HomeMy WebLinkAboutItem #1 ARCH-1032-2017 (3720 Broad Street)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Design review of a mixed-use project including approximately 1,288 square feet of
commercial space and 40 residential units, including 4 low-income affordable units, 32 workforce
housing units, and 4 market rate units, including an approved 9% density bonus and a categorical
exemption from environmental review.
PROJECT ADDRESS: 3720 Broad Street BY: Shawna Scott, Associate Planner
Phone Number: (805) 781-7176
e-mail: sscott@slocity.org
FILE NUMBER: ARCH-1032-2017 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 People’s Self‐Help Housing Corporation
Representative Tony Tomasello, RRM Design Group
Submittal Date August 25, 2017
Complete Date October 20, 2017
Zoning Service Commercial, Special
Consideration (C‐S‐S)
General Plan Services and Manufacturing
Site Area 1.36 acres
Environmental
Status
Categorical Exemption from
environmental review (Class 32 In‐Fill
Development Projects)
SUMMARY
The applicant proposes to construct a new mixed-use affordable housing project at 3720 Broad Street
within the C-S-S zone (Attachment 2, Applicant’s Project Description Statement and Attachment 3,
Project Plans). The Planning Commission reviewed and approved the Use Permit for this site to allow
the mixed-use project, including a 9% density bonus, and Class 32 Categorical Exemption on October
25, 2017 (Attachment 4, Planning Commission Resolution and Agenda Report, October 25, 2017).
1.0 COMMISSION’S PURVIEW
The Architectural Review Commission’s (ARC) role is to review the project in terms of its
consistency with the Community Design Guidelines (CDG) and applicable City standards.
Meeting Date: November 20, 2017
Item Number: 1
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2.0 PROJECT INFORMATION
2.1 Site Information/Setting: The project site consists of one undeveloped lot on the east side
of Broad Street, approximately 300 feet north of Industrial Way. The site is adjacent to the Iron
Works mixed-use project currently under construction to the north and the Plumber and
Steamfitters Union to the west. The Gas Company facility and associated parking area is located
to the south; maintenance vehicles and equipment storage associated with this use are in the
eastern portion of the site. The site is bounded by Broad Street to the west, and the Damon Garcia
Sports Fields are located on the west side of Broad Street across from the site. Other uses in the
area include Derrel's Mini Storage, SESLOC Credit Union, the Marigold Shopping Center, and
the Broad Street Mixed-Use Project. The site is in the Service Commercial zone with a Special
Considerations overlay (C-S-S). The S-overlay is in place to assure the review of necessary public
improvements, unique site constraints in relation to the Orcutt Creek culvert and to ensure the
safe and orderly development within the Broad Street Annexation Area. Site specific details are
noted in Table 1 below.
Table 1. Site Information
Site Size 1.36 acres
Site Location East side of Broad Street, approx. 500 feet north of Industrial Way
Site Zoning Service Commercial with Special Considerations overlay (C-S-S);
Airport Safety Zone S-2
Present Use & Development Vacant (no structures), existing access road into the property
Topography Nearly level
Access From Broad Street via shared private drive
Surrounding Use / Zoning North: Ironworks affordable housing development, Derrel’s Mini
Storage / C-S-S
South: The Gas Company / C-S-S
East: Plumbers and Steamfitters Union, Woodtech Cabinet
Specialists Inc., and Central Elevator Services / C-S-S
West: Damon-Garcia Sports Fields, Broad Street / PF and C/OS
2.2 Previous Review: The site has a history of previous reviews and entitlements, including:
March 15, 2013: The Director reviewed and approved a minor subdivision of 3710 Broad
Street creating 4 parcels, including 3720 Broad Street. Utilities were stubbed in as part of
the conditions of the subdivision (MS 16-13).
October 25, 2017: The Planning Commission reviewed and approved a Use Permit for a
mixed-use project, including a 9% density bonus, and Class 32 Categorical Exemption,
and adopted findings of consistency with the General Plan and Zoning Regulations (USE-
1094-2017) (see Attachment 4, Planning Commission Resolution and Agenda Report).
2.3 Project Description: A summary of the project components is listed below.
1. Three commercial units 437, 456, and 382 square feet each, four ground-level parking
spaces, and one shared restroom, located along the Broad Street frontage.
2. Four market-rate, one-bedroom units (approximately 684 square feet each) above the
commercial units, with one enclosed one-car garage per unit located on the ground level.
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3. Four low-income (up to 80% average median income [AMI]1), 492-square foot, studio units,
with attached one-car garages on the ground level.
4. Four one-bedroom (100-160% AMI2), two-story, townhomes, approximately 892 square
feet each, with attached one-car garages on the ground level.
5. 28 two-bedroom (100-160% AMI), three-story, townhomes, approximately 1,094 square
feet each, with attached two-car garages on the ground level.
6. Amenities including private outdoor balconies, common outdoor courtyards and paseos, and
an approximately 1,100-square foot central plaza and courtyard.
7. Ten additional parking spaces within the common private access road.
8. The project includes associated site grading, building construction, parking, landscaping and
other site improvements. Utilities have already been stubbed in as part of Parcel Map SLO-
13-003, which was recorded on January 31, 2014.
Figure 1. Project rendering as seen from Broad Street and Common Access Drive
The project includes the removal of six pine trees (less than 10 inches in diameter) located in
the rear of the site. The City Arborist has reviewed this request, and recommends approval of
the tree removals based on implementation of the proposed landscape plan, which includes tree
plantings throughout the site and along the Broad Street frontage (refer to Attachment 3, Project
Plans, Sheet A8.
Proposed materials include stucco, shingle roofing, and wood and metal accents. A variety of
complementary color schemes are proposed, including whites, greys, greens, and blues.
Additional information regarding the project is available in the Applicant’s Project Description
Statement (Attachment 2) and Project Plans (Attachment 3).
1 Low income is defined as up to 80% the average median income (AMI)
2 Moderate income is defined as 81 to 120% AMI; “workforce level of affordability” is considered 121 to
160% AMI in San Luis Obispo County (see Housing Element Program 2.16).
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2.4 Project Statistics: As shown in Table 2 below, the project complies with property
development standards for the C-S zone.
Table 2. Project Statistics
Item Proposed1 Ordinance Standard2
Street yard 20 feet 15 feet
Maximum Height of Structure(s) 34 feet 6 inches (max) 35 feet
Building Coverage 35% 75%
Parking Spaces 72 onsite; 10 on street 72
Bicycle Spaces 80 80
1 Applicant Plan Set (November 2, 2017)
2 City of San Luis Obispo Zoning Regulations (March 2015)
3.0 PROJECT ANALYSIS
The project consists of a mixed-use project consistent with Housing Element Program 6.15, which
identifies the subject site as an area for higher-density, infill or mixed-use housing (refer to
Attachment 4, Planning Commission Agenda Report, October 25, 2017 for additional information).
The proposed structure’s scale, massing, articulation, color/materials, and design are compatible with
the existing and future neighborhood and the Community Design Guidelines. Additional analysis of
consistency with the General Plan and Zoning Regulations Section 17.08.072 (Mixed Use Projects)
is provided in Attachment 4.
3.1 Site Design: The proposed mixed-use project makes efficient use of the site by providing
commercial space, a pedestrian walkway, and landscaping along the Broad Street frontage, and
locating residential units above and behind the commercial space. Commercial parking spaces
are provided behind the commercial building, and each residential unit includes an attached
ground-level garage and bicycle storage space. The residential units incorporate private patios
and decks, and pedestrian paths traverse the site and provide connections to internal common
areas, sidewalks, and bike lanes. The primary common use area in the center of the site includes
tables, a bench or seat wall, and landscaping including boulders and a lawn area for the future
residents. Proposed trash and recycling bins would be fully enclosed, including slanted roofs,
and are proposed near the common drive, along the northern portion of the project site, in areas
convenient for both commercial and residential uses.
3.2 Architectural Design: The project design is a contemporary interpretation of the
commercial-industrial architecture that exists in the surrounding neighborhood and along the
southern extent of Broad Street. The project includes the use of stucco, metal accents and
awnings, and varying color schemes that are complementary to existing and future development.
The residences incorporate covered porches, patios, large windows, slanted and peaked roofs,
and variations in height (two and three-story buildings). The proposed project provides
architectural interest with a variety of materials, colors, windows, and building face articulation
on all four sides of the structures. The structures are further enhanced by the proposed
landscaping along the building, parking area and pedestrian pathways.
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The CDG does not give specific guidelines for mixed-use projects, but it does provide separate
parameters for commercial and residential developments. The proposed design provides
architectural features that provide a sense of human scale with the use of wall articulation,
awnings, covered patios, walkways, and variation in color and materials.3 The project is
consistent with existing architecture in the vicinity such as the Broad Street mixed-use
development and industrial and commercial development along the Broad Street corridor, though
incorporation of elements such as pitched roofs, horizontal siding, and the use of metal awnings
and accents. The proposed project would be compatible with the approved mixed-use Iron Works
project, which will be developed on the parcel to the north (refer to Figure 2. Comparative
Renderings of Broad Street Place and Iron Works).
Figure 1. Comparative Renderings of Broad Street Place (left) and Iron Works (right)
3.3 Site Planning: The applicant provided a rendering showing the proposed project and
adjacent development along the Broad Street corridor, including the approved Iron Works project
currently under construction (refer to Figure 3. Composite Broad Street Elevation on the
following page). Simulations of the project and adjacent Iron Works massing as seen from Broad
Street are provided in Attachment 3 (Project Plans, Sheet A12).
The project provides a 20-foot setback from Broad Street, and buildings are set back ten feet
from the sidewalk along the common drive (northern extent of the project site). The proposed
mixed-use commercial structure on Broad Street is limited to two stories and incorporates
outdoor decks on the upper story. All proposed structures would be less than 35 feet in height,
and would not be as tall as the adjacent Iron Works project. The mountain range to the east
would be visible as travelers look down the common drive, and in-between structures located
along the Broad Street frontage.
3. CDG 3.1.B.4: Commercial Project Design, 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.
CDG 5.4.C.1: Multi-family and Cluster Housing Design, Facade and roof articulation. A structure with
three or more attached units should incorporate significant wall and roof articulation to reduce apparent scale.
Changes in wall planes and roof heights, and the inclusion of elements such as balconies, porches, arcades,
dormers, and cross gables can avoid the barracks-like quality of long flat walls and roofs. Secondary hipped
or gabled roofs covering the entire mass of a building are preferable to mansard roofs or segments of pitched
roof applied at the structure's edge. Structures (including garages and carports) exceeding 150 feet in length
are discouraged.
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Figure 3. Composite Broad Street Elevation (RRM Design Group, 2017)
Consistent with the CDG, none of the buildings proposed as part of the project are oversized or
extremely tall, and proposed colors and materials do not draw attention away from the natural
environment. In addition, the Planning Commission’s approval of the use permit for this project
included a determination of consistency with the General Plan, including policies specific to
scenic roadways.
