HomeMy WebLinkAboutItem 3 - ARCH-0148-2019 (3750 Bullock)Meeting Date: October 21, 2019
Item Number: 3
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project is a three-story residential development consisting of 68 residential dwellings,
with 67 rental units designated for affordable housing (with varying income levels from extremely low
to low), including a request for a sign exception, as described in the report below. The project includes
three affordable housing alternative incentive requests (§ 17.140.070) for a 40% density bonus and
relief of site development standards to allow a maximum height of 51 feet, where normally limited to
35 feet, and flexibility from parking space dimensions (Attachment 1, Project Description). The project
site has been designated as the affordable housing development site to satisfy the requirements for
Tract 3063 (Righetti Ranch), Tract 3066 (Jones Property), Tract 3095 (Imel), and Tract 3111 (Pratt
Property), located at 3750 Bullock Lane within the Orcutt Area Specific Plan. The proposed project also
includes site improvements such as parking and site access upgrades, and landscaping upgrades
(Attachment 2, Project Plans).
General Location: The 80,586-square foot
project site is located on a vacant parcel along
the intersection of Tiburon Road and Bullock
Lane, with direct access from both street
frontages.
Present Use: Vacant Land
Zoning: Medium-High Residential (R-3)
General Plan: Medium-High Residential
Surrounding Uses:
East: Residential Multi-Unit Development
West: Union Pacific Railroad
North: Existing Residential Uses
South: Residential Single Unit Subdivision
PROPOSED DESIGN
Architecture: Mission Revival Architectural Design
Design details: Community room, outdoor play area, bike storage facility, trash enclosures, mailbox
kiosks, exposed rafter tails, awnings, curved parapets, monument sign.
Materials: Stucco, decorative tile work, red clay tile roof, fabric awnings, and wood window headers.
Colors: Primary ivory-white, secondary beige & light-brown accent color, and teal awnings.
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 3750 Bullock Lane FILE NUMBER: ARCH-0148-2019
APPLICANT: People’s Self-Help Housing REPRESENTATIVE: Rigoberto Guzman
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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ARCH-0148-2019 (3750 Bullock Lane)
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FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Orcutt Area
Specific Plan (OASP), Community Design Guidelines (CDG), Sign Regulations and applicable City
Standards and 2) provide comments and recommendations to the Planning Commission.
Orcutt Area Specific Plan: http://www.slocity.org/home/showdocument?id=4262
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Sign Regulations: https://www.slocity.org/home/showdocument?id=4306
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent wi th the requirements of the General Plan, Zoning
Regulations, OASP, and CDG. Staff has identified the discussion items below related to consistency
with OASP Chapter 4 (Community Design), CDG Chapter 5.4 (Multi-Family and Clustered Housing
Design), and Sign Regulations Article 4 (Sign Standards).
Highlighted Sections Discussion Items
OASP Chapter 4 – Design Guidelines
§ 4.1.1d: DS-7 Ground Floor Entry The ARC should discuss if the proposed project incorporates and is
consistent with the OASP Design Guidelines. For additional information,
please refer to the applicant’s letter regarding consistency with the
OASP (Attachment 3, Applicant Response to Design Objectives).
§ 4.1.1e: DG 4.3 Scale
§ 4.1.1e: DG 4.4 Façade Elements
CDG Chapter 5 – Residential Project Design Guidelines
§ 5.4.C.2 Scale
The ARC should discuss if the proposed project incorporates and is
consistent with the CDG. For additional information, please refer to the
applicant’s letter regarding consistency with the CDG (Attachment 3,
Applicant Response to Design Objectives).
Sign Regulations Article IV. Sign Standards
§ 15.40.470.M Residential
Subdivision Signs
The ARC should discuss whether the requested sign exceptions for a
residential subdivision sign for 22.5 sq. ft., where normally limited to 20
sq. ft., and a maximum height of 6 feet, where normally limited to 4
feet, are consistent with the intent of the Sign Regulations*.
*Sign Regulations. Article VI. Section 15.40.610 Exceptions to Sign Standards (Attachment 4)
Figure 2: Elevation of project design from Tiburon Road.
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ARCH-0148-2019 (3750 Bullock Lane)
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PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Setbacks 10 feet 10 feet
Monument Sign
Max Height
Max Area
6 feet
22.5 sq. ft.
4 feet
20 sq. ft.
