 the City Council certified the Final EIR for and approved the OASP. This action by the City Council included approval of both text and map amendments to the City’s General Plan, and rezoning the subject sites to R-2-SP and R-4-SP (Medium-Density & High- Density Residential with the Specific Plan Overlay). On November 16, 2011 the OASP area was annexed into the City of San Luis Obispo. The OASP Final EIR contained numerous mitigation measures which are required be brought forward and incorporated into the tiered environmental ARC1 - 134 assessment prepared for this site-specific project. The initial study of environmental impact for the proposed project will be prepared once all entitlement requests have been submitted. The overall goals of the Specific Plan are to: • Develop a new residential neighborhood to meet the City’s housing needs; • Provide a variety of housing types and costs to meet the needs of renters and buyers with a variety of income-levels, including affordable housing for residents with low and very- low income levels; • Protect and enhance Righetti Hill, creek/wetland habitats, and visual resources in open space areas; • Provide a variety of park and recreational facilities for residents of the Orcutt Area; • Phase the proposed development so that public facilities are developed concurrently with each new phase in a rational and cost effective fashion; • Encourage the use of bicycles and walking within the Plan Area by incorporating bicycle/pedestrian paths and lanes along the roads and through the parks and open space areas; • Protect the new residents from railroad noise by including a buffer between the railroad and the new residential areas. The buffer area will include a regional detention system consisting of floodable terraces and will provide recreational opportunities with a landscaped bicycle/pedestrian path system; and to Identify a visual and noise setback for new residents on Orcutt Road and Tank Farm Road by incorporating a landscape buffer with a pedestrian path along these road frontages. • Provide goals and identify mitigation and related Environmental Impact Studies. Some of the tenets of the OASP are to: integrate with existing surrounding development in terms of use and scale, provide open space, protect sensitive natural resources, create a pedestrian friendly environment, and provide a new source of housing affordable and diversified housing within the City of San Luis Obispo. As mentioned earlier, the OASP set many of the land use and development parameters for future development and the tract maps set the infrastructure, circulation, and lotting patterns. The ARC also has a role in creating this new neighborhood by reviewing and ultimately approving architectural prototypes for the development and components of site development including site plans, floor plans, and landscaping proposals. 3.0 PROJECT DISCUSSION The ARC will not be taking any formal action on the project at tonight’s meeting. The principal purpose of the meeting is for the ARC to become familiar with the project plans early in the process and ask staff and the applicant questions about the project and process. ARC members should be prepared to provide preliminary comments to the applicant and staff on overall site planning and conceptual building designs. These preliminary comments will provide early direction to the applicant for them to consider as they continue to refine their project design. ARC1 - 135 The following paragraphs highlight a few key elements of the site and building design of the project that the ARC should discuss and provide direction to staff and the applicant. 3.1 Site Plan: As the northern gateway to the OASP, the provision of street access and utilities was carefully thought out and planned for. The proposed alignment of “A” Street has been shifted westward to accommodate a more cohesive neighborhood layout, with smaller residential streets serving the individual homes. “A” Street would be bordered by the front entries of both the multi-family units and single-family parkway homes along the east, and the length of the linear park along its entire western side as it passes through the site. As previously mentioned, the subject site has 52 feet of grade change, with an average cross slope of approximately 9.5% downward toward the western extent of the site. Although grading plans are still being developed, preliminary site sections depict a grading concept that has been designed to follow the natural southwestern descending contours of the land to achieve maximum solar and view access for individual lots. At grade access is provided to adjoining properties. To minimize the amount of grading and need for retaining walls, the parkways that provide pedestrian access to the single-family homes at the center of the site have a split-level design which could not be accommodated with a more traditional street layout. Within the multi- family portion of the site adjacent to Orcutt Road, retaining walls would be used for the dual purpose of making up grade change and screening parking. 3.2 Site Circulation The project site currently has access to Orcutt Road. As the northernmost project within the OASP, the future network of inner tract roadways and connection points to adjacent properties has been considered (see Attachment 3 – OASP Circulation Plan). “A” Street will provide access from Orcutt Road southward through the site to the other OASP developments. Direct vehicle and pedestrian connections to the Taylor-Wingate development are included along the project’s southern property line. Pedestrian connections would occur at pass-throughs reserved by Taylor-Wingate, and a vehicle connection at the southeast corner of the site to Monte Azure Road. As required by the OASP, this project will also provide access to the parcels immediately east when they redevelop.1 This connection will occur at the southeast corner of the site, where a small dog park is currently depicted as an interim amenity until such connections are needed. Inner tract roadways are designed to provide efficient access within the subdivision while considering the natural contours of the land, solar access, safety, speed reduction, maximization of views within the subdivision as well as future inner-tract connections. 1 OASP DS-4. Inter neighborhood connectivity: Project site designs shall incorporate road, pedestrian and bicycle connections into the adjacent neighborhoods and provide future connection points to development in future phases. ARC1 - 136 3.3 Building Design: Chapter 4 of the OASP provides guidance regarding desired design outcomes with new development within the area. The guiding goal, policy, and program related to project architectural design is cited below: • Goal 4.1: New development in the Orcutt Area that is well designed, internally compatible and enhances San Luis Obispo’s unique sense of place. • Policy 4.1.1: Encourage a compatible mix of residence designs. • Program 4.1.1a: The architectural styles of Craftsman, California Bungalow, and California Mission architectural themes are strongly encouraged in the Orcutt Area… As noted above, the OASP encourages a compatible mix of residential design and encourages Craftsman, California Bungalow and California Mission themes as a means to provide compatible development in keeping with San Luis Obispo’s unique sense of place. The proposed architectural character of the West Creek project is envisioned as a contemporary interpretation of these quintessential San Luis Obispo styles, with the more modern design appeal favored by the young professionals that have been added to the workforce with recent nearby commercial developments. Home designs are grounded by the inclusion of traditional San Luis Obispo home features, including inviting entries and front porches, and the use of natural materials such as wood and stone. The architecture takes on a more modern feel with the incorporation of vertical elements, pop-outs, and shed roofs. The homes also include sustainable features such as windows that maximize natural daytime light while still maintaining privacy, and floor plans that provide for cross-ventilation and an indoor/outdoor lifestyle. The applicant’s goal is to provide a distinctive neighborhood of varied, but complementary architectural styles that express quality and visual interest, rather than a specifically themed architectural style for the entire development that is common in many subdivisions. Although not the classic design styles encouraged in the OASP, the proposed architecture does employ many of the design strategies recommended in the guidelines, including use of multiple façade elements, roof variation and overhangs, and a varied palette of colors and materials.2 Changes in roof orientation, window configuration, and porch design are also employed to add additional 2 OASP DS-3.7. Façade Elements: It is desirable to create multiple elements in the façade of two story structures to reduce the visual mass. The residential design should break the structure into three to four elements such as entry, main structure, single story element and the roof. Two story gabled bays and roof formers can also add variety. OASP DS-3.8. Roof Overhangs: A variety of hips and gables should be used, particularly on the front/street façade to further break up the mass of the structure. Roofs extended over windows for shading and associated brackets are encouraged. ARC1 - 137 variation to the home designs. This more contemporary architectural style with less building ornamentation was popular in 1950s and 1960s and has experienced resurgence in popularity in recent times. In addition to the neighborhoods with distinctive traditional architecture such as Old Town and Mill Street, there are numerous San Luis Obispo neighborhoods that feature examples of the more spare mid- century modern architectural styles. These neighborhoods include, Monterey Heights, Ferrini Heights, Skinner’s Laguna Lake California Modern homes, Stoneridge, Royal Way, Johnson Highlands (Flora Street) and the flat roofs on and surrounding Augusta Street. These areas provide examples of distinctive individual and tract architectural statements which provide both internal neighborhood cohesion as well as integration with surrounding development. A similar design approach has been proposed for the adjacent Taylor-Wingate project. That project, which will be returning to the ARC at a future date for final design approval, also sought to create a hybrid blending traditional features with a more contemporary, spare approach. Together, the two projects would be internally compatible, and offer a more modern approach to traditional San Luis Obispo. Provided below is a brief overview of each of the residential components of the subject project. Traditional Single Family Homes 23 one- and two-story, traditional single-family homes are proposed in the northeastern portion of the project, south of Orcutt Creek. The homes range in size from approximately 1,830 square feet to 2,012 square feet, and employ flexible floor plans with ground level master bedrooms and options for attached secondary dwelling units. There are currently two traditional home designs, one single-story and one two-story, each with two optional elevations (Attachment 2, project plans pages A4-A7). The home styles derive their architectural style from the California Bungalow and California Modern movements of which influences of mid-century modern and international styles are present. While two-car garages are front-loaded, the predominance of the garages on the street are offset by varied building setbacks and wall planes, different material selections, window articulation, roof overhangs and prominent Figure 1. Examples of Traditional Lot Single-Family Home Architecture ARC1 - 138 covered front entries. The applicant’s goal is to create buildings that do not mimic or utilize “plant on” elements to establish an architectural theme. The architecture is influenced by proven historic styles, yet incorporates modern design principles, practices, materials and technologies. Parkway Single Family Homes The 44 parkway homes are envisioned to provide individualized homes at a higher density, while emphasizing pedestrian connections and neighborhood interactions. The homes include two-car, alley-loaded garages and floor plans with 1,670-1,980 square feet. The parkway homes are thematically similar to the traditional lot single family homes, with covered entries, a rich palette of materials and colors, and varied roof forms, but with increased verticality due to the narrow lot widths. Private outdoor space with each unit is provided in a small courtyard accessed from the primary living area, as well as a small front yard. There are currently three parkway home designs, each with two optional elevations (Attachment 2, project plans pages A8-A10). These units are distinguished by their small lots and orientation towards pedestrian walkways. With ally-loaded attached garages, the front entry of each parkway home opens directly to private small landscaped yards and sidewalks.3 Many of these homes also front one of two “grand parkways” which provide unique areas for neighborhood interaction and communal play areas. These grand parkways are imagined as neighborhood serving amenities with picnic tables and benches, barbecue areas, playgrounds, and lawn areas for formal and informal interactions. In addition to providing engaging communal outdoor spaces, these parkways respond to the physical site terrain, with a split-level design that absorbs much of the grade change in this area of the site (Attachment 2, project plans page A11 and A2 site sections). 