HomeMy WebLinkAboutItem 3 - ARCH-0022-2019 (3214 Rockview)PLANNING COMMISSION AGENDA REPORT
SUBJECT: Development review of two new residential structures consisting of ten one-bedroom
units. Two existing residential structures consisting of four two-bedroom units within the project site
are proposed to remain. The project includes a requested 35% density bonus for dedication of one
unit as “Very Low Income” (11% of total units proposed with initial density). Project includes two
affordable housing incentive requests: a front setback exception of ten feet where 20 feet is normally
required; and a side setback exception of 7.5 feet where 14 feet is normally required. A creek setback
exception is also requested to allow structures to be constructed approximately nine feet from the top
of bank, where 20 feet in normally required.
PROJECT ADDRESS: 3214 Rockview Place BY: Kyle Van Leeuwen, Assistant Planner
Phone Number: (805) 781-7091
E-mail: kvanleeuwen@slocity.org
FILE NUMBER: ARCH-0022-2019 & FROM: Tyler Corey, Principal Planner
AFFH- 0328-2019
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) approving the project subject to findings and conditions
of approval.
SITE DATA
SUMMARY
The applicant is requesting to construct two new residential structures, approximately 4,790 and 1,200
square feet in size, which would contain a total of ten, one-bedroom units. The larger of the two new
structures would be three stories, 32 feet in height, and contain eight units. The second new structure
would be two stories, 31 feet in height, and contain two units. All new residential units are under 600
square feet each. Two existing structures (both approximately 2,400 square feet in size) containing
two, two-bedroom units each, will be retained on site. Minor exterior upgrades to these existing
structures such as exterior paint and material are also proposed.
Applicant Anthony Aurignac
Representative Nathan Kenyon, RRM Design
Zoning R-2-S (Medium Density Residential,
Special Considerations Overlay)
General Plan Medium-Density Residential
Site Area ~24,000 square feet.
Environmental
Status
Categorically exempt from
environmental review under CEQA
Guidelines § 15332 (In-Fill
Development Projects)
Meeting Date: July 10, 2019
Item Number: 3
ARCH-0022-2019 & AFFH-0328-2019
3214 Rockview Place
Page 2
The project includes the dedication of one, one-bedroom unit as Very-Low Income, and the following
two affordable housing alternative incentive requests pursuant to Zoning Regulations § 17.140.070:
1) a front setback reduction of 10 feet where 20 feet is normally required; and 2) a side setback
reduction of 7.5 feet where 14 feet would normally be required based on the height of the building
(31 feet) and architectural features (Attachment 2, Project Plans). The project also includes a request
for a creek setback exception to allow for the new structure to be constructed 9 feet from the top of
creek bank where a 20-foot setback is normally required.
1.0 COMMISSION’S PURVIEW
Review project for consistency with the General Plan, Zoning Regulations, and applicable City
development standards and guidelines. Planning Commission (PC) review is required for projects that
include affordable housing alternative incentive requests (Zoning Regulations § 17.140.070). As the
project requires PC review, consideration of the requested creek setback exception is also within the
PC’s purview.
2.0 PREVIOUS REVIEW
The Architectural Review Commission (ARC) reviewed the proposed project on June 3, 2019, for
consistency with the Community Design Guidelines (CDG) and unanimously recommended approval
of the architectural design. During their review, the provided two directional items to the applicant to
address the potential impact operation of the parking lot may have on a neighboring residential
structure and placement of interior fencing (Attachment 3, ARC Staff Report and Meeting Minutes).
3.0 PROJECT ANALYSIS
The project must conform to the standards and limitations of the Zoning Regulations and Engineering
Standards and be consistent with the applicable CDG. Staff has evaluated the project and the PC shall
consider if the project is in substantial compliance with the applicable standards, as discussed in this
analysis.
Figure 2: Rendering of project design as seen from Rockview Place.
ARCH-0022-2019 & AFFH-0328-2019
3214 Rockview Place
Page 3
PROJECT STATISTICS
Site Details Proposed1 Required2
Lot Size 24,000 sq. ft. 5,000 sq. ft. (min)
Height of Structures 32 35
Max Building Coverage (footprint) 32% 50%
Density Units 9 DU (8.1 rounded up) (with
density bonus)
6 DU (max before bonus)
Density Bonus 35% 35%
Setbacks
Front Yard
Side Yard (structure)
10 feet (Incentive Request)
7.5 feet (Incentive Request)
20 feet
14 feet
Vehicle Parking 17 spaces 16 spaces
Creek setback 9 feet 20 feet
1 Project Plans (Attachment 2)
22019 Zoning Regulations
3.1 Consistency with the General Plan
The General Plan Land Use Element (LUE) provides policies for the conservation and development
of residential neighborhoods. The project is consistent with these policies including the policy
promoting infill development and rehabilitation efforts that contribute positively to existing
neighborhoods1. The project is consistent with this policy because it proposes infill development of a
residential site within a residential neighborhood and includes the rehabilitation of the four units
already existing on site. The project is also consistent with LUE policies pertaining to density
bonuses2. The General Plan Housing Element also provides policies and programs that speak
specifically to supporting infill and densification within City Limits3.
3.2 Consistency with the Zoning Regulations
The project design complies with lot coverage and building height requirements for the Medium-
Density Residential (R-2) zone (see Section 4.0 Project Statistics). The project is requesting an
exception to front and side setback requirements as affordable housing alternative incentives. A creek
setback exception request is also requested, as provided for within the Zoning Regulations. In
accordance with the Table 2-1 of the Zoning Regulations, multi-unit residential projects are an
allowed use within the R-2 zone.
1 LUE Policy 2.2.7. The City shall promote infill development, redevelopment, rehabilitation, and adaptive reuse efforts
that contribute positively to existing neighborhoods and surrounding areas.
2 LUE Policy 2.4.2. The City shall approve a density bonus for projects that: B. Include affordable housing for seniors
or lower income households consistent with the requirements of State Law
3 Housing Element Policy 6.10. To help meet the Quantified Objectives, the City wil l support residential infill
development and promote higher residential density where appropriate.
Housing Element Program 6.17 Encourage residential development through infill development and densification
within City Limits and in designated expansion areas over new annexation of land.
ARCH-0022-2019 & AFFH-0328-2019
3214 Rockview Place
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Affordable Housing Alternative Incentives: The City of San Luis Obispo has recognized housing as
an important issue within the City. The City’s 2019-21 Financial Plan identifies 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 low, very low and extremely low-income
households. Zoning Regulations Section 17.140.070(A) states that two incentives or concessions shall
be granted for housing developments that include at least 10% for very-low income households. The
proposed project provides 11% of the total units to be dedicated to very low-income households. Per
State law, projects that provide affordable housing are allowed up to 35 percent density bonus based
on the number of deed-restricted affordable units provided in the project. Chapter 17.140 of the
Zoning Regulations (Affordable Housing Incentives) outlines various incentives for affordable
housing projects that developers can request, including a reduction in site development standards.
The Department of Housing and Urban Development’s Housing Accountability Act and Density
Bonus Law provide protections for housing development projects that include density bonuses.
Government Code §§ 65915(d) (1)(B) and (d)(3) prevent an agency from denying the density bonus
or the incentive or concession or refusing to waive or reduce development standards, unless the
agency can make a finding based on substantial evidence that the density units, the incentive or
concession or the waiver or reduction in a development standard causes a “specific, adverse impact”
upon the public health, safety, or the physical environment, and for which there is no feasible method
to satisfactorily mitigate or avoid the specific adverse impact 4.
