HomeMy WebLinkAbout11-13-2018 Item 9 Request for Alternative Incentive to Provide for Affordable Housing - 3680 Broad Street AFFH-1902-2018
Meeting Date: 11/13/2018
FROM: Michael Codron, Community Development Director
Prepared By: Rachel Cohen, Associate Planner
SUBJECT: REQUEST FOR ALTERNATIVE INCENTIVE TO PROVIDE FOR
AFFORDABLE HOUSING THAT INCLUDES A DENSITY BONUS
INCREASE OF 43 PERCENT, WHERE 35 PERCENT IS NORMALLY
ALLOWED, FOR 3680 BROAD STREET (CITY FILE NO. AFFH-1902-2018).
RECOMMENDATION
Adopt a Resolution (Attachment A) approving the alternative incentive to provide for affordable
housing that include a density bonus increase of 43 percent, where 35 percent is normally
allowed.
DISCUSSION
Applicant HASLO
Representative Scott Smith
Zoning Service Commercial with a special
considerations overlay (C-S-S)
General Plan Services Manufacturing
Site Area 1.6 acres
Environmental
Status
Categorically Exempt from
environmental review under
Section 15332, Class 32, In-fill
Development Projects, of the
CEQA Guidelines.
In June 2018, HASLO, the applicant, requested a modification to a mixed-use affordable housing
project located at 3680 Broad Street within the C-S-S zone. In April and May 2015, the Planning
Commission (PC) and the Architectural Review Commission (ARC) reviewed and approved the
mixed-use project. The approved project included a 4,400 square foot commercial building, two,
three-story structures with 46 affordable one, two, and three-bedroom units, and a 29 percent
density bonus.
The applicant has requested to modify the 4,400 square foot commercial structure to include nine
market rate dwelling units and 3,425 square feet of commercial space (ARCH-1638-2018). The
Director determined that the modifications were minor and approved the proposed modifications
to the plan (Attachment B, Project Plans and Attachment C, Director’s Approval Letter). The
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additional nine units expand the original project density bonus request of 29 percent to 43
percent. The applicant is requesting an alternative incentive for a 43 percent density bonus,
where 35 percent is normally allowed. If approved the project would be 84 percent affordable.
Zoning Regulations Chapter 17.140 Affordable Housing Incentives states that when an applicant
is requesting an alternative incentive for affordable housing, the incentives shall be reviewed by
the City Council. In order to deny the requests, State law (Government Code Section 65915)
requires specific findings based on substantial evidence of any of the following:
• The incentive or concession does not result in identifiable and actual cost reductions for
affordable housing costs;
• The incentive would have specific adverse impact1 upon health, safety, or the physical
environment on any real property that is listed in the California Register of Historical
Resources;
• The incentive would be contrary to state of federal law.
This provision of the Zoning Regulations is proposed to be modified to provide the Planning
Commission with the authority to approve affordable housing incentives, however, the new
provision will not go into effect unless approved by the City Council on November 27, 2018.
Background
On April 8, 2015, the Planning Commission reviewed and approved a mixed-use affordable
housing project located at 3680 Broad Street within the C-S-S zone. The project included a 4,400
square foot commercial building, two, three-story residential structures with 46 affordable one,
two, and three-bedroom units and a 29 percent density bonus (USE-0809-2015). As a 100%
affordable housing development, the applicant is entitled up to a 35 percent density bonus under
State law.
On May 4, 2015, the Architectural Review Commission (ARC) held a hearing to review the
design and architecture of the proposed project as it relates to the surrounding neighborhood
(ARCH-0810-2015). The ARC unanimously voted to approve the project.
In March 2017, the applicant received their building permit for phase 1 of t he project, the
construction of two, three-story residential structures. Final sign-off on the construction of the
residential structures is anticipated by the beginning of November 2018.
In June 2018, the applicant requested a modification to the 4,400 square foot commercial
building to include nine market rate dwelling units and 3,425 square feet of commercial space.
The additional nine units expand the original project density bonus request of 29 percent to 43
percent. On October 1, 2018, the Director of Community Development reviewed the proposed
modification to the commercial building for consistency and compatibility with the previously
approved use permit and architectural plans (ARCH-1638-2018). The Director determined that
the modifications were minor and approved the proposed modifications to the plan (Attachment
B, Project Plans and Attachment C, Director’s Approval Letter), subject to the approval of an
1 Gov. Code Section 65589.5 defines a “specific adverse impact” as a “specific, adverse impact” means a
significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or
safety standards, policies, or conditions as they existed on the date the application was deemed complete.