3 OASP Program 4.1.2b: Design features such as front porches, front yards along streets and entryways facing public walkways, should also be incorporated into residential design to strengthen neighborhood atmosphere. Figure 2. Examples of Parkway Single-Family Home Architecture ARC1 - 139 Guest Parking Both the single-family and parkway houses include two-car garages. In addition to on-street parking adjacent to the traditional single family homes, a total of 48 guest parking spaces are provided on the south side of the project. This parking is located closest to the parkway houses, but may also be used by visitors to the single-family houses. The number of spaces at 48 would exceed typical guest space requirements (assuming 67 units total and one guest space for each 5 units; the requirement would be 13 spaces). However, the distribution of the guest parking spaces through the development may warrant some refinement. Multi-family Units The multi-family portion of the project at the north entry to the site contains 98 units spread through seven separate buildings. Each of the three-story multi-family buildings contains a combination of studio (5), two-bedroom (8), and three-bedroom (1) units, and nine enclosed parking garages. The remainder of required parking would be provided with a mix of uncovered stalls and carports. Ground floor studio units would have individual front porch entries, while the remaining units would take access from an interior corridor located on the second level. All of the two- and three-bedroom rental units would be townhome style with living spaces on two levels. In this project, the main living areas and balconies on the units are on the second level, and bedrooms on the third floor. Similar to the single-family product elsewhere in the project, the architectural design is a blend of traditional details with contemporary massing and windows. The traditional details in the multi-family product are derived from the Craftsman style, with large roof overhangs exposed rafter tails, contrasting bulkheads, and the use of natural building materials. Building heights comply with the 35-foot height maximum for the High- Density Residential (R-4) Zone (Attachment 2, project plans page A13-A15). Figure 3. Rendering of Parkway Design and Amenities ARC1 - 140 Amenities associated with the multi-family apartments include a community clubhouse and pool, mountain bike washing stations, bocce ball courts, and picnic and barbecue areas. These facilities are sited near the center of the multi-family apartments, adjacent to the creek corridor, where they can take advantage of the natural setting. By providing these common amenities adjacent to the creek corridor it is assured that all apartment residents have access to this desirable natural feature. The approximately 1,160 square-foot clubhouse space will be available for residents of the multifamily units to congregate and will provide a controlled point of entry for the pool and patio area. Figure 4. Select Multi-family Elevations Figure 5. Clubhouse Front and Patio Entries ARC1 - 141 4.0 SUMMARY The applicant submitted a Pre-Application to get early feedback from the various City departments and the attached project plans for Conceptual Architectural Review. Therefore, this is the first public hearing to review the project. The applicant and staff are continuing to work together to further refine the project design including the proposed street network and infrastructure to insure its compliance with OASP guidance and other City standards. It is anticipated that the applicant will be submitting for the remaining entitlements, including the VTM, Architectural Review, and Environmental Review in the near future The project application is consistent with the stated goals in the OASP and provides a new neighborhood with many admirable components and features, including, but not limited to: 1. A range of different housing types and tenures to appeal to households of varied income levels and needs. 2. Quality construction and architecture of the current time and place. 3. A new sustainable neighborhood with internal pedestrian connections and provision for future linkages to adjoining sites. 4. Community amenities including a park, trail connections, and activated common spaces. 5. Balanced site grading that respects the existing site topography. 6. Providing a gateway for the overall area as envisioned by the OASP. 5.0 DISCUSSION OUTLINE 1. Site Plan – ARC feedback on overall site plan. a. Are there any opportunities for additional pedestrian linkages through the center of the project? b. Should some of the multi-family surface parking be covered? c. With final ARC review, provide enlarged street views with locations of any on- street parking and frontage improvements (curb, gutter and sidewalk). 2. Building Design – ARC reaction to conceptual elevations provided. a. Are the more modern, flat and shed roof architectural styles in keeping with the tenets of the OASP and appropriate with the site context? b. Identify details and features that will require clarification with final architectural review. c. Are additional model types or façade options necessary for the single-family products to add variety and potentially reduce the number of standard driveway approaches? 3. Site Features a. Park amenities b. Solar access plan 6.0 RECOMMENDATION ARC1 - 142 Continue the project to a date uncertain with the following directional items: 1. Provide all of the required information for final architectural review per City checklists. 2. Explore the possibility of adding a pedestrian linkage (s) [describe where]. 3. Work with the adjacent property owners regarding the proposed locations of street and pedestrian linkages. 4. With final ARC review, provide enlarged street views with locations of any on-street parking and frontage improvements (curb, gutter and sidewalk). 5. Provide some covered parking for the multi-family units as shown on Sheet L1. 6. Recommend that a digital model of the project be provided to better understand the massing of structures and relationship to topography. 7. Consider additional model types or façade options necessary for the single-family products to add variety and potentially reduce the number of standard driveway approaches. 7.0 ATTACHMENTS 1. Vicinity map 2. Project Plans 3. OASP Circulation Plan 4. OASP Chapter 4 excerpts Included in ARC portfolios: 11” x 17” colored project plans ARC1 - 143 SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES December 1, 2014 ROLL CALL: Present: Commissioners Patricia Andreen, Ken Curtis, Suzan Ehdaie, Amy Nemcik, Vice-Chair Greg Wynn, and Chairperson Michelle McCovey- Good Absent: Commissioner Allen Root Staff: Senior Planner Pam Ricci, Associate Planner Rachel Cohen, Contract Planner Jaime Hill and Recording Secretary Diane Clement ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. The vote to continue public hearing #3, 1911 Johnson Avenue, ARCH-0240-2014 was taken before public hearings #1 and #2. MINUTES: The minutes of November 17, 2014, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: There were no comments made from the public. PUBLIC HEARINGS: 1. 1299 Orcutt Road. ARCH-0224-2014; Conceptual review of the home building designs of the West Creek Project in the Orcutt Specific Plan area; C/OS -SP/R- 2/R-4-SP zones; Robbins Reed, Inc., applicant. (Jaime Hill) Contract Planner Hill presented the staff report, recommending continuation of the project to a date uncertain and the provision of preliminary comments to the applicant and staff regarding the overall project design. PUBLIC COMMENTS: Charles Braff of Robins:Reed introduced the project team and their vision for the site. Debbie Rudd, of RRM Design explained the design process the applicant had gone through, and their desire to get input from the ARC at this stage of project development. Scott Martin, project architect with RRM Design, explained the constraints of the site and walked the commissioners through the project layout and architectural details. ARC1 - 144 COMMISSION COMMENTS: Commr. Wynn stated that he does not want the applicant to assume he is giving final approval to the site plan at this hearing because the applicant needs to provide more information on the details of the plan. He noted that he is happy with the realignment of “A” Street and stated that the linkages seem appropriate. He raised the question of whether some of the multi-family parking should be covered carports, perhaps with solar panels like those in place at local school parking lots. Commr. Curtis stated that it is premature to comment on the site planning since the Commission does not have detailed information and he is reluctant to give consent to the site plan only to have a tentative map come back to the Commission with no opportunity for changes. He added that he would like to have the chance to review the map before it goes to the Planning Commission. He stated that another concern is that the community room appears to be hidden behind two of the multi-family unit buildings and does not occupy as prominent a location as it should. He added that he is unclear if it serves all the housing or only the multi-family units. He stated that there should be more covered parking for the multi-family units. He noted that “balanced site grading” does not make it clear whether there is export or import of materials. He stated that it is important to have Public Works approve the access road and the intersection. Commr. Andreen stated that the placement of “A” Street makes sense. She added that the project is going in the right direction but the Commission needs to see more information about connections and details. Commr. Ehdaie stated she likes the site plan but needs more information about access between the multi-family units and the single family homes on the other side of the creek. She added that she does not see paths between the buildings for the multi - family units. Commr. Wynn stated that Commr. Ehdaie was ref erring to the need for safe pedestrian pathways from building to building in the multi-family section. Commr. Nemcik stated that the grading on the north side is fine and there is no need for covered parking there. She added that she would rather see sol ar panels on the roofs of the buildings. Commr. McCovey Good stated that the project is going in a good direction and she likes the street realignment, the parkways, and the pedestrian access through the site. She supported covered parking at least along Orcutt Road. Commr. Wynn stated that he wanted to encourage access between the adjacent development projects including pedestrian paths, and supported the direction of the building design. He added that the elevations look like something new to this ar ea that fits the targeted demographic even though they are not Craftsman, California Bungalow, or California Mission. He noted that while the materials are not yet known, the project is ARC1 - 145 moving in a strong direction that feels cohesive and workable and maintains cost effectiveness for the target market. He strongly suggested that there be a third design option for the larger single family homes because it will make a huge difference in the street elevation. Commr. Andreen stated she would feel more comfortable if there was one design for the Traditional homes that looked like a simplified bungalow to show some fidelity to the Orcutt Area Specific Plan. She added that the different designs could be tied together with materials and colors. She noted that doing this would save trouble in the long run. Commr. Wynn stated that doing that might water down the project and he prefers to stay with the style presented. Commr. Curtis pointed out, in reference to the recent chastisement of the Commission for the appearance of not adhering to guidelines, that the OASP “strongly encourages” the use of Craftsman, California Bungalow, and California Mission styles in order not to put a strait jacket on creativity. He added that he feels somewhat uncomfortable moving to a shed-roof modern design because the OASP does not specify that style. He stated it is somewhat difficult to pull off a shed -roof design, especially at the lower end of the economic spectrum, and he worries that it will not be durable enough to be desirable in 5-10 years. He noted that he could see a modern design that respects the three styles referenced in the OASP but the shed roofs are a little problematical. He also noted that there are fairly strong policies in the OASP and in the City guidelines about not having a long row of garages which is what is presented here with the single family homes. He suggested that some of the homes have side entry garages. Commr. Wynn suggested requiring that some of the garages be tandem parking. Commr. Curtis added that shared driveways would be a way to reduce overall pavement which, along with changing the row of garages, would make this less of a suburban type development. Commr. Ehdaie stated she supports the modern contemporary design as long as durable materials are used and, in the next review, she wants to see a color board. Commr. Nemcik supported the style but agreed with Commr. Curtis on the driveways and garages. She complimented the parkway elevations that do not have garages in the front and stated that she appreciates that this property is like a puzzle. Commr. McCovey-Good stated she also likes the modern architectural style as long as high quality materials are used, even though it is not expressly in keeping with the OASP. She added that when the project comes back for a second review, she wants to see all four