Alternative Incentive Requests: Reduction to Site Development Standards: The applicant is
requesting two alternative incentives to facilitate the development of the site. The incentives requested
are a reduction in front setback to ten feet where 20 feet is normally required, and a side setback
exception of 7.5 feet where 14 feet is normally required. The proposed setback reductions are
appropriate for this site and location because they are consistent and compatible with the existing
neighborhood pattern, and necessary to provide for the housing.
Creek Setback Exception Request: The applicant has also requested an exception to the creek setback
requirements. Specifically, the applicant is requesting a setback of nine feet where a 20-foot setback
is normally required from the creek’s top of bank. Section 17.70.030 states that a creek setback
smaller than required by the section may be approved, subject to specific findings. These findings can
be made because:
1. Impacts to scenic resources, water quality, and riparian habitat will be minimized because the
site has been previously disturbed by the development of the existing structures, which are
setback ten feet from the western top of bank and seven feet from the eastern top of bank.
2. The exception will not limit the City’s design options for providing flood control measures
because the creek is seasonal and not located in a flood zone.
3. The exception will not prevent the implementation of City-adopted plans, nor increase the
adverse environmental effects of implementing such plans, because the setback area on the
site is previously disturbed by existing structures and other improvements.
4 Government Code § 65589.5(j)(1). Definition of ‘Specific, Adverse Impact’: Significant, quantifiable, direct, and
unavoidable impact, based on objective, identified written public health or safety standards, p olicies, or conditions
as they existed on the date the application was deemed complete
ARCH-0022-2019 & AFFH-0328-2019
3214 Rockview Place
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4. There are circumstances applying to the site which do not apply generally to land in the
vicinity with the same zoning, that would deprive the property of privileges enjoyed by other
property in the vicinity with the same zoning because the creek bisects the property and other
developments in the vicinity have received similar creek setback exceptions.
5. The exception will not constitute a grant of special privilege, an entitlement inconsistent with
the limitations upon other properties in the vicinity with the same zoning, because other
developments in the vicinity have received similar creek setback exceptions for development.
6. The exception will not be detrimental to the public welfare or injurious to o ther property in
the area of the project or downstream because the creek is seasonal and is not within a flood
zone.
7. Site development cannot be feasibly accomplished with a redesign of the project because the
location of parking and proposed structures utilizes all the developable area on site.
8. Redesign of the project would deny the property owner reasonable use of the property because
the property will be used for residential development that includes a very low-income
affordable housing density bonus without causing an adverse impact.
This section also stated that a biological survey is required unless waived by the Community
Development Director. This requirement has been waived by the Director, with input from the Natural
Resources Manager, because no purpose would be served by such a survey, as the site has been
previously disturbed and no biological resources would be affected by the exception based on the
field inspection of the site.
Special (S) Considerations Overlay: The zoning of the property includes a special consideration
overlay. City records show the special considerations in this area are the existence of the seasonal
creek as well as compatibility concerns between the residential zoning along Rockview Place and the
adjacent commercial zoning along Broad Street to the east. The project evaluation has included an
analysis of impacts to the creek, and determined that impacts to scenic resources, water quality, and
riparian habitat will be minimized because the site has been previously disturbed by the development
of the existing structures. Regarding land use compatibility, no new structures are proposed adjacent
to the commercial uses located on Broad Street, along the eastern portion of the site. Furthermore, the
development of this site is consistent in size and placement with existing residential development
located within the same S Overlay.
3.4 Architectural Review Commission Directional Items
The ARC unanimously recommended approval of the architectural design with the following two
directional items to be addressed in the final design of the project:
ARC Directional Item #1: Address fence at parking lot on north side of property.
This directional item was in response to written correspondence from the adjacent neighbor who had
concerns about cars in the parking lot shining lights into their home or driving over the edge of the
paved area. The neighboring residence is located at a lower elevation than the proposed parking lot.
Condition #8 is included in the Draft Resolution (Attachment 1), and states that fencing near the
northern property line shall be placed to adequately prevent vehicle headlights from shining into the
neighboring windows and that protective bollards or other form of barrier shall be installed to prevent
vehicles from traveling past the edge of the paved area. The applicant has included a fencing plan
exhibit in the current plan set (Attachment 2), showing how compliance with this condition can be
ARCH-0022-2019 & AFFH-0328-2019
3214 Rockview Place
Page 6
met.
ARC Directional Item #2: Explore removing fences between buildings to allow for better circulation.
This directional item was in connection to CDG Policy 5.2.E.25. Condition #9, which is included in
the Draft Resolution (Attachment 1), requires that fencing located between buildings be minimized
to allow for better circulation and access by residents to natural amenities such as the creek.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt under Class 32, In -Fill Development Projects; Section 15332 of
the State California Environmental Quality Act (CEQA) Guidelines, because the project is consistent
with General Plan policies for the land use designation and is consistent with the applicable zoning
designation and regulations. The project site occurs on a property of no more than five acres
substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened
species and is served by required utilities and public services. The project has been reviewed by the
City Public Works Department, Natural Resource Manager, Transportation Division, and no
significant traffic impacts were identified, based on the size and location of the project.
5.0 OTHER DEPARTMENT COMMENTS
All City Departments have reviewed the project and have provided comments that are incorporated
into the staff report and recommended resolution as conditions of approval.
6.0 ALTERNATIVES
6.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
6.2 Deny the project. An action denying the application should include findings that cite the basis
for denial and should reference inconsistency with the General Plan, Community Design
Guidelines, Zoning Regulations or other policy documents. Should the Planning Commission
want to pursue this alternative, staff recommends that the specific findings under Government
Code §§ 65915(d)(1)(B) and (d)(3) be adequately addressed.
7.0 ATTACHMENTS
1.Draft Resolution
2.Project Plans
3.ARC Staff Report and Draft Meeting Minutes 4.1.19
5 CDG Policy 5.2.E.2. Open space and natural features: Providing open space and integrating natural features into a
residential project can significantly increase the appreciation of residents in their neighborhoods, provide safe places
for children and families to play, and maintain a strong sense of connection with the surrounding natural environment
in the city as a whole.
a. Natural amenities (such as views, mature trees, creeks, riparian corridors, rock outcrops, and similar
features) should be preserved and incorporated into proposed development to the greatest extent feasible. Reduced
density and the clustering of units in hillside areas is encouraged as a means of achieving this goal.
RESOLUTION NO. PC-XXXX-19
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF A TWO NEW RESIDENTIAL
STRUCTURES CONSISTING OF TEN ONE-BEDROOM UNITS,
INCLUDING A 35% DENSITY BONUS FOR DEDICATION OF ONE UNIT
AS “VERY LOW INCOME”, TWO AFFORDABLE HOUSING
INCENTIVE REQUESTS INCLUDING A FRONT SETBACK EXCEPTION
OF TEN FEET AND A SIDE SETBACK EXCEPTION OF 7.5 FEET,AND A
CREEK SETBACK EXCEPTION OF NINE FEET, WITH A
CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
JULY 10, 2019 (3214 ROCKVIEW, ARCH-0022-2019 & AFFH-0328-2019)
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 3, 2019, recommending approval of the project with direction to the
Planning Commission for consistency with the Community Design Guidelines, pursuant to a
proceeding instituted under ARCH-0022-2019, Anthony Aurignac, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public
hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on
July 10, 2019, pursuant to a proceeding instituted under ARCH-0022-2018 and AFFH-0328-2019,
Anthony Aurignac, applicant; and
WHEREAS, the Planning 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 hearings were made at the time and in the manner
required by law; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to the
project (ARCH-0022-2019 and AFFH-0328-2019), based on the following findings:
1.As conditioned, the project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity because the project respects site constraints and
will be compatible with the scale and character of the neighborhood.