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 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. Applicant’s Project Description Statement
3. Project Plans
4. Planning Commission Resolution and Agenda Report, October 25, 2017
Included in Commission member portfolio: Project plans
Available at ARC hearing: Color and materials board
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RESOLUTION NO. ARC-XXXX-17
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING A NEW MIXED USE
AFFORDABLE HOUSING PROJECT INCLUDING A 9% DENSITY
BONUS, ASSOCIATED TREE REMOVALS, AND A CATEGORICAL
EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED
IN THE STAFF REPORT AND ATTACHMENTS DATED NOVEMBER 20,
2017, 3720 BROAD STREET (ARCH-1032-2017)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
October 25, 2017 for the purpose of considering application USE-1094-2017, a request to allow a
mixed-use project with 40 residential units and 1,288 square feet of commercial space, including
a 9% density bonus based on the provision of four low-income residential units; and
WHEREAS, on October 25, 2017 the Planning Commission approved Use Permit USE-
1094-2017 adopted a Categorical Exemption for the project; 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 November 20, 2017, pursuant to a proceeding instituted under ARCH-1032-
2017, People’s Self-Help Housing Corporation, 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; and
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-1032-2017), based on the following findings:
1. 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. The project is consistent with Land Use Element Policy 2.3.6 “Housing and Businesses”
because the project is near neighborhood commercial centers, major activity nodes and
transit opportunities. Housing at this location is and can be compatible with the proposed and
existing commercial uses on-site and on adjacent properties.
3. The project is consistent with the Services and Manufacturing designation for this location
because the mixed-use project would include both commercial and residential uses, which
can be utilized as envisioned by the General Plan.
ATTACHMENT 1
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Resolution No. _____ (2017 Series) Page 2
4. The project is consistent with the Commercial-Services-Special Consideration zone, because
it complies with property development standards including yards, height, access and parking,
and the project would provide necessary infrastructure and improvements to ensure safe and
orderly development within the Broad Street Annexation Area.
5. The project is consistent with the Community Design Guidelines because it provides human
scale architecture, wall and roof articulation, and is compatible with the architecture of the
surrounding neighborhood.
6. The project is categorically exempt under Section 15332 (In-Fill Development Projects) of
the CEQA Guidelines because the project is within City limits, consistent with applicable
City policy, surrounded by urban uses, and on a project site less than 5 acres in size served
by required utilities and public services.
SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Conditions:
Please note the project conditions of approval do not include mandatory code requirements. Code
compliance will be verified during the plan check process, which may include additional
requirements applicable to your project.
Planning
1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
2. The project shall comply with conditions established under Planning Commission Use
Permit USE-1094-2017.
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. All colors and materials shall be called out on plans submitted for a building permit.
5. Signage for the project site shall conform to the standards established for the C-S zone and
shall comply with the City's Sign Regulations to the satisfaction of the Community
ATTACHMENT 1
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Resolution No. _____ (2017 Series) Page 3
Development Director. The Director may refer signage or specific proposals to the ARC if it
seems excessive or out of character with the project.
6. 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 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.
7. 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 adequately
screen them. A line-of-sight diagram shall be included to confirm that proposed screening
will be adequate. This condition applies to initial construction and later improvements.
8. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific locations on plans.
9. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within
20 feet of the front property line. Where this is not possible, as determined by the Utilities
Director, the 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.
Building
10. Accessible parking space will be required to serve the dwelling unit. Building plans shall
show the parking space in relation to unit that it will serve.
11. Commercial parking spaces in the mixed-use building shall be classified as an S-2
occupancy.
Utilities
12. The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is obtained, and shall have reasonable alignments
needed for maintenance of public infrastructure.
ATTACHMENT 1
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Resolution No. _____ (2017 Series) Page 4
13. Revisions to the existing sewer and water infrastructure, that may result from the proposed
land use modifications, shall be completed to the satisfaction of the Utilities Director to
minimize impacts to operations and maintenance of the services.
14. The proposed project is within an area subject to shallow ground water. Heat-fused HDPE
pipe shall be used for the proposed private and public sewer collection system to prevent
groundwater infiltration.
15. Any private sewer services that cross one parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded
prior to final Building Permit.
16. If commercial uses in the project include food preparation, provisions for grease interceptors
and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided
with the design. These types of facilities shall also provide an area inside to wash floor mats,
equipment, and trash cans. The wash area shall be drained to the sanitary sewer.
17. The site is within the City’s Water Reuse Master Plan area and landscape irrigation for the
project shall utilize recycled water from the existing service that was stubbed to the property.
The irrigation system shall be designed and operated as described consistent with recycled
water standards in 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.
18. The project’s commercial and residential uses shall be metered separately. All residential
units are to be individually metered. The CCR’s for the property/homeowner association
shall require that the sub-meters be read by the association (or P/HOA contracted service)
and each condominium billed according to water use.
19. Public sewer and water pipe infrastructure shall not be extended into private access road, but
public water meters can be installed for each parcel with a dedicated access easement that is
recorded to the satisfaction of the Utilities Director.
20. 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.
21. 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 for review during the City’s improvement
plan and/or building permit review process.
22. Water flow rates and flow velocities shall comply with the minimum requirements of the
2016 Potable Water Distribution System Operations Master Plan.
23. Final grades and alignments of all public and/or private water, recycled water, and sewer
shall be approved to the satisfaction of the Utilities Department. The final location,
ATTACHMENT 1
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Resolution No. _____ (2017 Series) Page 5
configuration, and sizing of on-site service laterals and meters shall be approved by the
Utilities Director in conjunction with the review of the building plans, fire sprinkler plans,
and/or public improvement plans.
24. Infrastructure capacity and access easements shall be provided for water and sewer services
to parcels located east of the proposed project.
Engineering/Public Works
25. Projects involving the construction of new structures require that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050.
26. Any sections of damaged or displaced curb, gutter and sidewalk shall be repaired or replaced
to the satisfaction of the Public Works Department.
27. A separate off-site public improvement plan shall be submitted for the required Broad Street
median improvements. Separate review and inspection fees will be required in accordance
with the fee resolution in effect at the time of submittal. The alteration of any existing
frontage improvements and utilities including new utilities and/or abandonments may be
included in the building plan submittal covering the on-site improvements.
28. 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 surface parking lots for water quantity and/or quality control
purposes. Alternate paving material shall be approved to the satisfaction of the Planning
Division.
29. All parking spaces shall be able to be entered in one movement. All spaces, drive aisles, etc.
shall be designed so that all vehicles can exist to the adjoining street in a forward motion in
not more than two maneuvers. For purposes of maneuverability, all required and proposed
covered and uncovered spaces shall be assumed to be occupied by a standard size vehicle.
30. Garages shall be designed to meet minimum clear space per City policy. Storage space may
need to be relocated or garages lengthened to accommodate minimum clear space required.
The applicant may also want to consider larger garage door openings to help meet
maneuverability standards in accordance with the AASHTO large car turning template.
31. The building plan submittal shall show and note compliance with City Engineering Standards
for the proposed parallel parking spaces located along the common driveway/access road.
The plans shall show the space dimensions and shall include all necessary signage and
striping. A common driveway agreement/shared parking agreement for the off-site parallel
parking area shall be recorded prior to building permit issuance.
32. The building plan submittal shall show all required short-term and long-term bicycle parking
per M.C. Section 17.16, Table 6.5, and in accordance with standards contained in the 2013
Bicycle Transportation Plan, 2010 Community Design Guidelines, and any project specific
conditions to the satisfaction of the Community Development Department. Include details
and detail references on the plans for the proposed bicycle parking facilities and/or racks.
ATTACHMENT 1
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Resolution No. _____ (2017 Series) Page 6
The building plans shall provide a detailed site plan of any racks. Show all dimensions and
clearances to obstructions per city standard. The short-term retail bike rack should be located
away from the trash enclosure area and closer to the entrances.
33. The building plan submittal shall include a complete site utility plan. The utility plan shall
correctly reflect the as-built subdivision improvements. 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. All work in the
public right-of-way shall be shown or noted. All new electrical service wiring and telecom
wiring shall be underground.
34. 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. Ownership boundaries and/or easements shall be considered in the
final design. Any common storage areas shall be maintained by the Homeowner’s/Property
Owner’s Association and shall be included in the CCR’s or other property maintenance
agreement accordingly. Drainage from the trash enclosures shall be treated in accordance
with City Engineering Standard 1010.B and shall be included in the Post Construction
Stormwater Regulation compliance summary.
35. The building plan submittal shall include a complete grading and drainage plan for this
project. The plan shall show the existing and proposed contours and/or spot elevations to
clearly depict the proposed grading and drainage. Show and label the high point elevation
or grade break at the yard areas and drainage arrows to show historic drainage. Include the
FF of the residence, existing finish grade elevations, and existing yard drainage. Show all
existing and proposed drainage courses, pipes and structures; indicate the size, type and
material.
36. The building plan submittal shall include a complete drainage report. The project shall
comply with the Waterway Management Plan Volume III, Drainage Design Manual. The
grading and drainage plan and report shall consider historic offsite drainage tributary to this
property that may need to be accepted and conveyed along with the improved on-site
drainage.
37. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for developed
sites. Provide a complete Post Construction Stormwater Plan Checklist as available on the
City’s Website.
38. The building plan submittal shall include an operations and maintenance manual as required
for the Post Construction Stormwater improvements. A private stormwater conveyance
agreement will be required and shall be record prior to final inspection approvals.
39. General Construction Activity Storm Water Permits are required for all storm water
discharges associated with a construction activity where clearing, grading or excavations
result in land disturbance of one or more acres. Storm water discharges of less than one acre,
but which is part of a larger common plan of development or sale, also requires a permit.
Permits are required until the construction is complete. To be covered by a General
ATTACHMENT 1
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Resolution No. _____ (2017 Series) Page 7
Construction Activity Permit, the owner(s) of land where construction activity occurs must
submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State
Regional Water Quality Control Board. An application is required to the State Board under
their recently adopted Stormwater Multi-Application, Reporting, and Tracking System
(SMARTS).
40. The building plan submittal shall include a copy of the Stormwater Pollution Prevention Plan
(SWPPP) for reference. Incorporate any erosion control measures into the building plans as
required by the Board, identified in the SWPPP, and in accordance with Section 10 of the
City’s Waterways Management Plan. Include reference to the WDID number on the grading
and erosion control plan for reference.
41. The building plan submittal shall show all required street trees. Street trees are generally
required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. Tree species
and planting requirements shall in accordance with City Engineering Standards.
42. The City Arborist supports the removal of 6 pine trees with the proposed compensatory tree
plantings shown on the landscape plan. All tree species and planting requirements shall be
per City Engineering Standards.
43. Tree protection measures shall be implemented to the satisfaction of the City Arborist for all
existing offsite trees to remain. 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.
The required tree protection measures shall be shown or noted on the building plans.
Transportation
44. Prior to occupancy, the applicant shall remove any permanent or temporary access controls
and construct a centerline median (300 feet long by 10 feet wide) along Broad Street from
the southern edge of subject property (3720 Broad Street) to the northern property line of the
adjacent property (Iron Works site, 3682 Broad Street). The design of the median shall
conform to City Engineering Standards, to the approval of the Public Works Department.
The process of reimbursement from the Iron Works site, 3682 Broad Street, for fair-share
costs of median construction shall be agreed upon prior to the Public Works Director’s
approval of the public improvement plans.
Fire
45. Fire sprinkler riser rooms with exterior door access are required for all NFPA 13 and 13R
sprinkler systems. Full NFPA 13 systems will be required for all mixed-use buildings and
for all buildings 3 stories and higher due to lack of dual ladder truck access roads.
ATTACHMENT 1
ARC1-13
Resolution No. _____ (2017 Series) Page 8
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
RECUSED:
The foregoing resolution was adopted this 20th day of November 2017.
____________________________________
Doug Davidson, Secretary
Architectural Review Commission
ATTACHMENT 1
ARC1-14
Project Description & Policy Consistency Analysis
Application for Discretionary Approvals
Broad Street Place Workforce Housing
3720 Broad Street; APN 053-231-048
Applicant: People's Self-Help Housing (PSHH)
Representative: RRM Design Group (RRM)
Address: 3720 Broad St. San Luis Obispo, CA 9340 I
Existing Land Use: Services and Manufacturing
Zoning: Service Commercial & Special Considerations Overlay (C-S-S)
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Summary Proposal: Development of a 40-unit, mixed-use development consisting of 36 affordable
for-sale residential townhomes and 4 market rate residential units above three commercial units totaling
approximately I ,288 sf on the ground floor fronting Broad Street. The project includes a Minor
Subdivision for the creation of 40 residential condominiums and 3 commercial condominiums.