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Item 9
increase in the density bonus to 43 percent.
Project Analysis
The City of San Luis Obispo has recognized housing as an important issue within the City. The
City’s 2015-17 Financial Plan identifies affordable housing as a Major City Goal. The City’s
Housing Element includes numerous policies and programs that support incentives, such as
density bonuses, to provide housing for moderate, low, very low and extremely low-income
households.
1. Affordable Housing Alternative Incentives
Consistent with State law requirements, City Zoning Regulations Chapter 17.140.070 states that
three incentives or concessions shall be granted for housing developments that include at least 30
percent for lower income households. The proposed project provides 84 percent of the units to be
dedicated to low income (or lower) households. Chapter 17.140 of the Zoning Regulations
(Affordable Housing Incentives) outlines various incentives for affordable housing projects that
developers can request. Some of the alternative incentive examples called out in the Chapter
includes granting of a density bonus in excess of State allowances or allowing a reduction in site
development standards.
Alternative Incentive Request: Granting a density bonus in excess of 35 percent
The applicant is requesting an alternative incentive to allow a 43 percent density bonus, where 35
percent is normally allowed. The applicant would be providing a total of 55 units on the site.
Table 1 provides a breakdown of the affordability of the units.
Table 1: Unit Breakdown of Affordability
Unit Type Number of Units % of Area Median Income (AMI)
1 Bedroom 10 60%
1 Bedroom 2 50%
2 Bedrooms 13 60%
2 Bedrooms 2 50%
3 Bedrooms 13 60%
3 Bedrooms 2 50%
2 Bedrooms 3 60%
Studios 4 Market Rate
1 Bedroom 5 Market Rate
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2. Housing Element
The 2015 Housing Element (HE) outlines a series of goals and policies to encourage the
development of housing production for all financial strata of the City's population. The City has
outlined in HE Goal 2 that housing should be in-line with the Regional Housing Needs
Allocation, for the 2014 - 2019 planning period (see Table 2). The HE further states that
affordable housing units should be intermixed and not segregated by economic status and
encourages housing development that meets a variety of special needs, including large families,
single parents, disabled persons, the elderly, students, veterans, the homeless, or those seeking
congregate care, group housing, single-room occupancy or co-housing accommodations,
utilizing universal design (HE Policy 8.1). The Housing Element also states that preference for
residential be given over commercial uses (Policy 11.1).
In addition, the Housing Element further states:
• That the City should continue to consider increasing residential densities above state density
bonus allowances for projects that provide housing for low, very low and extremely low-
income households (Policy 2.17); and
• That the City should continue to incentivize affordable housing development with density
bonuses, parking reductions and other development incentives, including City financial
assistance (Program 6.19).
Table 2: Housing Element Table 6: Remaining RHNA need based on dwelling units
approved, under construction or built (January 1, 2014 to December 31, 2017)
Income Category
A B A-B
New
Construction
Need
(RHNA)
Dwelling Units
Approved, Under
Construction or Built
Remaining RHNA
Need, Dwelling
Units
Very Low and Extremely-Low
(<31-50% of AMI)
285 96 189
Low (51-80% of AMI) 179 27 152
Moderate (81-120% of AMI) 202 10 192
Above Moderate (>120% of
AMI)
478 5901 -112
TOTAL RHNA UNITS 1,144 7231 421
1No credit allowed for the number of above moderate units built that exceed RHNA.
3. Major City Goal
Housing was determined to be one of the most important, highest priority goals for the City to
accomplish over 2015-17 financial year. The goal states: Implement the Housing Element,
facilitating workforce, affordable, supportive and transitional housing options, including support
for needed infrastructure within the City’s fair share.
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Item 9
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 and is served by required utilities and public services.
FISCAL IMPACT
When the General Plan was prepared, it was accompanied by a fiscal impact analysis, which
found that overall the General Plan was fiscally balanced. Accordingly, since the proposed
density bonus request is consistent with the General Plan, it has a neutral fiscal impact.
ALTERNATIVES
1. Deny the request for a 43 percent density bonus and provide direction to staff to return with
substantial evidence to support findings that the request is inconsistent with alternative or
additional incentive regulations within the municipal code. This is not recommended because
the request for incentives is consistent with State and City housing regulations.
