HomeMy WebLinkAboutItem #3 - MOD-1394-2018 (774 Caudill)ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Continued review of modifications to previously approved mixed-use project that
includes 3,000 square feet of commercial/retail space, and 33 residential units within the South
Broad Street Area Plan (ARCH-2628-2016).
PROJECT ADDRESS: 774 Caudill Street BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
e-mail: kbell@slocity.org
FILE NUMBER: MOD-1394-2018 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 Montage Development
Complete Date June 20, 2018
Zoning C-R-SF & C-S-SF
General Plan General Retail, Services &
Manufacturing within a
Special Focus Area
Site Area 0.514 acres (22,391 SF)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of
the CEQA Guidelines.
SUMMARY
The applicant, Montage Development, is proposing to modify the previously approved mixed-use
project located at 774 Caudill Street (ARCH-2628-2016). Upon review of plans submitted for
building plan review, the applicant identified necessary changes to the project layout and design to
improve the projects feasibility, which prompted additional review by the ARC. The ARC
continued the project on April 16, 2018 and provided directional items for the applicant to work
with staff to redesign the project to address specific concerns.
The project has been re-designed to address the thirteen directional items and the proposed
modifications are consistent with the South Broad Street Area Plan (SOBRO) and Community
Design Guidelines (CDG).
Meeting Date: July 16, 2018
]Item Number: 3
Packet Page 95
MOD-1394-2018
774 Caudill Street
Page 2
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the South Broad Street Area
Plan, Community Design Guidelines and applicable City policies and standards.
2.0 PROJECT INFORMATION
Project Description
A summary of the significant project modifications are identified below (Attachment 6, Revised
Project Plans):
1.Site Plan: Please review the previous staff report for project details and features
(Attachment 2, Previous Staff Report 4.16.18).
2.Design: The revised design includes the following changes;
•Revised colors and materials
•Revised architectural style
•Roof-top common area removed
•Revised stair and elevator towers
•Architectural changes to all elevations in include more muted tones and
simplified design
Project Statistics
Item Proposed 1 Standard 2
Street Yard Build-to Line
Village Street 10 feet 10 feet
Entry Street 5 feet 5 feet
Max. Height of Structure(s) 47.5 feet 3 40 feet
Max. Building Coverage (footprint) 75% 100% (C-R & C-S)
Density 26.94 3 18.5
Parking Spaces 58 43 (30% Reduction)
Notes: 1. Applicant’s project plans submitted 3/14/2018
2. South Broad Street Area Plan
3.Separate Application (AFFH 3142-2016)
3.0 BACKGROUND
On June 20, 2016 the ARC unanimously found the project consistent with the South Broad Street
Area Plan and Community Design Guidelines, subject to findings and conditions of ARC
Resolution No. 1011-16 (Attachment 4, Staff Report & Action Update 6.20.16).
On July 12, 2016, the City Council unanimously approved the request for a density bonus of 48
percent and a reduction in the site development standards for the maximum building height to
extend 47.5 feet where 40 feet is normally allowed (Attachment 5, City Council Resolution No.
10734 (2016 Series)). The density and maximum height of the project which have been approved by
the City Council are not subject to re-evaluation as part of this application.
On April 16, 2018 the ARC reviewed the proposed modifications to the building design and
continued to a date uncertain (Attachment 3, ARC Meeting Minutes). The ARC provided direction
Packet Page 96
MOD-1394-2018
774 Caudill Street
Page 3
to the applicant to work with staff to redesign the project to address specific concerns including the
following;
1)Side elevations should provide additional articulation and material details.
2)Provide window and architectural details (awnings, balconies, etc.) identifying specific
materials and colors, window and storefront details should express dimension and be
recessed.
3)Enclosure on mechanical parking should be of a superior design, complementary to the
architecture of the primary building.
4)Enclose the parking lifts to integrate as a building element and less of a shed for cars.
Include a more complementary roof style to the main buildings form (consider solar ready).
5)Consider providing parapet detailing along the street elevations and reduce the parapet
height, specifically along the stair towers.
6)Provide more muted colors and more subdued designs. Tone down the stucco and use a
warmer color and darken staircase colors especially on north and east elevation.
7)Provide overall consistency on building walls and elevations.
8)Consider growing vines or green screens to soften up elevations around parking lift and
other elevations to improve articulation and enhance views toward the property.
9)Provide a landscape plan.
10) Plans should include the context of the neighboring structures adjacent to the property.
11) Consider more coordination with window frames and double or single hung windows per the
South Broad Street Plan. Eliminate horizontal sliding windows on the north elevation.
12) Revise renderings and elevations to address inconsistencies within the project plans and
colors and materials board.
13) Include North arrows on site plan and floor plans.
4.0 PROJECT ANALYSIS
The ARC recommended directional items to be reviewed and evaluated prior to taking final action
on the project. The applicant has made the following changes in response to the directional items:
Directional Item #1: Side elevations should provide additional articulation and material details.
Response: The applicant has revised the side elevations, however, due to the location of the
structure along the property line, articulation and building openings are limited. Staff recommends
Conditions No. 4 requiring the applicant to continue working with staff to incorporated additional
articulation to the north and west stair tower elevations including but not limited to non -operable
windows, vertical landscaping, or further continuation of the brick veneer along the ground level.
Directional Item #2: Provide window and architectural details (awnings, balconies, etc.)
identifying specific materials and colors, window and storefront details should express dimension
and be recessed.
Response: The applicant has provided window and architectural details within the revised project
plans, see Sheet A8.0. Condition No. 5 has been provided to ensure window frames and mullions
are recessed to provide dimension and reflect a high-quality design compatible with the
neighborhood character.
Packet Page 97
MOD-1394-2018
774 Caudill Street
Page 4
Directional Item #3: Enclosure on mechanical parking should be of a superior design,
complimentary to the architecture of the primary building.
Response: The applicant has revised the design of the parking lift enclosure to incorporate a
rainscreen material along the exterior elevations. The rainscreen provides visual interest as seen
from adjacent properties and is compatible with the architectural style of the primary building.
Directional Item #4: Enclose the parking lifts to integrate as a building element and less of a shed
for cars. Include a more complementary roof style to the main buildings form (consider solar
ready).
Response: The parking lift enclosure has been redesigned to eliminate the shed roof design. Staff
recommends Condition No. 8 to revise the roof design of the parking lift to be compatible with the
roof style of the primary building, designed as solar ready.
Directional Item #5: Consider providing parapet detailing along the street elevations and reduce
the parapet height, specifically along the stair towers.
Response: The applicant has redesigned the parapet of the building along all elevations to
incorporate an eave overhang design, effectively reducing the visual mass of the structure.
Directional Item #6: Provide more muted colors and more subdued designs. Tone down the stucco
and use a warmer color and darken staircase colors especially on north and east elevation.
Response: The applicant has modified the design to reflect more muted colors and a subdu ed
design. The staircases along the north and east elevation have been redesigned to include darker
colors. The applicant has expressed flexibility regarding a warmer accent color for the project and
will present options to the ARC at the hearing for consideration. Staff has provided Condition No. 3
to revise the design to incorporate a warmer accent color, as approved by the ARC.
Directional Item #7: Provide overall consistency on building walls and elevations.
Response: The project has been redesigned to incorporate consistency between each elevation.
Directional Item #8: Consider growing vines or green screens to soften up elevations around
parking lift and other elevations to improve articulation and enhance views toward the property.
Response: The revised design of the parking lift does not include growing vines or green screens,
however, the use of rainscreens does improve articulation and enhance views toward the property.
Directional Item #9: Provide a landscape plan.
Response: The applicant has provided landscape plans, see Sheet A2.0.
Directional Item #10: Plans should include the context of the neighboring structures adjacent to
the property.
Packet Page 98
MOD-1394-2018
774 Caudill Street
Page 5
Response: The applicant has provided renderings of the project in the context of the site as seen on
Sheets A3.2 and A3.3 of the project plans. The renderings provide a visual representation of the
how the project fits within the setting of the site.
Directional Item #11: Consider more coordination with window frames and double or single hung
windows per the South Broad Street Plan. Eliminate horizontal sliding windows on the north
elevation.
Response: The project has been revised to provide more coordination between window frames on
each elevation. The horizontal sliding windows on the north elevation have been eliminated.
Directional Item #12: Revise renderings and elevations to address inconsistencies within the
project plans and colors and materials board.
Response: Plans have been revised to address inconsistencies between the renderings and the
elevations, a revised colors and materials board will be available at the ARC hearing.
Directional Item #13: Include North arrows on site plan and floor plans.
Response: A north arrow has been provided on the site plans and floor plans.
5.0 CONCLUSION
In summary, the applicant has responded to the ARC directional items and the revised project
design complies with building setbacks, parking, lot coverage, density, and building height
requirements consistent with the South Broad Street Area Plan. The proposed mixed-use building is
contemporary in character, consistent with the Broad Street Village Contemporary style. The
project’s architectural style is designed to complement the service commercial and industrial theme
of the neighborhood. The project plans include side-by-side comparison of the design changes from
each elevation compared to the previously reviewed project.
Figure 1: Rendering of the project as seen from the neighboring property to the west of the subject site along
Caudill Street.
Packet Page 99
MOD-1394-2018
774 Caudill Street
Page 6
6.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project
site occurs on a property of no more than five acres substantially surrounded by urban uses that has
no value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property.
7.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as
conditions of approval and code requirements, where appropriate.
8.0 ALTERNATIVES & RECOMMENDATION
8.1. Continue the project with direction to the applicant and staff on pertinent issues.
8.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, South Broad Street Area Plan or Community Design Guidelines.
9.0 ATTACHMENTS
1.Draft Resolution
2.Previous ARC Staff Report 4.16.18
3.ARC Meeting Minutes 4.16.18
4.Previous ARC Staff Report 6.20.16
5.City Council Resolution No. 10734 (2016 Series)
6.Revised Project Plans
Available at the Community Development Department: Project Plans
Available at ARC Hearing: Colors and Materials Board
Website Link to South Broad Street Area Plan: http://www.slocity.org/home/showdocument?id=5019
Packet Page 100
RESOLUTION NO. ARC-XXXX-18
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE MODIFICATIONS OF A
DEVELOPMENT PROJECT CONSISTING OF A FOUR-STORY MIXED-
USE STRUCTURE INCLUDING 3,000 SQUARE FEET OF
COMMERCIAL/RETAIL SPACE, AND 33 RESIDENTIAL UNITS, WITH
A MECHANICAL PARKING LIFT. THE PROJECT IS CATEGORICAL
EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED
IN THE STAFF REPORT AND ATTACHMENTS DATED JULY 16, 2018
(774 CAUDILL STREET MOD-1394-2018)
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 June 20, 2016, approving the development of mixed-use project in
accordance with Resolution No. ARC-1011-16, pursuant to a proceeding instituted under
ARCH-2628-2016, Caudill Street Partners, 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 July 12,
2016, approving the alternative incentives to provide affordable housing including a density
bonus and a reduction in site development standards in accordance with Council Resolution No.