Requested Discretionary Approvals:
I. Architectural Design Review-ARC
2. Use Permit-Planning Commission
3. Minor Subdivision -Director's Subdivision Hearing
Existing Conditions & Zoning
The project site is located at 3720
Broad Street in the City of San Luis
Obispo. It is approximately 59,220 sf
( 1.36 ac) in size, flat (<5% average
slope), generally rectangular shaped,
and currently vacant and undeveloped.
The site was created as part of a 4-lot
Minor Subdivision (Parcel Map SLO
13-0003) approved per Director's
Resolution 13-02 and recorded on
January 31, 2014. Access to the site is
provided via a 40-foot wide shared
private driveway. The site is designated
Services and Manufacturing on the
Land Use Element Map and located in
the Service Commercial zone with a
Special Considerations overlay (C-S-S).
Residential uses are permitted as part
of mixed-use projects in this zone at a
density up to 24 units per acre. Figure 1: Zouil'lg Map
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ATTACHMENT 2
ARC1-15
Broad Street Place Workforce Housing Narrative
,Page 2
The surrounding area along Broad Street is developed with a wide variety of uses including single and
multi-family residential, neighborhood-serving retail, restaurants and services, commercial office and
manufacturing uses, and recreational uses. The property immediately north of the site across the shared
private driveway is zoned C-S-S and was recently entitled for the development of the Iron Works
mixed-use development consisting of 46 affordable rental apartments and approximately 4,000 sf of
commercial space. The property immediately east of the site is zoned C -S-S and is developed with a
commercial building occupied by the Plumbers and Steamfitters Union Local 403 offices. The property
immediately south of the site is zoned C-S-S and developed with a commercial building occupied by The
Gas Company. The property immediately west of the site, across Broad Street, is zoned Open Space
and developed with the Damon-Garcia Sports Fields. This area along Broad Street is also home to some
of the City's largest employers including Mindbody , SESLOC Credit Union , Sunrun , and many others.
Project Description
The applicant proposes the construction of a 40-unit, mixed-use development consisting of 36 affordable
for-sale residential townhomes and 4 market rate residential units above three commercial units totaling
approximately 1,288 sf on the ground floor fronting Broad Str eet. All units will be accessed from the
shared private driveway off Broad Street. The project includes a Minor Subdivision for the creation of 40
residential condominiums and 3 commercial condominiums. The common interest subdivision will be
managed by a homeowners' association.
The residential unit mix will consist of 28 two-bedroom, 4 one-bedroom and 4 studio townhome style
units with attached at-grade garages, and 4 one-bedroom flats above the ground floor commercial with
parking in private garages. Proposed density is 35.28 equivalent units, based on different density values
for unit types. Density calculations are detailed in Table I below.
Table 1-Proposed Project Density
Density Unit
No. of proposed Values (SLOMC Total Density
Unit Type Area (SF) units §17.16.010) Value
2-bedroom 1,094 28 1.00 28.00 town home
/-bedroom 892 4 0 .66 2.64 townhome
Studio ffat 492 4 0.5 2.00
I Bedroom Flat 684 4 0 .66 2.64 (mixed use units)
TOTAL I AVG: 972 40 N/A 35.28
The 36 affordable units will be designed and reserved for first-time homebuyers with incomes ranging
between 80%-160% AMI, representative of the low, moderate, and above moderate-income levels, who
are employees of participating SLO-based businesses. The mixed-use units , including the 4 residential
units above the three commercial units fronting Broad St. are anticipated to be sold at market rate
prices. A total of 72 onsite will be provided, including 68 spaces for the residential uses and 4 spaces for
the commercial uses. In addition , I 0 new parallel spaces will be provided along the private driveway for
use by the general public. The project will conform to the State Density Bonus Law, and the applicant
requests an approximately 9% density bonus and the standard parking reductions per SLOMC 17.90.040.
ATTACHMENT 2
ARC1-16
Broad Street Place Workforce Housing Narrative
. Page 3
Amenities for residents include private outdoor balconies, common outdoor courtyards and paseos, and
an approximately I, I 00 sf central plaza and courtyard. The project includes a Minor Subdivision for a
tentative one-lot parcel map for the creation of 40 residential and 3 commercial condominiums.
Affordable Housing Program
The residential units are intended to be smaller and more affordable by design. The average unit size is
approximately 956 sf, and the various unit types, consisting of studios, one-bedrooms and two-
bedrooms, are targeted toward individuals, couples, small families, and first-time home-buyers. This
project will provide new, high quality home ownership opportunities for employees of SLO based
businesses, helping to reduce the jobs-housing imbalance in the City, and helping local businesses attract
and retain talented and skilled employees.
State Density Bonus Law
PSHH is utilizing the State Density Bonus Law (Cal Gov. Code §65915 and SLOMC § 17.90) to achieve
the proposed density of 35.28 units. The applicant proposes to restrict I 0% of the base density (3.3
units, rounding up to 4 units) at the low-income level (up to 80% AMI), and is thus eligible for up to a
20% density bonus under state law and one development concession. The 4 low income units are
anticipated to be studio units 40-43 on the tentative parcel map.
Under the C-S zoning, 33 (32.64) base-density units are allowed (24 dulac; 1.36 ac site). There are 40
proposed units in the project, with a corresponding total density value of 36 units (35.28) based on the
mix of unit types. Therefore, while the project would be eligible for up to a 20% density bonus, the
proposed density represents only an approximately 9% derisity bonus over the base density value of 33
units. The Applicant is not requesting a concession at this time; however, would like to reserve the
concession in the event it becomes necessary to provide for the affordable housing costs.
Table 2 -Density Bonus Calculation
Site Area C-S Allowed 9% Density Bonus Allowed Density Proposed
Density with Bonus Density Units
1.36 acres 1.36 X 24 =32.64; 33 X 9% = 2.97; 36 units 35.28 units
rounded up to 33 rounded up to 3
Workforce Housing Program
In addition to the 4 low income units required by State Density Bonus Law, the Applicant intends to
voluntarily price restrict, through a recorded deed restriction, the remaining 32 townhouse units at
prices affordable to households earning between I 00%-160% AMI depending on the needs and income
levels of eligible households. The Applicant wishes to keep the sales price of these 32 units flexible in
order to best meet the needs of the qualifying families and participating employers. In total, the
Applicant will provide 36 below market rate units for sale to qualifying households who are employees
of participating SLO-based businesses.
lnclusionary Housing Program:
The project is in conformance with the City's lnclusionary Housing Program. Below is a calculation of
inclusionary housing requirements as outlined in Table 2 and 2A of the Housing Element:
Housing Element lnclusionary Requirement:
Average Unit Size: .
Density Value (based on proposed unit mix):
40 units x 3% low-income = 1.2 units
972 square feet
36 units
ATTACHMENT 2
ARC1-17
Broad Street Place Workforce Housing Narrative
. Page 4
Project Density (density units per net acre):
lnclusionary Housing Adjustment Factor:
36 du/1.36 net acres= 26.47 du/acre
1.2 units x 0 = 0 inclusionary units
Although the adjustment factor is 0 for the proposed project due to the small average size of the units
and the relative high density, pursuant to Table 2A of the Housing Element at least one enforceably-
restricted unit is required for projects with 5 or more residential units.
Because the project includes 4 deed restricted low-income units (up to 80% AMI), and 32 additional
units that will be voluntarily sold at below market rates affordable to households earning I 00%-160%
AMI, the project exceeds the City's lnclusionary Housing Program requirements.
Site Coverage:
Per the C-S development standards provided in SLOMC 17.46, the maximum site coverage is 75%. The
total development footprint is approximately 21,062 sf (35%) and therefore conforms with this
requirement.
Minimum Yard Requirements:
Per SLOMC 17.46, the minimum street yard is 20 feet for structures over IS feet in height. The
proposed mixed-use building maintains a 20-foot setback from the Broad St ROW which is
conformance with the minimum street yard requirements.
Other yard requirements in the C-S zone are as required in the zones of adjacent lots. Because each
immediately adjacent property is also zoned C-S, prescribed minimum yard requirements are not
applicable to the site. However, the proposed project design maintains appropriate building setbacks
including a I 0-foot setback from the northern property line along the shared private driveway, a I 0-foot
setback from the eastern (rear) property line, and a I 0-foot setback from the southern property line.
Therefore, the project conforms to the yard setback requirements.
Open Space
Pursuant to SLO Subdivision Regulations 16.0 17.030.F, requirements for open space and recreational
facilities for projects in non-residential zones are set by the reviewing body, and no prescriptive open
space requirements are applicable to the development. The cited provision acknowledges that some
open space areas are needed for residents in commercial zones, but that the more urban character and
setting does not necessarily warrant the same open space requirements as in residential zones.
The project provides a total of approximately 8,127 square feet of common open space in a combination
of active and passive recreational and landscaped areas. Common open spaces include landscaped areas,
pedestrian walkways and paseos, and an approximately 1,1 00 square foot central plaza with a
playground, barbeque, and other amenities for residents. Individual units also have private open space
areas in the form of ground floor patios and upper floor decks totaling 5,179 square feet, an average of
approximately 126 square feet per unit.
Height Limit
The maximum height of the proposed three-story building is 35 feet, and conforms with the maximum
35-foot height limit in the C-S zone.
ATTACHMENT 2
ARC1-18
Broad Street Place Workforce Housing Narrative
Page 5
Parking
A total of 72 parking spaces will be provided onsite, including 68 for residential uses, and 4 for
commercial uses. Parking for the residential units is provided in attached private at grade garages. As the
project conforms to State Density Bonus Law, the provisions of California Government Code
§65915(p)( I) and SLOMC 17.90.040 regarding standard parking reductions apply. Through this
application proposal, the Applicant is formally requesting that these standards be applied to the project.
Therefore, the proposal includes the following parking ratios for residential uses:
Table 3-Residential Parking
No. of proposed Parking Ratio per unit Total Parking
Unit Type units (GovCode§65915(p)(l)) j>rovided
2-bedroom 28 2 56
/-bedroom 8 I 8
Studio 4 I 4
Subtotal Residential Parking 68 r ·
Commercial parking is provided in at-grade covered stalls adjacent to the commercial spaces. A total of
4 spaces will serve the three commercial units (totaling I ,288 sf).
Table 4 -Commercial Parking ·
Anticipated Required Total Parking
Total Area (SF) Parking Rate provided
Commercial 1,288 1/300 4.29
Subtotal Commercial Parking 4
The 4 parking stalls are proposed to be shared among the future owners and/or tenants of the three
commercial units, and potential uses will conform to the code required parking and allowed uses in the
C-S zone. Anticipated uses include office, retail, and service-related businesses, generally with a parking
rate of no more than I space per 300 square feet of floor area. Because the project will not be designed
or engineered to include grease interceptors, no food preparation uses will be allowed. In combination,
the required parking for potential future commercial owners and tenants will not exceed the 4 spaces
provided, unless approved by the City under a separate permit.
In addition to the 72 onsite parking spaces, the applicant proposes to construct a new curb and gutter
along the shared private driveway and create I 0 new parallel parking spaces for use by the general
public.