2. Continue the project and provide direction to the applicant to revise the project for
consistency with applicable City regulations.
Attachments:
a - Draft Resolution
b - Project Plans
c - Director's Approval Letter
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Item 9
RESOLUTION NO. _______ (2018 SERIES)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING THE ALTERNATIVE
INCENTIVES TO PROVIDE FOR AFFORDABLE HOUSING THAT
INCLUDES A DENSITY BONUS OF 43 PERCENT, WHERE 35 PERCENT
IS NORMALLY ALLOWED, AS REPRESENTED IN THE CITY COUNCIL
AGENDA REPORT AND ATTACHMENTS DATED NOVEMBER 13, 2018.
THE PROJECT IS CATEGORICALLY EXEMPT FROM
ENVIRONMENTAL REVIEW (3680 BROAD STREET) (AFFH-1902-2018)
WHEREAS, on September 24, 2018 the Housing Authority of San Luis Obispo
(“HASLO”), submitted an application to request alternative incentives for affordable housing that
include a forty-three (43) percent density bonus, where 35 percent is normally allowed; and
WHEREAS, on April 8, 2015, the Planning Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis
Obispo, California, for the purpose of approving the use permit for a mixed-use project consisting
of 4,400 square feet of commercial space and 46 affordable one, two, and three-bedroom units
(USE-0809-2015); and
WHEREAS, on May 4, 2015, the Architectural Review Commission of the City of San
Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street,
San Luis Obispo, California, for the purpose of approving the design of a mixed-use project
consisting of 4,400 square feet of commercial space and 46 affordable one, two, and three-bedroom
units (ARCH-0810-2015); and
WHEREAS, on October 1, 2018, the Community Development Director of the City of
San Luis Obispo reviewed a modification to the project to modify the commercial structure to
include nine market rate units and 3,425 square feet of commercial space (ARCH-1638-2018); and
WHEREAS, on November 13, 2018, 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, pursuant to a proceeding instituted under AFFH-1902-2018; 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:
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Item 9
Resolution No. _______________ (2018 Series) Page 2
R ______
SECTION 1. Findings. Based upon all the evidence, the City Council makes the
following findings:
1. The project will not be detrimental to the health, safety, or welfare of those working
or residing in the vicinity since the proposed project is consistent with the site’s zoning
designation, the approved Planning Commission use permit (USE-0809-2015) 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.
3. The request for a density bonus is consistent with the intent of Housing Element
policies 2.17, 8.1, 11.1 and program 6.19, and the alternative affordable housing
incentives outlined in Section 17.90.060 of the City’s Zoning Regulations.
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 and is served by
required utilities and public services.
SECTION 3. Action. The City Council does hereby grant final approval of the project
including the request for alternative incentives to provide for affordable housing that includes a
density bonus of 43 percent, where 35 percent is normally allowed (AFFH-1902-2018), subject to
the following conditions:
Planning Department
1. Final project design and construction drawings shall be in substantial compliance with
the project plans approved by the Community Development Director 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-1638-2018 & AFFH-1902-2018). Reference should be made
in the margin of listed items as to where in plans requirements are addressed.
2. Prior to the issuance of building permits, the City and the project owners shall enter
into an Affordable Housing Agreement in a form subject to the approval of the City
Attorney and Community Development Director, to be recorded in the office of the
county recorder. The agreement shall specify mechanisms or procedures to assure the
continued affordability and availability the affordable units, to the satisfaction of the
Community Development Director and City Attorney. 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.
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Item 9
Resolution No. _______________ (2018 Series) Page 3
R ______
Indemnification
3. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents
or officers and employees from any claim, action or proceeding against the City or its
agents, officers or employees, to attack, set aside, void, or annul, in whole or in part,
the City's approval of this project.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this 13th day of November 2018.
____________________________________
Mayor Heidi Harmon
ATTEST:
____________________________________
Teresa Purrington
City Clerk
APPROVED AS TO FORM:
_____________________________________
J. Christine Dietrick
City Attorney
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City
of San Luis Obispo, California, this ______ day of ______________, _________.
