HomeMy WebLinkAbout03-20-2018 Item 06 Affordable housing incentive request (207 Higuera)
Meeting Date: 3/20/2018
FROM: Michael Codron, Community Development Director
Prepared By: Kyle Bell, Associate Planner
SUBJECT: REQUEST FOR ALTERNATIVE INCENTIVES TO PROVIDE FOR
AFFORDABLE HOUSING THAT INCLUDES A DENSITY BONUS OF 28
PERCENT AND A REDUCTION IN SITE DEVELOPMENT STANDARDS
FOR A STREET YARD SETBACK OF 1.5 FEET, WHERE 15 FEET IS
NORMALLY REQUIRED, FOR 207 HIGUERA STREET (CITY FILE NO.
AFFH-1335-2018).
RECOMMENDATION
Adopt a Resolution (Attachment A) approving the alternative incentives to provide for affordable
housing that include a density bonus of 28 percent and a reduction in the site development
standards for a street yard setback of 1.5 feet, where 15 feet is normally required in the C-S zone.
SITE DATA
Applicant 207 Higuera, LLC
Representative Ten Over Studio
Complete Date February 6, 2018
Zoning C-S-MU (Commercial Service
with a Mixed-Use Overlay
General Plan Service Commercial
Site Area ~0.23 acres
Environmental
Status
Categorically exempt from
environmental review under
CEQA Guidelines section
15332 (In-Fill Development
Projects)
DISCUSSION
The applicant, 207 Higuera, LLC, is proposing to construct a new mixed-use project with
commercial/retail at the ground level (1,097 sq. ft.) with two upper level one-bedroom affordable
units for moderate income households (Figure 1). The project also includes six townhomes to be
subdivided for individual sale under a Minor Subdivision application (SBDV-1237-2017). The
project site is located in the Commercial Services (C-S-MU) zone within a Mixed-Use Overlay
as part of the Mid Higuera Street Enhancement Plan area.
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The applicant is requesting an alternative incentive for a reduction in site development standards
for a street yard setback of 1.5 feet, where 15 feet is normally required in the C-S zone, to
provide for affordable housing associated with the 28% density bonus.
Zoning Regulations Chapter 17.90 Affordable Housing Incentives states that when an applicant
is requesting an alternative incentive for affordable housing, the incentives shall be reviewed by
the City Council. In order to deny the requests, State law (Government Code Section 65915)
requires specific findings based on substantial evidence of any of the following:
• The incentive is not required in order to provide for affordable housing costs;
• The incentive would have specific adverse impact1 upon health, safety, or the physical
environment on any real property that is listed in the California Register of Historical
Resources;
• The incentive would be contrary to state of federal law.
Figure 1: Floor plan identifying units designated for affordable housing (two one-bedroom units for
moderate-income households above the commercial space, left).
ARCHITECTURAL REVIEW COMMISSION ACTION
On March 5, 2018, the Architectural Review Commission (ARC) held a hearing to review the
design of the proposed project which evaluated the mass and scale of the proposed building as it
relates to the neighborhood and the Mid Higuera Enhancement Plan (MHEP). The ARC
unanimously voted to approve the project based on the finding that the project will not be
detrimental to the health, safety, and welfare of persons living or working at the site or in the
vicinity (Attachment B & C, ARC Staff Report & Draft Resolution).
1 Gov. Code Section 65589.5 defines a “specific adverse impact” as a “specific, adverse impact” means a
significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or
safety standards, policies, or conditions as they existed on the date the application was deemed complete.
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PROJECT ANALYSIS
The City of San Luis Obispo has recognized housing as an important issue within the City. The
City’s 2015-17 Financial Plan identifies affordable housing as a Major City Goal. The City’s
Housing Element includes numerous policies and programs that support incentives, such as
density bonuses, to provide housing for moderate, low, very low and extremely low-income
households.
Affordable Housing Alternative Incentives
Consistent with State law requirements, City Zoning Regulations Chapter 17.90.060(B) states
that three incentives or concessions shall be granted for housing developments that include at
least 30 percent for moderate income households. The proposed project provides 33 percent of
the units to be dedicated to moderate income households. Chapter 17.90 of the Zoning
Regulations (Affordable Housing Incentives) outlines various incentives for affordable housing
projects that developers can request. Some of the alternative incentive examples called out in the
Chapter includes granting of a density bonus in excess of State allowances or allowing a
reduction in site development standards.
Alternative Incentive Request: Reduction to Site Development Standards
The applicant is requesting an alternative incentive to reduce site development standards to allow
for a street yard setback of 1.5 feet, where 15 feet is normally required in the C-S zone. The
objective of the MHEP design guidelines is to create a “main street” architectural character along
Higuera Street which reflects some aspects of Downtown San Luis Obispo but does not duplicate
it. Downtown elements such as pedestrian-oriented building scale & location, various storefronts
and displays, street trees and other amenities to create a pedestrian-friendly environment are
encouraged. The proposed setback reduction and associated mass and scale of the project will
not negatively alter the overall character of the neighborhood or the streets appearance because
the MHEP design guidelines encourage parking areas along Higuera Street to be located to the
rear or between buildings to be accessible from common driveways with buildings sited close to,
and oriented toward the street with pedestrian linkages to provide safe vehicle and pedestrian
circulation within the project site to adjacent neighborhoods.
The proposed street yard reduction is appropriate and consistent with the Mixed Use (MU)
Overlay Regulations which recognizes constraints imposed by property development standards,
in order to accommodate the residential component of a mixed-use project2. Full compliance
with the street yard setback in the C-S zone may constrain the ability to provide residential units,
where required by the MU Overlay. The proposed street yard reduction is consistent with
existing development within the immediate vicinity, no useful purpose would be realized by
requiring full setbacks because the reduced setback is consistent with the neighborhood pattern
and no property will be deprived of reasonable solar access (Attachment D, Project Plans).
2 Zoning Regulations Chapter 17.55.030; Property Development Standards: Property development standards shall
be those of the underlying zone, except that the application of the MU overlay to properties may include
establishing a higher height limit than the underlying zone, to more effectively accommodate the residential
component of a mixed-use project.
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General Plan Policies and Programs: The 2015 Housing Element (HE) provides policies and
programs that speak specifically to supporting affordable housing projects through infill
development and incentives for reductions in property development standards where appropriate.
Housing Element 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.
Housing Element Program 5.5. Review new developments for compliance with City regulations
and revise projects or establish conditions of approval as needed to implement the housing
variety and tenure policies.
Housing Element Program 6.10: To help meet the Quantified Objectives, the City will support
residential infill development and promote higher residential density where appropriate.
Housing Element Program 6.19: Continue to incentivize affordable housing development with
density bonuses, parking reductions and other development incentives, including City financial
assistance.
Granting a density bonus and allowing a reduction in site development standards for the street
yard setback are consistent with the 2015 Housing Element programs and policies to provide
additional affordable housing for moderate income households.
ENVIRONMENTAL REVIEW
The project is both statutorily exempt under Section 15195, Residential Infill Exemption, and
categorically exempt under Class 32, In-Fill Development Projects, Section 15332 of the CEQA
Guidelines, because the project is consistent with General Plan policies for the land use
designation, within one-half a mile of a transit stop and is consistent with the applicable zoning
designation and regulations. The project site occurs on a property of no more than five acres
substantially surrounded by urban uses that has no value as habitat for endangered, rare or
threatened species as the site is located on an existing developed property and is served by
required utilities and public services
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which
found that overall the General Plan was fiscally balanced. Accordingly, since the proposed
density bonus request is consistent with the General Plan, it has a neutral fiscal impact.