Bicycle parking is provided for all residential units at a rate of 2 spaces per unit. Bicycle parking spaces
are located in each residential garage or within the units. The bicycle space requirements per Zoning
Regulations Table 6.5, note b for the commercial uses apply to uses that require I 0 or more vehicle
parking spaces. Because the commercial uses do not require I 0 or more vehicle parking spaces, no
commercial bicycle parking spaces are required.
Policy Consistency Analysis:
This project is consistent with the City's vision and will help achieve the its General Plan Housing
Element and sustainability goals including the following:
ATTACHMENT 2
ARC1-19
Broad Street Place Workforce Housing Narrative
Page 6
Cit y of Sa n Luis Obi sp o 2014 -2019 General Plan Hou sin e Eleme nt·
Policy 2.4 -Encourage housing production for all (lnancial strata of the City's population, in the
proportions shown in the in the Regional Housing Needs Allocation, for the 2014-2019 planning period.
These proportions are: extremely low income, I 2 percent; very low income, 12 percent; low income, 16
percent; moderate income 18 percent; above moderate income, 42 percent
Goal 4 Mixed Income Housing -Preserve and accommodate existing and new mixed income
neighborhoods and seek to prevent neighborhoods or housing types that are segregated by economic
status.
Policy 4.2 -Include both market rate and affordable units in apartment and residential condominium
projects and intermix the types of units. Affordable units should be comparable in size, appearance and
basic quality to market-rate units.
Policy 5.4 -In general, housing developments of twenty (20) or more units should provide a variety of
dwelling types ; sizes or forms of tenure.
Policy 6. 9 -Encourage and support employer/employee (lnancing programs and partnerships to increase
housing opportunities speci(lcally targeted towards the local workforce.
Policy 6. 19 -Continue to incentivize affordable housing development with density bonuses, parking
reductions and other development incentives, including City (lnancial assistance .
'
Goal I 0: Maximize affordable housing opportunities for those who live or work in San Luis Obispo while
seeking to balance job growth and housing supply.
The project is consistent with the above General Plan Housing Element goals and policies as it will
create 36 critically needed, below market rate housing opportunities for employees of the SLO-based
companies. It will help local businesses attract and retain talented employees, help improve the jobs-
housing imbalance, develop an underutilized vacant lot in an urbanized location in the City, and serve as
a model for smart-growth and affordable workforce housing throughout the region.
Furthermore, the range of unit types from studios to two-bedroom units will appeal to people of
different ages and with a wide ranges of income levels in an integrated enclave and community. The
project will be attractively designed with high-quality buildings and housing units offering private
balconies and porches as well as common open courtyards and recreation space. For these reasons, the
project is in conformance with the Housing Element policies and will contribute to achieving the City's
goals.
Mixed-Use Findings for Approval
Pursuant to SLOMC 17 .08.072, mixed-use projects in the C-S zone require the approval of a use permit
by the Planning Commission. Mixed-use projects are to be designed to achieve specific objectives
including design criteria, site layout and performance standards, and the Planning Commission must
make mandatory findings for approval including the following:
I. The project's mixed uses are consistent with the general plan and are compatible with their
surroundings, with neighboring uses, and with each other;
ATTACHMENT 2
ARC1-20
Broad Street Place Workforce Housing Narrative
, Page 7
2. The project's design protects the public health, safety, and welfare; and
3. The mixed uses provide greater public benefits than single-use development of the site. This
finding must enumerate those benefits, such as proximity of workplaces and housing, automobile
trip reduction, provision of affordable housing, or other benefits consistent with the purposes of
this section.
In this regard, we believe the project meets and exceeds all design and performance standard criteria,
and that the findings for approval can be made in the affirmative. The anticipated commercial uses, such
as retail, office and service-related businesses , are anticipated to operate during normal business hours,
and would be compatible with the residential uses onsite and in the surrounding neighborhood including
the adjacent Iron Works development. The project is designed to be consistent with the character of
the neighborhood, taking cues from the adjacent Iron Works project as well as other commercial,
industrial and residential buildings in the vicinity. The development of this parcel will improve a vacant
and underutilized property in an urbanized area in the City, and enhance the Broad Street corridor by
creating new mixed-income and affordable for-sale housing opportunities, as well as new high quality
commercial space for small businesses along Broad Street frontage. The project will help improve the
jobs-housing imbalance, increase vibrancy and walkability along Broad Street, reduce vehicle miles
travelled , and help to improve regional sustainability.
ATTACHMENT 2
ARC1-21
VICINITY MAPSHEET INDEXTITLE SHEET A1EXISTING TOPOGRAPHIC MAP A2SITE PLAN & SITE SECTION A3GRADIND AND DRAINAGE PLAN A4SITE IMPROVEMENTS & UTILITIES PLAN A5STORMWATER RETENTION PLAN A6VESTING TENTATIVE PARCEL MAP A7LANDSCAPE PLAN A8CONTEXTUAL IMAGES A9PROJECT CHARACTER A10COMPOSITE BROAD ST. ELEVATION A11BROAD STREET VISUAL SIMULATIONS A12PROJECT ELEVATIONS A13STUDIO FLOOR PLANS A141-BEDROOM FLOOR PLANS A152-BEDROOM FLOOR PLANS A16MIXED-USE BUILDING PLANS A17MIXED-USE BUILDING ELEVATIONS A18BUILDING A PLANS AND ELEVATIONS A19BUILDING A - ELEVATIONS A20BUILDING A - ELEVATIONS A21BUILDING B PLANS AND ELEVATIONS A22BUILDING B - ELEVATIONS A23BUILDING C PLANS AND ELEVATIONS A24BUILDING C - ELEVATIONS A25BUILDING D PLANS AND ELEVATIONS A26BUILDING D - ELEVATIONS A27BUILDING D - ELEVATIONS A28COLOR AND MATERIALS A29PROJECT STATISTICSPROJECT ADDRESS: 3720 BROAD STREET SAN LUIS OBISPO, CA 93401APN: 053-231-048ZONING: C-S-SCURRENT USE: VACANT LOTPROPOSED OCCUPANCY: R-2/U & B/M/S2TYPE OF CONSTRUCTION: VBLOT AREA: 59,186.71 SF = 1.36 ACRES (100%)PROPOSED LOT COVERAGE:BUILDING FOOTPRINT: +/- 21,062.29 SF (35%)LANDSCAPING: +/- 15,037.08 SF (25%)HARDSCAPE & DRIVEWAYS: +/- 23,087.34 SF (40%)ALLOWED DENSITY UNIT: 24/ACREALLOWED D.U. PER LOT SIZE: 24 X 1.36 ACRE = 32.64 DUAFFORDABLE D.U. BONUS: 8% 32.64 DU X 1.08 = 35.28UNIT & DENSITY UNIT PER SLO ZONING 17.16.010 A.1:(4) STUDIO * 0.50 = 2.00 D.U. (8) 1 BEDROOM * 0.66 = 5.28 D.U. (28) 2 BEDROOM * 1.00 = 28.0 D.U.36 TOTAL UNITS 35.28 D.U.TOTAL NUMBER OF NEW UNITS: 40 UNITS(28) 2 BD- 1 1/2 BA OVER TWO-CAR GARAGE (4) 1 BD - 1 1/2 BA W/ONE-CAR GARAGE (4) 1-BD - 1 BA W/ONE-CAR GARAGE (4) STUDIOS OVER ONE-CAR GARAGEPROPOSED DENSITY: 35.28 DU/ACTOTAL SQUARE FOOTAGE (CONDITIONED):(28) 2 BD X 1,106 SF = 30,968 SF (4) 1 BD X 889 SF = 3,556 SF (4) STUDIOS X 492 SF = 1,968 SF (4) MIXED-USE (RES) = 2,752 SFTOTAL: +/- 38,244 SFPARKING REQUIRED PER SLO ZONING 17.16.060(K) :RESIDENTIAL: 1 SPACE PER (STUDIO TO ONE-BED): 8 SPACES REQUIRED2 SPACES PER (TWO-BED): 56 SPACES REQUIRED2 BIKE SPACES PER UNIT: 80 SPACES REQUIREDGUEST PARKING NOT REQUIREDCOMMERCIAL: (1,288 SF) 1 SPACE PER 300 SF: 4 SPACES REQUIREDPARKING: 72 PROVIDED(28) 2 BD (2-CAR GARAGE) = 56 (8) 1 BD (1-CAR GARAGE) = 8 (4) STU. (1-CAR GARAGE) = 4 (4) COMMERCIAL SPACES = 3 REGULAR + 1 VAN ACCESSIBLEBIKE SPACES PROVIDED: = 80 (2/RESIDENTIAL UNIT)ADDITIONAL PARKING PROVIDED: =10 SPACES AVAILABLE ON THE SOUTH SIDE OF THE COMMON PRIVATE DRIVEAVERAGE SITE CROSS SLOPE - SLO ZONING 17.16.010 A.2: 7’ VERTICAL DISTANCE / 430’ HORIZONTAL DISTANCE 1.6% AVERAGE CROSS SLOPEPROVIDED YARD SETBACKS: FRONT: 10 FT REAR: 10 FT STREET SIDE: N/A SIDE: 10 FTMAX ALLOWABLE HEIGHT: 35’-0”PROPOSED HEIGHT: SEE ELEVATIONS FAR:58,985 SF/59,187 = 1.0PROPOSED COMMON OPEN SPACE: 8,127 SFPROPOSED PRIVATE OPEN SPACE: 5,179 SF PROJECT DESCRIPTIONTHE PROJECT PROPOSES THE CONSTRUCTION OF A NEW 40-UNIT MIXED -USE DEVELOPMENT, CONSISTING OF 40 RESIDENTIAL UNITS AND COMMERCIAL SPACE ON A 1.36 AC LOT IN THE C-S-S ZONE. THE PROJECT IS MADE UP OF A RANGE OF DIFFERENT TYPES OF UNITS INCLUDING TWENTY-EIGHT (28) TWO-BEDROOM UNITS, EIGHT (8) ONE-BEDROOM UNITS, AND FOUR (4) STUDIO UNITS. THE COMMERCIAL COMPONENT OF THE PROJECT INCLUDES THREE (3) SPACES TOTALING APPROXIMATELY 1,288 SF. THE 40 UNITS ARE DESIGNED FOR FIRST-TIME HOME BUYERS WITH INCOMES RANGING FROM 80%-160% AMI WHO ARE SLO-BASED EMPLOYEES OF PARTICIPATING EMPLOYERS. THE (4) STUDIO UNITS SHALL BE DESIGNATED AS “LOW INCOME” AFFORDABLE UNITS.THE SITE PLAN CREATES A SENSE OF COMMUNITY WITH BUILDINGS FACING INWARDLY ON TO COMMON COURTAYRDS, OR PASEOS. AN INDUSTRIAL STYLE HAS BEEN SELECTED IN RESPONSE TO THE SITE’S CONTEXT AND HISTORY. THIS STYLE, WITH IT’S RECTANGULAR FORMS, STILL PROVIDES ARTICULATION THROUGH VARIED ROOF FORMS AND ARCHITECTURAL DETAILING.A TOTAL OF (72) ON-SITE PARKING