10734 (2016 Series), pursuant to a proceeding instituted under AFFH-3142-2016, Caudill Street
Partners, applicant; 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 April 16, 2018, continuing the project to a date uncertain with direction to
the applicant and staff on pertinent issues, pursuant to a proceeding instituted under MOD-1394-
2018, Montage Development, applicant; 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 July 16, 2018, for the purpose of reviewing modifications to the design of
the previously approved mixed-use development, pursuant to a proceeding instituted under
MOD-1394-2018, Montage Development, 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, herein incorporates all findings and conditions associated with
Attachment 1
Packet Page 101
Resolution No. ARC-XXXX-18
774 Caudill Street, MOD-1394-2018
Page 2
Resolution No. ARC-1011-16, adjusted as follows:
SECTION 1. Findings. The Architectural Review Commission hereby grants final
approval to the project (MOD-1394-2018), based on the following findings:
Mixed Use Development
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 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 Commercial Retail & Services and
Manufacturing District within the Special Focus 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 a mix of uses within a
commercial district that is appropriate and compatible with the existing neighborhood in
close proximity to major transportation corridors and transit opportunities.
4.The project is consistent with the Housing Element because the project provides a variety of
residential types, sizes, and styles of dwellings (HE 5.4), and encourages development of
housing above ground-level retail stores to provide housing opportunities close to activity
centers (HE 5.3).
5.The project is consistent with the Conservation and Open Space Element policy 4.4.3
because the project promotes higher-density, compact housing to achieve more efficient use
of public facilities and services and to improve the City’s jobs/housing balance.
6.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 all property
development standards including height, coverage, and setbacks for the Commercial Retail
(C-R-SF) and Commercial Services (C-S-SF) zone, within the South Broad Street Area Plan
(SOBRO).
7.The proposed mixed-use project design further increases the public benefits of the existing
building for compliance with the SOBRO Design Guidelines by dedicating residential units
as affordable in close proximity to the downtown and public transit. Consistent with the
development standards and designed in accordance with the Broad Street Village
Contemporary style which is an appropriate architectural style for Mixed Use building
types.
Attachment 1
Packet Page 102
Resolution No. ARC-XXXX-18
774 Caudill Street, MOD-1394-2018
Page 3
8. 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).
Building Height, Mass and Scale
9. The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the streets appearance because SOBRO Form-Based
Codes require that mixed-use buildings provide residential units in the upper levels of a
structure with a minimum height allowance of 25 feet and at least 80% of the building
façade to be constructed along the property build-to lines. The project is consistent with the
SOBRO and Community Design Guidelines because the development is designed in a
manner that does not deprive reasonable solar access to adjacent properties by positioning
the majority of the building mass along the street frontage that incorporates vertical and
horizontal wall plan offsets that provide high-quality and aesthetically pleasing architectural
design.
10. The proposed height, mass and scale of the project is necessary to provide additional
dwelling units to be dedicated affordable for “very low” income households.
Shared/Mixed Use Parking Reduction
11. The 30% mixed-use/shared parking reduction for the project to reduce the required parking
from 62 parking spaces to 43 parking spaces will not result in poor on-site circulation or
adversely affect the surrounding neighborhood.
12. The proposed project complies with San Luis Obispo Municipal Code Section 17.90.040K,
Standard incentives for housing projects, where tandem parking is allowed for projects that
provide affordable housing units. The parking reduction of 30% satisfies the intent of
SOBRO Parking Requirements Section 4.7 which is "...to minimize the area devoted
exclusively to parking and drives when typical demands may be satisfied more efficiently
by shared facilities." Moreover, the project is in accordance with the provisions for a
mixed-use parking reduction because the times of maximum parking demand from the
proposed uses will not coincide due to the mix of residential and commercial uses.
Mechanical Parking Lift
13. As conditioned, the use of mechanical parking lifts results in superior design and
implementation of City goals and policies for infill development by placing parking within
a structure and adequately screened from public view, consistent with Community Design
Guidelines for compatibility with the building and site design.
14. The mechanical parking lift systems comply with all development standards including but
not limited to height and setback requirements, and Parking and Driveway Standards with
Attachment 1
Packet Page 103
Resolution No. ARC-XXXX-18
774 Caudill Street, MOD-1394-2018
Page 4
the exception of minimum parking stall sizes which are established by lift specifications.
15. As conditioned, the mechanical parking lift systems will be safely operated and maintained
in continual operation with the exception of limited periods of maintenance.
16. There are no circumstances of the site or development, or particular model or type of
mechanical lift system which could result in significant impacts to those living or working
on the site or in the 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. The Architectural Review Commission determination regarding project design is contingent
upon the approval of the City Council Resolution No. 10734 (2016 Series) in regards to the
48% density bonus that includes a request for an incentive to extend the maximum height of
the proposed project to 47.5 feet.
2. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
conditions and code requirements of project approval listed as sheet number 2. Reference
shall be made in the margin of listed items as to where in plans requirements are addressed.
Any change to approved design, colors, materials, landscaping, or other conditions of
approval must be approved by the Director or Architectural Review Commission, as
deemed appropriate.
3. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements, material changes shall end in logical locations
not to appear “thin” when viewed from the side. Colors and materials shall be consistent
with the color and material board and shall incorporate a warm accent color as presented by
the applicant at the hearing on July 11, 2018 and as approved by the ARC.
4. Plans submitted for a building permit shall include revisions to the north and west
elevations to incorporate additional articulation including but not limited to; non-operable
Attachment 1
Packet Page 104
Resolution No. ARC-XXXX-18
774 Caudill Street, MOD-1394-2018
Page 5
windows, vertical landscaping, further continuation of the brick veneer along the ground
level, subject to the satisfaction of the Community Development Director.
5. Plans submitted for a building permit shall include recessed window and storefront details
indicating the type of materials for the window frames and mullions, their dimensions, and
colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds
recesses and other related window features. Plans shall demonstrate the use of high quality
materials for the windows that reflect the architectural style of the project and are
compatible with the neighborhood character, subject to the approval of the Community
Development Director.
6. The property owner shall be responsible for maintaining and updating the current parking
calculations for the property. Parking calculations shall be provided upon the submittal of
business license applications and Planning and Building permits for tenant changes or
improvements. Parking calculations for the subject location shall be updated to include the
minimum required parking spaces per tenant space with application of the 30% parking
reduction.
7. All parking spaces must be available for common use and not exclusively assigned to any
individual use, required residential parking may be reserved, but commercial parking must
be made available for guests or overflow from residences.
8. Plans submitted for a building permit shall include revisions to the mechanical parking lift
to include an enclosed design with a solar-ready roof system compatible with the building
and site design, subject to the satisfaction of the Community Development Director.
9. Prior to building plan approval, the applicant shall record an agreement that runs with the
land that mechanical parking systems will be safely operated and maintained in continual
operation with the exception of limited periods of maintenance.
10. All regular (non-mechanical lift) parking spaces shall be available for residential tenants,
employees and customers free from restrictions. No regular parking spaces shall be
individually labeled or allocated. All mechanical parking lift spaces shall be available for
residents and employees free from restrictions.
11. 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.
12. 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
Attachment 1
Packet Page 105
Resolution No. ARC-XXXX-18
774 Caudill Street, MOD-1394-2018
Page 6
be clearly called out on building elevations included as part of working drawings. All wall-
mounted lighting shall complement building architecture. The lighting schedule for the
building shall include a graphic representation of the proposed lighting fixtures and cut-
sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure
that light is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter 17.23 of the Zoning Regulations.
13. 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.
14. 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.
15. 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.
16. Any proposed signs are subject to review and approval of the Community Development
Department and subject to a sign permit. The Community Development Director shall refer
signage to the ARC if signs need an exception or appear to be excessive in size or out of
character with the project.
Engineering Division – Community Development Department
17. The applicant shall be responsible for paying a “fair share” mitigation fee for the
undergrounding of overhead wire utilities in accordance with the South Broad Street
Corridor Plan.
18. Any required subdivision, lot merger, or lot line adjustment shall be finalized prior to
Attachment 1
Packet Page 106
Resolution No. ARC-XXXX-18
774 Caudill Street, MOD-1394-2018
Page 7
issuance of a building permit.
19. Projects involving the construction of new structures requires that complete frontage
improvements be installed or that existing improvements be upgraded per city standard. MC
12.16.050.
20. The building plan submittal shall show compliance with the South Broad Street Corridor
Plan. Any conflicts between the City Engineering Standards and intent of the corridor plan
shall be reviewed and approved to the satisfaction of the City Engineer and Community
Development Director.
21. The building plan submittal shall show all required pedestrian level street lighting in
accordance with the South Broad Street Corridor Plan and City Engineering Standards. One
pedestrian level light is generally required for every 80’ of frontage. The building plan
submittal shall show 2 new pedestrian level lights on the Victoria Street frontage.
22. The several proposed project access drives from the adjoining public streets shall be
provided by City Engineering Standard driveway approaches.
23. The building plan submittal shall show the corner of Victoria and Caudill to be upgraded
per City Engineering Standards and the South Broad Street Corridor Plan. Curb ramps shall
be constructed in accordance with City Engineering Standard 4440, 2010 Revised Standard
Plan RSP A88A, and ADA standards. The proposed bulb-out at the intersection shall be in
accordance with the South Broad Street Corridor Plan. Radii of the bulb out shall be in
accordance with Engineering Standards 1010 for street sweeping.
24. The building plan submittal shall include all required parking lot improvements,
dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage,
pavement marking, signage, and striping in accordance with the Parking and Driveway
Standards and disabled access requirements of the CBC.
25. Site development shall comply with the current California codes and ADA requirements.
All common facilities and access routes shall be reviewed and approved to the satisfaction
of the Building Division.
26. The proposed bike racks shall be located outside the public right-of-way. Bike racks
located within public utility easements may be approved with the recordation of an
encroachment agreement.