ALTERNATIVES
1. Deny the request for a 28 percent density bonus and reduction to site development
standards, based on findings that the request is inconsistent with alternative or additional
incentive regulations within the municipal code. This is not recommended because the
request for incentives is consistent with State and City housing regulations and the design
exception is consistent with the MHEP.
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2. Continue the project and provide direction to the applicant to revise the project for
consistency with the Mid Higuera Enhancement Plan, or applicable City regulations.
Attachments:
a - Draft Resolution
b - ARC Staff Report 3.5.18
c - ARC Draft Resolution 3.5.18
d - Reduced Project Plans
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RESOLUTION NO. _______ (2018 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING THE ALTERNATIVE
INCENTIVES TO PROVIDE FOR AFFORDABLE HOUSING THAT
INCLUDES A DENSITY BONUS OF 28 PERCENT AND A REDUCTION
IN SITE DEVELOPMENT STANDARDS FOR A STREET YARD
SETBACK OF 1.5 FEET, WHERE 15 FEET IS NORMALLY REQUIRED,
AS REPRESENTED IN THE CITY COUNCIL AGENDA REPORT AND
ATTACHMENTS DATED MARCH 20, 2018. THE PROJECT IS
CATEGORICAL EXEMPT FROM ENVIRONMENTAL REVIEW. (207
HIGUERA AFFH-1335-2018)
WHEREAS, the applicant, on January 9, 2018, submitted an application to request
alternative incentives for affordable housing that include a twenty-eight (28) percent density
bonus and a reduction in site development standards for a street yard setback of 1.5 feet, where
15 feet is normally required in the C-S zone, 207 Higuera, LLC, applicant; and
WHEREAS, on March 5, 2018, the Architectural Review Commission of the City of San
Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street,
San Luis Obispo, California, for the purpose of approving the design of a mixed-use project
consisting of eight residential units and approximately 1,097 square feet of commercial space
(ARCH-1233-2017), 207 Higuera, LLC, applicant; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on March
20, 2018, pursuant to a proceeding instituted under AFFH-1335-2018, 207 Higuera, LLC,
applicant; and
WHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing, and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the City Council makes the
following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working or
residing in the vicinity since the proposed project is consistent with the site’s zoning
designation and will be subject to conformance with all applicable building, fire, and
safety codes.
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Resolution No. _______________ (2018 Series) Page 2
R ______
2. The proposed project will provide quality affordable housing consistent with the intent of
Chapter 17.90 of the Municipal Code, and the requested density bonus and reduction to
site development standards are necessary to facilitate the production of affordable
housing units.
3. The requests for a density bonus and reduction to site development standards for the
street yard setback are consistent with the intent of Housing Element programs 5.5, 6.10,
and 6.19, and the alternative affordable housing incentives outlined in Section 17.90.060
of the City’s Zoning Regulations.
4. The proposed setback reduction and associated mass and scale of the project will not
negatively alter the overall character of the neighborhood or the streets appearance
because the Mid Higuera Enhancement Plan design guidelines encourage parking areas
along Higuera Street to be located to the rear or between buildings to be accessible from
common driveways with buildings sited close to, and oriented toward the street with
pedestrian linkages to provide safe vehicle and pedestrian circulation within the project
site to adjacent neighborhoods.
SECTION 2. Environmental Review. The project is both statutorily exempt under
Section 15195, Residential Infill Exemption, and categorically exempt under Class 32, In-Fill
Development Projects, Section 15332 of the CEQA Guidelines, because the project is consistent
with General Plan policies for the land use designation, within one-half a mile of a transit stop
and is consistent with the applicable zoning designation and regulations. The project site occurs
on a property of no more than five acres substantially surrounded by urban uses that has no value
as habitat for endangered, rare or threatened species as the site is located on an existing
developed property and is served by required utilities and public services
SECTION 3. Action. The City Council does hereby grant final approval of the project
including the request for alternative incentives to provide for affordable housing that includes a
density bonus of 28 percent and a reduction in the site development standards for the street yard
setback of 1.5 feet, where 15 feet is normally required in the C-S zone (AFFH-1335-2018),
subject to the following conditions:
Planning Department
1. Final project design and construction drawings shall be in substantial compliance with the
project plans approved by the ARC and the City Council. A separate full-size sheet shall
be included in working drawings submitted for a building permit that list all conditions,
and code requirements of project approval as Sheet No. 2 (ARCH-1233-2017 & AFFH-
1335-2016). Reference should be made in the margin of listed items as to where in plans
requirements are addressed.
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Resolution No. _______________ (2018 Series) Page 3
R ______
2. Prior to the issuance of construction permits, the City and the project owners shall enter
into an Affordable Housing Agreement in a form subject to the approval of the City
Attorney, to be recorded in the office of the county recorder. The agreement shall specify
mechanisms or procedures to assure the continued affordability and availability of a
minimum of two dwelling units to moderate income households consisting of a
comparable variety and tenure of the market-rate units within the project, to the
satisfaction of the Community Development Director. The agreement shall also set forth
those items required by Section 17.90.030(B) or any alternative incentives granted
pursuant to Section 17.90.060. The agreement shall run with the land and shall be binding
upon all heirs, successors or assigns of the project or property owner.
Indemnification
3. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or
officers and employees from any claim, action or proceeding against the City or its
agents, officers or employees, to attack, set aside, void, or annul, in whole or in part, the
City's approval of this project. In the event that the City fails to promptly notify the
Owner / Applicant of any such claim, action or proceeding, or that the City fails to
cooperate fully in the defense of said claim, this condition shall thereafter be of no further
force or effect.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this 20th day of March 2018.
____________________________________
Mayor Heidi Harmon
ATTEST:
____________________________________
Carrie Gallagher
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
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Resolution No. _______________ (2018 Series) Page 4
R ______
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
______________________________
Carrie Gallagher
City Clerk
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Meeting Date: March 5, 2018
Item Number: #2
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a three-story mixed-use project consisting of three buildings including 1,097
square feet of commercial space and eight residential units. The project includes a 28 percent
density bonus with a request for an incentive to reduce the street yard setback to 1.5 feet, where 15
feet is normally required, including a categorical exemption from environmental review.
PROJECT ADDRESS: 207 Higuera Street BY: Kyle Bell, Associate Planner
Phone Number: 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: ARCH-1233-2017 FROM: Doug Davidson, Deputy Director
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project,
based on findings and subject to conditions.
SITE DATA
Applicant 207 Higuera, LLC
Representative Ten Over Studio
Complete Date February 6, 2018
Zoning C-S-MU (Commercial Service
with a Mixed-Use Overlay)
General Plan Service Commercial
Site Area ~0.23 acres
Environmental
Status
Categorically exempt from
environmental review under
CEQA Guidelines section
15332 (In-Fill Development
Projects)
SUMMARY
The applicant, 207 Higuera, LLC, is proposing to construct a mixed-use project with
commercial/retail at the ground level (1,097 sq. ft.) and two upper level apartments, as well as six
townhomes to be subdivided for individual sale under a separate application (SBDV-1237-2017).
The project site is located in the Commercial Services (C-S-MU) zone within a Mixed-Use Overlay
near the corner of Higuera & South Streets as part of the Mid Higuera Street Enhancement Plan
(MHEP). The project has been designed to be consistent with the MHEP and the Community
Design Guidelines (CDG), no exceptions have been requested as part of this application.