SPACES WILL BE PROVIDED VIA GARAGES OR COVERED PARKING. AN ADDITIONAL (10) OFF-SITE PARKING SPACES WILL BE PROVIDED ON THE SOUTH SIDE OF THE COMMON PRIVATE DRIVE. THE PROJECT WILL CONFORM TO STATE DENSITY BONUS LAW.PROJECT NARATIVEAS THE REAL ESTATE ADAGE GOES, THE KEY TO SUCCESS IS “LOCATION, LOCATION, LOCATION.” SAN LUIS OBISPO EPITOMIZES THIS AS A UNIQUE, AND NATURALLY BEAUTIFUL AREA. TO ITS WEST ARE THE OCEAN AND DUNES, AND SURROUNDING IT ARE THE IRISH HILLS AND SANTA LUCIA MOUNTAINS. BROAD STREET PLACE TAKES THIS SPECIAL SETTING INTO ACCOUNT FOR ITS DESIGN INSPIRATION. THE COLOR SCHEMES FOR PROJECT BUILDINGS FROM BROAD STREET TRANSITION FROM THE BLUES OF THE PACIFIC, TO THE NEUTRAL SHADES OF THE DUNES, AND ON TO THE MOSSY GREENS OF THE TREE-COVERED HILLS. BEYOND NATURAL BEAUTY, THE PROJECT DESIGN SPEAKS TO THE DISTINCT HUMAN CHARACTER AND SPIRIT OF THE COMMUNITY. EACH UNIT IS DESIGNED TO HAVE A WELL-DEFINED ENTRY AND WILL BE INDIVIDUALLY OWNED. ENTRIES ALLOW FOR PRIVACY, BUT ALSO WILL FOSTER SOCIAL INTERACTION WITH NEIGHBORS IN MUCH THE SAME WAY AS TRADITIONAL FRONT PORCHES DO. THE PROJECT ALSO INCLUDES A CENTRAL COMMON AREA AS A GATHERING SPACE THAT IS SHELTERED FROM TRAFFIC NOISE AND PREVAILING WIND PATTERNS.ANOTHER DRAWING POINT OF THE PROJECT SITE IS THAT IT IS A SHORT BIKE RIDE AWAY FROM DOWNTOWN, AND CLOSE TO MANY NEARBY SERVICES AND EMPLOYERS. A HOME AT BROAD STREET PLACE WILL BE A CONSTANT REMINDER OF WHAT IT MEANS TO ESTABLISH A LIFE IN SUCH A BEAUTIFUL PLACE AND SPECIAL COMMUNITY.PROJECT TEAMOWNER: PEOPLE’S SELF HELP HOUSING 3533 EMPLEO ST. SAN LUIS OBISPO, CA 93401 TEL: (805) 781-3088 CONTACT: MORGEN BENEVEDOARCHITECT : RRM DESIGN GROUPCIVIL ENG 3765 S. HIGUERA ST.LANDSCAPE SAN LUIS OBISPO, CA 93401PLANNING TEL: (805) 543-1794 FAX: (805) 543-4609 CONTACT: DARIN CABRAL 3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A1BROAD STREET PLACE - WORKFORCE HOUSINGTITLE SHEET0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-22
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A2BROAD STREET PLACE - WORKFORCE HOUSINGEXISTING TOPOGRAPHIC MAP0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-23
NOPARKING
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+,*+62/,':22')(1&((;,67,1*0(7$/)(1&(725(0$,1(;,67,1*0(7$/)(1&(217232)7+(5(7$,1,1*:$//725(0$,1$%52$'675((7$872&2857&20021$5($$872&2857$872&2857352-(&7%281'$5<352-(&7%281'$5<%8,/',1*$%8,/',1*%%8,/',1*$%8,/',1*$%8,/',1*%%8,/',1*$0,;('86(&20021$5($%8,/',1*'%8,/',1*&352-(&7%281'$5<352-(&7%281'$5<75$6+*5((1:$67(5(&<&/(&2002135,9$7('5,9(6,'(:$/.%8,/',1*'5,9(:$<(175<),5(5,6(55220838383(7$1'87,/,7<77($((6$$0(1777$*(($6(0(17
(%8,/',1*($%8,/',1*$'%8,/',1*''%8,/',1*'%%8,/',1*%'%2//$5'3/,*+77<3:$//,*+),5(55,6(5),5(55,6(5),5(55,6(5$'$37$%/(781,7838383
735,9$7('5$,1$*(($6(0(17.6,'(:$/.&%8,/',1*&$%8,/',1*$'8%8,/',1*''%8,/',1*'/+81*377<3%2//$/,*+7(((),5(55555,6(5$'$37$%/(781,7$$63+$'5,9(:&21&3('(:$/.////++$$77$$::&&((..838338383...6(7%$&.$%8,/',1*$$%8,/',1*$%%8,/',1*%'%8,/',1*''%8,/',1*'&%8,/',1*&'$5'37<3),5(55,6(5),5(55,6(5),5(55,6(5$'$37$%/(7777781,7$'$37$%/(781,7&21&5(7(9$//(<5*877(5$/7<:$<&5(7(675,$1<.:$<$$77$$::&&((66..LEGENDNEIGHBORHOODSTYLE 1, COLOR SCHEME 1NEIGHBORHOODSTYLE 2, COLOR SCHEME 2NEIGHBORHOODSTYLE 3, COLOR SCHEME 3SITE SECTION 2SITE SECTION 3TRASH CORRAL - ENLARGED PLAN(REFER TO BUILDING A ELEVATIONS)3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A3BROAD STREET PLACE - WORKFORCE HOUSINGARCHITECTURAL SITE PLANSCALE S: 1” = 40’- 0” (12”X18” SHEET) 1”=20’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-24
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A4BROAD STREET PLACE - WORKFORCE HOUSINGGRADING AND DRAINAGE PLAN 0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-25
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A5BROAD STREET PLACE - WORKFORCE HOUSINGSITE IMPROVEMENTS &UTILITIES PLAN0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-26
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A6BROAD STREET PLACE - WORKFORCE HOUSINGSTORMWATER RETENTION PLAN0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-27
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A7BROAD STREET PLACE - WORKFORCE HOUSINGVESTING TENTATIVE PARCEL MAP0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-28
1013336622244441211118888779NAMEOD JAPANESE MAPLEJAPANESE MAPLEEDBUD MULTI-TRUNKERT WILLOWAX MYRTLELANE TREENAMEEDGESSFOUNTAIN GRASSNAMEEECHYELLOW, ORANGE, RED HYBRIDSD KANGAROO PAWPE RUSHDRACAENARPLE SMOKE TREEGUAVAURPLE CORAL BELLSIBERTIAAT RUSHAND FLAXTOSPORUMWORD FERNNAMENAMELCODE DESCRIPTION1PAVERS AT BUILDING ENTRIES2 CONCRETE PEDESTRIAN CROSSWALK3 CONCRETE PEDESTRIAN PATHS4 TRASH CORRAL6 LANDSCAPE BOULDERS7MAILBOXES8UTILITY CLOSET9PLAY LAWN10PATIO - SHOWN WITH CONCEPTUAL SITE FURNISHINGS11PERIMETER FENCING, TYP.SCALE: 1" = 20'10' 20'0 40'SCHEMATIC LANDSCAPE PLANAll of the proposed landscape areas will meet the State of California and local Water Efficient LandscapeOrdinance standards. The project utilizes plant material that is well suited to the environmental conditions,and the majority of the plants thrive with low water usage. Preliminary water use calculations are providedon this sheet based on State and local standards.The irrigation system will utilize the following methods:xDrip and bubbler irrigation will be primarily used to apply water accurately to the plant root zones, at therate that it can infiltrate to improve irrigation efficiency.xLow flow emission devices will be used where needed to apply water uniformly and slowly. Over sprayand evaporation will be minimized and matched precipitation rate nozzles will be used within eachcontrol valve and circuit.xA weather based, self-adjusting irrigation controller with a moisture sensor or rain shut off device will beinstalled. The irrigation system will be controlled by a time clock with the ability to adjust runtimes bydata collected from rain and ET sensors.xThe watering schedule will be based upon the plant needs, soil type, slope and season. Irrigation will bescheduled to water in an efficient manner.xPlant material will be irrigated based on hydrozones based on water use demand in accordance withstate water regulations.METHOD OF IRRIGATIONPRELIMINARY WATER USE ESTIMATESWATER USAGE PROJECTIONSPER CITY OF SAN LUIS OBISPO STANDARDS.RESOURCES SPECIES EVALUATION LISTMAXIMUM APPLIED WATER ALLOWANCE (MAWA)TOTAL LANDSCAPE AREA 12,888 MAWA GALLONS 244,990TURF 317 MAWA UNITS 328LOW (DROUGHT TOLERANT) 7,699MODERATE 4,872ESTIMATED TOTAL WATER USE (ETWU)HIGH (THIRSTY) 0 ETWU GALLONS 137,147SPORTS FIELD 0 ETWU UNITS 183VEGETABLES 0KEYSCALE: 1" = 4'4' 8'0 12'BENCH OR SEAT WALLDECORATIVE PAVING PATIOLARGE BOULDERSMOUNDLAWNSMALL BOULDERSUTILITY CLOSETCONCRETE WALKWAYDRIVEWAYPRIVATEENTRYPATIOPRIVATEENTRYPATIOENLARGEMENT - SEE BELOWTREESBOTANICAL NAMECOMMON NAME ACER PALMATUM `BLOODGOOD` BLOODGOOD JAPANESE MAPLE ACER PALMATUM `DISSECTUM VIRIDIS` LACELEAF JAPANESE MAPLE CERCIS OCCIDENTALIS WESTERN REDBUD MULTI-TRUNK CHILOPSIS LINEARIS `BUBBA` BUBBA DESERT WILLOW MYRICA CALIFORNICA PACIFIC WAX MYRTLE PLATANUS X ACERIFOLIA `COLUMBIA` LONDON PLANE TREEGRASSESBOTANICAL NAMECOMMON NAME CAREX DIVULSA BERKELEY SEDGE MUHLENBERGIA RIGENS DEER GRASS PENNISETUM ORIENTALE ORIENTAL FOUNTAIN GRASSSHRUBS & PERENNIALSBOTANICAL NAMECOMMON NAME ACANTHUS MOLLIS BEAR`S BREECH ACHILLEA MILLEFOLIUM - MIX YARROW - YELLOW, ORANGE, RED HYBRIDS ANIGOZANTHOS X `BUSH RANGER` DWARF RED KANGAROO PAW CHONDROPETALUM TECTORUM `EL CAMPO` SMALL CAPE RUSH CORDYLINE AUSTRALIS `RED STAR` RED STAR DRACAENA COTINUS COGGYGRIA `ROYAL PURPLE` ROYAL PURPLE SMOKE TREE FEIJOA SELLOWIANA PINEAPPLE GUAVA HEUCHERA MICRANTHA `PALACE PURPLE` PALACE PURPLE CORAL BELLS LIBERTIA PEREGRINANS ORANGE LIBERTIA LOMANDRA LONGIFOLIA `BREEZE` DWARF MAT RUSH PHORMIUM TENAX `PINK STRIPE` NEW ZEALAND FLAX PITTOSPORUM TENUIFOLIUM `MARJORIE CHANNON` TAWHIWHI PITTOSPORUM TOBIRA `DWARF` DWARF PITTOSPORUM POLYSTICHUM MUNITUM WESTERN SWORD FERNSUCCULENTSBOTANICAL NAMECOMMON NAME AEONIUM X `SUNBURST` AEONIUMGROUND COVERSBOTANICAL NAMECOMMON NAME LID MIXMIX EQUALJUNCUS PATENS, CAREX SPISSA, FESTUCA RUBRA`MOLATE`SCCONCEPTUAL PLANT LISTBENCH OR SEAT WADECORATIVE PAVING PATILARGE BOULDERMOUNLAWSMALL BOULDERDRIVEWA3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A8BROAD STREET PLACE - WORKFORCE HOUSINGLANDSCAPE PLANSCALE S: 1” = 40’- 0” (12”X18” SHEET) 1”=20’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-29
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A9BROAD STREET PLACE - WORKFORCE HOUSINGCONTEXTUAL INSPIRATION0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-30
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A10BROAD STREET PLACE - WORKFORCE HOUSINGPROJECT CHARACTER0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-31
IRON WORKSBROAD STREET PLACEDERREL’S STORAGEGASCOMPANY3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A11BROAD STREET PLACE - WORKFORCE HOUSINGCOMPOSITE BROAD STREET ELEVATION0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-32
BROAD STREET NORTHBOUNDBROAD STREET SOUTHBOUND3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A12BROAD STREET PLACE - WORKFORCE HOUSINGBROAD STREET VISUAL SIMULATIONS0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-33