27. 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
Attachment 1
Packet Page 107
Resolution No. ARC-XXXX-18
774 Caudill Street, MOD-1394-2018
Page 8
property maintenance agreement accordingly.
28. The building plan submittal shall include a complete site utility plan. All existing and
proposed utilities along with utility company meters shall be shown. Existing underground
and overhead services shall be shown along with any proposed alterations or upgrades.
Services to the new structures shall be underground. All work in the public right-of-way
shall be shown or noted.
29. Wires to the new buildings shall be underground. Undergrounding shall be completed
without new utility poles within the public right-of-way. The existing overhead wiring
along the project frontages shall be undergrounded to the satisfaction of the Public Works
Department and respective wire utility companies unless otherwise approved for deferral by
the Community Development and Public Works directors.
30. The building plan submittal shall show the location of the fire service lateral, double-check
assembly, and fire department connection (FDC) on the site utility plan. Show the location
of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the
Planning Divisions architectural guidelines. Provide access to the fire riser and
appurtenances in accordance with the UFC and as approved by the Fire Marshal. Clarify to
the satisfaction of the Fire Marshal whether an FDC should be provided at the double-check
assembly or on the respective building.
31. The project drainage report, plans, and Post Construction Stormwater Regulation
compliance strategy shall include complete details and approvals in accordance with City
Engineering Standards and the Waterway Management Plan Drainage Design Manual.
32. The building plan submittal shall show compliance with the Post Construction Stormwater
Requirements as regulated by the Regional Water Quality Control Board for redeveloped
sites. Include a complete Post Construction Stormwater Control Plan Template as available
on the City’s Website.
33. An operations and maintenance manual will be required for the post construction
stormwater improvements. The manual shall be provided at the time of building permit
application and shall be accepted by the City prior to building permit issuance. A private
stormwater conveyance agreement will be required and shall be recorded prior to final
inspection approvals.
34. The building plan submittal shall include a complete grading, drainage and topo plan. The
grading and drainage plan shall show existing structures and grades located within 15’ of
the property lines in accordance with the grading ordinance. The plan shall consider
historic offsite drainage tributary to this property that may need to be conveyed along with
the improved on-site drainage. This development will alter and/or increase the storm water
runoff from this site. The improved or altered drainage shall be directed to the street and
not across adjoining property lines unless the drainage is conveyed within recorded
easements or existing waterways.
Attachment 1
Packet Page 108
Resolution No. ARC-XXXX-18
774 Caudill Street, MOD-1394-2018
Page 9
35. The building plan submittal shall show all existing trees on the property with a trunk
diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies
and/or root systems that extend onto the property shall be shown for reference. The plan
shall note which trees are to remain and which trees are proposed for removal. Include the
diameter and species of all trees. Tree canopies should generally be shown to scale for
reference. The City Arborist supports the proposed tree removals with the compensatory
tree plantings shown on the landscape plan.
36. The building plan submittal shall show all required street trees. Street trees are generally
required at a rate of one street tree for each 35 lineal feet of frontage. The City Arborist and
Planning Division shall approve the tree species and planting requirements in accordance
with City Engineering Standards and the corridor plan. The compensatory on-site and street
trees shall be 24” box or larger; the applicant shall work with the City Arborist to identify if
a larger box is possible in order to compensate for the loss of the existing tree canopy. Tree
species and sizes and all associated planting requirements shall be per City Engineering
Standards, subject to the approval of the City Arborist and Community Development
Director, as appropriate.
Transportation Division – Public Works
37. Plans submitted for a building permit, shall restrict on-street parking at driveways as necessary to
comply with Engineering Standard 7410.
38. The applicant shall be responsible for paying current transportation impact fees (TIF) plus a
“fair share” mitigation fee for the percentage of new trips generated by the project that will
travel through the intersection of Broad/South/Santa Barbara intersection as determined by
the Public Works Director, and based on the intersection improvement cost.
Building Division – Community Development Department
39. Plans submitted for a building permit shall be designed under the current California codes at
the time of construction drawing submittal.
40. Accessible parking shall be calculated and designed in accordance with CBC 1109A, 11B-
208 & 11B-502.
Fire Department
41. Plans submitted for a building permit shall include a riser room not less than 10 feet from
foundation, and backflow device not more than 20 feet from property line.
Utilities Department
42. Any existing sewer lateral serving the property must be abandoned at the City main
Attachment 1
Packet Page 109
Resolution No. ARC-XXXX-18
774 Caudill Street, MOD-1394-2018
Page 10
consistent with City standards.
Indemnification
43. 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 t he 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 16th day of July, 2018.
_____________________________
Doug Davidson, Secretary
Architectural Review Commission
Attachment 1
Packet Page 110
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of modifications to previously approved mixed-use project that includes 3,000
square feet of commercial/retail space, and 33 residential units within the South Broad Street Area
Plan (ARCH-2628-2016).
PROJECT ADDRESS: 774 Caudill Street BY: Kyle Bell, Associate Planner
Phone Number: (805) 781-7524
e-mail: kbell@slocity.org
FILE NUMBER: MOD-1394-2018 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 Montage Development
Complete Date March 29, 2018
Zoning C-R-SF & C-S-SF
General Plan General Retail, Services &
Manufacturing within a
Special Focus Area
Site Area 0.514 acres (22,391 SF)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of
the CEQA Guidelines.
SUMMARY
The applicant, Montage Development, is proposing to modify the previously approved mixed-use
project located at 774 Caudill Street (ARCH-2628-2016). Upon review of plans submitted for
building plan review, the applicant identified necessary changes to the project layout and design to
improve the projects feasibility, which prompted additional review by the ARC. The first change
identified was the elimination of the underground parking area, which initiated other changes to
accommodate parking and circulation such as; the inclusion of a mechanical parking lift, vehicle
access areas, tree removals, changes to commercial/residential unit configurations/layouts, and
changes to the elevations including colors and materials.
The project has been designed to be consistent with the previously approved project and the
proposed modifications are consistent with the South Broad Street Area Plan (SOBRO) and
Community Design Guidelines (CDG).
Meeting Date: April 16, 2018
Item Number: 3
Attachment 2
Packet Page 111
MOD-1394-2018
774 Caudill Street
Page 2
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the South Broad Street Area
Plan, Community Design Guidelines and applicable City policies and standards.
2.0 PROJECT INFORMATION
Project Background
On June 20, 2016 the ARC unanimously found the project consistent with the South Broad Street
Area Plan and Community Design Guidelines, subject to findings and conditions of ARC
Resolution No. 1011-16 (Attachment 2, Previous Staff Report & Action Update).
On July 12, 2016, the City Council unanimously approved the request for a density bonus of 48
percent and a reduction in the site development standards for the maximum building height to
extend 47.5 feet where 40 feet is normally allowed (Attachment 3, City Council Resolution No.
10734 (2016 Series)). The density and maximum height of the project which have been approved by
the City Council are not subject to re-evaluation as part of this application.
Project Description
A summary of the significant project modifications are identified below (Attachment 4, Reduced
Project Plans):
1. Site Plan: Modifications to a four-story mixed-use building to include mechanical
parking lifts rather than underground parking;
• Revised residential/commercial floor plan layouts
• 33 residential units, where 36 were previously approved
• Commercial square footage reduced from 4,355 to 3,000 square feet
• Removal of the Brazilian Pepper Tree
2. Design: Broad Street Village Contemporary style that includes the following changes;
• Revised colors and replacement of materials
• Revised vehicle access areas and storefront layouts
• Revisions to roof-top common area
• Revised stair and elevator towers
• Changes to the West and North Elevations
Project Statistics
Item Proposed 1 Standard 2
Street Yard Build-to Line
Village Street 10 feet 10 feet
Entry Street 5 feet 5 feet
Max. Height of Structure(s) 47.5 feet 3 40 feet
Max. Building Coverage (footprint) 75% 100% (C-R & C-S)
Density 26.94 3 18.5
Parking Spaces 59 43 (30% Reduction)
Notes: 1. Applicant’s project plans submitted 3/14/2018
2. South Broad Street Area Plan
3. Separate Application (AFFH 3142-2016)
Attachment 2
Packet Page 112
MOD-1394-2018
774 Caudill Street
Page 3
3.0 PROJECT ANALYSIS
The proposed modifications must be consistent with the requirements of the General Plan, Zoning
Regulations, and applicable design standards of the South Broad Street Area Plan (SOBRO) and
Community Design Guidelines (CDG). Staff has evaluated the project’s consistency with relevant
requirements and has found it to be in substantial compliance, as discussed in this analysis.
Building Design Modifications
The SOBRO design guidelines require that Mixed-Use buildings be designed to reflect either the
Railroad Commercial or the Broad Street Village Contemporary architectural styles. The Broad
Street Village Contemporary Style pays homage to the past with a blend of traditional and
contemporary architectural forms, materials, and influences to create an urban village character. The
CDG’s state that multi-family housing should be derived from architectural styles in the
surrounding neighborhood and should be designed to ensure that the height and bulk of higher
density projects do not impact adjacent lower density residential areas (CDG, Chapter 5.4C).
The proposed mixed-use building is contemporary in character, consistent with the Broad Street
Village Contemporary style. The project’s architectural style is designed to complement the service
commercial and industrial theme of the neighborhood, with consideration of the social and
industrial history of the original tract. The project plans include side by side comparison of the
design changes from each elevation compared to the previously approved project.
South & East Elevations: The applicant has incorporated only minor changes to the exterior
elevations along the South and East elevations to maintain as much consistency with the previously
approved project as possible, as seen from the public right of way (Figure 1). Changes along these
elevations included the use of lighter color tones and new stair and elevator towers, along with the
elimination of the rooftop kitchenette. The driveway access along Caudill and Victoria Avenue have
also been modified to accommodate the revised parking layout, which also included changes to the
commercial storefront design.
North & West Elevations: The applicant has modified the layout of the residential units to be a more
uniform design while also reducing the number of units from 36 to 33 units. These changes directly
affected the design of the North & West elevations, resulting in a more simplified design. The
applicant has worked with staff to incorporate various materials to ensure that all elevations are
visually interesting and receive interesting architectural treatments that enhance views of the
structure from all views on and off site. The structure demonstrates consistent use of colors,
materials, and detailing throughout all elevations of the building. The design utilizes vertical wall
articulation, offsets, awnings, and balconies to relieve the form and mass of the building.
Figure 1: Revised rendering (left), previously approved rendering (right).