sides of the structures. She agreed with the need to minimize the front - loaded garages. ARC1 - 146 Commr. Wynn asked if staff knows what proportion of the required number o f units in the Orcutt Area will be in this development. He expressed concern about the lack of variety in designs included in the OASP. Contract Planner Hill noted that, in addition to highlighting the three specific styles, the OASP talks about details and features, many of which are incorporated in this project. Commr. Andreen again emphasized the need for a third more traditional style that adheres to the OASP. Commr. Curtis stated that although he appreciates the articulation in the present design, it may be too much articulation and would benefit from some simplification. He noted the need for a balance between articulation and sameness. Commr. Wynn stated that the Commission does not have enough information on amenities and solar access so discussion should be deferred to the next review. Commr. McCovey-Good stated that the Commission should address the location of the dog park and the blocking of the road that services the larger single family homes. Commr. Wynn stated that, without benefit of topography and more information, he is still a little unclear on this and on the connectivity between this and the adjacent projects. Commr. McCovey-Good supported the cul-de-sac if it dead-ends into a park. Commr. Ehdaie asked for the staff recommendation about this. Contract Planner Hill stated that there is a required connection up to the next property where about nine units may be built and the future access may be a private road, but that the road by the single-family homes is not required to be a connecting road to Azure Street in the other adjacent development. She noted that the applicant prefers to block traffic on this road, but staff generally advocates for roads with through-circulation. Senior Planner Ricci suggested asking for more information about adjac ent properties, “A” Street, circulation, the tentative map, lot design and grading, at the next review. Commr. McCovey-Good stated that this information would be needed before the Commission could provide feedback for these site features. Commr. Curtis stated he prefers connectivity between streets rather than cul-de-sacs. Commr. Wynn noted that, at a minimum, there should be pedestrian access where the cul-de-sac ends. Commr. McCovey-Good summarized the recommendations of the Commission, as mentioned above, including providing a site plan with topography, retaining walls, parks, and realignment of the road. She noted there was a split in support of the covered ARC1 - 147 parking so it is not a requirement and item 5 on the list can be deleted. She added that the pedestrian linkages looked maximized. Commr. Wynn wondered if there could be a pedestrian bridge through the single -family units, possibly between houses 10 and 11 that would provide a path between the single and multifamily sections. Commr. Ehdaie agreed with Commr. Wynn about the need for this pathway. Commr. McCovey-Good continued her summary of recommendations. She noted the need for a third elevation option for the Traditional single family residences and the need to restrict, as much as possible, the front-loading garages. She stated that she has trouble with limiting her thoughts based on the Commission being given a lashing on one project. Commr. Ehdaie stated the Commissioners represent the community so it is okay to make comments about the design. She noted that the OASP says “strongly encouraged” so it is not being explicit which makes a modern contemporary design acceptable. Commr. McCovey-Good added that the Commission is a pretty well-versed group and the Commissioners should not second-guess themselves. Contract Planner Hill suggested that it is helpful for those not present if the Commission articulates the rationale for its recommendations. Commr. Curtis stated the job of the Commission is to apply the OASP and the guidelines and if Commissioners disagree with those, they should send a recommendation to the City Council to amend the guidelines. Commr. Wynn agreed and stated that this should be done as a separate action. Commr. Curtis stated that the Commission should do this in order to allow the type of design presented with this project. Commr. Wynn agreed but stated it would be best to not be so specific to allow flexibility in style. Commr. Ehdaie stated that she strongly agrees that the Commission needs to apply the Community Design Guidelines. Senior Planner Ricci directed the discussion back to the recommendations and noted that some components, such as site grading, fit into #7 while incorporation of a third style would be in #8 as well as the garage issue. She added that #5, about the carports, will be deleted. ARC1 - 148 Commr. Wynn suggested rewording #1 to note that this project must come back for a second conceptual review. Commr. Curtis strongly supported this change to #1. The applicant stated that on the single-family lots, one of the reasons shared driveways were not used was to avoid having retaining walls between every two houses. She asked for the Commission's preference about the garages. Commr. Andreen suggested a mix of shared driveways with retaining walls and front - loaded garages. Commr. McCovey-Good supported the front-loaded garages, not the retaining walls. Commr. Wynn, agreed with Commr. McCovey-Good and suggested looking at a tandem garage when designing a third floor plan. There were no further comments made from the Commission. On motion by Commr. Wynn, seconded by Commr. Andreen, to continue the conceptual review for this project to a date uncertain with the following directional items: 1. The applicant shall return to the ARC with modified plans for a second conceptual review prior to the Planning Commission’s review of the Vesting Tentative Map (VTM). 2. Provide additional information required with a VTM, including more grading details such as cut and fill quantities, retaining, and topographic maps. 3. Explore the possibility of adding a pedestrian linkage between the traditional single - family homes and multi-family units across the creek, and showing pedestrian connections between the multi-family buildings. 4. Work with the adjacent property owners regarding the proposed locations of street and pedestrian linkages. 5. Clarify parking proposals throughout the project. 6. With final ARC review, provide enlarged street views with locations o f any on-street parking and frontage improvements (curb, gutter and sidewalk). 7. Provide a digital model of the project to better understand the massing of structures and relationship to topography. 8. Incorporate a third model type for the traditional single-family products. 9. Explore different solutions to minimize the number of garage doors facing the street with the traditional single-family products such as rear garages, side-loaded garages and combined driveways. The ARC supported using retaining walls to accommodate some combined driveways. The ARC suggested that some tandem parking may be supported to minimize the width of driveways. ARC1 - 149 AYES: Commrs. Andreen, Curtis, Ehdaie, McCovey-Good, Nemcik, and Wynn NOES: None RECUSED: None ABSENT: Commr. Root The motion passed on a 6:0 vote. 2. 581 Higuera Street. ARCH-0300-2014; Conceptual review of a new, four-story mixed-use project with approximately 13,000 square feet of retail space and 24 residential units; C-D zone; PB Companies, applicant. (Rachel Cohen) Associate Planner Cohen presented the staff report, recommending continuation of the project to a date uncertain with direction to staff and the applicant on items to be addressed in plans submitted for final approval. Randy Alonzo, PB Properties, introduced the project team and explained how this site fits into the larger overall project plan. Ryan Petetit, PB Properties, described the overall design motivations for the three planned buildings. Joel Snyder, architect, explained the sim ple, elegant proportions and materials proposed with the subject building. He asked for guidance from the ARC regarding the fourth floor design. PUBLIC COMMENTS: Ron Batterson, SLO, architect and chair of the Jack House for the last 15 years, stated he was speaking as an individual because he has concerns about the access to the subterranean parking which will require a shear wall right on the property line where there is a stand of redwoods planted by descendants of the Jack House people. He added that the redwoods could not be saved if this wall is built. He noted that he hopes there are alternative ways to access the underground parking. Ken Schwartz, SLO, stated that he is reminding the Commission that it has a responsibility to look at all the public sides of a building and what is missing in the applicant's presentation is the perspective from the Jack House. He stated that he objects strongly to developers who do not show the whole picture in a comprehensive way. He added that the access to th e underground parking will result in ramifications for the character of the Jack House public space. Victoria Wood, SLO, stated she is a co-owner of the Kaetzel House across Marsh Street from the Jack House. She agreed that the Commission needs to look at this project in total. She stated she is concerned about the scale and mass being too large on lower Higuera and Marsh Streets. ARC1 - 150 Cinda Fox, SLO, stated she is concerned about the scale of the project, specifically the four-story height. She added that she loves the scale of the two-story Marsh Street Commons and the downtown. She noted that this overall project will dwarf the Marsh Street Commons and the Jack House so that the neighborhood will not feel intimate anymore. She added that her neighbors i n the Marsh Street Commons share her concerns. There were no further comments from the public. COMMISSION COMMENTS: Commr. Wynn stated that the building is one story too tall. He noted that other buildings reaching those heights have more of a street presence, and with the size goes the height. He listed several downtown buildings as examples, including the courthouse building. He supported the modern design of the first three stories and noted that this design is similar to one in Seattle. Commr. Curtis agreed with Commr. Wynn and stated that the Commission is obligated to make decisions based on the guidelines and this building is taller and more bulky than existing standards allow. He stated that he is hearing that people like the scale and character of the City as it is. He noted that the guidelines also call for modulating the upper floor heights and there are mechanisms the developer could use that would minimize the verticality at the street frontage. Commr. Ehdaie agreed with Commrs. Wynn and Curtis. She stated she wants to see a reduced height more in keeping with the existing buildings of the neighborhood. Commr. Andreen agreed with the other Commissioners but stated that she hopes the loft look can be retained without chopping it up too much. Commr. Wynn stated that the fourth level represents four units of living space and to justify the height for that does not make sense. He asked if the extra height for four additional units was necessary Commr. Nemcik also agreed and stated that she wonders if bringing it down to 50 feet would help and that this could probably be done without taking out a floor. She ad ded that the whole thing is too massive. Commr. McCovey-Good stated she is not opposed to the height, that the project has a nice pedestrian feel and most people will not notice the fourth floor. She added that, if the fourth floor is removed, she hopes it stays in the same footprint. Commr. Wynn stated that the project would be stronger without the contemporary component. He described the building as being contemporary with a brick skin and 16 - foot lintels that gets more contemporary toward the inside of the site. He added that this ARC1 - 151 building has two fronts and both need to be reduced and, if height is added, he would add it to the very center of the building. Commr. Andreen stated that the contemporary center section breaks up the design and is interesting and enlivening. Commr. Curtis stated that the first three floors with the brick shell work well and he prefers that to the modern elements added to the top. He added that he senses that the fourth floor was not thought through as it lacks detail. Commr. Ehdaie stated that she is not too sure about the fourth floor and prefers the building without the contemporary feature of the fourth floor. She would like to see the height and massing reduced. Commr. Andreen stated the windows fit the style bec ause it is the loft look, the windows enhance the interior space, and the lantern effect will be nice at night. Commr. Curtis agreed with Commr. Andreen. Commr. Nemcik stated she likes the windows but wonders about the practicality of them because they are a part of residential units. She added that she is having some issues with the look of the project and described it as feeling odd or forced because it is a new building made to look old. Commr. Wynn stated that while he has the same concern about privacy with every unit having floor-to-ceiling windows, he is OK with the windows. He noted that new buildings are made to look old all the time because the City requires California bungalow or Mission style. Commr. Ehdaie questioned whether this style of window is appropriate for a city of this size. She added that she has seen this loft style in bigger cities where the purpose of the large windows is to see the urban view which is not available in San Luis Obispo. Senior Planner