WEST ELEVATIONNORTH ELEVATIONEAST ELEVATIONSOUTH ELEVATION3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A13BROAD STREET PLACE - WORKFORCE HOUSINGPROJECT ELEVATIONS0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-34
6725$*(678',26725$*(678',2*$5$*(*$5$*(&20021(175<
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$5($&$/&6678',2*5281')/225&20021 6)6(&21')/225 6)7+,5')/225 6)727$/&21',7,21('$5($ 6)$5($&$/&6121&21',7,21(''(&.$5($678',2 6)'(&.$5($678',26)*$5$*( 6725$*($5($678',2 6)*$5$*($5($678',26)6725$*($5($678',26)727$/121&21',7,21('$5($6)3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A14BROAD STREET PLACE - WORKFORCE HOUSINGSTUDIO FLOOR PLANSSECOND FLOORFIRST FLOORTHIRD FLOORSCALE S: 1/8” = 1’- 0” (12”X18” SHEET) 1/4”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-35
26' - 3"27' - 1"9' - 5"36' - 6"BEDROOMCL.BATHENTRYL.GARAGEUTILITYPATIOPARKING STALL9' - 0" ADAPTABLE AISLE5' - 0" PARKING18' - 0" PARKING STALL CLEARANCE200 CU FT OF STORAGE(20"X156"X108" = 214 CF)BIKE STORAGEBIKE STORAGE5' - 8"8' - 9"10' - 0"37' - 0 3/8"27' - 0"9' - 6"POWDERSGREAT ROOM11' - 3 1/2"7' - 9"19' - 0 1/2"PATIOP.AREA CALCS - ONE BEDONE BED - GROUND FLOOR373 SFONE BED - SECOND FLOOR515 SFTOTAL CONDITIONED AREA889 SFAREA CALCS - NONCONDITIONEDDECK AREA113 SFGARAGE AREA390 SFTOTAL NONCONDITIONED AREA: 2503 SFSECOND FLOORFIRST FLOOR3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A15BROAD STREET PLACE - WORKFORCE HOUSING1-BEDROOM FLOOR PLANSSCALE S: 1/8” = 1’- 0” (12”X18” SHEET) 1/4”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-36
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$5($&$/&67:2%('*5281')/2256)6(&21')/2256)7+,5')/2256)727$/&21',7,21('$5($6)$5($&$/&6121&21',7,21(''(&.$5($6)*$5$*($5($6)727$/121&21',7,21('$5($6)SECOND FLOORFIRST FLOORTHIRD FLOOR3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A16BROAD STREET PLACE - WORKFORCE HOUSING2-BEDROOM FLOOR PLANSSCALE S: 1/8” = 1’- 0” (12”X18” SHEET) 1/4”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-37
*$5$*(81,7*$5$*(81,7*$5$*(81,7 *$5$*(81,7&200(5&,$/68,7(&200(5&,$/68,7(&200(5&,$/68,7(&200(5&,$/81,6(;5(6752206725$*(81,7&200(5&,$/3$5.,1* [[ &) [[ &) [[ &) [[ &) 62&&83$1&<6725$*(81,76725$*(81,76725$*(81,7),5(5,6(5$
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12,6(,17(5,252)5(6,'(17,$/81,7&200(5&,$/86((;7(5,255(6,'(17,$/'(&./,1(2)6,*+7%52$'675((7)$&(2)&85%3523(57</,1(52:(.114#4'#5Á70+62.#05)/225648$5()227$*(833(5)/22581,7 6)833(5)/22581,7 6)833(5)/22581,7 6)833(5)/22581,7 6)6)(.114#4'#5Á%1//'4%+#.)/225648$5()227$*(&200(5&,$/68,7( 6)&200(5&,$/68,7( 6)&200(5&,$/68,7( 6)&200(5&,$/3$5.,1*$5($ 6)6)(.114#4'#5Á010%10&+6+10'&'(&.$5($648$5()227$*(&200(5&,$/3$5.,1*$5($ 6)'(&.$5($81,7 6)'(&.$5($81,7 6)'(&.$5($81,7 6)'(&.$5($81,7 6)*$5$*($5($81,7 6)*$5$*($5($81,7 6)*$5$*($5($81,7 6)*$5$*($5($81,7 6)6725$*($5($ 6)81,6(;5(675220$5($ 6)833(5(175<'(&.$5($81,7 6)833(5(175<'(&.$5($81,7 6) 6)352326('0,7,*$7,21)25,1'22512,6(3529,'($,5&21',7,21,1*25$0(&+$1,&$/9(17,/,$7,216<67(062:,1'2:6$1''22560$<5(0$,1&/26('02817:,1'2:6$1'6/,',1**/$66'2256,1/2:$,5,1),/75$7,215$7(5$7()5$0( &)025/(663(5$16,63(&,),&$7,216 3529,'(62/,'&25((;7(5,25'2256:,7+3(5,0(7(5:($7+(5675,33,1*$1'7+5(6+2/'6($/6(;7(5,25:$//:,7+678&&2),%(5&(0(176,',1*25&2558*$7('0(7$/6,',1*29(5,1&+0,180807+,&.),%(5%2$5' 6281'%2$5' 25(48$/*/$66$5($,1:,1'2:6$1''225,6/(667+$12)7+()/225$5($,17+(52203529,'(%$))/(6)25522)25$577,&9(176)$&,1*7+(12,6(6285&(SECOND FLOORFIRST FLOORNOISE MITIGATION DIAGRAM3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A17BROAD STREET PLACE - WORKFORCE HOUSINGMIXED-USE BUILDING PLANSSCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-38
LEFT ELEVATIONFRONT ELEVATIONRIGHT ELEVATIONREAR ELEVATIONPROPOSED HT.29’-4”174.25’ ANGLOTS: 1-73720 BROAD STREET, SAN LUIS OBISPO, CA 93401A18BROAD STREET PLACE - WORKFORCE HOUSINGMIXED-USE BUILDING ELEVATIONSSCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-39
SECOND FLOORTHIRD FLOORFIRST FLOORRIGHT ELEVATIONFRONT ELEVATIONLEFT ELEVATIONREAR ELEVATIONPROPOSED HT.34’-0”PROPOSED HT.33’-9”178.25’ ANGLOTS: 24,25,26180.25’ ANGLOTS: 31,32,333720 BROAD STREET, SAN LUIS OBISPO, CA 93401A19BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING A - NEIGHBORHOOD 3 SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-40
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3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A20BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING A - NEIGHBORHOOD 1SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONATTACHMENT 3ARC1-41
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3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A21BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING A - NEIGHBORHOOD 2 SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONATTACHMENT 3ARC1-42
SECOND FLOORTHIRD FLOORFIRST FLOORRIGHT ELEVATIONFRONT ELEVATIONLEFT ELEVATIONREAR ELEVATIONPROPOSED HT.33’-8”175.5’ ANGLOTS: 36,40,413720 BROAD STREET, SAN LUIS OBISPO, CA 93401A22BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING B - NEIGHBORHOOD 1SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-43
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3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A23BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING B - NEIGHBORHOOD 3SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONATTACHMENT 3ARC1-44
SECOND FLOORTHIRD FLOORFIRST FLOORRIGHT ELEVATIONFRONT ELEVATIONLEFT ELEVATIONREAR ELEVATIONPROPOSED HT.33’-4”179.75’ ANGLOTS: 38,273720 BROAD STREET, SAN LUIS OBISPO, CA 93401A24BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING C - NEIGHBORHOOD 3SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-45
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3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A25BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING C - NEIGHBORHOOD 2SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONATTACHMENT 3ARC1-46
SECOND FLOORTHIRD FLOORFIRST FLOORRIGHT ELEVATIONFRONT ELEVATIONLEFT ELEVATIONREAR ELEVATIONPROPOSED HT.34’-0”178.5’ ANGLOTS: 22,23PROPOSED HT.32’-11”177.5’ ANGLOTS: 17,183720 BROAD STREET, SAN LUIS OBISPO, CA 93401A26BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING D - NEIGHBORHOOD 2SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-47
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3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A27BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING D - NEIGHBORHOOD 1SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONATTACHMENT 3ARC1-48
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67)/225
3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A28BROAD STREET PLACE - WORKFORCE HOUSINGBUILDING D - NEIGHBORHOOD 3SCALE S: 1/16” = 1’- 0” (12”X18” SHEET) 1/8”=1’-0” (24”X36” SHEET)0329-03-RS17 NOVEMBER 7, 2017FRONT ELEVATIONREAR ELEVATIONRIGHT ELEVATIONLEFT ELEVATIONATTACHMENT 3ARC1-49
7.1.4.1. STUCCO 1 COLOR: DUNN EDWARDS WHITE PICKET FENCE DET6482a. STUCCO 2 COLOR: DUNN EDWARDS IRON-IC DET6112b. ACCENT COLOR: DUNN EDWARDS SO CHIC DET6143. NARROW SIDING COLOR: DUNN EDWARDS ASH GRAY DEC751 4. WIDE SIDING COLOR: DUNN EDWARDS MORRO BAY DET5715. TRIM COLOR: DUNN EDWARDS IRON-IC DET6116. WINDOW FRAME: DARK GREY7. ASPHALT SHINGLE ROOF: GAF ROOFING TIMBERLINE HD CHARCOAL8. WOOD-LOOK ACCENT: DUNN EDWARDS KILN DRIED DET692 9. ACCENT METAL: WESTERN STATES METAL ROOFING GALV-TEN ROBUST 10. ENTRY DOOR: DUNN EDWARDS DARK & STORMY DET57211. GARAGE DOOR: DUNN EDWARDS IRON-IC DET61112. LIGHTS: HINKLEY LIGHTING SHELTER LED WALL SCONCECOLOR SCHEME 12b.5.1.6.9.6.10.11.12. 7.3.1. STUCCO 1 COLOR: DUNN EDWARDS WHITE PICKET FENCE DET6482. STUCCO 2 COLOR: DUNN EDWARDS SO CHIC DET6143. NARROW SIDING COLOR: DUNN EDWARDS CREAMY APRICOT DE52824. WIDE SIDING COLOR: DUNN EDWARDS SO CHIC DET6145. TRIM COLOR: DUNN EDWARDS IRON-IC DET6116. WINDOW FRAME: DARK GREY7. ASPHALT SHINGLE ROOF: GAF ROOFING TIMBERLINE HD CHARCOAL8. ACCENT METAL: WESTERN STATES METAL ROOFING REZIBOND9. ENTRY DOOR: DUNN EDWARDS CALIFORNIA PEACH DET47910. GARAGE DOOR: DUNN EDWARDS SO CHIC DET61411. LIGHTS: BARN LIGHT ELECTRIC ATOMIC LED WALL SCONCECOLOR SCHEME 22.4.1.5.8.6.10.11.7.1. STUCCO 1 COLOR: DUNN EDWARDS WHITE PICKET FENCE DET6482. STUCCO 2 COLOR: DUNN EDWARDS IRON-IC DET6113. NARROW SIDING COLOR: DUNN EDWARDS LIFE AQUATIC DET6074. WIDE SIDING COLOR: DUNN EDWARDS ASH GRAY DEC751 5. TRIM COLOR: DUNN EDWARDS IRON-IC DET6116. WINDOW FRAME: DARK GREY7. ASPHALT SHINGLE ROOF: GAF ROOFING TIMBERLINE HD CHARCOAL8. WOOD-LOOK ACCENT: DUNN EDWARDS KILN DRIED DET6929. ACCENT METAL: WESTERN STATES METAL ROOFING GALV-TEN ROBUST 10. ENTRY DOOR: DUNN EDWARDS MOSS COTTAGE DET60811. GARAGE DOOR: DUNN EDWARDS MOSS COTTAGE DET60812. LIGHTS:BARN LIGHT ELECTRIC WESCO LED WALL SCONCECOLOR SCHEME 32.1.8.9.2a.3.6.9.11. 12.10.3.4.5.6.8.3720 BROAD STREET, SAN LUIS OBISPO, CA 93401A29BROAD STREET PLACE - WORKFORCE HOUSINGCOLOR AND MATERIALS0329-03-RS17 NOVEMBER 7, 2017ATTACHMENT 3ARC1-50
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a mixed use project including approximately 1,288 square feet of commercial
space and 40 residential units, including 4 low-income affordable units, 32 workforce
housing units, and 4 market rate units, including a request for a 9% density bonus, with a
categorical exemption from environmental review.