2.The project is consistent with Land Use Element Policy 2.2.7 “Neighborhood Enhancement”
because the project includes infill development consisting of additional residential units and
rehabilitation of the residential units existing on site.
Attachment 1
Resolution No. PC-XXXX-19
3214 Rockview Place, ARCH-0022-2019 & AFFH-0328-2019
Page 2
3.The project is consistent with Land Use Element Policy 2.4.2 “Density Bonuses” because the
project includes affordable housing for lower income households consistent with the
requirements of state law.
4.The project is consistent with the Housing Element policies and programs (6.10 and 6.17)
because the project consists of residential infill development.
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, since the proposed
building design complies with property development standards for height, coverage, and
parking, for the Medium Density Residential (R-2) zone.
Architectural Review Findings
7.As conditioned, the project is consistent with the Community Design Guidelines for multi -
family housing design and Infill Development because the architectural style is
complementary to the surrounding neighborhood and is designed consistent with the
prevailing setback pattern of the neighborhood (CDG, Chapter 5.3 & 5.4).
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 are compatible with the design and scale of the existing structures in the
surrounding neighborhood (CDG, Chapter 5.3).
9.The proposed height, mass and scale of the project will not negatively alter the overall
character of the neighborhood or the street’s appearance because the development is designed
in a manner that maintains a two-story appearance near the street frontage and does not
deprive reasonable solar access to adjacent properties by positioning the majority of the
building mass along the southern property line where seasonal shadows are less impactful,
and by providing a high-quality and aesthetically pleasing architectural design.
10.The proposed height, mass and scale of the project is necessary to provide dwelling units to
be dedicated affordable for “very-low” income households.
Density Bonus and Alternative Incentives Findings
11.The proposed project will provide a quality affordable housing unit consistent with the intent
of Chapter 17.140 of the Zoning Regulations, and the requested density bonus and reduction
to site development standards are necessary to facilitate the production of the affordable
housing.
Attachment 1
Resolution No. PC-XXXX-19
3214 Rockview Place, ARCH-0022-2019 & AFFH-0328-2019
Page 3
12.The requests for a density bonus and reduction to site development standards for location of
residential units 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 17.140.070 of the
Zoning Regulations.
13.The reduction in development standards for the location of residential units will not
negatively alter the overall character of the neighborhood because other residential
developments in the area have been built with or received approval for reductions in front and
side setbacks.
Creek Setback Exception Findings
14.The proposed creek setback of nine feet, where 20 feet is normally required, is consistent with
section 17.70.030.G of the Zoning Regulations because:
a.The location and design of the feature receiving the exception will minimize
impacts to scenic resources, water quality, and riparian habitat, including
opportunities for wildlife habitation, rest, and movement, because the site has been
previously disturbed by the development of the existing structures, which are less
than ten feet from the top of bank.
b.The exception will not limit the City’s design options for providing flood control
measures that are needed to achieve adopted City flood policies because the creek
is seasonal and not located in a flood zone.
c.The exception will not prevent the implementation of City-adopted plans, nor
increase the adverse environmental effects of implementing such plans because the
setback area on the site is previously disturbed by existing structures and other
improvements
d.There are circumstances applying to the site, such as size, shape, or topography,
which do not apply generally to land in the vicinity with the same zoning, that
would deprive the property of privileges enjoyed by other property in the vicinity
with the same zoning because the creek bisects the property and other developments
in the vicinity have received creek setback exceptions.
e.The exception will not constitute a grant of special privilege—an entitlement
inconsistent with the limitations upon other properties in the vicinity with the same
zoning because other developments in the vicinity have received creek setback
exceptions for development.
f.The exception will not be detrimental to the public welfare or injurious to other
property in the area of the project or downstream because the creek is seasonal and
is not within a flood zone.
g.Site development cannot be feasibly accomplished with a redesign of the project
because the location of parking and proposed structures utilizes all the developable
area on site.
h.Redesign of the project would deny the property owner reasonable use of the
property because it is reasonable that the property can be used for residential
development that includes a very low-income affordable housing density bonus
Attachment 1
Resolution No. PC-XXXX-19
3214 Rockview Place, ARCH-0022-2019 & AFFH-0328-2019
Page 4
without causing an adverse impact.
15.This requirement for a biological survey has been waived by the Director, with input from
the Natural Resources Manager, because no purpose would be served by such a survey, as
the site that has been previously disturbed and no biological resources could be affected by
granting the exception.
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) because the project is consistent
with General Plan policies for the land use designation and is consistent with the applicable zoning
designation and regulations. The project site occurs on a property of no more than five acres
substantially surrounded by urban uses that has no value as habitat for endangered, rare or
threatened species and is served by required utilities and public services. The project has been
reviewed by the City Public Works Department, Transportation Division, and no significant traffic
impacts were identified, based on the size and location of the project.
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 Planning Commission (PC) hereby grants
final approval to the project with incorporation of the following conditions:
Planning Division
1.Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the PC (ARCH-0022-2019. A
separate, full-size sheet shall be included in working drawings submitted for a building permit
that lists all conditions and code requirements of project approval listed as sheet number 2.
Reference shall be made in the margin of listed items as to where in plans requirements are
addressed. Any change to approved design, colors, materials, landscaping, or other conditions
of approval must be approved by the Director or Architectural Review Commission, as
deemed appropriate.
2.Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board submitted with Architectural Review application.
3.Plans submitted for a building permit shall include recessed window details and all other
details including but not limited to awnings, and railings. Plans shall indicate the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds recesses and other related
window features. Plans shall demonstrate the use of high-quality materials for all design
features that reflect the architectural style of the project and are compatible with the
neighborhood character, to the approval of the Community Development Director.
Attachment 1
Resolution No. PC-XXXX-19
3214 Rockview Place, ARCH-0022-2019 & AFFH-0328-2019
Page 5
4.Plans submitted for a building permit shall clearly depict the location of all required short and
long-term bicycle parking, plans submitted for construction permits shall include bicycle
lockers or interior space within each residential unit for the storage of at least two bicycle per
residential 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.
5.All wall-mounted lighting fixtures shall be clearly called out on building elevations included
as part of working drawings. All wall-mounted lighting shall complement building
architecture. The lighting schedule for the building shall include a graphic representation of
the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected
fixture(s) shall be shielded to ensure that light is directed downward consistent with the
requirements of the City’s Night Sky Preservation standards contained in Chapter 17.70.100
of the Zoning Regulations.
6.Mechanical and electrical equipment shall be located internally to the building. With submittal
of working drawings, the applicant shall include sectional views of the building, which clearly
show the sizes of any proposed condensers and other mechanical equipment. If any
condensers or other mechanical equipment is to be placed on the roof, plans submitted for a
building permit shall confirm that parapets and other roof features will adequately screen
them. A line-of-sight diagram may be required to confirm that proposed screening will be
adequate. This condition applies to initial construction and later improvements
7.The storage area for trash and recycling cans shall be screened from the public right -of-way.
The subject property shall be maintained in a clean and orderly manner at all times; free of
excessive leaves, branches, and other landscape material. The applicant shall be responsible
for the clean-up of any landscape material in the public right-of-way.