Ricci stated there are loft buildings without views in big cities so she is not sure this is a reason not to have the windows. Commr. Curtis stated that he sees the large windows as a continuation of the basic form of a masonry brick building and it is compatible with other buildings and designed to harmonize with the downtown area. Senior Planner Ricci summarized and noted that #2 would be stricken and replaced with a statement to keep the building height to 50 feet or less and consider eliminating the fourth floor. Commr. Wynn stated it should just say eliminate the fourth floor and the other Commissioners agreed. ARC1 - 152 Senior Planner Ricci noted that #3 would not be required if the building is under 50 feet. Commr. Wynn noted that the Jack House is on south side so it will not be shaded. For #4, Commr. Wynn stated that “fourth floor” should be changed to “highest floor” and otherwise leave #4 intact. Senior Planner Ricci restated that the Commission is OK with the windows on the upper floors. Commr. Wynn stated that bulkheads make the downtown unique so he supports keeping them. He noted that they could be added or subtracted as needed for tenants. Senior Planner Ricci suggested this wording: “Bulkheads shall be provided for sections with windows facing Higuera Street.” On motion by Commr. Andreen, seconded by Commr. Wynn, to continue the meeting past 9 p.m. AYES: Commrs. Andreen, Curtis, Ehdaie, McCovey-Good, Nemcik, and Wynn NOES: None RECUSED: None ABSENT: Commr. Root The motion passed on a 6:0 vote. Commr. McCovey-Good suggested adding a 12th item and Senior Planner Ricci suggested this wording: “Provide expanded streetscape views and view s from the Jack House property.” Commr. Wynn stated that the applicant can expect to hear a demand for a physical model from a group of residents and this has always been true for large projects in the downtown core. Commr. Curtis requested an overall concept plan for the three properties, the pedestrian connection and the parking. Senior Planner Ricci responded that the plan is to come back separately for the other two buildings and then come in with a comprehensive plan for all three projects. Commr. Curtis, noting the impacts on the Jack House and the redwood trees, asked the applicant to explore alternative locations for the driveway to the subterranean parking. Commr. Ehdaie asked if this project is subject to a CEQA review. ARC1 - 153 Senior Planner Ricci responded that an initial study has not been done and this projec t is considered an infill development. Commr. Ehdaie asked if there are any levels of review that pertain to the Commission, such as aesthetics. Senior Planner Ricci stated that for buildings under 50 feet, the Commission would make a decision on aesthetics. She added that the Commission will need to look at the redwood trees in detail as it is an impact on a biological resource. In response to a request from the applicant to clarify the intent of the Commission's comments on the top floor, Commr. McCovey-Good stated that there should be details on the plans of the highest level. Commr. Wynn stated that was also his intent and if there is a roof deck or terrace, or a penthouse elevator that goes to that level, or even potential bathrooms that are relatively small, those things should relate to the brick piece. Commr. Ehdaie suggested changing “historical” to “predominant” in #4. The change was made. There were no further comments made from the Commission. On a motion by Commr. Andreen, seconded by Commr. Curtis, to continue to a date uncertain with the following directional items: 1. Submit complete plans with all of the required information on the City’s checklist for final architectural approval. 2. Keep the building height to 50 feet or under and eliminate the fourth floor. 3. Include details on the design of the highest level to determine that it will look integral with the rest of the building by drawing upon the predominant elements of the structure and including compatible finish materials, colors, window treatments, and roof lines. 4. Include bulkheads along all storefront windows that front along Higuera Street. Storefronts that open as doors do not require bulkheads. . 5. Submit a sign program that includes information on the sizes, locations, colors, materials, and types and illumination of signage proposed for this building and the overall site. Project signs shall be designed to be compatible with the architecture of proposed building. If a single application for final architectural review is pursued for the larger project, then a comprehensive sign program that includes this site plus other adjoining sites shall be submitted. Signage design may be tailored for individual buildings, but site directional signs and tenant directory signs should have a coordinated design. 6. Include detailed information on pedestrian pathways, wall and site l ighting, location of backflow prevention devices, and screening of mechanical equipment. 7. Provide details and locations of trash and recycling enclosures. Enclosures shall be ARC1 - 154 screened from street and off -site views and architecturally integrated with the d esign of the project. 8. Provide a detailed parking calculation of the proposed subterranean parking for the larger mixed-use project, as well as site plans that include the parking layout and dimensions. 9. The applicant is encouraged to provide public art within the project rather than paying the public art in-lieu fee. 10. Provide expanded streetscape views of the project and show how the proposed structure relates to the Jack House property including views of the project from the Jack House property. 11. Provide an overall concept plan for the whole project that includes: the subterranean parking, the location of the driveway into the underground parking, the relationship of the project with the redwood trees that border the Jack House property and the subject site, and show all pedestrian access. AYES: Commrs. Andreen, Curtis, Ehdaie, McCovey-Good, Nemcik, and Wynn NOES: None RECUSED: None ABSENT: Commr. Root The motion passed on a 6:0 vote. 3. 1911 Johnson Avenue. ARCH-0240-2014; Review of plans to construct a new four-story medical office building including a two-level parking garage consistent with the approved Master Plan for the French Hospital Medical Center site, a building height variance, and reaffirmation of a previously-approved Mitigated Negative Declaration of Environmental Impact; O-S zone; SLOPHA, Inc., applicant. (Pam Ricci) Senior Planner Ricci presented the staff report, recommending continuation to a date certain of December 15, 2014, to allow applicant to provide additional supplemental information. PUBLIC COMMENTS: There were no comments from the public. COMMISSION COMMENTS: There were no comments made from the Commission. The following motion was done before consideration of the above two hearing items. On a motion by Commr. Curtis, seconded by Commr. Ehdaie, to continue the hearing to a date certain of December 15, 2014, to allow applicant to provide additional supplemental information. ARC1 - 155 AYES: Commrs. Andreen, Curtis, Ehdaie, McCovey-Good, Nemcik, and Wynn NOES: None RECUSED: None ABSENT: Commr. Root The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 4. Staff: a. Agenda Forecast: December 15, 2014, at 4 p.m.: Miner’s property proposal, new medical office building at French Hospital, homeless service s center on Prado Road, Pacific Courtyards joint meeting with Cultural Heritage Committee 5. Commission: Given the late hour, there were no specific communications to report. ADJOURNMENT: The meeting adjourned at 9:30 p.m. Respectfully submitted by, Diane Clement Recording Secretary Approved by the Architectural Review Commission on January 12, 2015. Laurie Thomas Administrative Assistant III ARC1 - 156 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Design review of a new four-story mixed use project that includes 2,464 square feet of ground floor commercial/retail space, 13 residential units, onsite parking with a 30% shared/mixed use parking reduction, associated tree removals, and modifications to off-site street parking spaces on Monterey Street and Toro Street (no loss of street parking is proposed), with a Categorical Exemption from environmental review (Class 32, in-fill development projects). The project includes demolition of the existing non-historic building. PROJECT ADDRESS: 1185 Monterey Street BY: Shawna Scott, Associate Planner Phone Number: (805) 781-7176 e-mail: sscott@slocity.org FILE NUMBER: ARCH-4000-2016 FROM: Doug Davidson, Deputy DirectorDD RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Matt Quaglino Ricardo Court Development LLC Representative Pat Blote RRM Design Group Submittal Date October 17, 2016 Complete Date February 23, 2017 Zoning C‐R (Retail Commercial) General Plan General Retail Site Area 0.28 acre (12,196 square feet) Environmental Status Categorical Exemption from environmental review (Class 32 In‐Fill Development Projects) SUMMARY The applicant is proposing to demolish the existing non-historic building and construct a new 45-foot tall four-story mixed use project with 2,464 square feet of ground floor commercial/retail space and 13 residential units, 23 onsite vehicle parking spaces, and bicycle parking and storage. The applicant’s request includes the removal of five Pyrus kawakami trees (four onsite, one street tree) and one ficus street tree. The project includes modifications to existing street parking, including the relocation of two 10-hour metered spaces on Toro Street to Monterey Street, resulting in no net loss of street Meeting Date: April 3, 2017 Item Number: 2 ARC2-1 ARCH-4000-2016 (1185 Monterey) Page 2 parking. The project site is zoned Retail Commercial and is located within the Downtown Planning Area (outside the Downtown Core). 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines (CDG) and applicable City policies and standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting 2.2 Project Description The proposed project consists of a new four-story mixed use project with:  2,464 square feet of ground floor commercial/retail space  13 residential units (one studio, seven one-bedroom units, and five two-bedroom units)  A 30% shared/mixed use parking reduction to reduce the required parking from 33 spaces to 23 spaces, provided onsite  Five bicycle parking spaces (three short-term, two long-term) and residential unit bicycle storage;  Removal of four trees from the site and one Pyrus kawakami street tree (approved by the City Arborist) and removal of one ficus street tree (not approved by the City Arborist);  A landscape plan that includes seven new street trees and new trees and shrubs within the project site and parking area;  Relocation of two 10-hour metered spaces on Toro Street to Monterey Street, resulting in no net loss of street parking (refer to Attachment 3, Project Plans, EX-1, Curb Marking Layout). The project design includes various materials including thin brick veneer; block fiber and painted fiber cement panels; painted stucco; painted fascia and wood soffit; perforated metal panel balconies; metal roofing and painted metal canopies; aluminum doors and windows; copper spandrel panels; and pre-cast concrete bases. Colors include tans, browns, grays, and coppers (refer to Attachment 3, Project Plans, Sheets P9 and P10). Zoning C‐R (Commercial Retail) Site Size 0.28 acre (12,196 square feet) Present Use & Development Assets barre, fitness, and boutique and private parking lot Topography Nearly level, gently sloping Access Monterey Street and Toro Street Surrounding Use/Zoning North: Offices, County building and County parking lot / C‐R South: Tattoo parlor, auto detailing, aikido studio, private parking lot / C‐R East: Auto dealership / C‐R West: Office and private parking lot / C‐R ARC2-2 ARCH-4000-2016 (1185 Monterey) Page 3 Figure 1. Perspective view of project from Monterey/Toro Streets 2.3 Project Statistics Notes: 1. Applicant’s project plans dated February 8, 2017 2. Zoning Regulations dated March 2015 3. Includes proposed 30% shared/mixed use parking reduction 3.0 PROJECT ANALYSIS The project consists of a mixed-use project that includes both commercial space and residential units within the Retail Commercial (C-R) zone in the Downtown Area (outside of the Downtown Core). Based on the location of the project, Staff reviewed the project using Community Design Guidelines (CDG) for commercial, multi-family residential, and downtown projects. 3.1 Overall Design: The proposed project meets overall design objectives for downtown, commercial, and multi-family residential projects by providing upper-story residential units accessed via an internal stairway and elevator, providing articulation in the building form with three “pop-outs” along the Monterey Street frontage, showing horizontal and vertical articulation between the third and fourth floors, and creating space between the commercial entries and in the building corner near the intersection of Monterey Street and Toro Street.1 The structure 1 CDG Chapter 4: 4.2A and B. Street Orientation, Height, scale. Item Proposed 1 Standard 2 Setback Front Yard 0 feet 0 feet Other Yard 0 feet 0 feet Max. Height 45 feet; mechanical screening, 47 feet; elevator tower, 54 feet 45 feet; elevator tower/mechanical screening may not exceed 55 feet Max. Building Coverage 80 percent 100 percent Density Units (DU) 10.1 10.1 Parking Spaces Vehicle 233 33 Bicycle (long-term) 2 2 Bicycle (short-term) 3 3 ARC2-3 ARCH-4000-2016 (1185 Monterey) Page 4 would be built to the sidewalk, and parking would be located in the rear of the site and under the rear second story of the building (refer to Attachment 3, Project Plans, Sheets P3 and P4). The project would consolidate the existing driveways on both Monterey and Toro Streets to one driveway on Toro Street (see discussion 3.6 Parking, below). 