The applicant has applied for a 28% density bonus through the Affordable Housing Incentive
program (§17.90.040) including a request for reduction in site development standards for the front
yard setback in the C-S zone, subject to review by the City Council under a separate application
(AFFH-1335-2018).
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ARCH-1233-2017
207 Higuera Street
Page 2
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the CDG, MHEP and
applicable City policies and standards. As noted above, the reduction to the site development
standards for the front yard setback in the C-S zone and the 28% density bonus will be reviewed by
the City Council at a subsequent hearing under a separate application (AFFH-1335-2018).
2.0 PROJECT INFORMATION
Site Information/Setting:
Site Size 10,019 square feet
Present Use & Development The Pond Place (Building and Landscape Materials Sales – Outdoor)
Land Use Designation Commercial Services (C-S-MU) Mixed Use Overlay zone
Topography Flat
Access Higuera Street
Surrounding Use/Zoning North: C-S-MU (Vehicle Service – Repair and maintenance)
South: C-S-MU (Building Materials Sales - Indoor)
East: C-S-MU (Furniture Store)
West: C-R-MU (Dry Cleaning & Restaurant)
Project Description: Project includes the following details (Attachment 3, Project Plans):
1. Site Plan: New mixed-use project consisting of three buildings
• Demolish existing one-story structure
• Site improvements, landscaping & tree replacements
• Two-story mixed-use building with ground floor retail facing Higuera Street (524 &
567 sf.) with two residential units on the upper floor.
• Two three-story residential structures encompassing a total of six residential units
with garage parking on the ground floor through a shared driveway.
2. Design: Contemporary Industrial architectural style consisting of;
• Two new commercial entrances oriented toward Higuera Street
• Design features; upper level balconies, vertical and horizontal offsets, recessed
windows and wall planes, awnings, wood fencing, wood facia, and shed roofs
• Materials; Corrugated metal, horizontal lap siding, stucco, black vinyl windows, and
aluminum clad storefront systems
Project Statistics
Item Proposed 1 Ordinance Standard 2
Street Yard setback 0 feet 3 15 feet
Side Yard Setbacks 0 feet 0 feet
Max. Height of Structure(s) 31 feet 35 feet
Coverage (buildings & paving) 60% 75%
Density 6.98 DU (28% Bonus) 3 5.52 DU
Floor Area Ratio (FAR) 1.1 1.5
Parking Spaces 17 17
Notes: 1. Applicant’s project plans
2. City Zoning Regulations
3. Separate application (AFFH-1335-2018)
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ARCH-1233-2017
207 Higuera Street
Page 3
3.0 PROJECT ANALYSIS
The proposed improvements must conform to the standards and limitations of the Zoning
Regulations and Engineering Standards and be consistent with the MHEP and applicable CDG.
Staff has evaluated the project against relevant standards and guidelines and found it to be in
substantial compliance, as discussed in this analysis.
Consistency with the Community Design Guidelines and Mid Higuera Enhancement Plan
The CDG establish the intent of the development objectives for commercial projects that consider
San Luis Obispo’s small-town scale and demonstrate sensitivity to the design context of the
surrounding area. The CDG also establish the intent of the development standards for infill
development projects to be compatible in scale, siting, detailing, and overall character with adjacent
buildings and those in the immediate neighborhood.
Site Plan: The objective of the MHEP design guidelines is to create a “main street” architectural
character along Higuera Street which reflects some aspects of Downtown San Luis Obispo but does
not duplicate it. Downtown elements such as pedestrian-oriented building scale & location, various
storefronts and displays, street trees and other amenities to create a pedestrian-friendly environment
are encouraged. The MHEP includes regulations that address site planning, architectural treatments,
pedestrian and auto access, parking areas, signs, lighting, and landscaping (MHEP Design
Guidelines I). The MHEP encourages parking areas along Higuera Street to be located to the rear or
between buildings to be accessible from adjacent streets or common driveways. Buildings should be
sited close to, and oriented toward the street with pedestrian linkages to provide safe vehicle and
pedestrian circulation within the project site to adjacent neighborhoods.
The project orients the commercial uses along Higuera Street and provides residential units on the
upper levels. The applicant has proposed to provide majority of the residential parking within the
individual garages and parking for the commercial uses on the ground level, accessed from Higuera
Street. The project’s parking area is not a dominant visual element of the site and is screened by a
structure that is oriented toward the major street frontage.
Building Design: 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 3.2). The MHEP is designed to promote the existing eclectic mix of building styles
which does not require any particular architectural style but encourages well designed forms and
treatments of building walls, windows, doors, architectural details, colors and materials. New
development should emphasize historic architectural forms and materials, not corporate
architectural styles (MHEP Design Guidelines I.B).
The applicant has designed the project close to the street to provide as many parking spaces in terior
to the property as possible. The MHEP Design Guidelines state that buildings along Higuera Street
should generally not exceed two-stories at the street and be designed so that upper floors are
“stepped” or otherwise designed to preserve views of Cerro San Luis and maintain pedestrian scale
at the street. Views toward Cerro San Luis are preserved from the project site as the building is
located on the East side of Higuera Street designed with a shed style roofs that range between one
and two stories below the maximum height allowed, which also provide a visual transition of views
from adjacent properties toward Cerro San Luis.
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ARCH-1233-2017
207 Higuera Street
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The project demonstrates consistent use of colors, materials, and detailing throughout all elevations
of the building. The design utilizes vertical wall articulation, offsets, and recessed windows to
relieve the form and mass of the building. The project includes pedestrian-scale features including
storefront windows, planter boxes, light fixtures, and balconies. All elevations are visually
interesting and receive interesting architectural treatments that enhance views of the structures from
all views on and off site.
Consistency with the Zoning Regulations
The Zoning Regulations Table 9 (Uses allowed per zone) requires a Planning Commission Use
Permit for a mixed-use project within the C-S zone. The MHEP authorized the rezoning of the
property from C-S to C-S-MU; the Mixed-Use Overlay was included through the Mid Higuera
corridor to encourage compatible and appropriate mixed-uses, including dwellings within
commercial areas. The MU overlay zone requires new development to include a mix of residential
and nonresidential uses on the same site where ground floor street frontages are occupied by retail
or commercial uses with residential uses above or to the rear of a site (Zoning Regulations Chapter
17.55). This designation allows the Director to waive the use permit requirement for projects that
are consistent with the MHEP (MHEP: Implementing the Plan).
The Zoning Regulations 17.08.72 Mixed-Use Projects state that the design of mixed use projects
shall consider potential impacts on adjacent properties and designed compatible with the adjacent
and surrounding residential neighborhood. The building heights of the project are consistent with
MU Overlay regulations1, in order to accommodate the residential component of a mixed-use
project and are below the maximum height allowed within the C-S zone.
The project design complies with side yard setbacks, lot coverage, building height, and parking
requirements for the Commercial Service (C-S) zone (see Section 2.0 Project Statistics). However,
the property development standards for the C-S zone require a street yard setback of 15 feet for
buildings greater than 20 feet in height2. The applicant has requested a density bonus incentive for a
street yard setback of 1.5 feet where 15 feet is normally required. This setback reduction request
will be reviewed by the City Council under a separate application as an affordable housing incentive
(AFFH-1335-2018).
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project
site occurs on a property of no more than five acres substantially surrounded by urban uses that has
no value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property.