8.The final building plans shall include details on retaining wall and fence heights near the
northern property line in relation to the neighboring residential unit. Plans shall clearly show
how the height of the fence will prevent vehicle headlights from disturbing the neighboring
residence. Plans shall also include details on reinforcement of fence or other barrier that will
prevent vehicles from traveling past the edge of the parking lot onto the neighboring property.
A separate submittal will be required for fencing with a combined retaining wall and fence
height of more than nine feet.
9.Plans submitted for a building permit shall minimize the amount of interior fencing between
buildings to allow for better circulation and access by residents to natural amenities such as
the creek, to the satisfaction of the Community Development Director.
10.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.
Attachment 1
Resolution No. PC-XXXX-19
3214 Rockview Place, ARCH-0022-2019 & AFFH-0328-2019
Page 6
11.The final building plan shall identify at least one Electric Vehicle ready parking space and at
least four Electric Vehicle capable spaces consistent with section 17.72.040 of the Zoning
Regulations.
12.The location of any required backflow preventer and double-check assembly shall be shown
on all site plans submitted for a building permit, including the landscaping plan. Construction
plans shall also include a scaled diagram of the equipment proposed. Where possible, as
determined by the Utilities Director, equipment shall be located inside the building within 20
feet of the front property line. Where this is not possible, as determined by the 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.
Affordable Housing – Community Development
13.Prior to issuance of building 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 the very-low income unit consistent with Table 8-3 of the Zoning Regulations
(§17.140.040.E), to the satisfaction of the Community Development Director.
Engineering Division – Public Works/Community Development
14.Projects involving the construction of new structures require that complete frontage
improvements be installed or that existing improvements be up graded per city standards. MC
12.16.050
a.The existing driveway approach shall be replaced or upgraded to the current city
and ADA standard. The current standard includes a 4’ wide ADA disabled access
sidewalk extension behind the driveway ramp. Show compliance with the current
standards or note that the approach shall be altered or replaced per city standard
#2110.
b.Show and label the new 6’ integral sidewalk per city standard #4110.
c.Sidewalk transition- Construct transition between existing and proposed sidewalk
per city of SLO section 73. Contractor to grind finish transition between new and
existing sidewalk if deemed necessary by the City Engineer.
15.Any sections of damaged or displaced curb, gutter and sidewalk shall be repaired or replaced
to the satisfaction of the Public Works Department
Attachment 1
Resolution No. PC-XXXX-19
3214 Rockview Place, ARCH-0022-2019 & AFFH-0328-2019
Page 7
16.The existing water & sewer easement shall be abandoned, unless otherwise waived by the
utilities department.
17.The building plan submittal shall include a complete site utility plan. The utility plan shall
show all existing and proposed on-site and off-site utilities. Show the location of all overhead
and underground utilities along with the location of any utility company meters. Show all
existing and proposed improvements located within the public right-of-way if applicable. All
new electrical service wiring and telecom wiring shall be underground
18.The existing overhead wire utilities including electrical service, phone, and cable TV serving
the existing units shall be placed underground. The undergrounding of utilities shall be
completed without a net increase in the number of required wood utility poles.
19.Verify with P.G. & E. whether a service upgrade is required. Preliminary memo needs to be
approved by the engineer of record and the City. Final P.G. & E. handout package shall be
approved by the City.
20.Provide separate engineering drawings or a composite utility plan from P.G. & E.,
ATT/PacBell, and Charter for the new wire utilities if necessary. If these plans are not
available, note on the cover sheet of the plans and utility plan(s) that “The engineered utility
plans will be a deferred submittal item. The engineered utility plans shall be submitted to the
engineer of record to review for conformance with the approved plans. The deferred
submittal items shall be forwarded to city for review and approval prior to commencing with
any on-site or off-site utility construction.”.
21.The building submittal shall show compliance with the Post Construction Stormwater
Requirements as promulgated by the Regional Water Quality Control Board for developed
sites. Provide a complete Post Construction Stormwater Plan Checklist as available on the
City’s website.
22.The building plan submittal shall include an operations and maintenance manual as required
for the Post Construction Stormwater improvements. A private stormwater conveyance
agreement will be required and shall be recorded prior to final inspection approvals.
23.The existing sewer and water mains located in the existing frontage easement shall be
relocated out into the street. Service mains in the street require a separate P.I.P. (public
improvement plan) per City Standards.
24.Separate plan review fees and inspection fees will be applied for P.I.P.
25.Curb grades shall be restored across the project frontage, alteration beyond project frontage
may be required. Grade and line shall be established by the developer for any new curb and
gutter to the satisfaction of the Public Works Director. The developer is responsible for any
Attachment 1
Resolution No. PC-XXXX-19
3214 Rockview Place, ARCH-0022-2019 & AFFH-0328-2019
Page 8
required engineering and/or surveying.
26.The building plan submittal shall show the location of the proposed mail receptacles or
mailbox unit (MBU) to the satisfaction of the Postmaster and the City Engineer. Provide a
mailbox unit or multiple units to serve all dwelling units in this development as required by
the Postmaster. MBU’s shall not be located within the public right-of-way or public sidewalk
area unless specifically approved by the City Engineer. Contact the Postmaster at 543-2605
to establish any recommendations regarding the number, size, location, and placement for
any MBU’s.
27.The building plan submittal shall note on the site/utility plan that the water service piping and
water meter shall be sized in accordance with the approved fire sprinkler plans.
28.Show relocation of parking lot lights on site plan.
29.Show all required or proposed parking lot improvements, lot dimensions, space dimensions,
materials, space and aisle slopes, drainage, pavement markings, signage, and striping in
accordance the with Parking and Driveway Standards and disabled access requirements of
the CBC. The parking and driveway standards are available from the Community
Development Department or are available with the Engineering Standards.
30.Work adjacent to or within a channel or creek may require the approvals of California
Department of Fish and Wildlife (CDFW), The Army Corp of Engineer’s, and/or the Regional
Water Quality Control Board. A copy of any required permits or a written permit waiver or
exemption for the same shall be provided to the City prior to demolition, grading, and/or
building permit issuance.
31.The building plan submittal shall include a complete grading and drainage plan for this
project. The plan shall show the existing and proposed contours and/or spot elevations to
clearly depict the proposed grading and drainage. Show and label the high point elevation or
grade break at the yard areas and drainage arrows to show the proposed drainage. Include
the FF of the residence/garage, patio finish surface elevations, finish grade elevations, and
yard drainage.
32.The building plan submittal shall include a complete grading and drainage plan for this
project.
33.The engineer of record shall evaluate the existing stormdrain for maintenance. Clarify if
sediment removal will be required. Unless otherwise waived, the block gravity wall needs to
be removed and replaced per City Standards.
34.Slope banks shall be restored to their natural state. Head cut in open channel shall be
stabilized.
Attachment 1
Resolution No. PC-XXXX-19
3214 Rockview Place, ARCH-0022-2019 & AFFH-0328-2019
Page 9
35.The building plans submittal shall note on the site/grading plan that “All improvements
located within the creek setback area shall only be commenced with the approval and over-
sight by the city’s Natural Resource Manager. Contact Natural Resource Manager, Bob Hill
at (805) 781-7211 two working days prior to start of work.”
36.This development shall comply with the Waterways Management Plan. Provide a complete
drainage summary report along with grading, drainage, and erosion control plans in
accordance with the Waterways Management Plan Volume III, Drainage Design Manual.