______________________________
Teresa Purrington
City Clerk
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Item 9
IRON WORKS
MIXED-USE
THE IRON WORKS MIXED-USE PROJECT PROPOSES A NEW 8,243 SQUARE
FOOT, 2-STORY MIXED-USE BUILDING COMPRISING 3,425 SQUARE FEET
OF FUTURE COMMERCIAL SUITES, AND 9 ONE-BEDROOM AND STUDIO
APARTMENTS.
ENTITLEMENTS PACKAGE - ARC-MI
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Item 9
IRON WORKS MIXED USE
3680 BROAD STREET, SAN LUIS OBISPO, CA
DATE: 08/02/2018
805.541.1010
539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.com
tenoverstudio.com
SET NOT FOR CONSTRUCTION
All dimensions to be verified on site T1.0
PROJECT DIRECTORY
OWNER:
HOUSING AUTHORITY OF SAN LUIS OBISPO CONTACT:MICHAEL BURKE
487 LEFF STREET PH:805.594.5330
SAN LUIS OBISPO, CA 93401 EMAIL: mburke@haslo.org
ARCHITECT:
TEN OVER STUDIO, INC.CONTACT:KARL LUNDEEN
539 MARSH STREET PH:805.541.1010
SAN LUIS OBISPO, CA 93401 EMAIL: karll@tenoverstudio.com
SURVEY:
ABOVE GRADE CONTACT:SCOTT STOKES
245 HIGUERA STREET PH:805.548.1172
SAN LUIS OBISPO, CA 93401 EMAIL: scott@abovegradeengineering.com
CALIFORNIA CODE REFERENCES
THIS PROJECT SHALL COMPLY WITH CURRENT APPLICABLE CODES & ORDINANCES
2016 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODE
2016 CALIFORNIA BUILDING CODE
2016 CALIFORNIA ELECTRICAL CODE
2016 CALIFORNIA MECHANICAL CODE
2016 CALIFORNIA PLUMBING CODE
2016 CALIFORNIA ENERGY CODE
2016 CALIFORNIA HISTORICAL BUILDING CODE
2016 CALIFORNIA FIRE CODE
2016 CALIFORNIA EXISTING BUILDING CODE
2016 CALIFORNIA GREEN BUILDING STANDARDS CODE
2016 CALIFORNIA REFERENCE STANDARDS CODE
CITY OF SAN LUIS OBISPO MUNICIPAL CODE: TITLE 15 BUILDINGS AND CONSTRUCTION
CITY OF SAN LUIS OBISPO TITLE 17 ZONING REGULATIONS
ADJACENT ZONES:NORTH EAST SOUTH WEST
C-S-S C-S-S C-S-S C-S-S
SETBACKS
STREET:
SIDE:
REAR:
SETBACK BASED ON
ADJACENT ZONE:
DRAINAGE EASEMENT
STREET TREE, PUBLIC UTILITY
STREET TREE DEDICATION
LAND USE ANALYSIS
3680 BROAD STREET, SAN LUIS OBISPO, CA
053-231-047
C-S
SPECIAL CONSIDERATION ZONE
N/A
RESIDENTIAL, COMMERCIAL
70,450 SF (1.6 ACRES)
75% (52,837 SF)
28% (19,586 SF)
47% (33,252 SF)
1.5
1.6 ACRES x 24 UNITS = 38.4 DU
43 FEET - USE-0809-2015
BLDGS ≤ 20 feet high = 10 feet
BLDGS >20 feet high = 15 feet
N/A
N/A
0'
25'
50'
EASEMENT:
WETLAND PRESERVE AREA
RESIDENTIAL SETBACK FROM PUBLIC
RIGHT-OF-WAY PER SECTION 17.08.072(D)
10'
10'
20'
ADDRESS:
APN:
ZONING:
OVERLAY ZONES:
DESIGN AREA GUIDELINES:
FAR:
ALLOWABLE DENSITY PER ZONE:
(C-S - 24 DU / ACRE)
HEIGHT LIMIT:
ALLOWED USE (RELEVANT):
LOT SIZE:
MAX ALLOWABLE SITE COVERAGE:
EXISTING SITE COVERAGE:
REMAINING SITE COVERAGE:
PROJECT DESCRIPTION
THE IRON WORKS MIXED-USE PROJECT PROPOSES A NEW 8,243 SQUARE FOOT, 2-STORY MIXED-USE BUILDING. THE FIRST
FLOOR COMPRISES 3,425 SQUARE FEET OF SHELL SPACE FOR FUTURE COMMERCIAL TENANTS, A ONE-BEDROOM APARTMENT,
AND TWO TENANT ENTRIES FOR THE SECOND FLOOR. THE SECOND FLOOR INCLUDES 8 ADDITIONAL APARTMENTS – 4 STUDIOS
AND 4 ONE-BEDROOM UNITS. ALL SITE IMPROVEMENTS, PARKING, AND TRASH ARE INCLUDED IN A SEPARATE, APPROVED
PERMIT (PLBLDG-3371-2016).