1 Zoning Regulations Chapter 17.55.030; Property Development Standards: Property development standards shall be
those of the underlying zone, except that the application of the MU overlay to properties may include establishing a
higher height limit than the underlying zone, to more effectively accommodate the residential component of a
mixed-use project.
2 Zoning Regulations Chapter 17.46.020; Property Development Standards: Minimum street yards shall be: for
buildings 20 feet and less in height, 10 feet; and for buildings more than 20 feet in height, 15 feet.
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ARCH-1233-2017
207 Higuera Street
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5.0 ALTERNATIVES
5.1 Continue the project with direction to the applicant and staff on pertinent issues.
5.2 Deny the project. An action denying the application should include findings that cite the
basis for denial and should reference inconsistency with the General Plan, MHEP, CDG,
Zoning Regulations or other policy documents.
6.0 ATTACHMENTS
1. Draft Resolution
2. Reduced Project Plans
Available at ARC Hearing: Colors and Materials Board
Website Link to MHEP: http://www.slocity.org/home/showdocument?id=4300
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RESOLUTION NO. ARC-XXXX-18
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE DEVELOPMENT OF A
MIXED-USE PROJECT THAT INCLUDES EIGHT RESIDENTIAL
UNITS AND APPROXIMATELY 1,097 SQUARE FEET OF
COMMERCIAL SPACE. THE PROJECT IS CATEGORICAL EXEMPT
FROM ENVIRONMENTAL REVIEW. AS REPRESENTED IN THE
STAFF REPORT AND ATTACHMENTS DATED MARCH 5, 2018 (207
HIGUERA STREET, ARCH-1233-2017)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on March 5, 2018, pursuant to a proceeding instituted under ARCH-1233-
2016, 207 Higuera, LLC, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has
duly considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing.
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission
of the City of San Luis Obispo as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (ARCH-1233-2017), based on the following findings:
1. As conditioned, the project will not be detrimental to the health, safety, and welfare of
persons living or working at the site or in the vicinity because the project will be compatible
with site constraints and the scale and character of the neighborhood.
2. The proposed project is consistent with the General Plan for this location since the project
proposes to construct a mixed-use building that includes commercial, and residential uses
that can be utilized for such uses envisioned by the Services and Manufacturing District
within the Mixed Use Overlay zone.
3. The proposed project is consistent with Land Use Element policies 2.3.6 (Housing &
Businesses) and 3.8.5 (Mixed Uses), because the project provides residential dwellings
within a commercial district that are appropriate and compatible with the existing
neighborhood.
4. The project is consistent with the Conservation and Open Space Element policy 4.4.3
because the project promotes higher-density, compact housing to achieve more efficient use DRAFTPacket Page 35
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of public facilities and services and to improve the City’s jobs/housing balance.
5. As conditioned, the project is consistent with the Zoning Regulations for Mixed-Use
Projects (Section 17.08.072), since the proposed building design complies with design and
performance standards for mixed-use development and is consistent with property
development standards including height, coverage, and parking for the Commercial
Services (C-S) zone.
6. As conditioned, the project design is consistent with the Community Design Guidelines by
providing a variety of architectural treatments that add visual interest and articulation to the
building design that complements the design and scale of the existing structures in the
surrounding neighborhood (CDG, Chapter 5.4).
7. The design of the project is consistent with the Mid Higuera Enhancement Plan design
guidelines since the building incorporates articulation, massing, and a mix of color/finish
materials that are compatible with the neighborhood and complementary to other
development within the immediate vicinity.
SECTION 2. Environmental Review. The project is categorically exempt under Class
32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is
consistent with General Plan policies for the land use designation and is consistent with the
applicable zoning designation and regulations. The project site occurs on a property of no more
than five acres substantially surrounded by urban uses that has no value as habitat for
endangered, rare or threatened species as the site is located on an existing developed property.
SECTION 3. Action. The 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 the project. The Architectural Review Commission
(ARC) hereby grants final approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC (ARCH-1233-2017). A
separate, full-size sheet shall be included in working drawings submitted for a building
permit that lists all conditions and code requirements of project approval listed as sheet
number 2. Reference shall be made in the margin of listed items as to where in plans
requirements are addressed. Any change to approved design, colors, materials, landscaping,
or other conditions of approval must be approved by the Director or Architectural Review
Commission, as deemed appropriate.
2. The Architectural Review Commission’s determination regarding the project is contingent
upon the approval of the City Council in regards to the 28% density bonus that includes a
request for an incentive to reduce the street yard setback to 1.5 feet, where 15 feet is
normally required, subject to review by the City Council under a separate application DRAFTPacket Page 36
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(AFFH-1335-2018).
3. Demolition of the existing building shall not commence until a permit has been issued by
the building official. The applicant shall comply with Municipal Code Chapter 15.04
Construction and Fire Prevention Regulations, Appendix Chapter A2 Demolition and
Moving of Buildings, including but not limited to, the following: for structures older than
50 years, the applicant shall provide evidence that for a period of not less than 90 days from
date of permit application, the building was advertised in a local newspaper on at least 3
separate occasions not less than 15 days apart, as available to any interested person to be
moved, and submit historic documentation for the structure.
4. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application.
5. Plans submitted for a building permit shall include window details and all other details
including but not limited to awnings, and railings. Plans shall indicate the type of materials
for the window frames and mullions, their dimensions, and colors. Plans shall include the
materials and dimensions of all lintels, sills, surrounds recesses and other related window
features. Plans shall demonstrate the use of high quality materials for all design features that
reflect the architectural style of the project and are compatible with the neighborhood
character, to the approval of the Community Development Director.
6. Final plans shall clearly depict the location of all required short and long-term bicycle
parking required for commercial uses, plans submitted for construction permits shall include
bicycle lockers or interior space within each residential unit or parking area for the storage
of at least two bicycles per unit. Sufficient detail shall be provided about the placement and
design of bike racks and lockers to demonstrate compliance with relevant Engineering
Standards and Community Design Guidelines, to the satisfaction of the Public Works and
Community Development Directors.
7. Noise reduction – Interior noise levels: Plans submitted for construction permits to complete
the project will clearly indicate and describe the noise reduction measures, techniques, and
materials used to reduce noise levels for the portion of the project along Higuera Street that
is exposed to elevated noise levels, as indicated in Figures 4 and 5 of the Noise Element of
the General Plan, to acceptable levels, as described in Figure 1 of the Noise Element.
Measures, techniques, and materials used to reduce noise levels shall be as described in the
Standard Noise Package for achieving a noise level reduction of 25 dB, from the City’s
Noise Guidebook, or equivalent alternative measures, techniques, and materials.
8. The trash enclosure located shall be design with high quality materials to match the
architecture of the project and screened with large shrubs and/or trees, subject to the
approval of the Community Development Director. The applicant shall incorporate a trellis
over the trash enclosure in order to screen from overlook; design of the trellis is subject to DRAFTPacket Page 37
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the Community Design Guidelines and to the satisfaction of the Community Development
Director.
9. The storage area for trash and recycling cans shall be screened from the public right -of-way.
The subject property shall be maintained in a clean and orderly manner at all times; free of
excessive leaves, branches, and other landscape material. The applicant shall be responsible
for the clean-up of any landscape material in the public right-of-way.
10. The locations of all lighting, including bollard style landscaping or path lighting, shall be
included in plans submitted for a building permit. All wall-mounted lighting fixtures shall
be clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-
sheets on the submitted building plans. The selected fixture(s) shall be shielded to 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.