Attachment 2
Packet Page 113
MOD-1394-2018
774 Caudill Street
Page 4
Parking Requirements
Zoning Regulations Table 6 (Parking Requirements by Use) states that the proposed commercial
uses will require approximately 10.5 parking spaces (1/300 square feet). Section 17.90.040K
(Standard incentives for housing projects) provides alternative parking requirements for a project
that provides affordable housing based on the number of bedrooms for a total of 51 parking spaces
for the residential component of the project and allows tandem parking. However, the previous
approval of the project granted a 30% mixed use/shared parking reduction that is still in effect,
resulting in a total 43 parking spaces required for the project, where 59 parking spaces are provided.
Mechanical Parking Lift: The applicant is requesting to incorporate 42 parking spaces as
mechanical lifts. The dimensions of the system allow for a large variety of car models as listed
within the Project Plans, Sheet A302 (Attachment 4). Vehicles which do not fit into the lift system,
have the ability to park in the regular parking stalls provided in the surface parking lot (17 spaces).
The Zoning Regulations stipulate that an Administrative Use Permit (elevated to the ARC in this
case) is required for mechanical parking lifts in commercial zones with required findings ensuring
superior design and implementation of City goals and policies for infill development.
The project complies with the required findings as incorporated into the draft resolution of this
project. However, while the design of the mechanical parking lift incorporates colors and materials
consistent with the architectural design of the
building, the variety of colors selected draws
unnecessary attention to the property. The
CDG’s state that the exterior colors of a
building are as important as the materials in
determining how people think about the
building and its surroundings; color should
not be used as an attention getting device
(CDG 3.1B.12a). Staff recommends
Condition No. 7, requiring revisions to the
design of the mechanical parking lift to
incorporate the use of muted tones for
compatibility with the building and site
design.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project
site occurs on a property of no more than five acres substantially surrounded by urban uses that has
no value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as
conditions of approval and code requirements, where appropriate.
Figure 2: Design elevation of the mechanical
parking lift (above).
Attachment 2
Packet Page 114
MOD-1394-2018
774 Caudill Street
Page 5
6.0 ALTERNATIVES & RECOMMENDATION
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, South Broad Street Area Plan or Community Design Guidelines.
7.0 ATTACHMENTS
1. Draft Resolution
2. Previous ARC Staff Report & Action Update
3. City Council Resolution No. 10734 (2016 Series)
4. Reduced Project Plans
Available at the Community Development Department: Project Plans
Available at ARC Hearing: Colors and Materials Board
Website Link to South Broad Street Area Plan: http://www.slocity.org/home/showdocument?id=5019
Attachment 2
Packet Page 115
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, April 16, 2018
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
April 16, 2018 at 5:00 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis
Obispo, California, by Chair Root.
ROLL CALL
Present: Commissioners Richard Beller, Brian Rolph, Micah Smith, Angela Soll,
Christie Withers, Vice-Chair Amy Nemcik, and Chair Allen Root
Absent:
Staff: Deputy Director Doug Davidson. Other staff members presented reports or
responded to questions as indicated in the minutes.
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
PUBLIC HEARINGS
1. 3249 Broad Street Continued review of a new three-story mixed-use project, which has been
revised to include six ground-floor hotel rooms, 20 one-bedroom apartments, and 12 studio
apartments, including four moderate income units and associated standard parking reduction
incentive, one laundry room, onsite parking, associated tree removals, and landscaping, with
a categorical exemption from environmental review, Case #: ARCH-3530-2016, C-R-SF
zone; Levi Seligman, Applicant.
Vice-Chair Nemcik recused herself.
Associate Planner Shawna Scott presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Attachment 3
Packet Page 116
Minutes – Architectural Review Commission Meeting of April 16, 2018 Page 2
Applicant Levi Seligman and architect Joel Snyder presented the proposed project and
responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
SMITH, CARRIED 6-0-0-1 to adopt a Resolution entitled:
A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF
THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE
DESIGN OF A NEW THREE-STORY MIXED-USE PROJECT INCLUDING
SIX HOTEL UNITS, 32 RESIDENTIAL UNITS (INCLUDING FOUR
MODERATE INCOME AFFORDABLE UNITS), ONSITE PARKING, AND
ASSOCIATED TREE REMOVALS, WITH A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF
REPORT AND ATTACHMENTS DATED APRIL 16, 2018 3249 BROAD
STREET (ARCH-3530-2016) as presented with the following change:
Modification of Condition 35 to include “to the satisfaction of the Utilities Director.”
2. 774, 780, and 796 Caudill Street Review of modifications to project design elements and
the inclusion of a mechanical parking lift associated with a previously approved mixed-use
project that includes 3,000 square feet of commercial/retail space, and 33 residential units
within the South Broad Street Area Plan (ARCH-2628-2016), with a categorical exemption
from environmental review, Case #: MOD-1394-2018, C-S-SF/C-R-SF zone; Montage
Development, Chuck Francoeur, Applicant.
Associate Planner Kyle Bell presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Applicants Chuck Francoeur and Steven Ross with Montage Development presented the
proposed project and responded to Commissioner inquiries.
Public Comments:
Joel Snyder
Dean Miller
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
SOLL, CARRIED 6-1-0 to continue to a date uncertain with the following direction
provided:
Attachment 3
Packet Page 117
Minutes – Architectural Review Commission Meeting of April 16, 2018 Page 3
Side elevations should provide additional articulation and material details.
Provide window and architectural details (awnings, balconies, etc.) identifying specific
materials and colors, window and storefront details should express dimension and be
recessed.
Enclosure on mechanical parking should be of a superior design, complimentary to the
architecture of the primary building.
Enclose the parking lifts to integrate as a building element and less of a shed for cars. Include
a more complementary roof style to the main buildings form (consider solar ready).
Consider providing parapet detailing along the street elevations and reduce the parapet
height, specifically along the stair towers.
Provide more muted colors and more subdued designs. Tone the stucco and use a warmer
color, and darken staircase colors especially on north and east elevation.
Provide overall consistency on building walls and elevations.
Consider growing vines or green screens to soften up elevations around parking lift and other
elevations to improve articulation and enhance views toward the property.
Provide a landscape plan.
Plans should include the context of the neighboring structures adjacent to the property.
Consider more coordination with window frames and double or single hung windows per the
south Broad street plan. Eliminate horizontal sliding windows on the north elevation.
Revise renderings and elevations to address inconsistencies within the project plans and
colors and materials board.
Include North arrows on site plan and floor plans.
COMMENT AND DISCUSSION
Deputy Director Davidson provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 7:08 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, May 7, 2018, 2018 at 5:00 p.m., in the Council Hearing
Room, 990 Palm Street, San Luis Obispo, California.
Attachment 3
Packet Page 118
Minutes – Architectural Review Commission Meeting of April 16, 2018 Page 4
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 06/04/2018
Attachment 3
Packet Page 119
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: Review of a new four story mixed-use project including ground floor commercial/retail space, and 36 residential units. The project is requesting to construct a 47.5 foot tall structure where 40 feet is normally allowed and qualifies for a 20% parking reduction and tandem parking, with a categorical exemption from environmental review. PROJECT ADDRESS: 774 Caudill Street BY: Kyle Bell, Assistant Planner Phone Number: (805) 781-7524 e-mail: kbell@slocity.org FILE NUMBER: ARCH-2628-2016 FROM: Tyler Corey, Principal Planner
RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the project
with a 20% parking reduction and tandem parking, based on findings, and subject to conditions.
SITE DATA
Applicant Caudill Street Partners
Submittal Date May 2, 2016
Complete Date May 11, 2016
Zoning C-R-SF & C-S-SF
General Plan General Retail, Services &
Manufacturing within a
Special Focus Area
Site Area 0.514 acres (22,391 s.f.)
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332 (In-Fill
Development Projects) of
the CEQA Guidelines.
SUMMARY
The applicant, Caudill Street Partners, is proposing to construct a new four story mixed-use
building with commercial/retail at the ground level (4,355 sq. ft.), and 36 residential units (five
dedicated for “very low” income) on the upper levels, with parking located at basement and ground
level, within the South Broad Street Area Plan. The project has been designed to be consistent with
the Community Design Guidelines (CDG) and the South Broad Street Area Plan (SOBRO). The
applicant is requesting a height variation 7.5 feet above what is normally allowed in the C-S-SF
zone and a density bonus of 48% through the Affordable Housing Incentive Program to be reviewed
by the City Council under a separate application (AFFH 3142-2016). The project also qualifies for a
mixed-use parking reduction of 20% to reduce the required parking from 73 spaces to 58 parking
spaces.
Meeting Date: June 20, 2016
Item Number: 2
Attachment 4
Packet Page 120
1.0 COMMISSION’S PURVIEW
The ARC’s role is to review the project in terms of its consistency with the South Broad Street Area
Plan, Community Design Guidelines and applicable City policies and standards. As noted above,
the proposed building height of 47.5 feet and 48% density bonus will be reviewed by the City
Council at a subsequent hearing under a separate application (AFFH 3142-2016).
2.0 PROJECT INFORMATION
2.1 Site Information/Setting:
Site Size 22,391 sq. ft. (0.514 acres)
Present Use & Development Two single family residences and a small commercial structure
Land Use Designation General & Commercial Services (C-R-SF & C-S-SF) within a Special Focus
Area (South Broad Street Area Plan)
Topography Elevation: Min. 221 feet; Max. 226 ft.
Slope: 3% slope
Access From Victoria Avenue & Caudill Street
Surrounding Use/Zoning North: C-R-SF & C-S-SF (Commercial, Auto Services & Residential)
East: C-R-SF (Retail & Residential)
South: C-R-SF & C-S-SF (Manufacturing & Residential)
West: C-S-SF (Real Estate Offices)
2.2 Project Description: A summary of the significant project features are included below
(Attachment 3, Project Description):
1. Redevelopment: New four story mixed use building (47,099 sq. ft.), with basement and
at grade parking with 73 parking spaces.