The drainage report shall include a summary response to all items in Section 2.3.1 of the
manual.
37.A detailed hydrology study indicating the effects of the proposed development on adjacent
and downstream properties will be required. The scope of the study must include analysis of
all existing public and private drainage facilities and creek capacities between this property
and an adequate point of disposal. Detention facilities may be required. All proposed
detention basin and drainage improvements, except those within a public street, shall be
privately owned and maintained by the property owner and homeowners' association.
38.The City Engineer shall be supplied with hydraulic calculations from a registered civil
engineer indicating the effects of this project on adjacent properties during a 100-yr storm in
accordance with the Drainage Design Manual of the Waterways Management Plan.
Calculations shall summarize any expected rise in the 100-yr storm water surface elevation.
The floodplain shall not be modified in ways that increase water velocities such that stream
bank erosion will be increased. Provide analysis and/or an opinion statement from the project
engineer regarding velocities and bank erosion. Existing watershed drainage reports may be
available upon request.
39.The proposed outlet to drainage system shall consider jurisdictional permit requirements.
40.The fire hydrant relocation spacing shall comply with City Standards.
41.The applicant should make all reasonable efforts to relocate the existing Oak Trees to be
removed. If necessary, the City supports the removals with compensatory plantings.
42.The building plan submittal shall show all required street trees. Street trees are generally
required at a rate of one-15-gallon street tree for each 35 linear feet of frontage. Tree species
and planting requirements shall be in accordance with City Engineering Standards and shall
incorporate the use of structural soils.
Utilities Department
43.The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is obtained and shall have reasonable alignments
needed for maintenance of public infrastructure along public roads.
Attachment 1
Resolution No. PC-XXXX-19
3214 Rockview Place, ARCH-0022-2019 & AFFH-0328-2019
Page 10
44.The property’s existing sewer lateral to the point of connection at the City main must pass a
video inspection, including repair or replacement, as part of the project. The CCTV inspection
shall be submitted during the Building Permit Review Process for review and approval by the
Utilities Department prior to issuance of a Building Permit.
45.Trash enclosure and refuse bins shall be sized to provide a reasonable level of service per the
requirements of the San Luis Garbage Company.
46.Recycled water, or another non-potable water source, shall be used for construction water
(dust control, soil compaction, etc.). An annual Construction Water Permit is available from
the City’s Utilities Department.
Indemnification
47.The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
On motion by Commissioner ___________, seconded by Commissioner _____________,
and on the following roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 10th day of July, 2019.
_____________________________
Tyler Corey, Secretary
Planning Commission
Attachment 1
1286-01-RS18APRIL 26, 2019 DENSITY CALCULATIONS *:ALLOWED DENSITY UNIT: 12/ACREALLOWED D.U. PER LOT SIZE: 12X 0.50 ACRE = 6.00 DUAFFORDABLE D.U. BONUS: 35%6.00 DU X 1.35 = 8.10 DU (ROUND TO 9)UNIT & DENSITY UNIT PER SLO CITY ZONING CODE SECTION 17.70.040:(10) 1 BEDROOM <600 SF * 0.5 = 5.0 D.U. (4) 2 BEDROOM* 1.00 = 4.0 D.U. 14 TOTAL UNITS 9.00 D.U.AFFORDABLE HOUSING REQ:IN SEEKING A 35% DENSITY BONUS A REQUIREMENT OF 11% OF THE ‘TOTAL UNITS’ARE TO BE DEDICATED ‘VERY LOW INCOME’ PER SECTION 17.140.040TOTAL UNITS ( BEFORE DENSITY BONUS AWARDED - 17.140.040 NOTE ‘C’) = 8 UNITS(4) 2-BED, (4) 1-BED <600 SF.CALCULATION(8) UNITS X .11 = .88 ( ROUNDED UP ) = 1 UNIT DEDICATED ‘VERY LOW’ INCOME UNITPARKING CALCULATIONS:RESIDENTIAL PARKING REQUIRED PER SLO CITY ZONING CODE 17.72.020:(10) 1 BEDROOM 1 SPACE/UNIT 10 SPACES REQ’D(4) 2 BEDROOM 1.5 SPACES/UNIT 6 SPACES REQ’D16 TOTAL SPACES GUEST PARKING : REQUEST TO WAIVE GUEST PARKING FOR AFFORDABLE HOUSING PROJECT* PARKING PROVIDED:16 REGULAR SPACES FOR RESIDENTIAL 1 ACCESSIBLE SPACES FOR RESIDENTIAL17 PARKING SPACES = MEETS OR EXCEEDS REQUIREMENTMAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401ENTITLEMENTSPACKAGET1TITLE SHEETPROJECT TEAMCLIENT:ANTHONY AURIGNACADDRESS:762 HIGUERA ST., SUITE 201SAN LUIS OBISPO, CA 93401CONTACT:ANTHONY AURIGNACEMAIL:SLO.AA@AOL.COMPHONE:805.550.9283ARCHITECT:RRM DESIGN GROUPADDRESS:3765 S. HIGUERA, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT:SCOTT MARTINEMAIL:SAMARTIN@RRMDESIGN.COMPHONE:805.543.1794CIVIL ENGINEER:RRM DESIGN GROUPADDRESS:3765 S. HIGUERA, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT:ROBERT CAMACHOEMAIL:RCAMACHO@RRMDESIGN.COMPHONE:805.543.1794LANDSCAPE ARCH:RRM DESIGN GROUPADDRESS:3765 S. HIGUERA, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT:WES AROLAEMAIL:WTAROLA@RRMDESIGN.COMPHONE:805.543.1794SURVEYOR:RRM DESIGN GROUPADDRESS:3765 S. HIGUERA, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT:STEVE WEBSTEREMAIL:SBWEBSTER@RRMDESIGN.COMPHONE:805.543.1794PROJECT STATISTICSPROJECT ADDRESS:3214 ROCKVIEW PLACESAN LUIS OBISPO, CA 93401APN:004-583-057ZONING:R-2-S (MEDIUM DENSITY RESIDENTIAL W/ SPECIALCONSIDERATION OVERLAY)OCCUPANCY TYPE:R-2CONSTRUCTION TYPE:VBEXISTING SQFT:4,800PROPOSED SQFT:5,990CURRENT USE:MED-DENSITY RESIDENTIAL - (4) 2 BEDROOM UNITSADJACENT USE: MED-DENSITY RESIDENTIALNET LOT AREA *:21,770 SF OR 0.5 ACRESFIRE SPRINKLER SYSTEM:NFPA 13R (8-UNIT BLDG.) NFPA 13D (2-UNIT BLDG.)PROJECT DESCRIPTIONPROPOSED IS (10) NEW 1-BEDROOM APARTMENT FLATS (LESS THAN 600 SF) IN ADDITION TO THE EXISTING (4) 2-BEDROOM UNITS ON SITE. THE EXISTING BUILDINGS ON SITE ALSO TO HAVE EXTERIOR UPGRADES IN LINE WITH THE PROPOSED BUILDINGS. THIS IS AN AFFORDABLE HOUSING PROJECT. 