11. Mechanical and electrical equipment shall be located internally to the building. With
submittal of working drawings, the applicant shall include sectional views of the building,
which clearly show the sizes of any proposed condensers and other mechanical equipment.
If any condensers or other mechanical equipment is to be placed on the roof, plans
submitted for a building permit shall confirm that parapets and other roof features will
provide adequate screening. A line-of-sight diagram shall be included to confirm that
proposed screening will be adequate. This condition applies to both initial project
construction and later building modifications and improvements.
12. 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.
13. The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan.
Construction plans shall also include a scaled diagram of the equipment proposed. Where
possible, as determined by the Utilities Director, equipment shall be located inside the
building within 20 feet of the front property line. Where this is not possible, as determined
by the Utilities Director, the back flow preventer and double-check assembly shall be
located in the street yard and screened using a combination of paint color, landscaping and,
if deemed appropriate by the Community Development Director, a low wall. The size and
configuration of such equipment shall be subject to review and approval by the Utilities and
Community Development Directors.
14. Any proposed signs are subject to review and approval of the Community Development
Department and subject to a sign permit. The Community Development Director shall refer DRAFTPacket Page 38
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signage to the ARC if signs need an exception or appear to be excessive in size or out of
character with the project.
Housing Division – Community Development Department
15. To satisfy the City’s Inclusionary Housing Requirements and qualify for the Affordable
Housing Incentives associated with the project the applicant shall dedicate affordable
housing unit(s) consistent with Table 2A of the General Plan Housing Element, subject to
approval by the City Council through the application AFFH-1335-2018.
Public Works – Engineering Division
16. The building plan submittal shall show compliance with the Parking and Driveway
Standards. Standard size vehicles shall be able to access all parking spaces in one motion
and exit to the adjoining street in a forward motion in not more than two maneuvers. The
final plans may require that all garage doors be widened to 18’ to improve maneuverability.
17. The building plan submittal shall show a widened driveway approach to the maximum
extent practical to better align with the on-site driveway width and to improvement
maneuverability into and out of the site. A centerline stripe, decorative paving delineation,
or other method shall be provided on-site to help with the alignment of vehicles entering and
exiting the site to help minimize vehicle queuing within Higuera Street.
18. The building plans shall show full compliance with the City’s Floodplain Management
Regulations. All buildings and building service equipment shall be protected or elevated to
a minimum of 1’ above the Base Flood Elevation (BFE). Additional freeboard to 2’ above
the BFE is recommended to better protect the building and to provide for reductions in
Flood Insurance premiums. This project is located in a FEMA identified Repetitive Loss
area.
19. The building plan submittal shall include a final drainage report showing and noting
compliance with the Floodplain Management Regulations, Drainage Design Manual, Mid-
Higuera Plan, and the Post Construction Stormwater Regulations. The Mid -Higuera flood
impact anal ysis strategy has been endorsed. The final Drainage Design Manual compliance
strategy and analysis for re-development shall include a comparative analysis of displaced
flood volumes between this project and the previously entitled project. The analysis shall
also include the pre. vs. post City HEC-RAS model outputs for the existing developed site
and proposed development to show compliance with the elevation and velocity limits of the
Drainage Design Manual.
20. The building plans shall show all required flood-resistant construction and venting for the
residential “wet floodproofed” garages. Prescriptive cross-ventilation for equalizing
pressure from floodwater may not be possible because of property line locations and
Building Code limitations. Therefore, depending upon the depth of the BFE and structural
design, a custom analysis and proposal for venting within the garage doors may be required. DRAFTPacket Page 39
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21. The Post Construction Stormwater Regulation compliance documentation shall include an
Operation and Maintenance Manual and the recordation of a Private Stormwater
Conveyance Agreement.
Transportation Division - Public Works Department
22. The final landscape plan for the building front/driveway entry planters and street trees shall
consider a line-of-site analysis for vehicles exiting the driveway. The plantings at the entry
shall have a mature height of less than 30” above grade. The final street tree species, size,
planting location, and approval of the specific nursery stock shall be approved to the
satisfaction of the City Arborist and Transportation Division.
Utilities Department
23. The project’s commercial and residential uses shall be metered separately. All residential
units are to be individually metered. Privately owned sub-meters may be provided for
residential apartments upon approval of the Utilities Director. 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 apartment billed according to water use.
24. The proposed utility infrastructure shall comply with the latest engineering design standards
in effect during the time a building permit is obtained, and shall have reasonable alignments
and clearances needed for maintenance.
25. Any sewer lateral that crosses one proposed 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.
26. A new HDPE sewer lateral shall be installed per the engine ering design standards, and
connect into the existing 18” sewer main.
27. All water service(s) zoned for manufacturing shall provide a reduced pressure backflow
preventer downstream of the meter.
28. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and
refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall
be accommodated within the site for waste, recycling, and organics.
29. Driveways and access routes to all refuse receptacles shall be designed to accommodate the
size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project.
30. If the proposed use includes food preparation, or any type of process discharge, a pre-
treatment design shall be provided with the site plan, and a pre-treatment application shall DRAFTPacket Page 40
6
be completed. The pre-treatment application will need to be coordinated with the building
department, and the City’s Industrial Waste Program Manager.
Fire Department
31. Plans submitted for a building permit shall include the location of the fire riser room within
the building footprint, that provides access from Higuera Street to the satisfaction of the Fire
Marshal and the Community Development Director. Backflow device shall be located no
more than 20 feet from property line, FDC shall face the Fire Access Roadway (Higuera
Street).
32. Buildings over 30 feet in height shall be provided with Ladder Truck Access as specified in
Appendix ‘d’ of the Fire Code. The 14 feet between buildings ‘B’ and ‘C’ is insufficient to
operate the City’s Ladder Truck to achieve roof access. An increase in fire sprinkler density
to a minimum 0.1 gpm/sf and attic coverage will be acceptable in lieu of full access , to the
satisfaction of the Fire Marshal.