3.2 Architectural Style and Neighborhood Compatibility: The architectural style of the project is unique and does not include canned or trademark design.2 Four-sided architecture incorporates brick, stucco, and cement block panels, storefront doors and metal canopies and awnings, and aluminum-framed glass windows on all faces of the structure (refer to Attachment 3, Project Plans, Sheets P7, P9, and P10). Residential units are provided with metal balconies, which is encouraged by the CDG Section 5.5.C.3 for both “practical and aesthetic value”. This contemporary design is compatible with the transitioning commercial development along Monterey Street, including the use of rectangular windows, planter boxes, a street corner cut-out present on the proximate Montoro building, and extended roof overhang and soffit evident on the San Luis Diagnostic Center building at the corner of Monterey Street and Santa Rosa Street. The proposed colors are complementary to both older and more recently constructed buildings along the Monterey Street corridor.3 3.3 Form and Mass: The project includes pedestrian-scale features including storefront windows, planter boxes, light fixtures, and metal awnings. The street-facing elevation provides vertical and horizontal articulation by providing a tall first floor in the commercial space, drawing forward the three commercial space entrances while accommodating residential units with metal balconies above, providing space between the commercial entrances, setting the Monterey Street-facing fourth floor back approximately ten feet, and angled roof overhangs to break up the form and mass of the building (refer to Attachment 3, Project Plans, Sheets P7, and P8).4 The north-facing side and rear of the building incorporate angled roof overhangs, balconies, awnings, and wall cut-outs to provide articulation, consistent with CDG Chapter 5.4.C.1 (Façade and Roof Articulation). ARC Discussion: The south elevation shows a large blank wall facing the south, which would be clearly visible from Monterey Street. The ARC should discuss inclusion of articulating features such as windows or cut-outs, similar to the north elevation. 2 CDG Chapter 3: B.1: Architectural style. No particular architectural style or design theme is required in the City nor can San Luis Obispo be defined by any particular architectural style. A wide range of architectural characteristics adds to the City’s overall image. While variety in design is generally encouraged, the compatibility of new projects with the existing built environment should be a priority. The goal is to preserve not only the historic flavor of the community but, equally important, its scale and ambience. “Canned” or “trademark” building designs used by franchised businesses in other cities may not be acceptable in San Luis Obispo, as they can collectively have the effect of making the commercial areas of the City look like anywhere in California. 3 CDG Chapter 4: 4.2C. Façade design. New structures and remodels should provide storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structure, without copying their architectural style. 4 CDG Chapter 3: B.4: Form and Mass. A building’s design should provide a sense of human scale and proportion. Horizontal and vertical wall articulation should be expressed through the use of wall offsets, recessed windows and entries, awnings, full roofs with overhangs, second floor setbacks, or covered arcades. Figure 2. South Elevation ARC2-4 ARCH-4000-2016 (1185 Monterey) Page 5 3.4 Building Materials and Colors: As shown in Attachment 3, Project Plans, Sheets P9 and P10, and consistent with CDG 3.1.B.10, proposed materials do not appear “stuck on”, and would enhance the architectural theme and design on all sides of the building. Consistent with CDG Sections 3.1.B.12 and 4.2.D.1, proposed colors would be complementary to the surrounding area, and would generally reflect changes between architectural elements (i.e. commercial “pop- outs”, elevator tower and stairway, residential units and internal walkways). The project includes metal awnings, which are not considered appropriate within the Downtown Core5; however, the use of this material outside of the core does not appear incompatible with surrounding commercial development. 3.5 Street trees: The applicant proposes to remove six trees from the project site (refer to Attachment 3, Project Plans, sheet P13). The City Arborist has reviewed the applicant’s request, and approved removal of four onsite and one street tree (all Pyrus kawakami species). The applicant has also requested removal of one large ficus street tree, located on Monterey Street, to “reinforce the architectural rhythm of the primary building façade,” and to provide a consistent urban landscape with the planting of seven new street trees (four along Monterey Street and three along Toro Street) (refer to Attachment 4, Supplemental Information from Applicant). The City Arborist recommended that the ficus tree remain, due to the local public significance of the tree, its healthy condition, and this species’ ability to withstand heavy pruning. The City Arborist has reviewed the project plans and recommends that the project construction plans address any necessary foundation design to accommodate the root system of the tree, and coordination regarding tree protection and trimming practices (see Conditions 32 and 33). A visual comparison of the view of the project both with and without the ficus is provided in Attachment 3, Project Plans (see Sheet EX-1, Tree Exhibit). ARC Discussion: Based on the City Arborist’s review of the project and tree removal request, it is Staff’s recommendation to retain the existing ficus street tree. The ARC should discuss 1) the applicant’s request to remove the ficus tree and the City Arborist’s recommendation to retain the tree and 2) proposed Conditions 32 and 33 (refer to Attachment 1, Draft Resolution). If the ARC disagrees with the City Arborist’s recommendation and approves removal of the ficus street tree, the Tree Committee will consider the applicant’s request pursuant to the Tree Ordinance.6 3.6 Parking: The project requires 33 vehicle parking spaces (24 spaces for 13 residential units and 9 spaces for 2,464 square feet of commercial space). The applicant is requesting a 30% parking reduction, resulting in the provision of 23 vehicle spaces onsite.7 5 CDG Chapter 4.2.D.5e: The materials and color of awnings need to be carefully chosen…. Canvas is the most appropriate material for awnings. Metal, plastic (vinyl), or other glossy materials are not appropriate. 6 Tree Ordinance Section 12.24.090.E.2.c: If architectural review is required for the development, the architectural review commission shall approve or deny the application: (1) If the city arborist has recommended denying the application and the architectural review commission has approved the application, the tree committee shall review the architectural review commission’s decision. 7 Zoning Regulations Sections 17.16.060.B and C state that where two or more uses share common parking areas, the total number of parking spaces required may be reduced by up to 10% with approval of an administrative use permit and by approving an administrative use permit, the Director may reduce the parking requirement for projects sharing parking by up to 20%, in addition to the shared parking reduction, for a total maximum parking reduction of 30%, upon finding that the times of maximum parking demand from various uses will not coincide. ARC2-5 ARCH-4000-2016 (1185 Monterey) Page 6 The project includes five bicycle parking spaces, in addition to residential bicycle storage, as required by Zoning Regulations Table 6.5 Bicycle Parking Space Requirements. The applicant proposes to consolidate the two existing driveways providing vehicle access to the site on Monterey Street and Toro Street into one driveway off Toro Street. As a result, existing street parking on Monterey Street and Toro Street would be reconfigured to accommodate the consolidated driveway and sight distance requirements. Two 10-hour metered spaces on Toro Street would be relocated to Monterey Street, resulting in no net loss of street parking (refer to Attachment 3, Project Plans, EX-1, Curb Marking Layout). The City Public Works Transportation and Parking Services Departments have reviewed and approved the plan, and the re-location of existing meters is addressed under proposed Condition # 9 (refer to Attachment 1, Draft Resolution). 4.0 ENVIRONMENTAL REVIEW The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the State California Environmental Quality Act (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 a developed property and is served by required utilities and public services. The project has been reviewed by the City Public Works Department, Transportation Division, and no significant traffic impacts were identified, based on the size and location of the project. 5.0 OTHER DEPARTMENT COMMENTS The requirements of the other City departments are reflected in the Conditions of Approval. 6.0 ALTERNATIVE RECOMMENDATIONS 6.1. Deny the project based on findings of inconsistency with the Community Design Guidelines. This alternative is not recommended, because the project is consistent with the General Plan and Community Design Guidelines, and further architectural review could be accommodated in the review process. 6.2 Continue the project to a date uncertain, with specific directional items provided. 7.0 ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Project Plans 4. Supplemental Information from Applicant Included in Commission member portfolio: Project plans Available at ARC hearing: Color and materials board ARC2-6 R ______ RESOLUTION NO. __________ (2017 SERIES) A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE DESIGN OF A NEW FOUR-STORY MIXED-USE PROJECT THAT INCLUDES GROUND FLOOR COMMERCIAL/RETAIL SPACE, 13 RESIDENTIAL UNITS, AND ONSITE PARKING, AND A 30 PERCENT PARKING REDUCTION, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED APRIL 3, 2017 1185 MONTEREY STREET (ARCH-4000-2016) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on April 3, 2017, pursuant to a proceeding instituted under ARCH-4000-2016, Ricardo Court Development, LLC, applicant; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; 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; 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 approval to application ARCH-4000-2016, based on the following findings: 1. That the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the site and the surrounding neighborhood. 2. As conditioned, the project is consistent with the City’s General Plan applicable to development in a General Retail area. The proposed mixed use project is consistent with: Policy 3.8.4 Commercial Revitalization, because the project would redevelop and beautify the site with uses complementary to existing commercial and mixed use development on Monterey Street and would provide housing on upper floors; Policy 3.8.5 Mixed Use, because the project consists of mixed uses in a Retail Commercial (CR) zone; Policy 4.2.1 Existing and New Dwellings, because the commercial project includes residential uses on the upper floors; Policy 4.5 Walking Environment, because the project would provide adequate space for pedestrians and would include street trees; Policy 4.14 Parking, because the project would provide on-site parking and would not result in the reduction of any street parking spaces; Policy 4.22 Commercial Buildings Outside the Core, because the project would redevelop the site to provide a building constructed closer to Monterey Street, the structure would not ARC2-7 Resolution No. ______________ (2017 Series) Page 2 exceed 45 feet in height, and would include allowed mechanical screening and elevator tower no greater than 54 feet in height; and Policy 8.2.2 Upper Monterey, because the project would revitalize and enhance the project site. 3. As conditioned, the project is consistent with the City’s Community Design Guidelines applicable to commercial development because the proposed project incorporates similar materials and architectural features to the surrounding neighborhood and provides a complementary color scheme. 4. The proposed project complies with San Luis Obispo Municipal Code Section 17.16.060.A., Parking Space Requirements, in that it satisfies the intent of that section which is “…to minimize the area devoted exclusively to parking and drives when typical demand may be satisfied more efficiently by shared facilities.” Moreover, the project satisfies the requirement for a shared parking reduction specified in San Luis Obispo Municipal Code Section 17.16.060.B because there are multiple uses that share common parking areas. In addition, in accordance with the provisions of Section 17.16.060.C, the times of maximum parking demand from the proposed uses will not coincide. 5. The proposed parking reduction will be safe, and will not be detrimental to the surrounding area or cause a decline in quality of life because the project is located proximate to a shopping center, restaurants, entertainment, employment, and a transit stop, allowing for alternative modes of transportation such as walking, biking, or taking public transportation. 6. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it consists of the redevelopment of the project site consistent with policies and standards applicable to development within a General Retail area, on a site less than five acres in size, with no value as habitat for endangered, rare, or threatened species, as described in State CEQA Guidelines Section 15332 (Infill Development). The site is within City limits and is served by City utilities and public services. Based on the location, size, and area and quantity of commercial and residential components of the development, approval of the project will not result in any significant effects related to traffic, noise, air quality, or water quality. SECTION 2. Action. The Architectural Review Commission hereby grants approval to application ARCH-4000-2016, with incorporation of the following conditions and code compliance notes: Conditions and Code Requirements Planning 1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in ARC2-8 Resolution No. ______________ (2017 Series) Page 3 the defense against an Indemnified Claim. 2. The Architectural Review Commission’s approval of this project will expire after three years if construction has not started. On request, the Community Development Director may grant a single, one-year extension. 3. 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. 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. 5. The locations of all exterior lighting, including lighting on the structure, bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 6. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will provide adequate screening. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 7. 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. 8. 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 ARC2-9 Resolution No. ______________ (2017 Series) Page 4 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 backflow 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. 9. Implementation of the project shall not include the reduction of street parking spaces on Monterey Street and Toro Street. Prior to construction, the applicant shall notify City of San Luis Obispo Parking Services to coordinate the removal and replacement of parking meters and re-striping of street parking spaces on the southeast side of Monterey Street (between Toro Street and Santa Rosa Street) and the southwest side of Toro Street (between Monterey Street and Higuera Street). The applicant shall be responsible for construction of new poles for the meters, curb painting, and parking space markings. City Parking Services will collect and replace parking meter heads. All adjustments to street parking shall be finalized and approved by Public Works prior to final inspection. 10. Noise reduction – Interior noise levels: Plans submitted for construction permits to complete the project will clearly indicate and describe the noise reduction measures, techniques, and materials used to reduce noise levels for the portion of the project along Monterey Street that is exposed to elevated noise levels, as indicated in Figures 4 and 5 of the Noise Element of the General Plan, to acceptable levels, as described in Figure 1 of the Noise Element. Measures, techniques, and materials used to reduce noise levels shall be as described in the Standard Noise Package for achieving a noise level reduction of 25 dB, from the City’s Noise Guidebook, or equivalent alternative measures, techniques, and materials. 11. Demolition of the existing building shall not commence until a permit has been issued by the building official. The applicant shall comply with Municipal Code Chapter 15.04 Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and Moving of Buildings, including but not limited to, the following: the applicant shall provide evidence that for a period of not less than 90 days from date of permit application, the building was advertised in a local newspaper on at least 3 separate occasions not less than 15 days apart, as available to any interested person to be moved, and submit historic documentation for the structure. 12. In addition to short- and long-term bicycle parking required for commercial uses, plans submitted for construction permits shall include bicycle lockers or interior space within each residential unit or parking area for the storage of at least two bicycles per unit. Engineering Division – Public Works/Community Development 13. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 ARC2-10 Resolution No. ______________ (2017 Series) Page 5 14. The building plan submittal shall show and note any sections of damaged or displaced curb, gutter & sidewalk or driveway approach to be repaired or replaced to the satisfaction of the Public Works Department. 15. The building plan submittal shall include an updated record of survey or analysis to verify property line dimensions. The building plan submittal shall include the dimensions and bearings for all property lines for reference. The building setback and overhangs from property lines shall be shown and labeled to comply with the structural analysis and California Building Code. 16. The building plan submittal shall show both Monterey and Toro frontage to be upgraded in accordance with the Mission Sidewalk District of downtown per city engineering standards. 17. The building plan submittal shall show the existing catch basin along Toro Street to be altered or upgraded to the satisfaction of the Public Works Department. Provide a city standard manhole access or approved alternate. Any other storm drain connections into the existing culvert shall be abandoned to the satisfaction of the City. 18. The building plan submittal shall show the existing benchmark located at the curb ramp to be relocated and reestablished per city engineering standards. 19. The existing curb ramp shall be replaced, altered or upgraded to comply with current ADA and City Engineering Standard #4440. The current city and ADA standard requires a 4’ accessible sidewalk extension behind the ramp. 20. The building plan submittal shall show the existing and proposed street parking, signage, striping, and parking meter abandonments/relocations per city engineering standards. The developer/contractor shall be responsible for all improvements including parking meter fees during construction. 21. The contractor shall provide a construction staging plan and schedule for review and approval by the City prior to encroachment permit issuance. The developer/contractor shall provide construction notification, project description, phasing and timing, and contact information to the Downtown Association and affected businesses to the satisfaction of the City. 22. The demolition plan shall include a complete site inventory including all existing signage, parking meters, and furniture in the public right-of-way. 23. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. ARC2-11 Resolution No. ______________ (2017 Series) Page 6 24. The building plan submittal shall show all parking spaces that are adjacent to a post, column, or wall shall be one additional foot in width per City Engineering Standard 2220. 25. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. The building plan submittal shall show the proposed trash enclosure to comply with Engineering Standard 1010.B for drainage. 26. 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. Wire service to the new structure shall be underground. The undergrounding of utilities shall be completed without a net increase in the number of required wood utility poles. All work in the public right-of-way shall be shown or noted. 27. The building plan submittal shall show the scope of undergrounding work to include a new secondary feed to the existing street light at the corner of Monterey and Toro per City Engineering Standard 7520. 28. The building plan submittal shall show all existing private box culverts to remain and be protected unless otherwise proposed for relocation. The final structural foundation plans shall honor the private box culvert to the satisfaction of the Building Division and Public Works Department. 29. This property is located in an X-shaded (XB or former B) Floodzone. This is an area where the 100-year flood depth is less than one foot. Local ordinance requires that finish floors be located a minimum of 1’ above the highest adjacent grade or be floodproofed to a comparable height. The building plan submittal shall clearly map the location and extent of the XB-zone and shall show that all portions of the structure are floodproofed to 1’ above existing grade. 30. 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. 31. 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. If a direct connection to the public storm drain is proposed, an annual and recurring inspection fee will be required in accordance with the storm drain connection fee schedule in effect at the time of the permit approvals/connection. 32. The City Arborist does not support the proposed Ficus street tree removal. Unless otherwise approved, the building plan submittal shall include complete tree protection plan and certified ARC2-12 Resolution No. ______________ (2017 Series) Page 7 arborist report 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 clearly shown or noted on the building plans. 33. Unless otherwise approved for removal, the Ficus tree preservation measures may include building floor plan modifications, custom foundation detailing, and modified soils engineer recommendations for site preparation. 34. The City Arborist supports the proposed four on-site tree removals and the existing Pyrus Kawakami street tree with the compensatory tree plantings shown on the landscape plan. The species of the proposed compensatory plantings shall be approved by the City Arborist 35. The building plan submittal shall show the proposed new street trees to be 24” box minimum. Tree wells, grates and guards shall be in accordance with city engineering standards. Tree species and planting requirements shall be per City Engineering Standards. Housing Division – Community Development Department 36. To satisfy the City’s Inclusionary Housing Requirements, applicant shall either pay Affordable Housing In-Lieu Fees equal to 5% of building valuation or dedicate affordable housing unit(s) consistent Table 2 of the General Plan Housing Element. Utilities Department Conditions 37. The property’s existing sewer lateral to the point of connection at the City main must pass a pipeline video inspection (visual inspection of the interior of the pipeline), including repair or replacement, as part of the project. The pipeline video inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Additional information is provided below related to this requirement:  The pipeline video inspection shall be submitted on USB drive and shall be in color.  The inspection shall be of adequate resolution in order to display pipe.  Material submitted shall include the project address and a scaled plan of the building and the lateral location to the connection at the City sewer main.  The inspection shall include tracking of the pipeline length (in feet) from the start of the inspection to the connection at the City sewer main.  It is optional to provide audio on the report to explain the location, date of inspection, and pipeline condition observations. Code Requirement(s) ARC2-13 Resolution No. ______________ (2017 Series) Page 8 38. Residential units shall be provided with separate water meters. 39. Potable 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. 40. During the declared drought emergency, the project’s estimated total water use (ETWU) to support new landscaping shall not exceed 50 percent of maximum applied water allowance (MAWA). Information shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit to support required water demand of the project’s proposed landscaping. 41. 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. Fire Department Code Requirement(s) 42. Underground fire lateral shall be sized according to the fire sprinkler system demand, which may be larger than 4-inch minimum pipe size. 43. The new structure shall be designed and built to the 2016 California Building Code, Chapter 7A for ignition resistant construction standards, as modified by the City Municipal Code, to include ignition resistant siding, a Class A roof assembly, and ignition resistant vents (for any/all roof, attic and subfloor vents). 44. The Fire Department Connection, located on the double detector check valve assembly, shall face toward Toro Street. 45. Approved address numbers shall be placed on all new buildings in such a position to be plainly visible and legible from the street fronting the property. Numbers shall be a minimum of 5" high x 1/2" stroke and be on a contrasting background. 46. Water Supplies shall be in accordance with Sections 507 of the CFC. An approved water supply capable of providing the required fire flow for fire protection is required. The fire flow shall be determined using Appendix B of the CFC. 47. Rooms or areas containing controls for air-handling systems, automatic fire-protection systems, or other diction, suppression or control elements shall be identified for use by the fire department and shall be located in the same area. A sign shall be provided on the door to the room or area stating “Fire Sprinkler Riser” and “Fire Alarm Control Panel”. 48. A Knox Box shall be provided on the outside of the Fire Sprinkler Riser Room with a key to the room. ARC2-14 Resolution No. ______________ (2017 Series) Page 9 49. Fire protection systems shall be installed in accordance with the CFC and the California Building Code. An approved NFPA 13 fire sprinkler system and an NFPA 72 fire alarm system will be required for this project. Shop Drawings and Specifications shall be submitted for review and approval prior to installation. Fire Main and all associated control valves shall be installed per NFPA 24 Standards and City Engineering standards. 