17 PARKING SPACES, AND SITE/COMMON AMENITIES TO ACCOMMODATE.INCENTIVE REQUEST1)WE ARE REQUESTING TO REDUCE THE FRONT (STREET-SIDE) SETBACK FROM THE REQUIREMENT OF 20’ TO 14’-0” AT THE BUILDING, AND 10’ TO THE PARKING AREA. 2)WE ARE REQUESTING TO REDUCE THE SIDE YARD SETBACK(SOUTH-EAST PROPERTY LINE) FROM THE REQUIREMENT OF 13’ (ADJUSTED FOR HEIGHT) TO 10.5’ AT THIS LOCATION. THIS INCENTIVE REQUEST ALSO INCLUDES ARCHITECTURAL FEATURES AT THIS LOCATION. VICINITY MAPPROJECT SITESHEET INDEX T1 TITLE SHEET T2 GREENBUILD CHECKLISTA1 CHARACTER RENDERING A2 ARCHITECTURAL SITE PLAN & TRASH ENCLOSUREL1 LANDSCAPE PLANL2 FENCING EXHIBIT PLANC1 EXISTING TOPOGRAPHIC SURVEY C2 GRADING PLANC3 STORMWATER AND DRAINAGE PLANC4 SITE UTILITIES PLANA3 SITE SECTIONSA4 BUILDING FLOOR PLANSA5 BUILDING FLOOR PLANSA6 UNIT FLOOR PLANSA7 BUILDING ELEVATIONSA8 BUILDING ELEVATIONSA9 COLOR AND MATERIALSSETBACKS:REQUIRED SETBACKS FOR R2 ZONING PER ZONING CODE 17.18.020:FRONT (STREET SIDE): 20 FEETREAR: 5-10 FEET & PER TABLE 2-1 OF 17.18.020SIDE: 5-10 FEET & PER TABLE 2-1 OF 17.18.020 **CREEK: 20’ PER SECTION 17.70.030PROVIDED SETBACKS:FRONT: 14’ SETBACK AT BUILDING, 10’ TO PARKING AREA, SEEKING A FRONT SETBACK REDUCTION REQUEST DUE TO EXISTING SITE CONSTRAINTS IN ACHIEVING DESIRED DENSITY.REAR: 10 FT EXISTINGSIDE: 5 FT (UPPER DECK AND ARCH. SCREEN FEATURE) - 11’ @ SITE LEVEL CREEK: SEEKING 12’-9” AVERAGE EXCEPTION (SHOWN). SIMILAR TO NEIGHBORING CREEK APPROVED SETBACK EXCEPTION REQUESTS. PLEASE SEE SITE PLAN FOR PROPOSED SETBACK EXCEPTION REQUEST. ALLOWABLE HEIGHTMAX ALLOWABLE HEIGHT: 35’-0” FROM AVG. NAT. GRADE OF 93.5’ @ MAIN BUILDINGPROPOSED HEIGHT: 32’-0” (SEE SITE SECTION/ ELEVATIONS) SITE COVERAGE:FOOTPRINT+COVR’D AREA PER MUNICIPLE CODE: +/- 7,063 SF (32.4% OF NET LOT AREA)LANDSCAPE: +/- 10,195 SF (46.8% OF NET LOT AREA)FLOOR AREAS:LOWER FLOOR RESIDENTIAL (INCLUDING EXISTING) = 5,596 SFSECOND FLOOR RESIDENTIAL (INCLUDING EXISTING) = 3,397 SFTHIRD FLOOR RESIDENTIAL = 1,797 SFTOTAL RESIDENTIAL = 10,790 SFENERGY CONSERVATION:100% NET ZERO FOR COMMON USE FACILITIES & SITE LIGHTING WITH A PERCENTAGE OF RESIDENTIAL ENERGY USES OFFSET.* PER SAN LUIS OBISPO ZONING REGULATIONS, SECTION : 17.70.110Attachment 2
1286-01-RS18APRIL 26, 2019 MAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401T2ENTITLEMENTSPACKAGEGREEN CHECKLISTAttachment 2
1286-01-RS18APRIL 26, 2019 MAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401ENTITLEMENTSPACKAGEA1CHARACTER PERSPECTIVEMAIL POUCH SOUTH CHARACTER PERSPECTIVEAttachment 2
1286-01-RS18APRIL 26, 2019 1-AA-31-AA-32-AA-32-AA-3MAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401ENTITLEMENTSPACKAGEA2ARCHITECTURAL SITE PLAN SITE PLANSCALE: 1” = 10’ TRASH ENCLOSURE DETAILSCALE: 1/4” = 1’-0” 240’-0”240’-0”100’-0”0’20’10’5’30’0’40’20’10’60’SCALES: 1” = 20’- 0” (12”X18” SHEET)1”=10’-0”(24”X36” SHEET)NORTHACCESSIBLE PATH OF TRAVELAttachment 2
1286-01-RS18APRIL 26, 2019 MAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401L1ENTITLEMENTSPACKAGELANDSCAPE PLAN Attachment 2
1286-01-RS18APRIL 26, 2019 MAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401L2ENTITLEMENTSPACKAGEFENCING PLAN EXHIBITEND VIEWFENCE SECTION ELEVATIONPLANPLAN DETAIL(4X SCALE)GALV. STEEL POST1x6 CEDAR (DOGEARED) FENCE BOARD*2x4 INTERMEDIATEFENCE RAIL1x6 POST COVER*2x4INTERMEDIATEFENCE RAIL (3X)NOTES:1. DIMENSIONS SHOWN ARE NOMINAL FOR WOOD.* TYPICAL FENCE SECTIONS SHALL RECIEVE WOOD FENCE RAILS.REINFORCED FENCE SECTIONS SHALL RECEIVE GALVANIZED STEEL FENCERAILS.2x2 GALV.STEEL POSTPRIVACY FENCE ON RETAINING WALL8'-0" O.C. TYPICAL FENCE SECTION4'-0" O.C. - REINFORCED FENCE SECTION4"SPACE TYP.1x6 CEDAR FENCE BOARD1x6 CEDARFENCE BOARDSSEE CIVILDRAWINGSFOR TOP OFWALL HEIGHTSSEESTRUCTURALDRAWINGSFOR EMBEDDEPTHWITH WELDED TABS11. ALL DIMENSIONS ARE APPROXIMATE.2. RETAINING WALL HEIGHT VARIES BY SECTION LOCATIONALONG NORTHERN PROPERTY LINE.PROPOSED CONDITIONS SECTION21234566'-0"6'-2"SYMBOLDESCRIPTIONPARKING LOT FINISHED SURFACE. SEE CIVIL DRAWINGS.CURB AND GUTTER. SEE CIVIL DRAWINGS.PLANTER AREACONCRETE RETAINING WALL. SEE STRUCTURAL DRAWINGS.PRIVACY FENCE. SEE DETAIL 01, THIS SHEET.EXISTING FINISH GRADE3212 ROCKVIEW PLACE RESIDENCEAPPROXIMATE 2ND STORY FINISHED FLOOR BASED ON SITEOBSERVATIONAPPROXIMATE 1ST STORY FINISH FLOOR BASED ON SITEOBSERVATIONAPPROXIMATE WINDOW LOCATION FOR GRAPHIC PURPOSESONLY12345678910REFERENCE NOTES SCHEDULE81010971SSEXISTING PERIMETERFENCING TO REMAIN, TYPEXISTING RETAINING WALL ONNEIGHBORING PARCEL TOREMAIN, TYPNEIGHBORING RESIDENCETYPICAL FENCE SECTIONREINFORCED FENCE SECTIONTYPICAL FENCE SECTION36'-2"19'-6"52'-3"(PROPOSED LENGTH OF MODIFIED FENCING)2Attachment 2