• 36 residential units, with a 48% Density Bonus (AFFH 3142-2016)
• Three commercial/retail tenant spaces totaling in 4,355 square feet
• 47.5 foot maximum height (AFFH 3142-2016)
• Roof-top common area & green roof
• 20% mixed-use parking reduction with tandem parking for one parking space
2. Design: Broad Street Village Contemporary style that includes the following materials;
• Wood siding, Metal panels & Vertical corrugated siding
• CMU Block & Board Form Concrete
• Aluminum storefront system
2.3 Project Statistics
Item Proposed 1 Standard 2
Street Yard Build-to Line
Village Street 10 feet 10 feet
Entry Street 5 feet 5 feet
Max. Height of Structure(s) 47.5 feet 3 40 feet
Max. Building Coverage (footprint) 61.8% 100% (C-R & C-S)
Density 20.72 3 18.5
Parking Spaces 73 58 (20% Reduction)
Notes: 1. Applicant’s project plans submitted 5/2/2016
2. South Broad Street Area Plan
3. Separate application (AFFH 3142-2016)
Attachment 4
Packet Page 121
3.0 PROJECT ANALYSIS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and applicable design standards of the South Broad Street Area Plan (SOBRO) and
Community Design Guidelines (CDG). Staff has evaluated the project’s consistency with relevant
requirements and has found it to be in substantial compliance, as discussed in this analysis.
3.1 Demolition: The subject properties currently contain two existing residential structures and
a small commercial building, which are proposed for demolition. Both residential structures are
older than 50 years. The Historic Preservation Ordinance states that a historic designation may
be applied to buildings at least 50 years old that maintain their original or attained historic and
architectural character, and contribute either by themselves or in conjunction with other
structures to the unique or historic character of a neighborhood.
Staff Analysis: In 2004, the City Council determined that the structure on 774 Caudill Street
did not meet the Historic Resource Criteria (Attachment 4, City Council Resolution No.
9520 (2004 Series)). The residence located at 796 Caudill Street has been reviewed by staff
and similar findings were identified that the structure does not meet Historic Resource
Criteria.
3.2 Site Plan: The CDG’s state that site planning should create a pleasant, comfortable, safe,
and distinct place for residents. New development should respect the privacy of adjacent
residential uses through appropriate building orientation and structure height (CDG, Chapter
5.4A). The SOBRO established a hybrid approach of form-based codes and traditional zoning to
ensure development is consistent with the community’s identified goals for form, character, and
quality.
Staff Analysis: The project design takes advantage of the build-to lines on each street
frontage of the property, and provides parking areas that are accessed via driveways rather
than open and visible parking areas in accordance with SOBRO Section 4.6 (Building Types
by Street Type). The project orients the commercial uses along Victoria Avenue (Village
Street) and provides residential units on the upper levels. The project also provides a roof-
top common area and street facing balconies for majority of the residential units. The site
provides sufficient access and internal circulation for vehicles and pedestrians. The applicant
has proposed to provide majority of the residential parking within the basement and parking
for the commercial uses on the ground level. The project’s parking area is not a dominant
visual element of the site and is screened by buildings that are oriented toward the street.
SOBRO Form-Based Codes state that the maximum building height of a mixed use building
is 40 feet; the applicant has requested a maximum height of 47.5 feet. The project design
includes additional structures attached to the elevator tower which would normally
contribute to the maximum height of the structure (kitchenette & bathroom). Zoning
Regulations Section 17.16.040 (Height) states that chimneys and elevator towers that are not
integral with building parapets shall extend not more than 10 feet above the maximum
building height. The inclusion of the kitchenette and the bathroom does not contribute to the
maximum height of the proposed structure because they are accessory to the elevator tower
which does not extend more than 10 feet above the requested maximum height of 47.5 feet.
Attachment 4
Packet Page 122
The proposed building height of 47.5 feet where 40 feet is the maximum allowed within the
SOBRO form-based codes is appropriate for this site and location because the height, mass
and scale of the project is consistent with SOBRO Chapter 4.5 Form-Based Codes that
requires mixed-use buildings to provide residential units in the upper levels with a minimum
height of 25 feet and at least 80% of the building façade to be constructed along the property
build-to lines. The proposed project has been designed to consider the adjacent existing
structures in regards to solar access by providing majority of the projects mass along the
street frontages with parking provided toward the rear of the lot. The request for the height
variation will be reviewed by the City Council under a separate application (AFFH-3142-
2016). It should be noted that in order to deny the requested height variation, State law
(Government Code Section 65915) requires specific findings related to adverse impacts to
health, safety or welfare.
3.3 Building Design: The SOBRO design guidelines require that Mixed-Use buildings be
designed to reflect either the Railroad Commercial or the Broad Street Village Contemporary
architectural styles. The Broad Street Village Contemporary Style pays homage to the past with
a blend of traditional and contemporary architectural forms, materials, and influences to create
an urban village character. The CDG’s state that multi-family housing should be derived from
architectural styles in the surrounding neighborhood, and should be designed to ensure that the
height and bulk of higher density projects do not impact adjacent lower density residential areas
(CDG, Chapter 5.4C).
Staff Analysis: The proposed mixed use buildings are contemporary in character, consistent
with the Broad Street Village Contemporary style. The project’s architectural style is
designed to complement the service commercial and industrial theme of the neighborhood,
with consideration of the social and industrial history of the original tract. The project’s
architectural style is designed to acknowledge past architecture while integrating new
sustainable green strategies in a modern day development setting. The project incorporates
various materials such as metal panels, wood & corrugated metal siding, board formed
concrete, bronze aluminum windows and storefronts.
The structures demonstrate consistent use of colors, materials, and detailing throughout all
elevations of the building. All elevations are visually interesting and receive interesting
architectural treatments that enhance views of the structure from all views on and off site 1.
The design utilizes vertical wall articulation, offsets, recessed windows and entries, awnings,
and balconies to relieve the form and mass of the building. The residential units provide
private balconies for majority of the units and a roof-top terrace that provides a large
common outdoor area available to all residents.
3.4 Parking: Zoning Regulations Table 6 (Parking Requirements by Use) states that the
proposed commercial spaces will require approximately 14 parking spaces (1/300 square feet).
1 Community Design Guidelines Chapter 5, Section 5.4 C.1: Façade and roof articulation. A structure with three or
more attached units should incorporate wall and roof articulation to reduce apparent scale. Changes in wall
planes and roof heights, and the inclusion of elements such as balconies, porches, arcade, dormers, and cross
gables can avoid the barracks-like quality of long flat walls and roofs.
Attachment 4
Packet Page 123
Section 17.90.040K (Standard incentives for housing projects) provides alternative parking
requirements for a project that provides affordable housing based on the number of bedrooms
for a total of 58 parking spaces for the residential component of the project and allows tandem
parking. Total required parking for the project includes 73 vehicle parking spaces, 4 motorcycle
spaces, and 76 bicycle spaces.
Staff Analysis: The SOBRO Parking Requirements allow a mixed use parking reduction of
20% where times of maximum parking demand from various uses will not coincide 2. A 20%
mixed use parking reduction reduces the required number of vehicle parking spaces from 73
spaces to 58 spaces; the project provides a total of 73 parking spaces on site and also
provides 15 motorcycle spaces where 5 are required and 94 bicycle parking spaces where 76
are required. The project qualifies for the mixed-use parking reduction of 20% per SOBRO
Section 4.7 Parking requirements.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of
the CEQA Guidelines, because the project is consistent with General Plan policies for the land use
designation and is consistent with the applicable zoning designation and regulations. The project
site occurs on a property of no more than five acres substantially surrounded by urban uses that has
no value as habitat for endangered, rare or threatened species as the site is located on an existing
developed property.
5.0 OTHER DEPARTMENT COMMENTS
The requirements of the other departments are reflected in the attached Draft Resolution as
conditions of approval and code requirements, where appropriate.
6.0 ALTERNATIVES & RECOMMENDATION
6.1. Continue the project with direction to the applicant and staff on pertinent issues.
6.2. Deny the project based on findings of inconsistency with the General Plan, Zoning
Regulations, South Broad Street Area Plan or Community Design Guidelines.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vicinity Map
3. Reduced Project Plans
4. City Council Resolution No. 9520 (2004 Series)
2 Zoning Regulations, Section 17.08.072E.3: Mixed Use Projects: Hours of Operation. A mixed use project proposing
a commercial component that will operate outside 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.
Attachment 4
Packet Page 124
Included in Commission member portfolio: project plans
Available at ARC hearing: color/materials board
Website Link to SOBRO: http://www.slocity.org/home/showdocument?id=5019
Attachment 4
Packet Page 125
ACTION UPDATE (Amended)
Monday, June 20, 2016, 5:00 PM
Regular Meeting
Council Hearing Room
990 Palm Street
CALL TO ORDER: Chair Wynn at 5:01 PM
PRESENT: Commissioners Ken Curtis, Amy Nemcik, Allen Root, Angela Soll, Vice-
Chair Suzan Ehdaie, Chair Greg Wynn
ABSENT: Commissioner Patricia Andreen
Consideration of Minutes for the ARC Regular Meeting of May 2, 2016:
AMENDMENT: Page 2, insert new paragraph appropriately situated below –-End of Public
Comments--- to read: “Commissioner Curtis expressed concerns regarding traffic impacts at Los
Osos Valley Road & Calle Joaquin, including cumulative impacts; expressed concerns regarding
visual impacts of the project on views of the mountains both to the West and to the North from
Highway 101; and expressed concerns regarding the adequacy of water supply in the long-term,
given drought conditions.”
ACTION: UPON MOTION BY COMMISSIONER NEMCIK, SECONDED BY COMMISSIONER
ROOT, the ARC Minutes of May 2, 2016 were approved as amended on the following 5:0:1:1 vote:
AYES: Nemcik, Root, Soll, Ehdaie, Wynn
NOES: None
ABSTAIN: Curtis
ABSENT: Andreen
1301 Calle Joaquin. ARCH-1098-2015; Continued review of a four-story, 114-unit
extended stay hotel, associated hotel amenities, and Mitigated Negative Declaration of
environmental review; C-T-SF zone; Intermountain Management, LLC, applicant.
ACTION: UPON MOTION BY CHAIR WYNN, SECONDED BY COMMISSIONER ROOT, the
Commission approved the Item with adoption of the Mitigated Negative Declaration and with
Amendment to strike Condition #11, which had stated “Prior to issuance of construction permits, the
applicant shall submit revised plans showing an overall reduction in height for review and approval
by the City Community Development Director. The revised plans shall show: a.) No more than three
stories; b.) Maximum height of the structure shall not exceed 35 feet above existing grade; c.)