PROJECT INFO
PROJECT INFO
SITE PLAN
UTILITY PLAN
FIRST FLOOR PLAN
SECOND FLOOR PLAN
UNIT PLANS A2.2
ELEVATIONS
ELEVATIONS/MATERIALS
MODEL IMAGES
INDEX
T1.0
T1.1
A1.0
A4.0
A2.0
A2.1
A3.0
A3.1
A1.1
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Item 9
IRON WORKS MIXED USE
3680 BROAD STREET, SAN LUIS OBISPO, CA
DATE: 08/02/2018
805.541.1010
539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.com
tenoverstudio.com
SET NOT FOR CONSTRUCTION
All dimensions to be verified on site T1.1
BUILDING ELEMENT RATING
ALL 0
USE SYSTEM
B & R-2 NFPA 13
USE LOAD FACTOR
BUSINESS 100 GROSS
RESIDENTIAL 200 GROSS
USE DISTANCE
BUSINESS 100'
RESIDENTIAL 125'
USE / USE
B / R-2
B / B
R-2 / R-2
USE
MULTI-FAMILY
DWELLINGS
GENERAL RETAIL
RESTAURANT
MEDICAL SERVICE -
CLINIC, LABORATORY,
URGENT CARE
TYPE VB
PER 17.90.040: 1 PER STUDIO APARTMENT OR ONE BEDRROM APARMTENT, 2 FOR 2- OR 3-
BEDROOM APARTMENTS. ALSO SEE PARKING REDUCTION PARAGRAPHS UNDER 17.16.060.
ONE SPACE PER 60 SQ. FT. CUSTOMER USE AREA, INCLUDING WAITING SEATING, COUNTER SERVICE
AREAS, AND DANCING AREAS, PLUS ONE SPACE PER 100 SQ. FT. FOOD PREPARATION, INCLUDING
COUNTER SPACE, PANTRY STORAGE, AND DISHWASHING AREAS. WALLS, HALLS, RESTROOMS, AND
DEAD STORAGE AREAS DO NOT COUNT AS EITHER CUSTOMER USE OR FOOD PREPARATION FLOOR
AREA
ONE PER 200 SQUARE FEET GROSS FLOOR AREA.
ONE SPACE PER 300 SQUARE FEET GROSS FLOOR AREA
PARKING FACTOR
HOUR SEPARATION REQ’D
1-HOUR: FIRE BARRIERS PER 707, HORIZONTAL ASSEMBLIES PER 711
420.2 & 420.3: FIRE PARTITIONS PER 708 (1/2-HOUR PER 708.3 EXCEPTION
2), HORIZONTAL 711 (1/22-HOUR PER 711.2.4.3 EXCEPTION)
FIRE SPRINKLER SYSTEMS:
FIRE RATING REQUIREMENTS (PER CBC TABLE 601):
B - 3, R-2 - 3
B - 60', R-2 - 60'
B- 27,000, R-2 - 21,000
CONSTRUCTION TYPE: (PER CBC CHAPTER 5)
ALLOWABLE STORIES:
ALLOWABLE HEIGHT:
ALLOWABLE AREA:
OCCUPANCY USE ANALYSIS
MIXED-USE: RESIDENTIAL (R-2) & BUSINESS (B)
YES - PLANNING COMMISSION APPROVAL REQUIRED
YES - USE-0809-2015
YES - ARCMI (PER DIRECTION FROM PLANNER)
PROPOSED USE:
ALLOWED USE IN ZONE:
USE PERMIT REQ’D:
ENTITLEMENTS REQ’D:
OCCUPANCY LOAD FACTORS: (PER CBC TABLE 1004.1.2)
LONGEST PATH OF TRAVEL BASED ON OCCUPANCY:
OCCUPANCY SEPARATION REQUIREMENTS:
PARKING REQUIREMENTS:
FUTURE TENANT IMPROVEMENT PERMIT WILL BE SUBJECT AVAILABLE PARKING
173.75'
UNIT TYPES # OF UNITS DENSITY UNITS (DU)
STUDIOS:
(.5 DU)
4 2
ONE BEDROOM UNITS:
(0.66 DU)
5 3.33
TOTAL:9 UNITS 5.33 DU
ROOM SF/PARKING FACTOR # STALLS
46 EXISTING