Density Units 47 (40% Bonus) 33.3
Maximum Height of Structures 51 feet 35 feet
Max Building Coverage 27.8% 60%
Public Art Provided Optional
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
73
8 EV Ready
82
68
7 EV Ready
82
Environmental Status
Project is consistent with the certified Final EIR for Orcutt Area Specific
Plan and Exempt from the California Environmental Quality Act (CEQA),
pursuant to CEQA Guidelines Section 15182 (Residential Projects
Implementing Specific Plans).
*2019 Zoning Regulations & 2004 Sign Regulations
ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the application
will be forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address consistency with the OASP Design Guidelines
and Community Design Guidelines.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
6.3 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, OASP, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1. Project Description
2. Project Plans
3. Applicant Response to Design Objectives
4. Excerpt – Exceptions to Sign Regulations
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People’s Self‐Help Housing Corporation
Tiburon Place
3533 Empleo Street, San Luis Obispo, CA 93401
(805) 781‐3088 phone • (805) 544‐1901 fax
info@pshhc.org • www.pshhc.org
26 E.Victoria Street, Santa Barbara,CA 93101
(805) 962‐5152 phone • (805) 962‐8152 fax
info@pshhc.org • www.pshhc.org
Tiburon Place Summary Project Description
Construction and Design Description
Tiburon Place encompasses new construction of sixty‐seven (67) rental units and one on‐site manager’s
unit. The apartment units are affordable to qualifying households earning at or below 60% of the area
median income for the County of San Luis Obispo as defined by the CA Tax Credit Allocation Committee
(TCAC). The development is pursuant to collaboration with Righetti Ranch, LP, which serves as master
developer of the approximately 230‐acre “Orcutt Area” site. The development provides a mix of
affordability to meet community need.
Pursuant to annexation, in 2010 the City of San Luis Obispo adopted and included into its General Plan
the Orcutt Area Specific Plan (OASP), which governs land use, zoning, open space, recreation,
transportation and circulation, and public facilities and utilities development for this specific plan area.
Tiburon Place will rest on an approximately 2.1‐acre parcel at the western edge of the greater project
site; while (54) units are required of the developer to meet inclusionary housing requirements, the
development will incorporate fourteen (14) additional units pursuant to Density Bonus provisions
bringing the total to (67) affordable apartment units and one on‐site manager’s unit.
The design development team is under leadership of architectural firm CSA Architects, with principal
architect Natalie Phillips, who will oversee and manage related professional team members, including
engineering, landscape design, and wet and dry utility planning and coordination.
Land Use and Zoning
Tiburon Place will provide the affordable rental component on the subject site pursuant to land
donation to PSHH from private developer Righetti Ranch LP; it will be developed under a separate
design review process. The land use is subject to the Orcutt Area Specific Plan and is a permitted use per
Vesting Tract Map 3111, approved by the San Luis Obispo City Council at its May 1, 2018, public
meeting.
In terms of zoning for this parcel and currently existing/surrounding uses, these are as follows:
Land Use: Residential Neighborhood
Zoning: R‐3: Medium‐High Density Residential, up to 18 du/acre
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3533 Empleo Street, San Luis Obispo, CA 93401
(805) 781‐3088 phone • (805) 544‐1901 fax
info@pshhc.org • www.pshhc.org
26 E.Victoria Street, Santa Barbara,CA 93101
(805) 962‐5152 phone • (805) 962‐8152 fax
info@pshhc.org • www.pshhc.org
Existing/Surrounding Land Uses
West: Union Pacific Railroad
South: Residential Subdivisions
East: Rural Residential development/ unincorporated County
North: Residential development, three (3) existing mobile home/manufactured housing parks.
PSHH plans to commence construction in November 2020, PSHH will serve as general partner in a to‐be
formed Limited Partnership that will own and oversee construction, property, asset management, and
operations, we will also serve as the general contractor.
Project Design:
The Tiburon Place site design incorporates a mix of Studio, 1‐, and 2‐bedroom apartment units in a
three‐story, two‐building configuration traversing the site’s southern and western edges. The plans
include a 4,464 square foot Community Center oriented roughly in the center of the site, along with two
elevators that will serve upper‐floor units.
Within the Community Center will be a management office, office space for PSHH on‐site resident
supportive services staff, a classroom for PSHH’s Youth Education Enhancement Program (YEEP) and a
community kitchen for resident activities and events provided by PSHH. A playground for children will
also be incorporated into the adjacent common space.