Vertical stepping shall be incorporated into the plans to provide visual articulation; and d.) Horizontal
setbacks along the third floor shall be provided to minimize massing”, on the following 4:2:0:1 roll
call vote:
Architectural Review Commission
Attachment 4
Packet Page 126
San Luis Obispo Architectural Review Commission- Regular Meeting
Action Update of June 20, 2016
Page 2
AYES: Wynn, Root, Nemcik, Ehdaie
NOES: Curtis, Soll
ABSTAIN: None
ABSENT: Andreen
774 Caudill Street. ARCH-2628-2016; Review of a new four-story mixed-use project
including ground floor commercial/retail space, and 36 residential units. The project is
requesting to construct a 47.5 foot tall structure where 40 feet is normally allowed and
includes a 3% mixed-use parking reduction and tandem parking, with a categorical
exemption from environmental review; C-S-SF zone, Caudill Street Partners, applicant.
ACTION: UPON MOTION BY COMMISSIONER ROOT, SECONDED BY COMMISSIONER
SOLL, the Commission granted final approval of the Item with direction to 1.) Amend final line in
Condition #29 to read “The compensatory street trees shall be 24” box or larger, and the applicant
shall work with the City Arborist to identify if a larger box is possible in order to compensate for
the loss of the existing tree canopy.”; and 2.) Wordsmith Finding #12 to state it in a more affirmative
way; on the following 6:0:0:1 roll call vote:
AYES: Root, Soll, Nemcik, Curtis, Ehdaie, Wynn
NOES: None
ABSTAIN: None
ABSENT: Andreen
2102 Broad Street. ARCH 2764-2016: Review of the modification of an approved addition to a
single-family residence (ARCMI 29-12) with a new single-family residence 39 feet tall and three
stories in height; CN zone; Samuel Clemons, applicant.
The Commission provided direction to the Applicant and continued the item to a date uncertain.
2881 Broad Street. ARCH-2264-2015: Conceptual review of four new single-family dwellings; R-2-
S zone; Dustin Pires, applicant.
The Commission provided direction to the Applicant and continued the item to a date uncertain.
ACTION: UPON MOTION BY COMMISSIONER CURTIS, SECONDED BY VICE-CHAIR
EHDAIE, the Commission continued Hearing past 9:00 p.m., on the following 6:0:0:1 vote:
AYES: Curtis, Ehdaie, Nemcik, Soll, Root, Wynn
NOES: None
ABSTAIN: None
ABSENT: Andreen
ADJOURNMENT: 9:33 P.M.
Attachment 4
Packet Page 127
RESOLUTION NO. 10734 (2016 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
INCLUDE A DENSITY BONUS OF 48 PERCENT AND A REDUCTION
IN SITE DEVELOPMENT STANDARDS FOR THE MAXIMUM
BUILDING HEIGHT TO EXTEND TO 47.5 FEET WHERE 40 FEET IS
NORMALLY PERMITTED, WITH A CATEGORICAL EXEMPTION
FROM ENVIRONMENTAL REVIEW PURSUANT TO SECTION 15332
OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
GUIDELINES AS REPRESENTED IN THE CITY COUNCIL AGENDA
REPORT AND ATTACHMENTS DATED JULY 12, 2016 (774 CAUDILL
AFFH-3142-2016)
WHEREAS, the applicant, on May 2, 2016, submitted an application to request
alternative incentives for affordable housing that include a forty-eight (48) percent density bonus
and a reduction in site development standards for the maximum building height to extend to 47.5
feet where 40 feet are normally permitted, for a project located at 774 Caudill Street; and
WHEREAS, on June 12, 2016, 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, for the purpose of reviewing the design of a new four story
mixed-use project (ARCH -2628-2016), Caudill Street Partners, 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 July 12,
2016, pursuant to a proceeding instituted under AFFH-3142-2016, Caudill Street Partners,
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.
NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis
Obispo as follows:
R 10734
Attachment 5
Packet Page 128
Resolution No. 10734 (2016 Series) Page 2
SECTION 1. Firadiiigs. 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.
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 is necessary to facilitate the production of
affordable housing units.
3. The requests for a density bonus and reduction to site development standards for
maximum building height are consistent with the intent of Housing Element programs
2. 17, 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 height, mass and scale of the project will not negatively alter the
overall character of the neighborhood or the streets appearance because the South
Broad Street Area Plan requires that mixed-use buildings provide residential units in
the upper levels of a structure with a minimum height allowance of 25 feet and at
least 80% of the building fagade to be constructed along the property build -to lines.
The project is consistent with the South Broad Street Area Plan and Community
Design Guidelines because the development is designed in a manner that does not
deprive reasonable solar access to adjacent properties; by positioning the majority of
the building mass along the street frontage that incorporates vertical and horizontal
wall plan offsets that provide high-quality and aesthetically pleasing architectural
design.
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, is consistent with the
applicable zoning designation, is consistent with Government Code section 65915(f)(5) which
states that granting a density bonus does not require zoning change or other discretionary
approval, would not have a specific adverse impact upon public health and safety or the physical
environment because the project is designed in a manner that does not deprive reasonable solar
access to adjacent properties and is subject to conformance with all applicable building, fire, and
safety codes, and the property is not listed in the California Register of Historic Resources. 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.
R 10734
Attachment 5
Packet Page 129
Resolution No. 10734 (2016 Series) Page 3
SECTION 3. Action. The City Council does hereby grands final approval of the
alternative incentives to provide for affordable housing that include a density bonus of 48 percent
and a reduction in the site development standards for the maximum building height to extend
47.5 feet where 40 feet is normally permitted (AFFH-3142-2016), 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 -
2628 -2016 & AFFH-3142-2016). Reference should 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. Prior to the issuance of construction permits, the city and the project owners shall
enter into an Affordable Housing Agreement, 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 4 dwelling units to very -low
income households, 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, and shall ensure affordability for a period of not less than forty-
five years, or as otherwise required by state law.
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.
R 10734
Attachment 5
Packet Page 130
Resolution No. 10734 (2016 Series) Page 4
Upon motion of Council Member Christianson, seconded by Council Member Ashbaugh, and on
the following roll call vote:
AYES: Council Members Ashbaugh, Christianson and Rivoire,
Vice Mayor Carpenter and Mayor Marx
NOES: None
ABSENT: None
Mayor Ja. M
ATTEST:
Lee Price, MMC
Interim City Clerk
APPROVED AS TO FORM:
ty Attorney
IN WITNESS WHEREOF, I have he%unto set my hand and affixed the official seal of the City
of Sail Luis Obispo, California, this day of -'U I Ll
Lee Price, MMC
Interim City Clerk
R 10734
Attachment 5
Packet Page 131
VICTORIA CROSSING774 CAUDILL STREET06.29.2018ENTITLEMENTS PACKAGE - ARcPrepared by TEN OVER STUDIOAttachment 6Packet Page 132