LOW-INCOME UNITS
1 / UNIT 46
9 PROPOSED
MARKET-RATE UNITS
1 / UNIT 9
COMMERCIAL
3,425 SF
1 / 300 SF 12
TOTAL REQUIRED:67
REQUIRED:3
PROVIDED:5
TOTAL PROVIDED:(INC. ADA PARKING)71
TYPE REQUIRED PROVIDED
LONG-TERM 49 50
SHORT-TERM 17 18
ADA REQUIREMENTS: (1 PER 25)
BICYCLE PARKING:
PARKING REQUIRED:
AFFORDABLE UNITS PROVIDED ON SITE:81% (46 EXISTING AFFORDABLE UNITS / (46+9 PROPOSED MARKET-RATE
UNITS)
AFFORDABLE INCENTIVES PURSUED:43% DENSITY BONUS
PROPOSED DENSITY BONUS:[49.42 (E) DU + 5.33 DU] / 38.4 DU = 43%
DENSITY CALCULATIONS:
ALLOWABLE DENSITY PER ZONE:
(C-S - 24 DU / ACRE)
1.6 ACRES x 24 UNITS = 38.4 DU
EXISTING DENSITY:
29% DENSITY BONUS (USE-0809-2015)
49.42 DU
PROPOSED DENSITY CALCULATIONS:
AVERAGE NATURAL GRADE ELEVATION:
AREA:8,243 SF
LOT COVERAGE (FOOTPRINT):4,312 SF
FAR:
PROJECT INFO
HEIGHT:36'-6"
STORIES:2
OCCUPANCY:B (RETAIL / OFFICE), R-2 (APARTMENTS)
CONSTRUCTION TYPE:VB
USE:SYSTEM:
SPRINKLERS:B, R-2 NFPA 13
BUILDING AREAS:
ROOM OR FLOOR USE AREA/ OCC LF OCCUPANCY #EXITS REQUIRED
FUTURE T.I.BUSINESS 3,425 SF / 200 GROSS 17.1 1
1-BEDROOM UNIT RESIDENTIAL 420 SF / 200 GROSS 2.1 1 PER UNIT
ROOM OR FLOOR USE AREA/ OCC LF OCCUPANCY #EXITS REQUIRED
STUDIO (QTY 2)RESIDENTIAL 410 2.05 PER UNIT 1 PER UNIT
STUDIO (QTY 2)RESIDENTIAL 422 2.11 PER UNIT 1 PER UNIT
1-BEDROOM UNIT
(QTY 4)
RESIDENTIAL 460 2.3 PER UNIT 1 PER UNIT
ROOM OR FLOOR AREA/ OCC LF OCCUPANCY #MALE FEMALE
FUTURE T.I.N/A (WC, LAV, UR.)(WC, LAV)
TOTAL BUILDING AREA:8,243 SF
TOTAL COVERED DECK/PATIO AREA:588 SF
TOTAL UNCOVERED DECK/PATIO AREA:0 SF
BUILDING INFO
FIRST FLOOR:
SECOND FLOOR:
PLUMBING FIXTURE COUNT: (PER CPC TABLE 422.1, AND TABLE A)
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Item 9
IRON WORKS MIXED USE
3680 BROAD STREET, SAN LUIS OBISPO, CA
DATE: 08/02/2018
805.541.1010
539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.com
tenoverstudio.com
SET NOT FOR CONSTRUCTION
All dimensions to be verified on site NOPARKINGNOPARKINGNO PARKING2.5'
461.414
S66° 31'31.08"W
N23° 20' 55.00"W150.387N66° 39' 05.00"E
478.635L=150.372, R=8971.2241
-50'-0"187'-5"
15 15
(E) MULTI-FAMILY RESIDENCES
3680 BROAD STREET
APN: 053-231-047
NOPARKINGNOPARKING180
179178
178
176 178175
174
173 1771761751741731781771761751741737
(N) MIXED-USE BUILDING
3680 BROAD STREET
APN: 053-231-047
FFE: 178.5
4
5
5
9
6
TYP
TYP
8
32
10
TYP
1
8
TYP
25'-0"
WETLAND SETBACK
11
8'-1"
(E)
SIDEWALK
14'-912"19'-1112"11'-4"25'-1"
73'-634" TO NEAREST
ADJ. BLDG.