Indemnification
33. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 5th day of March, 2018.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission DRAFTPacket Page 41
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805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/18/2018CLIENT207 HIGUERA, LLC 207 HIGUERA ST., SAN LUIS OBISPO, CA 93401CONTACT: SCOTT STOKESscott@abovegradeengineering.com207 HIGUERA MIXED-USEARCHITECT TEN OVER STUDIO539 MARSH ST., SAN LUIS OBISPO, CA 93401805.541.1010CONTACT: JOEL SNYDER joels@tenoverstudio.comCIVIL ENGINEER ABOVE GRADE ENGINEERING, INC.1304 BROAD ST., SAN LUIS OBISPO, CA 93401 805.540.5115CONTACT: SCOTT STOKESscott@abovegradeengineering.comAttachment 2Packet Page 426
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018ENERGY CONSERVATION207 Higuera Mixed Use consists of walk-up townhomes and apartments accessed by exterior egress balcony in order to capitalize on passive energy. This arrangement reduces the demand of heating and cooling loads by eliminating interior egress hallways, and maximizes the light and air quality to the units. All the units have the ability to have cross-breeze for natural cooling. BUILDING INFOBUILDING CONSTRUCTION: TYPE VB, SPRINKLERED. BUILDING A: NFPA 13 SYSTEM BUILDING B & C: NFPA 13D SYSTEM, WITH .1 DENSITY1 HR FIRE SEPARATION REQUIRED BTW. COMMERCIAL AND RESIDENTIAL USES. 1/2 HR FIRE SEPARATION REQUIRED BTW. RESIDENTIAL UNITS.BUILDING A: FIRST FLOOR BUILDING AREA*: 1202 SF COMMERCIAL B 1097 SF TRASH S 69 SF RISER/ELEC U 42 SFSECOND FLOOR BUILDING AREA*: 1528 SF RESIDENTIAL R-2 1528 SFBUILDING A TOTAL AREA: 2730 SFCOVERED DECK AT 2ND FLOOR 417 SFBUILDING B (BUILDING C IS SAME):FIRST FLOOR BUILDING AREA*: 1359 SF GARAGE U 1359 SFSECOND FLOOR BUILDING AREA*: 1479 SF RESIDENTIAL R-2 1479 SFTHIRD FLOOR BUILDING AREA*: 1350 SF RESIDENTIAL R-2 1350 SFBUILDING B TOTAL AREA: 4170 SFUNCOVERED DECK AT 2ND FLOOR 396 SFTOTAL BUILDING AREA (A,B & C): 11,070 SFCOVERED DECK 417 SFUNCOVERED DECK 837 SFBREAKDOWN BY TYPE:3-STORY, 2-BD TOWNHOME: LIVING AREA: 943 SF UNCOV’D DECK 132 SF GARAGE: 453 SF3-STORY 1-BD TOWNHOME: LIVING AREA: 943 SF UNCOV’D ROOF DECK: 132 SF GARAGE: 453 SF1-STORY 1-BD APARTMENT: LIVING AREA: UNIT 07/ 08 675 / 737 SF COV’D DECK: UNIT 07/ 08 163 / 251 SF PARKING w/ AFFORDABLE INCENTIVE:(2) 1-BD APARTMENTS = 2 STALLS(6) SFR = 12 STALLS 1/300 SF RETAIL = 1000*/300 = 3 STALLSTOTAL PARKING REQ’D : 17 STALLSPARKING PROPOSED = 17 STALLS*ASSUMING SF AFTER RESTROOMS/ STORAGEBICYCLE: 1 SHORT TERM @ EXTERIOR, 1 LONG TERM LOCATED IN BUILDINGMOTORCYCLE: 1 PROVIDED INDEXPROJECT INFO 1CONTEXTUAL SITE PLAN 2PRELIMINARY GRADING & DRAINAGE PLAN C-1.1 (3) PRELIMINARY UTILITY PLAN C-2.1 (4)TENTATIVE TRACT MAP C-3.1 (5)CONCEPTUAL LANDSCAPE PLAN 6PLANT SCHEDULE & IMAGES 7ARCH’L DEMO PLAN 8SITE PLAN 9SITE SECTIONS 10SITE ELEVATIONS 11FLOOR PLANS 12 - 14ROOF PLAN 15ELEVATIONS 16 - 19MATERIALS 20 - 21MODEL IMAGES 22 - 27VICINITY MAPSITEADDRESS: 207 HIGUERA STREET APN: 003-721-039 LOT SIZE: 10,019 SF / .23 ACRES CURRENT TOTAL LOT COVERAGE: 1,087 SF PROPOSED TOTAL LOT COVERAGE: 6,012 SF ALLOWED COVERAGE: 75% ALLOWED F.A.R. 1.5 ZONING: C-S, MUAVERAGE SLOPE: 0% DENSITY: 24/ACRE HEIGHT LIMIT: 35’ OCCUPANCY USE: B, (RETAIL/OFF.) & R-2 (RESIDENTIAL APT) SFR (6 RESIDENTIAL UNITS IN REAR)PROJECT DESCRIPTION207 Higuera Mixed-Use proposes a new 11,070 SF 3-buliding development with a 2,730 SF 2-story mixed-use building fronting Higuera St. The ground floor has 1097 SF of proposed commercial use divided into two suites flanking a central drive aisle access. Two new affordable residential apartments bridge over the drive aisle at the second floor. Directly behind the new mixed-use building, is surface parking, creating a seperation of 27’ minimum to the 3-story Townhomes behind. A parcel map subdivision is in concurrent review to subdivide the lot into 7 airspace lots that will separate each townhome into an individual SFR occupancies. The design provides for an average of 157 SF of private deck per unit. Project requests density bonus, parking reductions, and height increase at front setback through afforable incentives. PROJECT LOCATIONCALIFORNIA CODE REFERENCEPAGE 1DENSITYTOTAL DENSITY ALLOWED: 24/.23 = 5.52BASE DENSITY (BASED ON 6 DOORS): (4) 2 BD = 4 DU & (2) 1BD = 1.32 DUDENSITY BONUS: 2 OF 6 DOORS AS AFFORDABLE MODERATE 33% AFFORDABLE MODERATE = 28% DENSITY BONUSTOTAL DENSITY= 5.52 + (5.52 X.28) = 7.06 ALLOWEDPROPOSED DENSITY: (5) 2BD = 5 DU & (3) 1BD = 1.98 DU 6.98 DU PROPOSED Attachment 2Packet Page 436
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018CONTEXTUAL SITE PLANSCALE: NTSNPAGE 21. THE POND PLACE - EXISTING RETAIL BUILDING TO BE REMOVED.2. BAY AUTO & TIRE- REPAIR SHOP3. DUNN EDWARDS PAINTS - RETAIL STORE4. PAUL’S DRY CLEANERS- RETAIL STOREAttachment 2Packet Page 446
Attachment 2Packet Page 456
Attachment 2Packet Page 466
Attachment 2Packet Page 476
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018CONCEPTUAL LANDSCAPE PLANSCALE: 1/16” = 1’-0”PAGE 6NAttachment 2Packet Page 486
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018PLANT SCHEDULE AND IMAGESMIXICAN SYCAMORECALIFORNIA FUCHSIAKINNIKINNICKSISKIYOU BLUE FESCUE DEER GRASSPAGE 7Attachment 2Packet Page 496
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018DEMO PLANSCALE: 1/16” = 1’-0”1. (E) PAVERS TO BE REMOVED2. (E) STRUCTURE TO BE REMOVED3. (E) 6” DIA. CRAPE MYRTLE TO BE REMOVED4. (E) CURB AND WALL TO BE REMOVED5. (E) CONCRETE TO BE REMOVED6. (E) WELL TO BE REMOVED7. (E) PLANTERS TO BE REMOVED8. (E) DECOMPOSED GRANITE9. (E) PERIMETER FENCE TO BE REMOVED10. (E) ROCK FORMATION TO BE REMOVEDKEYNOTESPAGE 8ADJACENT BUILDINGADJACENT BUILDINGADJACENTBUILDING111975244339681011NAttachment 2Packet Page 506
