HomeMy WebLinkAboutItem 2 - ARCH-0576-2019 (664 Upham)ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project is a two-story, Mixed-Use Development consisting of two residential dwellings
(totaling 8,000 square feet in residential space) with an 885 square-foot commercial suite.
General Location: The project site is a
rectangular parcel, 14,500 square feet in
area, on the north side of Upham Street,
between Broad and High Streets.
Present Use: Vacant
Zoning: Neighborhood Commercial (C-N)
General Plan: Neighborhood Commercial
Surrounding Uses:
East: Single-family dwelling
West: Commercial Office
North: Single-family dwellings
South: Commercial Office
2.0 PROPOSED DESIGN1
Architecture: A blend of industrial modern
architectural style with warm residential
character.
Design details: Slatted accent wood, rust-look metal accents, second floor balcony, and layered
modern landscaping.
1 See Project Plans (Attachment 1) Sheets A8 & A9 (Elevations), A10 (Colors & Materials); and A13-A16 (Views)
Meeting Date: November 18, 2019
Item Number: 2
Item No. 1
FROM: Shawna Scott, Senior Planner BY: Walter Oetzell, Assistant Planner
PROJECT ADDRESS: 664 Upham St FILE NUMBER: ARCH-0576-2019
APPLICANT: Leanne Drake, Studio Prime
____________________________________________________________________________________________________
For more information contact: Walter Oetzell, Assistant Planner at 781-7593 (woetzell@slocity.org)
Figure 1: Vicinity Map (664 Upham)
Packet Page 21
Materials: Fiber-cement board in a board & batten pattern (vertical and horizontal); Acrylic stucco
system; Hardwood siding; Standing seam metal roof
Colors: Tones of bronze and grey; Wood and rust-color accent
3.0 FOCUS OF REVIEW:
The ARC’s role is to provide a recommendation to the Community Development Director regarding
the consistency of the proposed building design with the Community Design Guidelines.
Community Design Guidelines: www.slocity.org/home/showdocument?id=2104
4.0 DESIGN GUIDELINES and DISCUSSION ITEMS
Community Design Guidelines are used by the staff, City Council, and advisory bodies in the review of
proposed development projects to help ensure that such projects meet the City's expectation for the
quality and character of new development. Staff has identified the discussion items below related to
consistency with § § 1.4 (Goals for Design Quality and Character) and Chapter 2 (General Design
Principles) of the Guidelines.
Highlighted Sections Discussion Items
Goals for Design Quality and Character
§1.4 (A) Architectural distinction;
§1.4 (B) Pedestrian Scale
The Commission should discuss whether, or to what degree, the
design exhibits high qualify craftsmanship through use of authentic
building style, design elements, and material; emphasizes a
pedestrian orientation; and incorporates design elements that
respond to environmental conditions to provide an enjoyable
pedestrian experience.
Figure 2: Project rendering (Front Elevation)
Packet Page 22
General Design Principles
§2.1 Site Design The Commission should discuss whether, or to what degree, the
design fits with examples of appropriate site design and architecture
in the vicinity; logically locates activities and elements on the site, for
efficient operation and to effectively address the needs of all users;
and whether site elements coordinate in quality, design, and
materials, with proposed buildings.
§2.2 Building Design The Commission should discuss whether, or to what degree, the
building design exhibits proportion, continuity, harmony, simplicity,
rhythm, and balance; presents well-articulated building elevations
relieved by shadow or texture interest; evinces attention to detailing
and articulation to visually reduce apparent mass; and employs
materials appropriately for durability, weathering characteristics,
and authenticity.