14
13
TYP
12
20'-0" DRAINAGE
EASEMENT
10'-0" STREET TREE
&
P
U
B
L
I
C
UTILITY EASEMENT
10'-0" STREET DEDIC
A
T
I
O
N
EASEMENT
10'-0" OFFER FOR PU
E
&
STREET TREE EASEM
E
N
T
50' HOUSING SETBAC
K
FROM RIGHT-OF-WAY
KEYNOTES
(N) STREET TREE (REFER TO PLBLDG-3371-2016)
(N) LONG-TERM BIKE LOCKERS (REFER TO PLBLDG-3371-2016)
(N) TRANSFORMER (REFER TO PLBLDG-3371-2016)
(N) TRASH ENCLOSURE (REFER TO PLBLDG-3371-2016)
(N) ACCESSIBLE PARKING STALLS AND ACCESS AISLE (REFER TO PLBLDG-3371-2016)
(N) BUILDING AWNING OVERHEAD, SHOWN DASHED
(N) PARKING STALL PER SLO CITY STANDARDS AND (REFER TO PLBLDG-3371-2016)
(N) BIKE RACKS (REFER TO PLBLDG-3371-2016)
(E) PROPERTY LINE
(N) CONCRETE STAIRS (REFER TO PLBLDG-3371-2016)
(N) AC PAVING (REFER TO PLBLDG-3371-2016)
(N) MULTI-FAMILY RESIDENTIAL BUILDING (REFER TO PLBLDG-3371-2016)
(E) EASEMENT(S)
(N) COVERED PARKING BUILDING (REFER TO PLBLDG-3371-2016)
(E) FIRE HYDRANTS
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
A1.0
1- ENLARGED SITE PLAN
SCALE: 1” = 20’
N
SITE KEY PLAN
SCALE: 1” = 100’
N
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IRON WORKS MIXED USE
3680 BROAD STREET, SAN LUIS OBISPO, CA
DATE: 08/02/2018
805.541.1010
539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.com
tenoverstudio.com
SET NOT FOR CONSTRUCTION
All dimensions to be verified on site
N.T.S.
A1.1
APPROVED UTILITY PLAN FROM PLBLDG-3371-2016
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IRON WORKS MIXED USE
3680 BROAD STREET, SAN LUIS OBISPO, CA
DATE: 08/02/2018
805.541.1010
539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.com
tenoverstudio.com
SET NOT FOR CONSTRUCTION
All dimensions to be verified on site 36'-0"11'-0"120'-0"50' TO R.O.W.6"6"34'-4"84'-8"9'-0"1 BR
420 SF
FUTURE T.I. SPACE
COMMERCIAL
1565 SQ. FT.
FUTURE T.I. SPACE
COMMERCIAL
1035 SQ. FT.
FUTURE T.I. SPACE
COMMERCIAL
825 SQ. FT.
UP UP
MECH.