Seventy‐three (73) parking spaces are included for residents and guests along the northern and eastern
perimeter of the site. Allowable parking for the public benefit affordable component is one‐to‐one for a
minimum requirement of sixty‐eight (68) spaces.
Sixty‐Eight (68) resident bike parking spots will be provided in a separate, ground floor bike storage
building. There will also be an additional fourteen (14) guest bike spaces in bike storage racks located
conveniently throughout the development. As the OASP calls for integration of bike and walking paths
and trails into the overall development, this will serve to encourage consideration of use of alternative
transportation for day‐to‐day and recreational activities, as these paths will connect to existing
city/public bicycle infrastructure.
Signage is included with the ARC review package, sign location, dimensions of monument sign and sign
area are provided in the drawings submitted with the ARC review package. As shown in the drawings,
the monument sign does not obstruct the line of sight along the driveway.
Peoples’ Self‐Help Housing intends to provide Public Art in our Private Development as stated in the City
of San Luis Obispo’s Public Art Program. The proposed location identified for potential installation of
the art piece is at the Tiburon Way streetscape interface between Buildings ‘A’ and ‘B’ and will be visible
from the public way. We have begun the conversation with city staff and interested parties, we intend
to provide the public art prior to the project’s completion.
In regard to streets, curbs and gutters, dry and wet utilities, and wastewater/stormwater facilities, the
donated land for the Tiburon Place Apartments will be conveyed in buildable pad‐graded condition. In
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3533 Empleo Street, San Luis Obispo, CA 93401
(805) 781‐3088 phone • (805) 544‐1901 fax
info@pshhc.org • www.pshhc.org
26 E.Victoria Street, Santa Barbara,CA 93101
(805) 962‐5152 phone • (805) 962‐8152 fax
info@pshhc.org • www.pshhc.org
this regard these off‐site improvements will be constructed and provided for tie‐in to the project site as
part of the overall OASP public utilities and facilities financing plan. (Please refer to Exhibit 1 below).
Exhibit 1: Tiburon Place Site Plan
In terms of the unit distribution, construction and building standards, these are as follows:
Unit Type Number of Units Unit Square Footage
Studio/One Bath 18 386 sq. ft.
One‐Bedroom/One Bath 24 562 sq. ft.
Two‐Bedroom/One‐Bath 25 727 sq. ft.
Two‐Bedroom Manager’s Unit 1 727 sq. Ft.
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3533 Empleo Street, San Luis Obispo, CA 93401
(805) 781‐3088 phone • (805) 544‐1901 fax
info@pshhc.org • www.pshhc.org
26 E.Victoria Street, Santa Barbara,CA 93101
(805) 962‐5152 phone • (805) 962‐8152 fax
info@pshhc.org • www.pshhc.org
With respect to affordability targeting and unit distribution this is as reflected below.
Required AMI Targets by City of SLO Proposed AMI
AMI # of Units AMI # of Units Units
Extremely Low Income 30% 30% 15 4 Studios, 5 1‐bd, 6 2‐bd
Very Low Income 45% 45% 8 2 Studios, 3 1‐bd, 3 2‐bd
Very Low Income 50% 50% 6 2 Studios, 2 1‐bd, 2 2‐bd
Low Income 55% 55% 8 2 Studios, 3 1‐bd, 3 2‐bd
Low Income 60% 60% 30 6 Studios, 12 1‐bd, 12 2‐bd
Low Income 80% 42 80%
Moderate Income 120% 12 120%
Total 54 67*
* 68 units total including 1 2‐bd managers unit.
On‐Site and Off‐Site Services and Amenities
The land parcel associated with Righetti Ranch is situated within Census Tract 115.03, which is within an
area TCAC defines as “Highest Resource.” This underlines that it is in a desirable area for consideration
of enhanced opportunity for social integration, mobility, and potential increased economic self‐
sufficiency. Environmentally and in terms of economic development this area is also resource rich and
will prove beneficial to future residents.
A public park, John Park is within .8 miles of the project site; Mission View Health Center .7 miles;
Sinsheimer Elementary School .9 miles; and a public bus stop .5 miles from the project site.