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCCCALIFORNIA CODE REFERENCE THIS PROJECT SHALL COMPLY WITH CURRENT APPLICABLE CODES & ORDINANCES 2016 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE2016 CALIFORNIA BUILDING CODE2016 RESIDENTIAL BUILDING CODE2016 ELECTRICAL CODE2016 MECHANICAL CODE2016 PLUMBING CODE2016 ENERGY CODE2016 HISTORICAL BUILDING CODE2016 CALIFORNIA FIRE CODE2016 CALIFORNIA EXISTING BUILDING CODE2016 CALIFORNIA GREEN BUILDING STANDARDS CODE2016 CALIFORNIA REFERENCE STANDARDS CODECITY OF SAN LUIS OBISPO MUNICIPAL CODE: TITLE 15 BUILDINGS AND CONSTRUCTIONCITY OF SAN LUIS OBISPO TITLE 17 ZONING REGULATIONSBUILDING INFOCONSTRUCTION TYPE : TYPE 1-A (PODIUM @ 2ND FLOOR) TYPE VA, SPRINKLERED. (3 STORIES OVER PODIUM)2 HR FIRE SEPARATION REQUIRED BTW. COMMERCIAL AND RESIDENTIAL USES. 1 HR FIRE SEPARATION REQUIRED BTW. RESIDENTIAL UNITS.BREAKDOWN BY FLOOR:FIRST FLOOR BUILDING AREA: 18323 SFCOMMERCIAL M/B 3539 SF STORAGE S-2 14400 SF SECOND FLOOR BUILDING AREA: 13441 SFRESIDENTIAL R-2 12888 SFTHIRD FLOOR BUILDING AREA: 13453 SFRESIDENTIAL R-2 12960 SFFOURTH FLOOR BUILDING AREA: 13453 SFRESIDENTIAL R-2 12960 SFPARKING INFOGENERAL RETAIL = 3150/300 = 10.5 (30% REDUCTION ALLOWED)(6) STUDIOS = 6(9) 1-BEDROOMS = 9(18) 2-BEDROOMS = 36TOTAL PARKING REQ’D : 61.5 STALLS- 30% REDUCTION: 43PARKING PROPOSED = 58BICYCLE PARKING PROVIDED = 38MOTORBIKE PARKING PROVIDED = 4DENSITY36 UNITS / ACRE x 0.514 AC = 18.5 DWELLING UNITSPROPOSED DENSITY: (6) STUDY UNITS x 0.50 DU =3 DU(9) 1-BDRM UNITS x 0.66 DU =5.94 DU(18) 2-BDRM UNITS x 1.00 DU = 18 DUTOTAL:33 UNITS PROPOSED =26.94 DU47.5% DENSITY BONUS FOR AFFORDABLE HOUSING PROVISIONS= 18.5 x 1.475 = 27.28=27.28 > 26.94 DU *NOTE: 3 VERY LOW INCOME UNITS WILL BE DEED RESTRICTED. 1 STUDIO, 1 (1) BEDROOM AND 1 (2) BEDROOM. VICINITY MAPSITEADDRESS: 774, 780 & 796 CAUDILL STREETAPN: 004-921-025, 017, 016, 026 LOT SIZE: 22,391 SF / .514 ACRES (GROSS) 22,391 SF / .514 ACRES (NET) ZONING: C-R & C-SAVERAGE SLOPE: 0% DENSITY: 36/ACRE HEIGHT LIMIT: 43’ + 10’ FOR ARCHITECTURAL PROJECTIONS OCCUPANCY USE: M/B, (COMMERCIAL) & R-2 (RESIDENTIAL)PROJECT DESCRIPTION NEW FOUR STORY MIXED-USE DEVELOPMENT PROJECT LOCATIONINDEXBUILDING INFO T1.0CIVIL GRADING AND DRAINAGE PLAN C1.0CIVIL UTILITIES PLAN C2.0SITE PLAN & PROPOSED FLOOR PLANS A2.0-A2.1 PROPOSED ROOF PLAN A2.2PERSPECTIVE IMAGES A3.0-A3.3COMPARATIVE IMAGES A4.0-A4.2COMPARATIVE ELEVATIONS A5.0-A5.3DETAIL SNAPSHOTS A8.0CONTEXTUAL PROJECTS A9.0T1.0Attachment 6Packet Page 133
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCCDDDD
DDD D D
DDD
DDDD
DDD D D
DDUPUP10+0011+0012+0012+0610+0011+00227.47 TC10+38.36 14.68' R227.19 TC6" CURB10+51.51 19.95' R226.20 TC11+22.33 20.00' R225.50 TC/FL11+26.36 20.05' R225.32 TC/FL11+46.25 20.00' R225.96 TC11+50.25 20.00' R11+90.01 20.0' RMATCH EXIST(224.38 TC)(223.71 FL)227.81 TC10+22 12.00' R227.62 TC10+31.53 12.00' R11+71.03 20.0' LMATCH EXIST(224.71 TC)(224.21 FL)225.72 TC11+49.85 20.00' L226.11 TC11+23.52 20.00' L226.64 TC10+98.86 20.00' L227.08 TC10+78.06 20.00' L227.44 TC10+50.47 20.00' L227.85 TC10+36.87 14.67' L227.89 TC10+30.07 12.00' L227.93 TC10+22.06 12.00' L227.97 TC/HP10+14.99 14.93' L227.11 TC10+68.69 19.85' R226.59 TC11+00 20.00' RCAUDILL STREET227.44 FS226.19 FS226.50 FS227.44 FS227.44 FS227.44 FS227.44 FS227.44 FS226.0 FS11+46.25 26.00' R226.18 FS11+26.33 26.00' R226.06 FS11+46.29 30.00' R226.24 FS11+26.33 30.00' R10%1.5%227.0 FS227.0 FS7.6%227.45FS227.73 TC10+24.76 12.02' R1.5%1.5%227.42 FS10+29.90 30.00' R3.0%3.0%1.48%
2.8%
1.17%227.92 TC10+24 12.00' L2.0%
3.2%227.10 TC226.43 FL8" CURB10+59.35 20.00' R227.34 FS10+24.77 19.02' R227.25 FS10+30.77 19.09' R227.36 FSFF = 227.461.5%226.84 FSFF = 226.46FF = 226.96FF = 227.463.95%225.85 FS11+46.85 26.00' L225.91 FS11+46.85 30.00' L2%10%1.5%227.64 TC10+30.67 12.02' R11343344'4'5520.33'3.00'4.00'887N32°29'59"W 139.99'MN57°29'55"E 23.00'MN57°29'55"E 94.01'MN57°31'02"E 94.00'MR20.00'R10.00'R10.00'R20.00'227.44 FS226.94 FS226.79 FS226.44 FS226.31FS227.42FS226.17 TC11+23.52 24.00' L225.57 TC11+26.52 20.00' L225.26 TC11+46.85 20.00' L226.16 TC11+26.52 26.00' L226.22 FS11+26.52 30.00' L228.28 FS228.28 TW220.89 FS227.42 TW224.61 FS1.0%227.65 TW220.07 FS227.19 FS11+71.05 26.0' L(224.83 FS)MATCH EXIST227.28 FS227.11 FS227.11 FS3.4%0.6%3.4%1.5%227.28 FS227.28 FS1.5%227.19 FS227.19 FS227.13 FS2.0%4.5%226.70 FS226.79 FS226.29FS4.8%227.02 FS227.02 FS1.6%227.50 FS10+30.06 19.00' L227.53 FS10+24 19.00' L224.51 TG223.91 INV226.14 TG224.16 INV224.46 INVBOTTOM OFCHAMBERS= 221.7'227.97 RIM225.97 INV IN221.7 INV OUT219.7 SUMPPARKING LIFT225.42FS225.12 TC11+62.96 20.00' L225.18 TC11+62.96 24.00' L225.66FS225.47FS11+71.02 30.0' L224.89 FS226.73 TC10+88.29 20.00' L6" SD S =0.5%111119227.14 TC10+66.49 20.00' R934560'30'4'6'10'60'30'6'4'20'20'10'225.82 TC11+53.75 19.95' R225.88 TC11+53.75 23.95' R11+90.01 24.0' R(224.44 FS)MATCH EXIST.(225.66) FSMATCH (E)11+71.37 4.32' RMATCH (E)10+94.56 7.16' RMATCH (E)11+90.01 6.15' LMATCH (E)11+90.01 6.15' LMATCH (E)11+90.01 6.15' LSEE ARCHITECTURAL PLAN FORGRADES BELOW PODIUM DECKN57°29'55"E 440.02'M227.16 FS227.17 FS227.0 FS226.94 TC10+78.64 20.05' R226.67 FS226.51 FS226.26 FS226.81 FS227.13 FS227.03 FS226.45 TC11+07.33 20.00' RN32°29'51"E 339.85'M228.48 FS/TW220.89 FS3.0%227.25 TC10+57.89 20.00' L227.13 TC10+68.12 20.00' L227.19 FS227.14 FS226.98 TC10+82.80 20.00' L2.4%227.33 TG225.45 INV NE224.44 INV NW224.34 INV SE227.45FS227.77 TG226.08 INV227.95 FS227.77 TG225.98 INV219.87 TG6" SD S = 1%227.65FS61.5%66227.42 FS225.62 FS225.42 FS225.69 FS(226.04) FSMATCH (E)11+50 4.19' R(226.89) FSMATCH (E)11+00 6.87' R(227.91) FSMATCH (E)10+50 6.02' R228.79 FS(227.0) FSMATCH (E)10+50 5.96' L(226.54) FSMATCH (E)11+00 6.26' L(225.91) FSMATCH (E)11+50 6.14' L227.19 FL227.38 FL333RIGHT OF WAY CONSTRUCTION NOTES:REMOVE AND REPLACE EXISTING CONCRETE 8" CURB AND 18" GUTTER WITH 8" CONCRETECURB AND 18" GUTTER PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4030.TRANSITION FROM 8" CURB TO 6" CURBINSTALL 6" CONCRETE CURB AND 18" GUTTER PER CITY OF SAN LUIS OBISPO STANDARD DETAIL4030 .CONSTRUCT 6' DETACHED SIDEWALK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4110AND 4910.CONSTRUCT DRIVEWAY RAMP PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 2115CONSTRUCT CURB RAMP PER CITY STANDARD 4440 AND CAL TRANS STANDARD A88A, CASE F.CONSTRUCT SIDEWALK UNDERDRAIN WITH CAST IRON PIPE PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 3415.SAWCUT AC AT CROWN OF THE ROAD AND REMOVE EXISTING PAVEMENT. REPLACE AC PAVEMENTAND MATCH EXISTING SECTION.12345678SITE CONSTRUCTION NOTES:CONSTRUCT PERVIOUS PAVER SECTION PER DETAIL 2 ON SHEET C-4.0INSTALL 1 ROW OF 7 STORMTECH MC3500 CHAMBERS PER DETAIL 1 ON SHEET C-4.0INSTALL 18"X18" MIDSTATE CATCH BASIN WITH TRAFFIC RATED GRATE.INSTALL 12"X12" MIDSTATE CATCH BASIN WITH NON TRAFFIC RATED LID.INSTALL 48" MIDSTATE STORM DRAIN MANHOLE OR APPROVED EQUAL WITH 24" MIN SUMP BELOWLOWEST INVERT.INSTALL 48"X64" SUMP PUMP BOX, PROVIDE (2) SUMP PUMP WITH A MINIMUM OF 10 GPM AT 25' HEADEACH, PLUMBED AND RIGGED FOR REDUNDANCY2GRADING AND DRAINAGE PLANSCALE: 1:20NC1.0Attachment 6Packet Page 134
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCCWWWWWWWWWWWWWWWWWWW
SSSSSSSSSGGGGGGGGGWEE
EEEDDDDWWW
DDD D D