115 SF
43'-0"16'-6"29'-6"19'-1"11'-11"
6'-512"18'-3"9'-11"18'-3"9'-11"18'-3"9'-11"15'-11"3'-112"9'-0"
FIRE
RISER
A2.0
FIRST FLOOR PLAN
SCALE: 3/32” = 1’-0”
N
Packet Pg. 122
Item 9
IRON WORKS MIXED USE
3680 BROAD STREET, SAN LUIS OBISPO, CA
DATE: 08/02/2018
805.541.1010
539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.com
tenoverstudio.com
SET NOT FOR CONSTRUCTION
All dimensions to be verified on site 36'-0"36'-0"120'-0"
1 BR
460 SF
1 BR
460 SF
STUDIO
410 SF
STUDIO
422 SF
STUDIO
422 SF
1 BR
460 SF
STUDIO
410 SF
1 BR
460 SF
DN DN
DECK 66 SF DECK 66 SF DECK 66 SF
DECK 66 SF DECK 66 SF DECK 66 SF DECK 60 SF6"6"DECK 66 SF
9'-312"19'-6"1'-1"19'-6"2'-0"19'-6"8'-112"17'-6"11'-11"3'-9"3'-9"2'-6"1'-6"
29'-1012"
5'-612"
29'-712"29'-712"30'-1012"
4'-7"1'-512"15'-412"4'-0"16'-712"16'-712"4'-0"15'-412"5'-10"19'-6"8'-8"19'-6"8'-8"19'-6"8'-6"17'-6"11'-4"
A2.1
SECOND FLOOR PLAN
SCALE: 3/32” = 1’-0”
N
Packet Pg. 123
Item 9
IRON WORKS MIXED USE
3680 BROAD STREET, SAN LUIS OBISPO, CA
DATE: 08/02/2018
805.541.1010
539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.com
tenoverstudio.com
SET NOT FOR CONSTRUCTION
All dimensions to be verified on site
4'-1112"
29'-2"
10'-312"13'-11"29'-2"
12'-112"8'-212"10'-512"7'-312"11'-0"38'-1"
BEDROOM
120 SF
KITCHEN/DININGLIVING BATH
A2.2
ENLARGED FIRST FLOOR PLAN - one bdroom
SCALE: 3/16” = 1’-0”
ENLARGED SECOND FLOOR PLAN - ONE BEDROOM
SCALE: 3/16” = 1’-0”
ENLARGED SECOND FLOOR PLAN - STUDIO
SCALE: 3/16” = 1’-0”
4'-1112"5'-1"29'-2"
10'-312"15'-812"10'-712"13'-11"
BEDROOM
110 SF
BATH
LIVING/DINING
KITCHEN
12'-1112"2'-912"5'-112"8'-312"
29'-2"5'-4"9'-112"14'-512"29'-2"
STUDIO
420 SF
BATH
N
NN
Packet Pg. 124
Item 9
IRON WORKS MIXED USE
3680 BROAD STREET, SAN LUIS OBISPO, CA
DATE: 08/02/2018
805.541.1010
539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.com
tenoverstudio.com
SET NOT FOR CONSTRUCTION
All dimensions to be verified on site A3.0
EAST ELEVATION
SCALE: 3/32” = 1’-0”
NORTH ELEVATION
SCALE: 3/32” = 1’-0”
SOUTH ELEVATION
SCALE: 3/32” = 1’-0”
EAST
SOUTH NORTH
WEST
EAST
SOUTH NORTH
WESTEAST36'-6"ABOVE A.N.G.AVERAGE
NATURAL GRADE
173.75'
FIRST
FINISH FLOOR 0'-0"
178.5'
SECOND
FINISH FLOOR 13'-6"
192.0'
Packet Pg. 125
Item 9
IRON WORKS MIXED USE
3680 BROAD STREET, SAN LUIS OBISPO, CA
DATE: 08/02/2018
805.541.1010
539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.com
tenoverstudio.com
SET NOT FOR CONSTRUCTION
All dimensions to be verified on site
ELEVATION
SCALE: 1/16" = 1
EAST
SOUTH NORTH
WEST
32 5 5 4 1 5 4
A3.1
WEST/BROAD STREET ELEVATION
SCALE: 3/32” = 1’-0”
MATERIALS
1. ROOFING
STANDING SEAM METAL
ROOF
2. BODY 1
CORRUGATED METAL
SIDING:
KINGSPAN 900 HIGH RIB
(WALL)
OR SIMILAR
3. DOORS
SHERWIN WILLIAMS
BRANDYWINE SW 7710
OR SIMILAR
LIGHT FIXTURES
HI-LITE H-18112 IN
BKO1
BLACK
OR SIMILAR DARK SKY
COMPLIANT FIXTURE
5. ACCENT 2
FIBER CEMENT PANELS,
TRIM, COLUMNS
SHERWIN WILLIAMS
BROWSE BROWN SW 6012
OR SIMILAR
4. ACCENT 1
METAL AWNINGS, METAL
PANEL, RAILING FRAMES
SHERWIN WILIAMS
BLACK FOX SW 7020
OR SIMILAR
Packet Pg. 126
Item 9
IRON WORKS MIXED USE
3680 BROAD STREET, SAN LUIS OBISPO, CA
DATE: 08/02/2018
805.541.1010
539 Marsh StreetSan Luis Obispo, CAinfo@tenoverstudio.com
tenoverstudio.com
SET NOT FOR CONSTRUCTION
All dimensions to be verified on site A4.0
MODEL IMAGES
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