Projected Schedule
Date Milestone
January, 2020 Entitlements Approved
February, 2020 Submit AHSC Application for financing
June, 2020 AHSC Award
August, 2020 Submit TCAC Application for 4% tax credit financing
October, 2020 TCAC 4% Award
November, 2020 Commencement of Construction (17 months Construction)
March, 2022 Construction Completion
April, 2022 Qualified Occupancy of All Units
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3600 BULLOCK LANETiburon Place Monument SignScale: 3/4"= 1'-0"ALL IDEAS, DESIGNS, ARRANGEMENTS, AND PLANS INDICATED OR REPRESENTED BY THIS DRAWING ARE OWNED BY AND THE PROPERTY OF PIERRE RADEMAKER DESIGN, AND WERE CREATED, EVOLVED, AND DEVELOPED FOR USE ON AND IN CONNECTION WITH THE SPECIFIED PROJECT. NONE OF SUCH IDEAS, DESIGNS, ARRANGEMENTS OR PLANS SHALL BE USED BY OR DISCLOSED TO ANY PERSON, FIRM OR CORPORATION FOR ANY PURPOSE WHATSO- EVER WITHOUT THE WRITTEN PERMISSION OF PIERRE RADEMAKER DESIGN. WRITTEN DIMENSIONS ON THESE DRAWINGS SHALL HAVE PRECEDENCE OVER SCALED DIMENSIONS. CONTRACTORS SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS AND CONDITIONS ON THE JOB, AND THIS OFFICE MUST BE NOTIFIED OF ANY VARIATIONS FROM THE DIMENSIONS AND CONDITIONS SHOWN BY THESE DRAWINGS. SHOP DETAILS MUST BE SUBMITTED TO THE OFFICE FOR APPROVAL BEFORE PROCEEDING WITH FABRICATION.Monument SignSpecifications PR/KS/KT PR 8-21-19Tiburon PlaceMonument SignSan Luis Obispo, CA PSH-1805 1 11041 CHORRO STREET, SUITE 230SAN LUIS OBISPO, CALIFORNIA 93401rademakerdesign.comTELEPHONE: 805/544-7774Note: Fabricator to contact Pierre Rademaker Designfor production-ready vector files for all sign graphics.3533 Empleo StreetSan Luis Obispo, CA 93401Side view6'-0''3'-9''9''1'-6''6'-6''1'-6''1'-6''9'-6''Smooth troweled plaster over CMU structureDaltile®semi-gloss4 1/4" wall tileGrout color:Laticrete #39 “Mushroom”8x8 “Villafranca 3” Terra Nova Hacienda ceramic tileFront view (sign is single sided)Precast stone baseand capsSherwin Williams flat exterior finish paint colors:SW6113“Interactive Cream”Digitally printed full-color sign panelSign Area: 22.5 sq. ft.Sign to be externally illuminatedHubble Lighting ALF-12LU-5K-BZGround Mounted FixtureSW2835“Craftsman Brown1'-6''1'-0''Packet Page 195
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City of San Luis Obispo – Sign Regulations Exceptions
29
Article VI. Exceptions to Sign Standards
15.40.600 Requests for Exceptions.
Unusual site conditions or other design factors may warrant signs not otherwise permitted
by these regulations. A sign permit application which includes a request for exceptions to
standards established by these regulations is subject to Architectural Review Commission
review and shall include reasons for the request. Exceptions require a separate
application and fees for ARC review, which must be approved before a sign permit will
be issued.
15.40.610 Findings for Approval of an Exception.
Granting an exception to the sign regulations must be based on at least one of the
following findings:
A. There are exceptional or unusual circumstances applying to the property involved
which do not apply generally to properties in the vicinity with the same zoning,
such as, but not limited to:
1. The presence of a legal, nonconforming use;
2. Visual obstructions;
3. Unusual building location on-site;
4. Unusual building design, architectural style, or historic significance.
B. The sign for which an exception is requested is a nonconforming sign that acts as
a neighborhood landmark or focal point while not disrupting views of prominent
community landscape features. When granting an exception, the ARC or the
Director shall require that as many nonconforming elements of the sign as
possible be eliminated while allowing its basic form and character to remain.
C. The exception is consistent with the intent and purpose of the sign regulations
(see Section 15.40.110) and will not constitute a grant of special privilege or
entitlement inconsistent with limitations applied to other properties in the vicinity
with the same zoning.
D. The sign exception is for superior design will not result in visual clutter and is
consistent with the intent and purpose of these Sign Regulations.
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