1286-01-RS18APRIL 26, 2019 MAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401ENTITLEMENTSPACKAGEC1EXISTING TOPOGRAPHIC SURVEY PLANAttachment 2
1286-01-RS18APRIL 26, 2019 0’20’10’5’30’0’40’20’10’60’SCALES: 1” = 20’- 0” (12”X18” SHEET)1”=10’-0”(24”X36” SHEET)NORTHMAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401C2ENTITLEMENTSPACKAGEGRADING PLANAttachment 2
1286-01-RS18APRIL 26, 2019 0’20’10’5’30’0’40’20’10’60’SCALES: 1” = 20’- 0” (12”X18” SHEET)1”=10’-0”(24”X36” SHEET)NORTHMAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401C3ENTITLEMENTSPACKAGESTORMWATER AND DRAINAGE PLANAttachment 2
1286-01-RS18APRIL 26, 2019 MAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401C4ENTITLEMENTSPACKAGESITE UTILITIES PLAN0’20’10’5’30’0’40’20’10’60’SCALES: 1” = 20’- 0” (12”X18” SHEET)1”=10’-0”(24”X36” SHEET)NORTHAttachment 2
1286-01-RS18APRIL 26, 2019 EXISTING SITE SLOPE ~ 12%AVG. NAT. GRADE 93.5’AVG. NAT. GRADE + 35’ = 128.5’1-AA-32-AA-31-AA-32-AA-3EXISTING BUILDINGMAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401A3ENTITLEMENTSPACKAGESITE SECTIONSSITE SECTION 1-ASCALE: 1” = 10’ SITE SECTION 2-ASCALE: 1” = 10’ SITE PLAN REFRENCESCALE: 1" = 20’ NORTH0’20’10’5’30’0’40’20’10’60’SCALES: 1” = 20’- 0” (12”X18” SHEET)1”=10’-0”(24”X36” SHEET)NORTHAttachment 2
1286-01-RS18APRIL 26, 2019 MAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401A4ENTITLEMENTSPACKAGEBUILDING FLOOR PLANSSPLIT FLOOR 8-PLEXSECOND FLOOR 8-PLEXLOWER FLOOR 2-PLEXSECOND FLOOR 2-PLEX0’8’4’2’12’0’16’8’4’24’SCALES: 1/8” = 1’- 0” (12”X18” SHEET)1/4”=1’-0”(24”X36” SHEET)Attachment 2
1286-01-RS18APRIL 26, 2019 MAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401A5ENTITLEMENTSPACKAGEBUILDING FLOOR PLANSTHIRD FLOOR 8-PLEXDN TO 2NDFLOORDN TODN TO2ND2NDFLOORFLOOR0’8’4’2’12’0’16’8’4’24’SCALES: 1/8” = 1’- 0” (12”X18” SHEET)1/4”=1’-0”(24”X36” SHEET)Attachment 2
1286-01-RS18APRIL 26, 2019 MAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401A6ENTITLEMENTSPACKAGEUNIT FLOOR PLANSLOWER FLOOR TYPICAL UNITSCALE: 1/4" = 1'-0" UPPER FLOOR TYPICAL UNITSCALE: 1/4" = 1'-0" 0’8’4’2’12’0’16’8’4’24’SCALES: 1/8” = 1’- 0” (12”X18” SHEET)1/4”=1’-0”(24”X36” SHEET)Attachment 2
1286-01-RS18APRIL 26, 2019 P.L.P.L.P.L.P.L.14’-0”10’-0”13’-5”11’- 3”MAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401A7ENTITLEMENTSPACKAGEBUILDING ELEVATIONSSOUTH WEST ELEVATIONSCALE: 1/8" = 1'-0" SOUTH EAST ELEVATIONSCALE: 1/8" = 1'-0" HEIGHT CALC: (FOR 8-PLEX)LOW POINT OF SITE: 88.5'HIGH POINT OF SITE: 98.5' AVG. NATURAL GRADE: (88.5' + 98.5') / 2............= 93.5'MAX HEIGHT...................= 35'-0"93.5' + (35)'.....................= 128.5'AVG. NAT. GRADE 93.5’AVG. NAT. GRADE + 35’ = 128.5’(EXISTING)WOOD SCREEN (ARCH. FEATURE)HEIGHT CALC: (FOR 8-PLEX)LOW POINT OF SITE: 88.5'HIGH POINT OF SITE: 98.5' AVG. NATURAL GRADE: (88.5' + 98.5') / 2............= 93.5'MAX HEIGHT...................= 35'-0"93.5' + (35)'.....................= 128.5'0’16’8’4’24’0’32’16’8’48’SCALES: 1/16” = 1’- 0” (12”X18” SHEET)1/8”=1’-0”(24”X36” SHEET)Attachment 2
1286-01-RS18APRIL 26, 2019 P.L.P.L.P.L.P.L.10’-0”14’-0”13’-5”11’- 3”MAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401A8ENTITLEMENTSPACKAGEBUILDING ELEVATIONSNORTH EAST ELEVATION - EXISTING BLDG.SCALE: 1/8" = 1'-0" NORTH WEST ELEVATIONSCALE: 1/8" = 1'-0" HEIGHT CALC: (FOR 8-PLEX)LOW POINT OF SITE: 88.5'HIGH POINT OF SITE: 98.5' AVG. NATURAL GRADE: (88.5' + 98.5') / 2............= 93.5'MAX HEIGHT...................= 35'-0"93.5' + (35)'.....................= 128.5'(EXISTING)NE ELEV. BLDG 2SCALE: 1/8" = 1'-0" SW ELEV. - UNIT 1 & 5SCALE: 1/8" = 1'-0" SE ELEV. - UNIT 1 & 5SCALE: 1/8" = 0’16’8’4’24’0’32’16’8’48’SCALES: 1/16” = 1’- 0” (12”X18” SHEET)1/8”=1’-0”(24”X36” SHEET)Attachment 2
1286-01-RS18APRIL 26, 2019 COLOR AND MATERIALS PALETTENOTE: ALL NEW CONSTRUCTION EXTERIOR MATERIALS SHALL COMPLY WITH CBC CHAPTER 7A OR CRC R337 FRO EXPOSURE TO WILDFIRE.MAIL POUCH SOUTH RESIDENTIAL3214 ROCKVIEW PLACE, SAN LUIS OBISPO, CA 93401A9ENTITLEMENTSPACKAGECOLORS AND MATERIALSCHARACTER SKETCH11126621347652. STUCCOMERLEX GLACIER WHITE P-1003. LAP SIDINGKELLY MOORESWISS COFFEE 234. ASPHALT SHINGLEGAF REFLECTOR SERIES CHARCOAL(MATCH EXISTING - REPAIR/REPLACE IF NECC.)5. WOOD SOFFITREAL SOFFIT SINGLE MALT6. ROOF STANDING SEAMGBT ROOFING LIGHT GREY7. ROOF SINGLE PLY FLATCOLOR TO MATCH STANDING SEAM SYSTEM9. TRIM (WIN/DOOR)WETCHESTER GRAY SW 28491. STUCCOMERLEX THUNDER SKY P-2090333333444444455555555555555777777777777778. ENTRY DOORGARDEN SPOT SW64328668888999999999999992Attachment 2
Meeting Date: June 3, 2019
Item Number: 1
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project includes two new residential structures, approximately 4,790 and 1,200 square
feet in size, which would contain a total of ten, one-bedroom units. The larger of the two new
structures would be three stories, 32 feet in height, and contain eight units. The second new structure
would be two stories, 31 feet in height, and contain two units. All new residential units are under 600
square feet each. Two existing structures (both approximately 2,400 square feet in size) containing
two, two-bedroom units each, will be retained on site. Minor exterior upgrades to these existing
structures such as exterior paint and material are also proposed.