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018SITE PLANSCALE: 1/16” = 1’N36'-11"1'-6"27'-934"79'-6"6'-012"HIGUERA ST.U121'-0"24'-0"21'-0"1237135412864'-0"1'-6"31'-914"79'-6"5'-0"20'-0"4'-0"P.L. 151.77'P.L. 151.09'28'-1112"P.L.66.25'P.L. 65.85'PARKING1PARKING2PARKING3ADAPARKING4PARKING52-CAR GARAGE 2-CAR GARAGE 2-CAR GARAGE2-CAR GARAGE2-CAR GARAGE2-CAR GARAGE1 BLDG A(N) MIXED-USE3152 SFBLDG B(N) TOWNHOMES4188 SFBLDG C(N) TOWNHOMES4188 SF2 691091011ADJACENT BUILDINGADJACENT BUILDINGADJACENTBUILDING6MC9'-714"8'-714"9'-714"8'-0"9'-0"8'-714"18'-6"18'-6"61'-0"8. VEHICLE WHEELSTOP OVERHANG OVERHANG (2.5’)9. SIX FOOT TALL WOOD FENCE10. CURB WHEELSTOP11. LANDSCAPING. SEE LANDSCAPE SHEETS.12. PERMEABLE PAVERS. SEE CIVIL13. ELECTRICAL METERS1. (N) STREET TREE. SEE LANDSCAPING PLAN.2. (E) DRIVEWAY CURBCUT3. (N) CURB AT LANDSCAPING4. (N) CONCRETE DRIVE AISLE5. ELEC/ RISER ROOM w/ 4” BACKFLOW DEVICE AND FDC.6. BUILDING ABOVE7. TRASH ROOMS:1 TRASH/ 1 RECYCLE @ 32 GA. EA. PER APARTMENT1 TRASH/ 1 RECYCLE @ 96 GA. EA. PER COMM. SUITE1 TRASH/ 1 RECYCLE @ 96 GA. EA. PER TOWNHOME**IN GARAGESKEYNOTESPAGE 9Attachment 2Packet Page 516
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018SITE SECTION - WESTSCALE: 3/32” = 1’-0”P.L.P.L.P.L.P.L.2ND F.F.9'-6"3RD F.F.18'-6"T.O.R.31'-3"1ST F.F.O'-0"2ND F.F.9'-6"3RD F.F.18'-6"T.O.R.31'-3"1ST F.F.O'-0"2ND F.F.16'-0"T.O.R.27'-7"1ST F.F.0'-0"MAX BLDGHEIGHT35'MAX BLDGHEIGHT35'MAX BLDGHEIGHT35'MAX BLDGHEIGHT35'CLEAR13'-6"PAGE 10SITE SECTION - SOUTHSCALE: 3/32” = 1’-0”Attachment 2Packet Page 526
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018P.L.P.L.P.L.P.L.31'-3" TOP OF ROOF35'-0" BUILDING HEIGHT LIMIT35'-0" BUILDING HEIGHT LIMIT27'-7" TOP OF ROOF27'-7" TOP OF ROOFSITE ELEVATION WESTSCALE: 3/32” = 1’-0”PAGE 11SITE ELEVATION SOUTHSCALE: 3/32” = 1’-0”Attachment 2Packet Page 536
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018FIRST FLOOR PLANSCALE: 3/32” - 1’PAGE 12N1. METAL AWNING ABOVE2. BUILDING ABOVEKEYNOTESAttachment 2Packet Page 546
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018SECOND FLOOR PLANSCALE: 3/32” - 1’PAGE 13NAttachment 2Packet Page 556
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/201814BLDG A: ROOF , BLDG B & C: THIRD FLOOR PLANSCALE: 3/32” - 1’PAGEN1. DECK BELOW2. BUILDING BELOW3. GUTTER AND DOWNSPOUTSKEYNOTESAttachment 2Packet Page 566
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018BLDG. B & C: ROOF PLANSCALE: 3/32” - 1’PAGE 15N
6/23(
6/23(
BLDG A%(/2:BLDG BBLDG C1. BALCONY BELOW2. BUILDING BELOW3. GUTTER AND DOWNSPOUTSKEYNOTESAttachment 2Packet Page 576
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018P.L.16'-0" 2ND FLOOR11'-7"27'-7" TOP OF ROOF35'-0" BUILDING HEIGHT LIMITP.L.P.L.16'-0" 2ND FLOOR11'-7"27'-7" TOP OF ROOF35'-0" BUILDING HEIGHT LIMIT112234561089121113511121341513'-6" CLEARANCEMIXED USE ELEVATION - SOUTHSCALE: 1/8” = 1’-0”1. HARDIE PLANK - SMOOTH 2. CORRUGATED METAL SIDING3. HARDIE BOARD - SMOOTH 4. 2X WOOD FASCIA PAINTED - PAINTED BLACK5. BLACK VINYL WINDOW WITH TRANSPARENT GLASS 6. BLACK VINYL DOOR WITH TRANSPARENT GLASS7. NOT USED8. ALUMINUM CLAD STOREFRONT WINDOW WITH TRANSPARENT GLASS AND TRANSPARENT CLERESTORY ABOVE9. ALUMINUM STOREFRONT DOOR WITH TRANSPARENT GLASS PANEL 10. METAL AWNING11. CABLE RAILING - STAINLESS STEEL12. 4X PAINTED POSTS13. MOUNTED WALL SCONCE14. METAL FIRE RATED DOOR15. WOOD FENCE - 6FT TALL16. NOT USED17. WOOD SOFFIT18. STUCCO - SMOOTH19. WOOD AND CABLE RAIL BALCONY PAINTED - BLACK20. GARAGE DOOR WITH TRANSPARENT PANELS21. TPO ROOF22. METAL DOORKEYNOTESPAGE 16MIXED USE ELEVATION - WESTSCALE: 1/8” = 1’-0”Attachment 2Packet Page 586
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/20183/3/3/
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%8,/',1*+(,*+7/,0,767))MIXED USE ELEVATION - NORTHSCALE: 1/8” = 1’-0”PAGE 17MIXED USE ELEVATION - EASTSCALE: 1/8” = 1’-0”1. HARDIE PLANK - SMOOTH 2. CORRUGATED METAL SIDING3. HARDIE BOARD - SMOOTH4. 2X WOOD FASCIA PAINTED - PAINTED BLACK5. BLACK VINYL WINDOW WITH TRANSPARENT GLASS 6. BLACK VINYL DOOR WITH TRANSPARENT GLASS7. NOT USED8. ALUMINUM CLAD STOREFRONT WINDOW WITH TRANSPARENT GLASS AND TRANSPARENT CLERESTORY ABOVE9. ALUMINUM STOREFRONT DOOR WITH TRANSPARENT GLASS PANEL 10. METAL AWNING11. CABLE RAILING - STAINLESS STEEL12. 4X PAINTED POSTS13. MOUNTED WALL SCONCE14. METAL FIRE RATED DOOR15. WOOD FENCE - 6FT TALL16. NOT USED17. WOOD SOFFIT18. STUCCO - SMOOTH19. WOOD AND CABLE RAIL BALCONY PAINTED - BLACK20. GARAGE DOOR WITH TRANSPARENT PANELS21. TPO ROOF22. METAL DOORKEYNOTESAttachment 2Packet Page 596
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/20183/
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%8,/',1*+(,*+7/,0,73/ TOWNHOMES ELEVATIONS - WESTSCALE: 1/8” = 1’-0”PAGE 18TOWNHOMES ELEVATIONS - SOUTH (NORTH SIMILAR)SCALE: 1/8” = 1’-0”3/
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3/ 1. HARDIE PLANK - SMOOTH 2. CORRUGATED METAL SIDING3. HARDIE BOARD - SMOOTH 4. 2X WOOD FASCIA PAINTED - PAINTED BLACK5. BLACK VINYL WINDOW WITH TRANSPARENT GLASS 6. BLACK VINYL DOOR WITH TRANSPARENT GLASS7. NOT USED8. ALUMINUM CLAD STOREFRONT WINDOW WITH TRANSPARENT GLASS AND TRANSPARENT CLERESTORY ABOVE9. ALUMINUM STOREFRONT DOOR WITH TRANSPARENT GLASS PANEL 10. METAL AWNING11. CABLE RAILING - STAINLESS STEEL12. 4X PAINTED POSTS13. MOUNTED WALL SCONCE14. METAL FIRE RATED DOOR15. WOOD FENCE - 6FT TALL16. NOT USED17. WOOD SOFFIT18. STUCCO - SMOOTH19. WOOD AND CABLE RAIL BALCONY PAINTED - BLACK20. GARAGE DOOR WITH TRANSPARENT PANELS21. TPO ROOF22. METAL DOORKEYNOTESAttachment 2Packet Page 606
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018