50. Buildings undergoing construction, alteration or demolition shall be in accordance with Chapter 34 of the CFC. Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this _____ day of _____________________ 2017. ____________________________________ Doug Davidson, Secretary Architectural Review Commission ARC2-15 O C-R O C-R C-R C-R C-R O O O O C-D O-H O R-3-H T O R O HIGUE R A MONTE R E Y PALM S A N T A R O S A VICINITY MAP ARCH-4000-20161185 MONTEREY STREET ¯ ARC2-16 11 8 5 M O N T E R E Y S T R E E T | P1 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L TI T L E S H E E T PR O J E C T I N F O R M A T I O N OW N E R : RI C A R D O CO U R T D E V E L O P M E N T L L C MA T T Q U A G L I N O 81 5 F I E R O L A N E SA N L U I S O B I S P O , C A 9 3 4 0 1 AR C H I T E C T : RR M D E S I G N G R O U P 37 6 5 S . H I G U E R A S T R E E T , S T E . 1 0 2 SA N L U I S O B I S P O , C A 9 3 4 0 1 CO N T A C T : P A T B L O T E PH O N E : 8 0 5 . 5 4 3 . 1 7 9 4 RE N D E R I N G PR O J E C T S T A T I S T I C S PR O J E C T A D D R E S S : 11 8 5 M O N T E R E Y S T R E E T S A N L U I S O B I S P O , C A 9 3 4 0 1 AP N : 00 2 - 4 3 6 - 0 0 7 LO T S I Z E : .2 8 A C R E S ( 1 2 , 1 9 6 S F ) ZO N I N G : C- R PR O P O S E D O C C U P A N C Y : MI X E D U S E PR O P O S E D C O M M E R C I A L : 2 , 4 6 4 S F MA X A L L O W A B L E H E I G H T : 45 ’ PR O P O S E D H E I G H T : 45 ’ EL E V A T O R T O W E R : 5 4 ’ AV E R A G E N A T U R A L G R A D E : (H I G H P O I N T - L O W P O I N T / 2 + L O W P O I N T (2 2 5 ’ - 2 2 3 . 5 1 ’ ) / 2 + 2 2 3 . 5 1 ’ = 2 2 4 . 2 6 ’ MA X . A L L O W A B L E H E I G H T = 2 2 4 . 2 6 ’ + 4 5 ’ = 2 6 9 . 2 6 ’ TY P E O F C O N S T R U C T I O N : V- A HA L L O W E D L O T C O V E R A G E : 10 0 % ( 1 2 , 1 9 6 S F ) PR O P O S E D C O V E R A G E : 80 % ( 9 , 5 7 4 S F ) LA N D S C A P E D A R E A : 1, 0 0 0 S F AL L O W E D D E N S I T Y U N I T : 36 U N I T S / A C R E AL L O W E D D . U . P E R L O T S I Z E : (0 . 2 8 A C R E X 3 6 = 1 0 . 2 D . U ) UN I T & D E N S I T Y U N I T P E R S L O Z O N I N G 1 7 . 1 6 . 0 1 0 A . 1 : ( 1 ) S T U D I O * . 5 0 = . 5 0 D . U ( 7 ) 1 B E D R O O M * 0 . 6 6 = 4 . 6 2 D . U . ( 5 ) 2 B E D R O O M * 1 . 0 0 = 5 . 0 0 D . U . 1 3 T O T A L U N I T S 1 0 . 1 2 D . U . PA R K I N G R E Q U I R E D P E R S L O Z O N I N G 1 7 . 1 6 . 0 6 0 K : US E T Y P E S Q U A R E F E E T / # O F U N I T S P A R K I N G R E Q . S P A C E S R E Q . CO M M E R C I A L 2 , 4 6 4 S F 1 / 3 0 0 S F 8 . 2 S P A C E S ST U D I O 1 U N I T 1 S P A C E / U N I T 1 S P A C E 1 B D 7 U N I T S 1 . 5 S P A C E S / U N I T 1 0 . 5 S P A C E S 2 B D 5 U N I T S 2 S P A C E S / U N I T 1 0 S P A C E S GU E S T P A R K I N G 1 3 U N I T S 1 S P A C E / 5 U N I T S 3 S P A C E S T O T A L 3 2 . 7 S P A C E S R E Q . PA R K I N G S U M M A R Y RE Q U I R E D P A R K I N G 3 2 . 7 S P A C E S R E Q . *M I X E D U S E R E D U C T I O N - 9 . 8 1 S P A C E S ( 3 0 % O F R E Q . P A R K I N G ) NE T S P A C E S R E Q U I R E D 2 2 . 8 9 S P A C E S = 2 3 S P A C E S P R O V I D E D . ( N O P A R K I N G D E F I C I E N C Y ) TO T A L B I K E P A R K I N G A S A P E R C E N T A G E O F R E Q U I R E D A U T O S P A C E S ( P E R S L O Z O N I N G T A B L E 6 . 5 ) .1 5 X 3 2 . 7 = 4 . 9 0 ( 5 B I K E P A R K I N G S P A C E S R E Q U I R E D . ) MI N . S H O R T T E R M B I C Y C L E S P A C E S .5 X 4 . 9 0 = 2 . 4 5 ( M I N . S H O R T T E R M B I K E P A R K I N G R E Q U I R E D ) MI N . L O N G T E R M B I C Y C L E S P A C E S .4 X 4 . 9 0 = 1 . 9 6 ( M I N . L O N G T E R M B I K E P A R K I N G R E Q U I R E D ) PR O J E C T D E S C R I P T I O N EX I S T I N G P A R K I N G A N D B U I L D I N G T O B E DE M O L I S H E D A N D N E W M I X E D U S E C O M M E R C I A L AN D R E S I D E N T I A L B U I L D I N G T O B E C O N S T R U C T E D . TH E P R O J E C T W I L L C O N S I S T O F A F O U R S T O R Y BU I L D I N G W I T H O U T D O O R A M E N I T I E S A N D AS S O C I A T E D P A R K I N G . T H E P R O G R A M W I L L IN C L U D E C O M M E R C I A L , A N D R E S I D E N T I A L . SH E E T I N D E X P1 T I T L E S H E E T P2 E X I S T I N G S I T E / S U R V E Y P3 C O N C E P T U A L S I T E P L A N P4 C O M M E R C I A L A N D S E C O N D R E S I D E N T I A L F L O O R P L A N P5 T H I R D A N D F O U R T H R E S I D E N T I A L F L O O R P L A N P6 R O O F P L A N P7 B U I L D I N G E L E V A T I O N S P8 S I T E S E C T I O N S P9 C O L O R S A N D M A T E R I A L S P1 0 A R C H I T E C T U R A L D E T A I L S P1 1 F R O N T S I G N S P1 2 C O N C E P T U A L L I G H T I N G P L A N P1 3 C O N C E P T U A L L A N D S C A P E P1 4 P R E L I M I N A R Y G R A D I N G P L A N P1 5 P R E L I M I N A R Y U T I L I T Y P L A N EX - 1 T R E E E X H I B I T M O N T E R E Y S T R E E T TOR O S T R E E T SI T E VI C I N I T Y M A P BU I L D I N G A R E A : FL O O R L E V E L 1 R ES I D E N T I A L L O B B Y 3 3 2 S F R E T A I L 2 , 4 6 4 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 8 2 S F S T O R A G E 3 9 S F S U B T O T A L 3 , 0 1 7 S F FL O O R L E V E L 2 RE S I D E N T I A L 1 , 1 6 7 3 S F A M E N I T I E S 2 8 9 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 , 3 1 8 S F P R I V A T E S T O R A G E 6 7 S F P R I V A T E D E C K 1 7 3 S F SU B T O T A L 3 , 2 3 1 S F FL O O R L E V E L 3 RE S I D E N T I A L 4 , 5 3 6 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 , 2 6 8 S F P R I V A T E S T O R A G E 2 0 2 S F P R I V A T E D E C K 6 0 1 S F SU B T O T A L 6 , 6 0 6 S F FL O O R L E V E L 4 RE S I D E N T I A L 3 , 9 2 1 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 , 2 4 7 S F P R I V A T E S T O R A G E 1 6 9 S F P R I V A T E D E C K 7 9 4 S F SU B T O T A L 6 , 1 3 1 S F RO O F L E V E L PU B L I C D E C K 1 , 6 0 7 S F C I R C U L A T I O N A N D U T I L I T Y S P A C E 1 7 8 S F S U B T O T A L 1 , 7 8 5 S F GR A N D T O T A L 2 0 , 7 7 0 S F CI V I L E N G I N E R : AB O V E G R A D I N G E N G I N E E R I N G 13 0 4 B R O A D S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 CO N T A C T : S C O T T S T O K E S PH O N E : 8 0 5 . 5 4 0 . 5 1 1 5 LA N D S C A P E A R C H I T E C T : CO N T A C T : S T E V E C A M I N I T I PH O N E : 8 0 5 . 5 4 4 . 6 4 2 9 BA C K P E R S P E C T I V E ARC2-17 11 8 5 M O N T E R E Y S T R E E T | P2 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L EX I S T I N G S I T E / S U R V E Y ARC2-18 11 8 5 M O N T E R E Y S T R E E T | P3 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO N C E P T U A L S I T E P L A N CO N C E P T U A L S I T E P L A N 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” UP PA R K I N G 2 3 4 5 6 8 7 9 10 11 15 17 16 18 19 20 12 1 21 22 13 14 23 15 17 16 18 19 20 12 21 22 13 14 mc 2 23 mc 1 14 ' - 9 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 " 4' - 0 " 8 ' - 0 " 2' - 0 " 4' - 0 " 3 3 ' - 4 " 1 ' - 6 " 2 5 ' - 8 " 1 ' - 6 " 4 ' - 8 " --- - --- - N 3 5 ' 5 4 ' 0 0 " W 9 9 . 0 0 ' PR O P E R T Y L I N E N5 4 ' 0 6 ' 0 0 " E 1 3 1 . 2 6 ' P R O P E R T Y L I N E PR O P E R T Y L I N E N5 4 ' 0 6 ' 0 0 " E 1 1 9 . 0 0 ' N 42'57'40 "W 99 .76'PROP ERTY L I NE PROGRAM LEGEND Lobby Retail Circulation Storage Utilities Mo n t e r e y S t r e e t Tor oS t reet CI R C U L A T I O N LO B B Y BI K E C- 0 2 BI K E C- 0 1 EL E C T R I C A L RO O M SP R I N K L E R RI S E R EL E V . EQ U I P . 24 6 4 S F CO M M E R C I A L GA S M E T E R S EL E C T . M E T E R S 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 8' - 7 1 / 4 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " (3 ) S H O R T T E R M BI K E R A C K S 8 ' - 9 " 1 4 ' - 9 " 9 ' - 1 0 " 12 1 ' - 1 1 " 5 6 ' - 0 " BU I L D I N G AB O V E A B 1 8 ' - 0 " 2 4 ' - 0 " 1' - 2 " 9' - 8 " 8' - 0 " 1 8 ' - 6 " 4 ' - 0 " 2 ' - 6 " 1 6 ' - 0 " AC C . P A T H O F T R A V E L PA R K I N G S I Z E M E T P E R C I T Y ST A N D A R D D O C U M E N T # 2 2 4 0 1 6 ' - 0 " 2 ' - 0 " PA V E R S R E F E R T O CI V I L D R A W I N G S 1 0 ' - 1 " 4 ' - 0 " 9' - 1 0 55 /6 4 " 4 ' - 0 " T O F A C E O F C U R B + / - 1 0 ' 8 ' M I N . 8 ' M I N . 8 ' M I N . 8 'M I N . (E ) S T R E E T P A R K I N G (E ) S T R E E T P A R K I N G (E) STREET PARKING TO BE RE-ARRANGED (E) STREET PARKING(E) STREET PARKING TO BE RE-ARRANGED (E ) S T R E E T P A R K I N G TO B E R E - A R R A N G E D START OF (E) STREET PARKING ST A R T O F ( E ) ST R E E T P A R K I N G FU T U R E EA S E M E N T AR E A . 17 ' R ARC2-19 11 8 5 M O N T E R E Y S T R E E T | P4 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO M M E R C I A L A N D S E C O N D F L O O R R E S I D E N T I A L UP DN OP E N T O C O M M E R C I A L BE L O W 82 1 S F 1 B D 20 1 85 1 S F 1 B D 20 3 CI R C U L A T I O N 12 1 ' - 1 1 " DN DE C K EL E V A T O R BI K E ST O R A G E BI K E ST O R A G E EL E V . E Q U I P . A N D B I K E ST O R A G E B E L O W 3' - 0 " 16 ' - 0 " 10 ' - 6 " 26 ' - 5 " 66 ' - 0 " 5 6 ' - 1 0 " 7 ' - 0 " 1' - 4 " 12 ' - 1 " 1' - 4 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 3 / 8 " 12 1 ' - 1 1 " 1 6 ' - 2 1 / 2 " 7 ' - 3 1 / 2 " 2 7 ' - 2 " 1 ' - 6 " 4 ' - 8 " 8 ' - 9 " 1 4 ' - 9 " 9 ' - 1 0 " SP R I N K L E R RI S E R EL E C T R I C A L R O O M BE L O W CI R C U L A T I O N DE C K UP UP 8 ' - 9 " 1 4 ' - 9 " 9 ' - 1 0 " Tor o Str eet 24 6 4 S F CO M M E R C I A L CI R C U L A T I O N 1' - 4 " 12 ' - 1 " 1' - 4 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 " 2 3 4 5 6 8 7 9 10 11 1 6 ' - 0 " 2 ' - 6 " 4 ' - 0 " MC 1 8 ' - 0 " 4' - 0 " 12 1 ' - 1 1 " 5 5 ' - 1 1 5 1 / 2 5 6 " 3 3 ' - 4 " 1 ' - 6 " 2 5 ' - 8 " 1 ' - 6 " 4 ' - 8 " LO B B Y 1' - 2 " 9' - 8 " 8' - 0 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " BI K E C- 0 2 BI K E C- 0 1 EL E C T R I C A L RO O M SP R I N K L E R RI S E R EL E V . EQ U I P . GA S M E T E R S EL E C T . M E T E R S (3 ) S H O R T T E R M BI K E R A C K S EL E V A T O R 1 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 9' - 8 " 9' - 8 " 9' - 8 " 1' - 0 " 1' - 2 " 9' - 8 " 8' - 0 " AC C . P A T H O F T R A V E L PA R K I N G S I Z E M E T P E R C I T Y ST A N D A R D D O C U M E N T # 2 2 4 0 4 ' - 0 " PROGRAM LEGEND Lobby Retail Circulation Storage Utilities PROGRAM AREAS - FIRST FLOOR Department Area Utilities 174 SF Retail 2464 SF Circulation 182 SF Storage 39 SF Lobby 332 SF Grand total 3191 SF PROGRAM LEGEND Deck Residential Retail Circulation Storage Utilities PROGRAM AREAS - SECOND FLOOR Department Area Residential 1673 SF Circulation 1318 SF Storage 67 SF Deck 173 SF Grand total 3231 SF FL O O R L E V E L 2 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” FL O O R L E V E L 1 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” ARC2-20 11 8 5 M O N T E R E Y S T R E E T | P5 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L TH I R D A N D F O U R T H F L O O R R E S I D E N T I A L UP UP CI R C U L A T I O N 63 4 S F 1 B D 30 3 12 0 6 S F 2 B D 30 4 1 ' - 0 " 1 5 ' - 6 " 7 ' - 0 " 45 4 S F ST U D I O 30 1 64 2 S F 1 B D 30 5 69 3 S F 1 B D 30 2 BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E DE C K DE C K DE C K DE C K D E C K D E C K 3' - 0 " 16 ' - 0 " 10 ' - 6 " 3' - 0 " 23 ' - 5 " 2' - 3 " 16 ' - 0 " 3' - 0 " 12 ' - 3 " 13 ' - 6 " 16 ' - 0 " 3' - 0 " 90 7 S F 2 B D 30 6 EL E V A T O R CI R C U L A T I O N 1' - 4 " 12 ' - 1 " 1' - 4 " 5' - 0 " 15 ' - 3 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 7' - 5 1 / 2 " 5' - 0 " 15 ' - 0 " 5' - 0 " 15 ' - 0 " 12 1 ' - 1 1 " 5 7 ' - 1 0 " 1 ' - 0 " 1 6 ' - 2 1 / 2 " 7 ' - 3 1 / 2 " 2 7 ' - 2 " 1 ' - 6 " 4 ' - 8 " 7 ' - 9 " 1 5 ' - 9 " 9 ' - 1 0 " 12 1 ' - 1 1 " SP R I N K L E R RI S E R 5 6 ' - 1 0 " CI R C U L A T I O N BI K E ST O R A G E DN DN CI R C U L A T I O N 81 5 S F 1 B D 40 3 80 6 S F 2 B D 40 4 1 6 ' - 6 " 7 ' - 0 " 99 8 S F 2 B D 40 5 51 0 S F 1 B D 40 2 CI R C U L A T I O N 3' - 0 " 16 ' - 0 " 10 ' - 6 " 25 ' - 1 0 " 0' - 7 1 / 2 " 47 ' - 0 " 16 ' - 0 " 3' - 0 " BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E BI K E ST O R A G E CI R C U L A T I O N DE C K DE C K 79 2 S F 2 B D 40 6 BI K E ST O R A G E EL E V A T O R DE C K DE C K 8 ' - 9 " 1 4 ' - 9 " 9 ' - 1 0 " 12 1 ' - 1 1 " 12 1 ' - 1 1 " 1' - 4 " 12 ' - 1 " 1' - 4 " 25 ' - 3 " 7' - 5 1 / 2 " 25 ' - 0 " 7' - 5 1 / 2 " 25 ' - 0 " 15 ' - 0 " 2' - 0 " 5 6 ' - 1 0 " 1 6 ' - 2 1 / 2 " 7 ' - 3 1 / 2 " 2 7 ' - 2 " 1 ' - 6 " 4 ' - 8 " 5 6 ' - 1 0 " SP R I N K L E R RI S E R DE C K PROGRAM LEGEND Deck Residential Circulation Storage Utilities PROGRAM AREAS - THIRD FLOOR Department Area Residential 4536 SF Circulation 1268 SF Storage 202 SF Deck 601 SF Grand total 6606 SF PROGRAM LEGEND Deck Residential Circulation Storage Utilities PROGRAM AREAS - FOURTH FLOOR Department Area Residential 3921 SF Circulation 1247 SF Storage 169 SF Deck 794 SF Grand total 6131 SF FL O O R L E V E L 4 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” FL O O R L E V E L 3 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” ARC2-21 11 8 5 M O N T E R E Y S T R E E T | P6 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L RO O F P L A N ME C H A N I C A L U N I T S 3 6 ' - 3 " 52 ' - 0 " PROGRAM LEGEND Roof Deck 1 " / 1 ' - 0 " 1 " / 1 ' - 0 " RO O F D E C K SC R E E N SC R E E N ST A I R E N C L O S U R E WA L L B E L O W WA L L B E L O W 16 0 7 S F EL E V A T O R ST A I R RO O F L E V E L 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” ARC2-22 11 8 5 M O N T E R E Y S T R E E T | P7 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L BU I L D I N G E L E V A T I O N S 23 3 . 7 ’ 04 8 1 6 24 3 . 8 7 ’ 25 4 . 