DDUPUP6" SEWER8" PVC WATER LINE6" PVCRIM (228.49)INV (222.84)RIM (227.1)INV (219.37)18" HDPE SEWER S= 1%SS1222.50 INV2" GASE1E2UTILITY POLE TO BE REMOVED. ALLSERVICES TO BE UNDERGROUND FROMPOLE ACROSS THE STREET.EXISTING FIREHYDRANT TO BEREMOVED PERCITY STANDARDEXISTING58" WATER METER AND SERVICELATERAL TO BE REMOVED PER CITY OFSAN LUIS OBISPO STANDARDS. METERSTO BE REMOVED AS PART OFDEMO-1663-2017EXISTING34" WATER METER AND SERVICELATERAL TO BE REMOVED PER CITY OFSAN LUIS OBISPO STANDARDS. METERSTO BE REMOVED AS PART OFDEMO-1663-2017G1SS2W2W3W4EXISTING34" WATER METER TOBE REMOVED PER CITY OF SANLUIS OBISPO STANDARDSMETERS TO BE REMOVED ASPART OF DEMO-1663-2017218.72 INVFF = 227.46FF = 226.46FF = 226.96FF = 227.46S = 14.5%W1DOMESTICCOMM.IRR.W5W6W7W8W9W97 SFGENERAL NOTES:ALL EXISTING UTILITIES SHOWN ARE BASED ON THE BEST KNOWLEDGE AVAILABLE.CONTRACTOR TO POTHOLE ALL POINTS OF CONNECTION AND VERIFY ALL CLEARANCES.MATERIAL DEPTH AND LOCATION SHALL BE IDENTIFIED BY CONTRACTOR. IF THERE ARE ANYDIFFERENCES FROM PLAN WITH ANY OF THESE ITEMS, ENGINEER OF WORK SHALL BENOTIFIED IMMEDIATELY.ELECTRICAL NOTES:UNDERGROUND ELECTRICAL SERVICE CONDUIT PER ELECTRICAL PLANS.PAD MOUNTED TRANSFORMER, SEE ELECTRICAL PLANSSANITARY SEWER CONSTRUCTION NOTES:CONSTRUCT 6" SDR35 SANITARY SEWER LATERAL PER CITY OF SAN LUIS OBISPO STANDARDDETAIL 6810 AND 6020 WITH 6" BACKWATER VALVE, FLAPPER TYPE.SEE PLUMBING PLANS FOR CONNECTION TO BUIILDINGWATER CONSTRUCTION NOTES:INSTALL 2" WATER SERVICE WITH 1 1/2" METER PER CITY OF SAN LUIS OBISPO STANDARDDETAIL 6210 AND 6020,INSTALL 6" PVC FIRE LINE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6530 AND 6020INSTALL 6" FIRE DOUBLE CHECK VALVE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6420INSTALL 6" PVC FIRE LINE FROM BACK-FLOW PREVENTER TO FIRE RISER IN BUILDING. MINIMUM36" COVER. SEE PLUMBING PLANS FOR CONTINUATION INTO BUILDINGINSTALL 1" WATERS SERVICE WITH 34" METER PER CITY OF SAN LUIS OBISPO STANDARD DETAIL6210 AND 6020.INSTALL 2" R.P. BACKFLOW PREVENTER PER CITY OF SAN LUIS OBISPO STANDARD 6550INSTALL34" R.P. BACKFLOW PREVENTER PER CITY OF SAN LUIS OBISPO STANDARD 6550INSTALL NEW FIRE HYDRANT ASSEMBLY AND 6" SERVICE LINE PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6310INSTALL THRUST BLOCK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 8610 AND COUNTY OFSAN LUIS OBISPO STANDARD W-1, W-1A.GAS NOTES:CONSTRUCT GAS SERVICE PER SO CAL GAS STANDARDS AND SPECIFICATIONS AND HANDOUTPACKAGE. CONSTRUCT TRENCH PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6020 SIZEPER MECHANICAL PLANS.GAS METERS PER MECHANICAL PLANS. SEE MECHANICAL PLANS FOR POINT OF CONNECTIONAT BUILDING.RIM (222.5)INV E (214.83)INV S (214.0)UTILITY PLANSCALE: 1:30NC2.0Attachment 6Packet Page 135
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCCSITE PLAN, LANDSCAPE PLAN & FIRST FLOOR PLANSCALE: 1:20NA2.0Attachment 6Packet Page 136
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCC2ND,3RD & 4TH FLOOR PLANSCALE: 1:20NDNUPUPDN64 SFElevator36 SFTrashPlan D altAffordableUNIT# 201Plan DUNIT# 202Plan E Alt.UNIT# 203Plan EUNIT# 204Plan CUNIT# 205Plan AAffordableUNIT# 206Plan AUNIT# 208Plan DUNIT# 207Plan FUNIT# 210Plan BUNIT# 209Plan BAffordableUNIT# 211OPENTOBELOWIII11111GG1514111EEE5DE1GG15HHHHB3HCBalconyBalconyBalconyBalconyBalconyBalconyBalconyCorridorCorridorDeckStair #1Stair #242" HIGHGUARDRAIL10D5OPEN TOPARKING AREABELOWBalconyH3HHBA33H3HHHHH3H33HH33HBalconyBalconyHH3HHA2.1Attachment 6Packet Page 137
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCCROOF PLANSCALE: 1:20DN10' - 0 3/4"5' - 0 5/8""Future" Solar PanelLocation(840 S.F.)TO BE APPROVEDUNDER SEPARATEPERMIT20' - 0"42' - 0"5"Future" Solar PanelLocation(2,360 S.F.)TO BE APPROVEDUNDER SEPARATEPERMIT206 SFStair #2OPEN TODECK BELOW"Future" Solar PanelLocation(1,400 S.F.)TO BE APPROVEDUNDER SEPARATEPERMIT20' - 0"70' - 0"30' - 0"17' - 0"50' - 0"A2.2NAttachment 6Packet Page 138
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCCVIEW FROM CORNER OF VICTORIA AND CAUDILLA3.0Attachment 6Packet Page 139
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018AshleyAshley&&VanceVance&&G,G,CCCview from victoria avenueA3.1Attachment 6Packet Page 140
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCCView from woodbridge st.A3.2Attachment 6Packet Page 141
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCCview from caudill st.A3.3Attachment 6Packet Page 142
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCCcomparative imagesPREVIOUSLY SUBMITTEDREVISEDA4.0Attachment 6Packet Page 143
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCCcomparative imagesPREVIOUSLY SUBMITTEDREVISEDA4.1Attachment 6Packet Page 144
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCCcomparative imagesPREVIOUSLY SUBMITTEDREVISEDA4.2Attachment 6Packet Page 145
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCC1'))
67))
5'))
7+))
7232)522)
7232)%8,/',1*
comparative elevationsPREVIOUSLY SUBMITTEDREVISED1045781639214141. STUCCO-MAIN BODY COLOR.2. VERTICAL HARDIE BOARD & BATTEN.3. PERFORATED METAL GUARD RAIL.4. ALUMINUM CLAD STOREFRONT.5. ALUMINUM CLAD STOREFRONT DOOR.6. METAL ‘C’ CHANNEL AWNING.7. BALCONY PAINT TO MATCH AWNING.8. BLACK DOOR ASSEMBLY.9. TYPICAL WINDOW.10. BRICK VENEER.11. PAINTED HARDIE RAINSCREEN.12. NOT IN USE.13. CMU BLOCK FENCE WITH PAINTED STUCCO VENEER.14. METAL CORNICE.15. STUCCO TO MATCH MAIN BODY.16. METAL FLANGE.KEYNOTESSOUTH ELEVATION SCALE: 1/16”=1’-0”A5.0Attachment 6Packet Page 146
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCC1'))
67))
5'))
7+))
7232)522)
7232)%8,/',1*
comparative elevationsPREVIOUSLY SUBMITTEDREVISED37163891121014WEST ELEVATION SCALE: 1/16”=1’-0”A5.11. STUCCO-MAIN BODY COLOR.2. VERTICAL HARDIE BOARD & BATTEN.3. PERFORATED METAL GUARD RAIL.4. ALUMINUM CLAD STOREFRONT.5. ALUMINUM CLAD STOREFRONT DOOR.6. METAL ‘C’ CHANNEL AWNING.7. BALCONY PAINT TO MATCH AWNING.8. BLACK DOOR ASSEMBLY.9. TYPICAL WINDOW.10. BRICK VENEER.11. PAINTED HARDIE RAINSCREEN.12. NOT IN USE.13. CMU BLOCK FENCE WITH PAINTED STUCCO VENEER.14. METAL CORNICE.15. STUCCO TO MATCH MAIN BODY.16. METAL FLANGE.KEYNOTESAttachment 6Packet Page 147
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCC1'))
67))5'))
7+))
7232)522)
7232)%8,/',1*
comparative elevationsPREVIOUSLY SUBMITTEDREVISED141491372131171NORTH ELEVATION SCALE: 1/16”=1’-0”A5.2KEYNOTES1. STUCCO-MAIN BODY COLOR.2. VERTICAL HARDIE BOARD & BATTEN.3. PERFORATED METAL GUARD RAIL.4. ALUMINUM CLAD STOREFRONT.5. ALUMINUM CLAD STOREFRONT DOOR.6. METAL ‘C’ CHANNEL AWNING.7. BALCONY PAINT TO MATCH AWNING.8. BLACK DOOR ASSEMBLY.9. TYPICAL WINDOW.10. BRICK VENEER.11. PAINTED HARDIE RAINSCREEN.12. NOT IN USE.13. CMU BLOCK FENCE WITH PAINTED STUCCO VENEER.14. METAL CORNICE.15. STUCCO TO MATCH MAIN BODY.16. METAL FLANGE.Attachment 6Packet Page 148
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCC1'))
67))
5'))
7+))
7232)522)
7232)%8,/',1*
comparative elevationsEAST ELEVATION SCALE: 1/16”=1’-0”PREVIOUSLY SUBMITTEDREVISED2161514614783455173A5.3KEYNOTES1. STUCCO-MAIN BODY COLOR.2. VERTICAL HARDIE BOARD & BATTEN.3. PERFORATED METAL GUARD RAIL.4. ALUMINUM CLAD STOREFRONT.5. ALUMINUM CLAD STOREFRONT DOOR.6. METAL ‘C’ CHANNEL AWNING.7. BALCONY PAINT TO MATCH AWNING.8. BLACK DOOR ASSEMBLY.9. TYPICAL WINDOW.10. BRICK VENEER.11. PAINTED HARDIE RAINSCREEN.12. NOT IN USE.13. CMU BLOCK FENCE WITH PAINTED STUCCO VENEER.14. METAL CORNICE.15. STUCCO TO MATCH MAIN BODY.16. METAL FLANGE.Attachment 6Packet Page 149
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCCMATERIAL BOARDNTSROOF CORNICEEAST ELEVATION WINDOW typical window stair tower1. STUCCO - sw 7017 dorian gray 2. VERTICAL HARDIE BOARD & BATTEN - sw 7648 big chill3. PERFORATED METAL GUARD RAIL - sw 7017 dorian gray 4. BLACK WINDOW FRAME5. BALCONY PAINT TO MATCH WITH CANOPY - sw 6991 black magic6. METAL ‘C’ CHANNEL AWNING - sw 6991 black magic7. BLACK DOOR ASSEMBLY8. METAL CORNICE - sw 6991 black magic9. METAL FLANGE PAINTED TO MATCH WINDOW FRAME & TRIM10. STUCCO TO MATCH MAIN BODY - sw 7017 dorian gray11. METAL FACIA TO MATCH WINDOW FRAME & TRIM.12. Secondary body color - sw 7019 gauntlet gray13. modern thin brick veneer14. HARDIE LAP SIDING - SW7648 BIG CHILLKEYNOTES24416538712921113141014A8.0314213sw 7017 - dorian graysw 7648 - big chill sw 7019 - gauntlet graysw 6991 - black magicAttachment 6Packet Page 150
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comVICTORIA CROSSING774 CAUDILL STREET, SAN LUIS OBISPO, CADATE: 06/29/2018T1.0AshleyAshley&&VanceVance&&G,G,CCC774 CAUDILL, RENDERINGS FROM 6/20/16 ARC PACKAGE BY GARCIA ARCHITECTURE + DESIGN2450 VICTORIA, RENDERINGS FROM 2/8/16 ARC PACKAGE BY ARRIS STUDIO ARCHITECTSVIEW FROM CORNER OF VICTORIA AVENUE & CAUDILL STREETCAUDILL STREET SOUTH ELEVATIONVICTORIA AVENUE EAST ELEVATIONVIEW FROM VICTORIA AVENUE VICTORIA AVENUE WEST ELEVATION - BUILDING BCDWEST ELEVATION - BUILDING APERMITTED CONTEXTUAL PROJECTSNTSA9.0Attachment 6Packet Page 151