The project includes the dedication of one unit as Very-Low Income, and the following two affordable
housing alternative incentive requests (§ 17.140.070), which are subject to Planning Commission
review: 1) a front setback reduction for 10 feet where 20 feet is normally required; and 2) a side
setback reduction of 7.5 feet where 14 feet would normally be required based on the height of the
building and architectural features(Attachment 1, Project Plans). The project also includes a request
for a creek setback exception to allow for the new structure to be constructed 8 feet, 10 inches from
the top of creek bank where a 20-foot setback is normally required, which will be reviewed and
considered by the Planning Commission.
General Location: The 24,000-square foot
project site is an existing parcel with direct
access off Rockview Place. The property is
bisected by a seasonal creek, which crosses
the back third of the property, and the
property slopes down away from the street
towards creek at an approximately 7% slope.
Present Use: Multi-Unit Dwellings
Zoning: Medium-Density Residential, Special
Considerations Overlay (R-2-S). Special
consideration for creek and compatibility
with adjacent commercial zoning
General Plan: Medium-Density Residential
FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner
PROJECT ADDRESS: 3214 Rockview Place FILE NUMBER: ARCH-0022-2019
APPLICANT: Anthony Aurignac REPRESENTATIVE: Nathan Kenyon, RRM Design
____________________________________________________________________________________________________
For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeuwen@slocity.org
Figure 1: Subject Property
Attachment 3
ARCH-0022-2019
3214 Rockview Place
Page 2
Surrounding Uses:
East: Multi-Unit Residential & Commercial
West: Processing (Crystal Springs), Vacant
North: Multi-Unit Residential
South: Multi-Unit Residential
2.0 PROPOSED DESIGN
Architecture: Contemporary design
Design details: One-bedroom apartments, outdoor patios/balconies, flat and angled roofs, stucco and
siding walls, exterior stairs & access
Materials: Stucco and lap siding, metal railings, wood balcony screens
Colors: Primary light-gray & white stucco with wood soffits and green accent doors
3.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the residential buildings in terms of consistency with the Community
Design Guidelines (CDG) and applicable City Standards and 2) provide comments and
recommendations to the Planning Commission.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Figure 2: Rendering of project design as seen from Rockview Place.
Attachment 3
ARCH-0022-2019
3214 Rockview Place
Page 3
4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and CDG. Staff has identified the discussion items below related to consistency with CDG
Chapters 2 (General Design Principles), 5 (Residential Project Design), and 6 (Site Planning and Other
Design Details).
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
§2.2.F – Coordinate the
new with the old
The ARC should discuss whether the new structures are designed to
coordinate with the existing structures to remain onsite.
Chapter 5.2 – Subdivision Design and General Residential Project Principles
§5.2.E.2. Open space and
naturals features
The ARC should discuss how the project provides open space and integrates
natural features and amenities, such as the creek, into the site planning and
layout.
Chapter 5.3 – Infill Development
§5.3.A.1 General principles
The ARC should discuss whether the project is compatible in scale, siting,
detailing and overall character with adjacent buildings and those in the
immediate neighborhood.
Chapter 5.4 – Multi-Family and Clustered Housing Design
§5.4.A.1. Site planning
The ARC should discuss whether the project respects the existing character of
the surrounding residential area, and the privacy of adjacent residential uses.
§5.4.B.2 Parking and
driveways
The ARC should discuss whether the vehicle access into the site should
incorporate colored or textured paving treatment, or alternative paving
materials.
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Front Setback 10 feet** 20 feet
Density (units/acre) 9 (8.1 rounded up, 35% Bonus) 6
Maximum Height of Structures 32 feet 35 feet
Max Building Coverage 32.4% 50%
Creek Setback 9 feet** (7 feet existing structure) 20 feet
Total # Parking Spaces 17 16
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations, **Incentive or exception requests for PC consideration
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ARCH-0022-2019
3214 Rockview Place
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6.0 ACTION ALTERNATIVES
6.1 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
6.2 Recommend denial the project. An action denying the application should include findings
that cite the basis for denial and should reference inconsistency with the General Plan, CDG,
Zoning Regulations or other policy documents.
7.0 ATTACHMENTS
7.1 Project Plans
Attachment 3
Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, June 03, 2019
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
June 03, 2019 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, Michael DeMartini (arrived at 5:03 PM), Mandi Pickens,
Micah Smith, Christie Withers, Vice-Chair Amy Nemcik, and Chair Allen Root
Absent: None
Staff: Senior Planner Shawna Scott and City Clerk Teresa Purrington. 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--
APPROVAL OF MINUTES
1.Consideration of Minutes of the Regular Architectural Review Commission Meeting of
May 6, 2019 and May 20, 2019.
ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY COMMISSIONER
PICKENS, CARRIED 6-0-1 (With Commissioner DeMartini absent) to approve the minutes
of the Regular Architectural Review Commission of May 6, 2019.
ACTION: MOTION BY COMMISSIONER PICKENS, SECOND BY COMMISSIONER
WITHERS, CARRIED 6-0-1 (With Commissioner DeMartini absent) to approve the minutes
of the Regular Architectural Review Commission of May 20, 2019.
Attachment 3
DRAFT Minutes – Architectural Review Commission Meeting of June 3, 2019 Page 2
PRESENTATION
2.The Commission received a presentation from City Manager, Derek Johnson and City
Attorney, Christine Dietrick on Architectural Review Commission purview and meeting
procedures.
PUBLIC HEARINGS
3.Project Address: 3214 Rockview. Case #: ARCH 0022-2019, R-2-S; Architectural review
of two new residential structures consisting of ten one-bedroom units. Two existing
residential structures consisting of four two-bedroom units within the project site are
proposed to remain. The project includes a requested 35% den sity bonus for dedication
of one unit as “Very Low Income” (11% of total units proposed with initial density).
Project includes two affordable housing incentive requests: a front setback exception of
ten feet where 20 feet is normally required; and a side setback exception of 7.5 feet where
14 feet is normally required. A creek setback exception is also requested to allow
structures to be constructed approximately nine feet from the top of bank, where 20 feet
in normally required. This project is categorically exempt from environmental review;
Anthony Aurignac, applicant.
Commissioner Micah Smith recurred himself as he had been out of town and unable to review
the staff report and plans prior to the meeting.
Assistant Planner Kyle Van Leeuwen presented the staff report with the use of a PowerPoint
presentation and responded to Commissioner inquiries.
Applicant representatives, Scott Martin, RRM Design Group provided a PowerPoint
presentation and responded to Commissioner inquiries.
Public Comments:
None
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER PICKENS, SECOND BY COMMISSIONER
WITHERS, CARRIED 0-0-0 to forward a recommendation of consistency with the
Community Design Guidelines and applicable City Standards to the Planning Commissions
with the following items to be addressed:
•Address fence at parking lot on north side of property
•Explore removing fences between buildings to allow for better circulation.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
Attachment 3
DRAFT Minutes – Architectural Review Commission Meeting of June 3, 2019 Page 3
The meeting was adjourned at 7:06 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, June 17, 2019 at 5:00 p.m., in the Council Hearing Room,
990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2019
Attachment 3