7 ’ . 26 9 . 2 ’ 23 3 . 7 ’ 24 3 . 8 7 ’ 25 4 . 7 ’ 26 9 . 2 ’ SC A L E : 1 / 8 ” = 1 ’ - 0 ” 04 8 1 6 EA S T E L E V A T I O N SC A L E : 1 / 8 ” = 1 ’ - 0 ” WE S T E L E V A T I O N NO R T H E L E V A T I O N 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” SO U T H E L E V A T I O N 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” MA X H E I G H T 23 3 . 7 ’ 24 3 . 8 7 ’ 25 4 . 7 ’ 26 9 . 2 ’ 23 3 . 7 ’ 24 3 . 8 7 ’ 25 4 . 7 ’ 26 9 . 2 ’ 27 8 ’ 27 8 ’ 258’ 25 8 ’ 27 8 ’ 22 4 . 2 ’ 22 4 . 2 ’ 22 4 . 2 ’ 22 4 . 2 ’ F. F . FO U R T H F L O O R F . F . SE C O N D F L O O R F . F . TH I R D F L O O R F . F . RO O F F L O O R F . F . 26 5 . 2 ’ MA X H E I G H T FO U R T H F L O O R F . F . SE C O N D F L O O R F . F . TH I R D F L O O R F . F . RO O F F L O O R F . F . EL E V A T O R T O W E R 26 5 . 2 ’ F. F . ME C H A N I C A L S C R E E N MA X H E I G H T FO U R T H F L O O R F . F . SE C O N D F L O O R F . F . TH I R D F L O O R F . F . RO O F F L O O R F . F . F. F . MA X H E I G H T FO U R T H F L O O R F . F . SE C O N D F L O O R F . F . TH I R D F L O O R F . F . RO O F F L O O R F . F . F. F . 26 5 . 2 ’ 26 5 . 2 ’ F. F . EL E V A T O R T O W E R EL E V A T O R T O W E R 27 1 . 2 ’ MECHANICAL SCREEN271.2’ ME C H A N I C A L S C R E E N 27 1 . 2 ’ ARC2-23 11 8 5 M O N T E R E Y S T R E E T | P8 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L SI T E S E C T I O N S SI T E S E C T I O N M O N T E R E Y S T R E E T ( S E C T I O N A ) 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” 04 8 1 6 SC A L E : 1 / 8 ” = 1 ’ - 0 ” SI T E S E C T I O N T O R O S T R E E T ( S E C T I O N B ) AV E R A G E N A T U R A L G R A D E = ( H I G H P O I N T - L O W P O I N T ) / 2 + L O W P O I N T ( 2 2 5 ’ - 2 2 3 . 5 1 ’ ) / 2 + 2 2 3 . 5 1 ’ = 2 2 4 . 2 6 ’ MA X . A L L O W A B L E H E I G H T = 2 2 4 . 2 6 ’ + 4 5 ’ = 2 6 9 . 2 6 ’ ARC2-24 11 8 5 M O N T E R E Y S T R E E T | P9 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO L O R S A N D M A T E R I A L S Pa i n t e d F a s c i a PP G 1 0 2 1 - 1 Mo u n t a i n G r a y Perforated Metal Panel McNichols Round HoleNichiha Illumination Painted Fiber Cement Panel PPG1072-7 Bird House Brown:RRG6RIÀW 0H W D O 5 R R À Q J Mc E l r o y A s h G r a y Ni c h i h a F i b e r C e m e n t 3U H À Q L V K H G 3 D Q H O Tu s c a n A r c h i t e c t u r a l B l o c k Ni c h i h a F i b e r C e m e n t P a n e l Ro u g h s a w n S m o k e Pr e c a s t C o n c r e t e B a s e 6L P L O D U P D W H U L D O V 3 U R À O H W R E H ZL W K R X W U R O O D W W R S R I E D V H Al u m i n u m D o r s a n d W i n d o w s Ka w n e e r A n o d i z e d Ch a m p a g n e Th i n B r i c k H. C . M u d d o x Fo l s o m G o l d Me t a l S p a n d r e l P a n e l s Ma p e s C l a s s i c C o p p e r Pa i n t e d M e t a l C a n o p y PP G 1 0 6 8 - 7 Sp i c e d C i d e r ARC2-25 11 8 5 M O N T E R E Y S T R E E T | P10 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L AR C H I T E C T U R A L D E T A I L S ME T A L A W N I N G ST O R E F R O N T S Y S T E M PR E C A S T C O N C R E T E B A S E EL D O R A D O B R I C K V E N E E R PE R F O R A T E D M E T A L P A N E L BL A D E S I G N ME T A L S P A N D R E L P A N E L S AW N I N G M O U N T E D S I G N PA I N T E D S T U C C O RE T A I L A L U M I N U M S T O R E F R O N T ME T A L A W N I N G EL D O R A D O B R I C K V E N E E R EL D O R A D O B R I C K V E N E E R RE S I D E N T I A L W I N D O W S / S L I D E R S WO O D S O F F I T C- C H A N N E L H E A D E R C- C H A N N E L H E A D E R RE S I D E N T I A L W I N D O W S BR I C K V E N E E R T O MA T C H B U I L D I N G WA L L C A P T O M A T C H BU I L D I N G C O L O R DO O R S W I T H PE R F O R A T E D M E T A L PA N E L S TE N T A T I V E A R E A F O R P U B L I C A R T ARC2-26 11 8 5 M O N T E R E Y S T R E E T | P11 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L FR O N T S I G N S FR E E S T A N D I N G S I G N S ( A W N I N G M O U U N T E D BL A D E S I G N AL L O W A B L E S I G N S T A T I S T I C S Z O N I N G : C - R SI G N T Y P E A L L O W E D : A L L T Y P E S TO T A L N U M B E R A L L O W E D : 4 P E R T E N A N T MA X . C U M U L A T I V E A R E A : 2 0 0 S F / T E N A N T SP E C I A L I L L U M I N A T I O N R E S T R I C T I O N S : N O N E PR O P O S E D S I G N S T A T I S T I C S FR E E S T A N D I N G S I G S = 3 ( 8 ’ X 3 ’ ) = 7 2 S F 1 ( 6 ’ X 2 ’ ) = 1 2 S F BL A D E S I G N : 1 ( 4 ’ X 1 2 ’ ) = 4 8 S F CU M M U L A T I V E S I G N A R E A = 1 3 2 S F < 2 0 0 S F O K ARC2-27 11 8 5 M O N T E R E Y S T R E E T | P12 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO N C E P T U A L L I G H T I N G P L A N PA R K I N G 15 17 1 6 18 19 20 12 21 22 13 1 4 23 15 17 1 6 18 19 20 12 21 22 13 1 4 mc 2 23 P K P K T r u n k D i a ./9 " T r e e D i a /2 2 ' T r u n k D i a ./6 " T r e e D i a /1 4 ' X X c l u d i n g : n l e a k s w i t h v a l v e s o n w e e d s c o n t r o l l e r t o r e s p o n d r c o n d i t i o n s s :e c e s s a r y /m u l c h t o c o v e r d r i p s a n d h o s e v a l v e p l a n t m a t e r i a l hnce G u i d e l i n e s : GR O U N D F L O O R P A R T I A L P L A N GR O U N D F L O O R P A R T I A L P A R K I N G P L A N RE S I D E N T I A L L E V E L F L O O R P L A N F1 F1 F1 F1 F1 F2 F2 F2 F2 F2 F2 F2 F1 F1 F2 F2 F2 F2 F3 F3 F3 F4 F4 F4 F4 F4 F4 F4 F4 F4 F4 F4 F4 F2 F1 - S O F F I T D O W N L I G H T GO T H A M E V O 6 ” , SI M I L A R T O PH O T O A B O V E F2 - W A L L L I G H T @ C O M M E R C I A L GR E A T O U T D O O R S 7 2 5 0 1 F3 - P A R K I N G L I G H T P O L E CY C L O N E C A M P A N A F3 - W A L L L I G H T @ R E S I D E N T I A L P A T I O KI C H L E R 1 0 9 2 2 A Z , SIMILAR TO PHOTO ON LEFT RE F E R T O E N C L O S E D F I X T U R E CU T S H E E T S F O R T E C H N I C A L D A T A ARC2-28 11 8 5 M O N T E R E Y S T R E E T | P13 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L CO N C E P T U A L L A N D S C A P E P L A N UP 23 4 5 6 8 79 1 0 1 1 15 17 1 6 18 19 20 12 1 21 22 13 1 4 23 15 17 1 6 18 19 20 12 21 22 13 1 4 mc 2 23 mc 1 N 3 5 ' 5 4 ' 0 0 " W 9 9 . 0 0 ' P R O P E R T Y L I N E N 5 4 '0 6 '0 0 " E 1 3 1 .2 6 ' P R O P E R T Y L I N E P R O P E R T Y L I N E N 5 4 '0 6 '0 0 "E 1 1 9 .0 0 ' N42'57'40"W 99.7 6 'P R O PE R T Y L I N E M o n t e r e y S t r e e t To r o S t r e e t C I R C U L A T I O N L O B B Y B I K E C -0 2 B I K E C -0 1 E L E C T R I C A L R O O M S P R I N K L E R R I S E R E L E V . E Q U I P . C O M M E R C I A L (3 ) S H O R T T E R M B I K E R A C K S A C C . P A T H O F T R A V E L E L E V A T O R A R C H I T ECDE C A L I F O R N I A F O ETATRENEWAL 11/18No. 1941STEVEN P. CAMINITIE C I LSN SLANDSCAPE T y p i c a l 4 ' S q u a r e C i t y A p p r o v e d S t e e l T r e e G r a t e ( t o t a l o f 7 ) B C D D E B B D D A B B A C C D (1 ) R o u n d 4 8 " D i a . x 4 2 " H i g h A r c h i t e c t u r a l C o n c r e t e P l a n t e r s ) (2 ) R a i s e d P l a n t e r s a s s h o w n (4 ) R o u n d 3 6 " D i a . x 3 0 " H i g h A r c h i t e c t u r a l C o n c r e t e P l a n t e r s ) (4 ) R o u n d 3 6 " D i a . x 3 0 " H i g h A r c h i t e c t u r a l C o n c r e t e P l a n t e r s ) (2 ) R o u n d 3 0 " D i a . x 2 4 " H i g h A r c h i t e c t u r a l C o n c r e t e P l a n t e r s ) T r i s t a n i a c o n f e r t a B r i s b a n e B o x 7 -1 5 g a l . L a r g a s t r o m i a I n d i c a H y b r i d C r a p e M y r t l e 4 -1 5 g a l . S t r e l i t z i a n i c o l a i G i a n t B i r d o f P a r a d i s e 2 -1 5 g a l . A s p a r a g u s ' M e y e r i ' M e y e r 's A s p a r a g u s F e r n 8 -1 g a l . F i c u s b e n j a m i n a W e e p i n g F i g 2 -1 5 g a l . V i n c a m i n o r D w a r f P e r i w i n k l e 2 4 -1 g a l . C y c a s r e v o l u t a S a g o P a l m 4 -1 5 g a l . V i n c a m i n o r D w a r f P e r i w i n k l e 1 6 -1 g a l . P h o e n i x r o e b e l i n i P y g m y D a t e P a l m (m u l t i ) 4 -1 5 g a l . V i n c a m i n o r D w a r f P e r i w i n k l e 1 6 -1 g a l . C r a s s u l a o v a t a J a d e P l a n t 2 -1 5 g a l . S t r e l i t z i a n i c o l a i G i a n t B i r d o f P a r a d i s e 1 -1 5 g a l . P l a n t S y m b o l B o t a n i c a l N a m e C o m m o n N a m e Q u a n .-S i z e P l a n t i n g L e g e n d S e m p e r v i u m K a l i n d a H e n a n d C h i c k e n s 1 2 -4 " p o t s F i c u s p u m i l a C r e e p i n g f i g 8 -1 g a l . R i v e r R o c k 3 "-4 " d e e p a n d d i a m e t e r r a n g i n g f r o m 1 "-4 " (i n s t a l l o v e r f i l t e r c l o t h ) A n i g o z a n t h o s h y b r i d s K a n g a r o o p a w s 1 g a l . @ 1 8 "o .c .'B i g R e d ' H e m e r o c a l l i s h y b r i d s D a y l i l y (e v e r g r e e n m i x c o l o r s ) 1 g a l . @ 1 2 "o .c .(M i x e d c o l o r s - r e d ,c r a n b e r r y a n d w h i t e ) P K P K P K P K P K F i c u s T r u n k D i a ./2 4 " T r e e D i a /4 0 ' T r u n k D i a ./8 " T r e e D i a /2 0 ' T r u n k D i a ./6 " T r e e D i a /1 2 ' T r u n k D i a ./8 " T r e e D i a /1 8 ' T r u n k D i a ./9 " T r e e D i a /2 2 ' T r u n k D i a ./6 " T r e e D i a /1 4 ' T r u n k D i a ./A s n o t e d T r e e D i a /A s n o t e d E E O n e o f f i v e a r c h i t e c t u r a l c o l u m n s 1 2 -7 -2 0 1 6 1 -9 -2 0 1 7 E x i s t i n g t r e e s t o b e r e m o v e d . "P K " a r e P y r u s K a w a k a m i a n d " F i c u s " i s F i c u s s p e c i e s . X X X X X X X D A T E :J O B :D R A W N :R E V I S I O N S :S P C LANDSCAPE PLAN STEVEN P. CAMINITI LANDSCAPE ARCHITECTURE, ETCETERA 805/544-6429 FAX 544-6443 CAL. LIC. NO. 1941 EMAIL: stevenpc@charter.net 1144 MILL ST., SAN LUIS OBISPO, CA. 93406 LA N D S C A P E P L A N / P R O P O S E D T R E E R E M O V A L P L A N S C A L E : 1 /8 "=1 '-0 " W o r k d o n e e v e r y m o n t h : 1 . V i s u a l i n s p e c t i o n s i n c l u d i n g : a . A l l p l a n t m a t e r i a l b . A l l t r e e s t a k i n g c . L o o k f o r i r r i g a t i o n l e a k s w i t h v a l v e s o n d . R e m o v e /s p r a y a l l w e e d s e . A d j u s t i r r i g a t i o n c o n t r o l l e r t o r e s p o n d t o c u r r e n t w e a t h e r c o n d i t i o n s W o r k d o n e e v e r y 6 m o n t h s : 2 . A l l o f t h e a b o v e p l u s : a . P r u n e p l a n t s a s n e c e s s a r y b . R e d i s t r i b u t e b a r k /m u l c h t o c o v e r d r i p t u b i n g c . C h e c k v a l v e b o x e s a n d h o s e v a l v e b o x e s f o r l e a k s d . R e p l a c e a l l d e a d p l a n t m a t e r i a l W o r k d o n e e v e r y 1 2 m o n t h s : 3 . A l l o f t h e a b o v e p l u s : a . I m p o r t a n d s p r e a d a d d i t i o n a l b a r k / m u l c h t o r e t a i n 2 " c o v e r i n a l l l a n d - c a p e d a r e a s . b . I n s p e c t t h e e n t i r e p r o j e c t w i t h t h e o w n e r L a n d s c a p e M a i n t e n a n c e G u i d e l i n e s : 1 0 -1 3 -2 0 1 6 ARC2-29 11 8 5 M O N T E R E Y S T R E E T | P14 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L PR E L I M I N A R Y G R A D I N G P L A N ARC2-30 11 8 5 M O N T E R E Y S T R E E T | P15 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L PR E L I M I N A R Y U T I L I T Y P L A N ARC2-31 H 11 8 5 M O N T E R E Y S T R E E T | EX-1 FE B R U A R Y 0 8 , 2 0 1 7 02 4 4 - 0 2 - C O 1 6 | A R C H I T E C T U R A L R E V I E W S U B M I T T A L BU I L D I N G P E R S P E C T I V E W I T H O U T T R E E R E M O V A L BU I L D I N G P E R S P E C T I V E W I T H T R E E R E M O V E D A N D N E W T R E E S A D D E D TR E E E X H I B I T ARC2-32 ARC2-33 SUPPLEMENTAL INFO FOR A.R.C. Project Name: 1185 Marsh Street – mixed use development ARCH-4000-2018 To: Shawna Scott / SLO Community Development Date: 10/20/16 From: Pat Blote / RRM Design Group Project Number: 0244-01-CO16 Description of proposed use: Ground floor commercial lease space will likely be utilized for general retail establishments or small office users, the floor area provided could accommodate up to 3 different small shop/office spaces. Code compliant on-site parking will be provided. Proposed commercial activities, hours of operation, goods and services offered, number of employees, etc., cannot be determined at this time, however all uses and hours of operations will be compatible with the residential use and surrounding neighborhood. Upper floor residential units will be designed for individual ownership including a mix of two- bedroom, one-bedroom, and studio units. Amenities will include private outdoor patio space, secure bicycle storage, fitness room, private roof deck, and security access control system that can limit access by general public. Developer Statement: Proposed development does not require any exceptions to the City’s Property Development Standards, Section 17.16 in the Zoning Regulations, however items noted below may be subject to discretionary approval;  As part of the architectural theme the proposed site plan includes all new street trees and tree wells for Monterey and Toro Street frontages in addition to new Mission Style sidewalk replacement. Strategic placement of (4) new trees is proposed on Monterey Street would reinforce the architectural rhythm of the primary building façade. Removal of an existing street tree would be necessary to achieve that design objective since having one lone holdout (Ficus) mixed with new street trees of more appropriate species would have a negative impact on the street scape. There is also some concern about long term safety issues and growth habits of the existing Ficus street tree.  Project Statistics refer include proposed (30%) mixed-use parking reduction that can be justified by overlapping peak hours for commercial versus residential parking needs. ARC2-34