67)/225
1')/225
5')/225
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%8,/',1*+(,*+7/,0,73/TOWNHOMES ELEVATION - SOUTH@ DRIVE AISLE (NORTH SIMILAR)TOWNHOMES ELEVATION - EASTSCALE: 1/8” = 1’-0”PAGE 19SCALE: 1/8” = 1’-0”3/
67)/225
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%8,/',1*+(,*+7/,0,73/ 1. HARDIE PLANK - SMOOTH 2. CORRUGATED METAL SIDING3. HARDIE BOARD - SMOOTH 4. 2X WOOD FASCIA PAINTED BLACK5. BLACK VINYL WINDOW WITH TRANSPARENT GLASS 6. BLACK VINYL DOOR WITH TRANSPARENT GLASS7. NOT USED8. ALUMINUM CLAD STOREFRONT WINDOW WITH TRANSPARENT GLASS AND TRANSPARENT CLERESTORY ABOVE9. ALUMINUM STOREFRONT DOOR WITH TRANSPARENT GLASS PANEL 10. METAL AWNING11. CABLE RAILING - STAINLESS STEEL12. 4X PAINTED POSTS13. MOUNTED WALL SCONCE14. METAL FIRE RATED DOOR15. WOOD FENCE - 6FT TALL16. NOT USED17. WOOD SOFFIT18. STUCCO - SMOOTH19. WOOD AND CABLE RAIL BALCONY PAINTED - BLACK20. GARAGE DOOR WITH TRANSPARENT PANELS21. TPO ROOF22. METAL DOORKEYNOTESAttachment 2Packet Page 616
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018MATERIALS - MIXED USE BUILDINGSIDING AND TRIM PANELSHARDIE PANEL SMOOTHSW 7069 IRON OREMETAL SIDING4” BOX RIB METAL PANEL SILVER METALLICLAP SIDINGHARDIE PANELSW 7739 HERBAL WASHSTOREFRONTKAWNEER, ANODIZED ALUM. BLACK NO.29WALL SCONCEBARNLIGHT G-32SOFFITSWOODTONE TRAD. PANELSTEXAS HONEY BROWNPAGE 20Attachment 2Packet Page 626
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018MAIN BODY - STUCCOLA HABRA - SILVER GRAYWALL SCONCEBARNLIGHT - ATOMIC INDUSTRIAL SOFFITSWOODTONE TRAD. PANELSTEXAS HONEY BROWNMATERIALS - TOWNHOMESPAGE 21SIDING AND TRIM PANELSHARDIE PANEL SMOOTHSW 7069 IRON OREMETAL SIDING4” BOX RIB METAL PANEL SILVER METALLICLAP SIDINGHARDIE PANELSW 7739 HERBAL WASHAttachment 2Packet Page 636
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018HIGUERA STREET ELEVATIONPAGE 22Attachment 2Packet Page 646
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018HIGUERA STREET ELEVATIONPAGE 23Attachment 2Packet Page 656
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018TOWNHOME - WEST ELEVATIONPAGE 24Attachment 2Packet Page 666
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018MIXED USE BUILDING - EAST ELEVATIONPAGE 25Attachment 2Packet Page 676
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018AXONOMETRIC VIEW LOOKING NORTH-WESTPAGE 26Attachment 2Packet Page 686
805.541.1010539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.comtenoverstudio.comSET NOT FOR CONSTRUCTIONAll dimensions to be verified on site207 HIGUERA MIXED-USE207 HIGUERA STREET, SAN LUIS OBISPO, CADATE: 01/08/2018AXONOMETRIC VIEW LOOKING NORTH-EASTPAGE 27Attachment 2Packet Page 696
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6
Newspaper of the Central Coast
RECE VEI p
MAR 14 2018
3825 South Higuera • Post Office Box 112 • San Luis Obispo, California 93406-0112 • (805) 781-7800
In The Superior Court of The State of California
In and for the County of San Luis Obispo
AD #3561503
CITY OF SAN LUIS OBISPO
OFFICE OF THE CITY CLERK
STATE OF CALIFORNIA
ss.
County of San Luis Obispo
I am a citizen of the United States and a resident of the
County aforesaid; I am over the age of eighteen and not
interested in the above entitled matter; I am now, and at
all times embraced in the publication herein mentioned
was, the principal clerk of the printers and publishers of
THE TRIBUNE, a newspaper of general Circulation,
printed and published daily at the City of San Luis
Obispo in the above named county and state; that notice
at which the annexed clippings is a true copy, was
published in the above-named newspaper and not in any
supplement thereof — on the following dates to wit;;
MARCH 10, 2018 that said newspaper was duly and
regularly ascertained and established a newspaper of
general circulation by Decree entered in the Superior
Court of San Luis Obispo County, State of California, on
June 9, 1952, Case #19139 under the Government Code
of the State of California.
I certify (or declare) under the penalty of perjury that the
foregoing is true and correct.
?akk L - twywd— —
(Sit, ture of Principal Clerk)
DATE: MARCH 10, 2018
AD COST: $153.12
- CITY of
SAN LUIS OBISPO CITY COUNCIL
NOTICE OF PUBLIC MEETING
Tiir) San Luis Obispo City Council invites
all interested persons to attend a public
meeting on Tuesday, March 20, 2018, at
6:00 p.m. in the City Hell Council Cham-
ber, 990 Palm Street, San Luis Obispo,
California, relative to the following:
REQUEST FORALTERNAT
TIIVE INCEN-
VES TO PROVID�4R AFFORDABLE
HOUSENQ THAT INCLUDES A DENSITY
BONUS OF2$ PEFIPM- RNQ A RE6UC-
TION IN SITg-QEVELOP-MENT STA.NA-
ARDS FOR A_ SiLET YARD SFRCt(
OF 1.5 FEM, WHERE 15 FEET IS NOR-
MALLV REQUIRED, FOR 207 HIGUE,RA
STREET (CITY FILE NO. AFFH-1335-
Adopt a Flasctutlon approving She alterna-
live incentives to provlda for aliordsbIa
housing that include a density bonus of 28
percent and a reduction in the site develop-
ment standards for a street yard setback of
1.5 feet, where 15 feet is normally required
In the C -S zone.
For more Information, you are invited to
contact Kyte Bell of the City's Community
Development Department at (805) 781-
7524 or by email at kbaHWsloclty�ra_
The City Council may also discuss other
hearings or business items before or after
the Items listed above. Reports for this
meeting will be available for review in the
City Clerk's Office and online at www.slo
city-oronWednesday, March 14, 2018.
Please call the City Clerk's Office at (805)
781-7100 for more information. The City
Council meeting'will be televised live on
Charter Cable Channel 20 and live stream-
ing on www.slocity.org.
Carrie Gallagher
City Clerk
City of San Luis Obispo
March 10, 2018 3561503