PROJECT ADDRESS: 3720 Broad BY: Shawna Scott, Associate Planner
Phone: 781-7176
e-mail: sscott@slocity.org
FILE NUMBER: USE-1094-2017 FROM: Doug Davidson, Deputy Director DD
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) allowing approval of the mixed
use project with a 9% density bonus, based on findings, and subject to conditions.
SITE DATA
Applicant People’s Self Help Housing Corporation
Representative Tony Tomasello, RRM Design Group
Zoning Service Commercial, Special
Consideration (C‐S‐S)
General Plan Services and Manufacturing
Site Area 1.36 acres
Environmental
Status
Categorically Exempt from
environmental review under Section
15332, Class 32, In‐fill Development
Projects, of the CEQA Guidelines
SUMMARY
The applicant proposes to establish the Broad Street Place Workforce Housing project at 3720 Broad
Street, which requires approval of a Planning Commission Use Permit to allow a mixed use project in
the C-S-S zone. The proposed project consists of approximately 1,288 square feet of commercial space
fronting Broad Street, and 40 residential units (including a 9% density bonus).
1.0 COMMISSION’S PURVIEW
The Planning Commission’s purview is to review the project in terms of its consistency with the City
General Plan and Zoning Regulations. If the Planning Commission approves the use permit, the
Architectural Review Commission (ARC) will conduct final design review of the project.
Meeting Date: October 25, 2017
Item Number: 1
ATTACHMENT 4
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USE-1094-2017 (3720 Broad Street)
Page 2
2.0 PROJECT INFORMATION
2.1 Site Information/Setting
Table 1. Site Information
Site Size 1.36 acres
Site Location East side of Broad Street, approx. 500 feet north of Industrial Way
Site Zoning Service Commercial with Special Considerations overlay (C-S-S)1;
Airport Safety Zone S-2
Present Use & Development Vacant (no structures), existing access road into the property
Topography Nearly level
Access From Broad Street via shared private drive
Surrounding Use / Zoning North: Ironworks affordable housing development, Derrel’s Mini
Storage / C-S-S
South: The Gas Company / C-S-S
East: Plumbers and Steamfitters Union, Woodtech Cabinet Specialists
Inc., and Central Elevator Services / C-S-S
West: Damon-Garcia Sports Fields, Broad Street / PF and C/OS
2.2 Project Description
In summary, the project includes the following:
1. Three commercial units 437, 456, and 382 each, four ground-level parking spaces, one shared
restroom, located along the Broad Street frontage.
2. Four market-rate, one-bedroom units (approximately 684 square feet each) above the
commercial units, with one enclosed one-car garage per unit located on the ground level.
3. Four low-income (up to 80% average median income [AMI]2), 492-square foot, studio units,
with attached one-car garages on the ground level.
4. Four one-bedroom (100-160% AMI3), two-story, townhomes, approximately 892 square feet
each, with attached one-car garages on the ground level.
5. 28 two-bedroom (100-160% AMI), three-story, townhomes, approximately 1,094 square feet
each, with attached two-car garages on the ground level.
6. Amenities including private outdoor balconies, common outdoor courtyards and paseos, and
an approximately 1,100-square foot central plaza and courtyard.
7. Ten additional parking spaces within the common private access road.
8. The project includes associated site grading, building construction, parking, landscaping and
other site improvements. Utilities have already been stubbed in as part of Parcel Map SLO-13-
003, which was recorded on January 31, 2014.
1 The S-overlay is in place to assure the review of necessary public improvements, unique site constraints in relation to the
Orcutt Creek culvert and to ensure the safe and orderly development within the Broad Street Annexation Area
2 Low income is defined as up to 80% the average median income
3 Moderate income is defined as 81 to 120% the average median income; “workforce level of affordability” is considered
121 to 160% of the average median income in San Luis Obispo County (see Housing Element Program 2.16).
ATTACHMENT 4
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USE-1094-2017 (3720 Broad Street)
Page 3
The project design is a contemporary interpretation of the commercial-industrial architecture that
exists in the surrounding neighborhood and along the southern extent of Broad Street. The project
includes the use of stucco, metal accents and awnings, and varying color schemes that are
complementary to existing and future development. The residences incorporate covered porches,
large windows, slanted and peaked roofs, and variations in height (two and three-story buildings).
The ARC will review the project design following the Planning Commission’s action on the use
permit request. Additional information regarding the project is available in the Applicant’s Project
Description Statement (Attachment 3) and Project Plans (Attachment 4).
Table 2. Project Statistics
Item Proposed1 Ordinance Standard2
Street yard 20 feet 15 feet
Maximum Height of Structure(s) 34 feet 6 inches (max) 35 feet
Building Coverage 35% 75%
Parking Spaces 72 onsite; 10 on street 72
Bicycle Spaces 80 80
1 Applicant Plan Set (October 3, 2017)
2 City of San Luis Obispo Zoning Regulations (March 2015)
3.0 PROJECT ANALYSIS
3.1 General Plan Policies
The Housing and Land Use Elements encourage mixed use projects where they can be found to be
compatible with existing and potential future development. The project is consistent with Housing
Element Program 6.15, which identifies the subject site as an area for higher-density, infill or mixed
use housing (refer to Attachment 5, Housing Element Map).4 The proposed project is consistent
with Housing Element Policies 2.165 and 6.96 because the project includes both low income and
workforce level of affordability housing units. The Land Use Element encourages compatible mixed
uses in commercial districts (Policy 3.8.5) and specifically discusses residential and commercial
mixed use in Policy 2.3.6.7
4 Consider General Plan amendments to rezone commercial, manufacturing or public facility zoned areas for higher-
density, infill or mixed use housing where land development patterns are suitable and where impact to Low-Density
Residential areas is minimal. For example, areas to be considered for possible rezoning include, but are not limited to…
3710 Broad Street (Plumbers and Steamfitters Union). (Note: 3710 Broad Street included the project site prior to its
subdivision in 2013).
5 The City will evaluate and consider including a workforce level of affordability in its Affordable Housing Standards to
increase housing options in the City for those making between 121 percent and 160 percent of the San Luis Obispo median
income.
6 Encourage and support employer/employee financing programs and partnerships to increase housing opportunities
specifically targeted towards the local workforce.
7 The City shall encourage mixed use projects, where appropriate and compatible with existing and planned development
on the site and with adjacent and nearby properties. The City shall support the location of mixed use projects and
ATTACHMENT 4
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USE-1094-2017 (3720 Broad Street)
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3.2 Zoning Regulations (17.08.072 Mixed Use Projects)
Mixed use projects require that the Planning Commission make specific findings regarding General
Plan, neighborhood compatibility, findings for health, safety and welfare, and findings that the mix
of uses provides greater benefits such as proximity to work places, affordable housing, and trip
reduction (refer to Attachment 1, Draft Resolution). Staff recommends that the proposed project
facilitates the ability to make these findings because it includes both low income and affordable by
design workforce housing, and is proximate to transit, workplaces, and bicycle connections.
Additional discussion is provided below.
3.2.1 Design Considerations
Mixed use projects must be designed to achieve specific objectives including design criteria,
site layout and performance standards (refer to Attachment 6, Zoning Regulations Section
17.08.072). The purpose of the performance standards is to help ensure the compatibility
between the residential and commercial uses both within the project site and on adjacent
properties.
The proposed project is designed with a two-story mixed use structure along the Broad Street
frontage. The proposed second floor residential decks on the mixed use structure would be set
back a minimum of 20 feet from the edge of Broad Street, and would include a 5-foot, 6-inch
wall, which would attenuate transportation-related noise (refer to Attachment 4, Project Plans,
Sheet A14). The mixed use building would provide a buffer from potential noise, odors, glare,
and transportation-related noise associated with the Broad Street corridor and use of the
commercial space. Adequate parking is provided adjacent to the commercial use, and garages
and bicycle storage are proposed for all residential uses. The placement of private townhome
decks and porches, and the location of common area space internal to the site, would provide
privacy for future residents (refer to Attachment 4, Project Plans, Sheet A3). The pedestrian
walkways are designed to link both commercial and residential uses to the public right-of-way
and internal courtyard.
The proposed project would be compatible with the approved mixed use Iron Works project,
which will be developed on the parcel to the north (refer to Figure 1. Comparative Renderings
of Broad Street Place and Iron Works). The site is ideal for a mixed use project because of its
location near other mixed use projects and neighborhood serving retail, restaurants and low-
intensity commercial uses.
community and neighborhood commercial centers near major activity nodes and transportation corridors / transit
opportunities where appropriate.
ATTACHMENT 4
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USE-1094-2017 (3720 Broad Street)
Page 5
Figure 1. Comparative Renderings of Broad Street Place (left) and Iron Works (right)
3.2.2 Maximum Density
The base maximum density allowed for the project site is 32.64 units.8 By providing four low-
income units in the development, the applicant is entitled up to a 20% density bonus under
State law.9 The proposed density bonus for the project is 9%, which would allow for the 40
residential units (35.28 density units) proposed as part of the project, consistent with State law
and the City Zoning Regulations. The applicant is not requesting any other concessions or
incentives.
3.2.3 Site Layout Standards
The proposed project meets site layout standards as followed: 1) Residential units are located
above the commercial portion and behind the commercial portion of the project more than 50
feet from Broad Street; 2) based on the size of the proposed commercial floor area (1,288 square
feet), no off-street loading areas are required; and 3) trash corrals are proposed near the
common drive, along the northern side of the project site, in areas convenient for both the
commercial and residential uses (see Attachment 4, Project Plans, Sheet A3).
3.2.4 Performance Standards
Regarding lighting, the project does not include any pole-mounted lighting, or other lighting
that may adversely affect the residential uses. The vicinity is developed with low-intensity
commercial uses and is conducive to a mixed use project. The parking area for the Gas
Company facility is located to the south; maintenance vehicles and equipment storage
associated with this use are in the eastern portion of the site. The project’s proposed common
area is located internal to the project, and no outdoor use areas are proposed along the southern
property boundary; therefore, the site design would minimize potential adverse impacts from
non-residential project noise. The applicant is not requesting extended hours of operation for
the commercial use.
8 Maximum density in the C-S zone is 24 units per acre (Zoning Regulations Section 17.46.020.A).
9 Zoning Regulations Section 17.90.040.D Standard Incentives for Housing Projects, Ten Percent Low Income Dedication
ATTACHMENT 4
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3.3 Site Development Criteria
The proposed mixed use project is consistent with the development standards and uses within
Airport Overlay (Safety) Zone (AOZ) S-210. As shown in Table 2. Project Statistics, the project
provides required parking for both the commercial11 and residential12 components of the project.
The mixed use project complies with the S-overlay by including all necessary public improvements
and promoting safe and orderly development within the Broad Street Annexation Area and the
Orcutt Creek culvert.
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 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
Staff comments provided during review of the proposed project are incorporated into the presented
evaluation and conditions of approval. Additional conditions will be provided in the future architectural
review report regarding public improvement requirements, utility connections, and other site features.
6.0 ALTERNATIVES
6.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
6.2 Deny the item. Deny the project based on findings of inconsistency with the Zoning
Regulations and/or other pertinent City standards. This alternative is not recommended,
because the project is consistent with the General Plan and Zoning Regulations, and further
evaluation could be accommodated in the review process.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Applicant’s Project Description Statement
4. Applicant’s Project Plans
5. Housing Element Map
6. Zoning Regulations Section 17.08.072
11 x 17 Plan Set Available to Planning Commissioners for Review
10 Refer to Zoning Regulations Section 17.57.40 & Table 10 – Airport Overlay Zone (AOZ) – Maximum Allowed Persons
11 Refer to Zoning Regulations Table 6 – Parking Requirements by Use
12 Refer to Zoning Regulations Section 17.90.040.K Standard incentives for housing projects, Parking Requirements
ATTACHMENT 4
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C-S-S M-S
C-C
PF
MC-S
PF
R-1-SP
BP-SP
C/OS
C-R-SP
R-1-SP
C/OS-SP
BROADINDUSTRI
AL
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A
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T
O
VICINITY MAP USE-1094-2017
3720 Broad Street ¯
ATTACHMENT 4
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Chapter 3
Page 3-28
Programs
6.11. Maintain the General Plan and Residential Growth Management Regulations (SLOMC 17.88) exemption for new
housing in the Downtown Core (C-D zone), and new housing in other zones that is enforceably restricted for
extremely-low, very low, low- and moderate income households, pursuant to the Affordable Housing
Standards.
6.12. Continue to allow flexible parking regulations for housing development, especially in the Downtown Core (C-D
Zone), including the possibilities of flexible use of city parking facilities by Downtown residents, where
appropriate, and reduced or no parking requirements where appropriate guarantees limit occupancies to
persons without motor vehicles or who provide proof of reserved, off-site parking. Such developments may be
subject to requirements for parking use fees, use limitations and enforcement provisions.
6.13. Continue to develop incentives to encourage additional housing in the Downtown Core (C-D Zone), particularly
in mixed-use developments. Density based on average unit size in a project should be explored to encourage
the development of smaller efficiency units.
6.14. Specific plans for any new expansion area identified shall include R-3 and R-4 zoned land to ensure sufficient
land is designated at appropriate densities to accommodate the development of extremely low, very-low and
low income dwellings. These plans shall include sites suitable for subsidized rental housing and affordable
rental and owner-occupied dwellings, and programs to support the construction of dwellings rather than
payment of in-lieu housing fees. Such sites shall be integrated within neighborhoods of market-rate housing
and shall be architecturally compatible with the neighborhood.
6.15. Consider General Plan amendments to rezone commercial, manufacturing or public facility zoned areas for
higher-density, infill or mixed use housing where land development patterns are suitable and where impact to
Low-Density Residential areas is minimal. For example, areas to be considered for possible rezoning include,
but are not limited to the following sites (shown in Figure 1 and further described in Appendix D, Table D-2):
A) Portions of South Broad Street Corridor and Little Italy area
B) 1499 San Luis Drive (rezone vacant and underutilized School District property)
C) 1642 Johnson Avenue (vacant School District property)
D) 4325 South Higuera Street (former P.G.&E. yard)
E) 4355 Vachell Lane (vehicle storage)
F) 173 Buckley Road (Avila Ranch)
G) 2143 Johnson Avenue (adjacent to County Health Department)
H) 3710 Broad Street (Plumbers and Steamfitters Union)
I) 11950 Los Osos Valley Road (Pacific Beach High School)
J) 2500 Block of Boulevard Del Campo (adjacent to Sinsheimer Park)
K) 12165 Los Osos Valley Road (adjacent to Home Depot)
ATTACHMENT 4
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Housing Element
Page 3-29
Figure 1 Areas to be Considered for Possible Rezoning
ATTACHMENT 4
ARC1-64
City of San Luis Obispo
March 2015 Zoning Regulations
Page 11
F. No person under 18 years of age may play electronic games at a center located at a
place of business where alcoholic beverages are sold, served or consumed;
G. Bicycle racks shall be provided within a reasonable distance of any center and shall
provide at least one bicycle stall for each electronic game in the center.
H. Centers shall be closed from 2:00 a.m. to 6:00 a.m. and for such times as required by
conditions of the use permit;
I. Adequate space shall be provided for each electronic game so as to allow its use
without overcrowding;
J. Parking shall be as required by the use permit for a center. (Ord. 946 - 1 (part), 1983:
prior code - 4953)
K. Facility and operation exceptions.
Exceptions to any of the requirements listed in this section may be considered during
the use permit review process provided the following findings can be made:
1. The requested exception to the facility and operation requirements will not affect
the ability of the electronic game amusement center to be compatible with
surrounding land uses.
2. The requested exception to the facility and operation requirements will not
encourage school-age children from frequenting the electronic game amusement
center while the San Luis Coastal Unified School District is conducting its regular
daytime education program.
3. The purpose and intent of the facility and operation requirements are still met with
the approval of the requested exception. (Ord. 1128 - 1 Ex. (part), 1988)
17.08.070 Mineral Extraction.
Commercial mining is prohibited within city limits. (Ord. 1365 (2000 Series)(part))
17.08.072 Mixed Use Projects
This Section provides standards for the design of mixed use projects.
A. Design considerations. A mixed use project shall be designed to achieve the
following objectives.
1. The design shall provide for internal compatibility between the different uses.
2. Potential noise, odors, glare, pedestrian traffic, and other potentially significant
impacts on residents shall be minimized to allow a compatible mix of residential
and nonresidential uses on the same site.
3. The design of the mixed use project shall take into consideration potential impacts
on adjacent properties and shall include specific design features to minimize
potential impacts.
4. The design of a mixed use project shall ensure that the residential units are of a
residential character and that privacy between residential units and between other
uses on the site is maximized.
5. The design of the structures and site planning shall encourage integration of the
street pedestrian environment with the nonresidential uses through the use of
plazas, courtyards, walkways, and street furniture.
6. Site planning and building design shall be compatible with and enhance the
adjacent and surrounding residential neighborhood in terms of scale, building
design, color, exterior materials, roof styles, lighting, landscaping, and signage.
ATTACHMENT 4
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City of San Luis Obispo
Zoning Regulations March 2015
Page 12
B. Mix of uses. A mixed use project requires a combination of residential units with any
other use, or combination of uses allowed in the applicable zoning district by Section
17.22.010; provided that where a mixed use project is proposed with a use required by
Section 17.22.010 to have Use Permit approval in the applicable zoning district, the
entire mixed use project shall be subject to that permit requirement.
C. Maximum density. The residential component of a mixed use project shall comply
with the maximum density requirements of the applicable zoning district; plus density
bonuses where applicable.
D. Site layout and project design standards. Each proposed mixed use project shall
comply with the property development standards of the applicable zoning district, and
the following requirements.
1. Location of units. Residential units shall not occupy ground floor space within
the first 50 feet of floor area measured from each building face adjacent to a street,
or any ground floor space in the CD zoning district.
2. Loading areas. Commercial loading areas shall be located as far as possible from
residential units and shall be screened from view from the residential portion of the
project to the extent feasible.
3. Refuse and recycling areas. Areas for the collection and storage of refuse and
recyclable materials shall be located on the site in locations that are convenient for
both the residential and non-residential uses.
E. Performance standards.
1. Lighting. Lighting for the commercial uses shall be appropriately shielded to not
negatively impact the residential units.
2. Noise. All residential units shall be designed to minimize adverse impacts from
non-residential project noise, in compliance with the City's noise regulations.
3. Hours of operation. A mixed-use project proposing a commercial component that
will operate outside of the hours from 8:00 a.m. to 6:00 p.m. shall require the
Director's approval to ensure that the commercial use will not negatively impact the
residential uses within the project.
F. Requirements for Use Permit projects. A mixed use project that requires Use Permit
approval in compliance with Subsection B., or that is located in the C-S or M zoning
districts is subject to the following requirements.
1. Property development standards. The approval of a Use Permit for a mixed use
project may include:
a. Conditions of approval that require provisions and standards in addition to, or
instead of the property development standards of the applicable zoning district
to ensure the compatibility of uses and surroundings; or
b. Less restrictive standards than required by the applicable zoning district, to the
extent allowed by Use Permit approval in other sections of these regulations, to
make particular use combinations more feasible.
2. Mandatory findings for approval. The approval of a Use Permit for a mixed use
project shall require that the review authority first make all of the following findings,
as applicable.
a. The projects mixed uses are consistent with the general plan and are
compatible with their surroundings, with neighboring uses, and with each other;
b. The project’s design protects the public health, safety, and welfare; and
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March 2015 Zoning Regulations
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c. The mixed uses provide greater public benefits than single-use development of
the site. This finding must enumerate those benefits, such as proximity of
workplaces and housing, automobile trip reduction, provision of affordable
housing, or other benefits consistent with the purposes of this Section.
3. Mandatory findings for more restrictive standards. To require property
development standards more restrictive than those of the underlying zone, the
review authority must make one of the following findings:
a. Site-specific property development standards are needed to protect all
proposed uses of the site, in particular residential uses; or
b. Site-specific property development standards are needed to make the project
consistent with the intent of these regulations; or
c. The preponderance of the development proposed for the site is of a type not
normally permitted in the underlying zone, so property development standards
for the zone where such development is normally found are appropriate.
17.08.080 Public Utilities.
A. Distribution facilities may be located in any zone; provided that equipment on the
ground in residential zones shall be screened by landscaped visual barriers.
B. Transmission lines may be located in any zone, provided the route is approved by the
Planning Commission.
C. Other unmanned public utility structures may be located in any zone, provided an
administrative use permit is approved by the Director. (Ord. 941 - 1 (part), 1982: prior
code - 9202.1(E))
17.08.090 Home Occupation.
A. Intent. The provisions set forth in this section are intended to allow the conduct of
home enterprises that are incidental to and compatible with surrounding residential
uses. A "home occupation" is gainful employment engaged in by the occupants of a
dwelling.
B. Permit Required.
1. The conduct of home occupation requires the approval of a home occupation
permit by the Director, who may establish additional conditions to further the intent
of this section. A permit is required when a person does business in his/her home,
uses his/her home address as a business address on business licenses and tax
certificates, or uses his/her phone as a business phone. Home occupations may
be conducted from dwellings located in residential zones or from dwellings located
in commercial zones where dwellings are an allowed or conditionally allowed use.
Home occupation permits are not required for employees telecommuting.
A public notice shall be posted at the site of each proposed home occupation. If
anyone informs the Community Development Department of a question or
objection concerning the proposed home occupation that cannot be satisfactorily
resolved within five days of the posting, the Director shall schedule a hearing for
the application as provided for administrative use permits. If no questions or
objections are received by the Community Development Department within five
days after posting, the Director may issue the permit upon submission of all
required information and without further notice or public hearing.
2. State licensed child day care centers for six or fewer children are exempt from
home occupation regulations (see state Health and Safety Code, Section 1529.5).
ATTACHMENT 4
ARC1-67