5.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required
Front Setback 10 10
Interior Side Setbacks West Side / East Side
1-13 feet 6 ft / 9 feet 5 feet
14-17 feet 8 feet / 9 feet 6 feet
18-22 feet 8 feet / 9 feet 7 feet
23-26 feet 8 feet / 9 feet 8 feet
27-31 feet 17 feet / (na) 9 feet
32-35 feet 25 feet / (na) 10 feet
Rear Setback (Edge Condition) 10 feet 10 feet
Maximum Height of Structures 34 feet 35 feet
Lot Coverage 42% 75%
Density Units (DU) 2.00 3.99
Total # Parking Spaces 9 8
Total # Bicycles
0 4
(2 ea. Dwelling)
0 5
(1 per 150 sq. ft.; Restaurant –
Quick serve)
Environmental Status Categorically Exempt (CEQA Guidelines § 15303)
6.0 ACTION ALTERNATIVES
6.1 Recommend that the Community Development Director find the project consistent with the
City’s Community Design Guidelines, including any recommended conditions of approval to
Packet Page 23
address consistency with the Community Design Guidelines. This recommendation will be
forwarded to the Community Development Director for final act ion on the project.
6.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues
6.3 Recommend that the Community Development Director find that the project is not
consistent with the City’s Community Design Guidelines. This recommendation denial should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, Zoning Regulations, Community Design Guidelines, or other policy documents.
7.0 ATTACHMENTS
1 Project Plans
Packet Page 24
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19T1 TITLE SHEETPROJECT STATS + CODECODE + GUIDELINESCODE + GUIDELINES CONT. SITE CONTEXT SITE CONTEXT SITE PLAN SITE SECTIONSCODE SITE PLANFLOOR PLAN 1FLOOR PLAN 2 ELEVATIONS ELEVATIONS COLORS + MATERIALS SITE DETAILS SITE DETAILS VIEW VIEW VIEW LANDSCAPE PLAN PLANT PALLATE COVER SHEETSURVEY + DEMO PLAN GRADING PLAN UTILITY PLANEROSION CONTROL PLAN DETAILSIDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CAUPHAMCHURCHLEFFISLAYHIGHSANDERCOCKBRANCHBEAC
H
NIPO
M
O
BRO
A
D
GAR
DE
N
CHO
R
R
O
VICINITY MAPTHIS IS A MIXED-USE PROJECT IN A C-N ZONED AREA WHICH WILL INCLUDE A RESIDENCE, A RENTAL UNIT, AND A SMALL COMMERCIAL SPACE INTENDED TO BE A COFFEE SHOP OR CAFÉ.THE ADDITION OF A COFFEE SHOP OR SMALL RESTAURANT WILL COMPLIMENT THIS EXISTING NEIGHBORHOOD PATTERN CONSISTING OF PRIMARILY LOW AND MEDIUM DENSITY RESIDENTIAL WITH A HANDFUL OF SMALL COMMERCIAL SPACES. ADDITIONALLY, THIS TYPE OF SMALL NEIGHBORHOOD BUSINESS WILL PROVIDE A WALKABLE NEIGHBORHOOD DESTINATION FOR LOCAL RESIDENTS. THIS PROJECT WILL ALSO PROVIDE A WIDER VARIETY OF HOUSING OPTIONS TO HELP MEET THE HIGH DEMAND WITH THE ADDITION OF A SMALLER RENTAL UNIT. THE AESTHETIC INTENSION IS TO HELP CAPITALIZE ON THE C-N ZONING, PULL FROM PREVIOUS COLORS, MASSING, AND MATERIALS FROM THE SITE, AND HELP CREATE A SMOOTH AND ATTRACTIVE TRANSITION BETWEEN THE RESIDENTIAL AND INDUSTRIAL ZONES. THIS IS ACCOMPLISHED USING MORE RESIDENTIAL, PITCHED ROOF FORMS CLAD IN MORE INDUSTRIAL MATERIALS. THIS PROJECT INTENDS TO BE AS ENVIRONMENTALLY RESPONSIBLE AS POSSIBLE, ENSURING WISE USE OF RESOURCES AND MINIMAL IMPACT TO THE SURROUNDING ENVIRONMENT. ONE WAY THIS IS ACCOMPLISHED IS THROUGH THE USE OF PERMEABLE PAVING TO LIMIT RUN OFF THE EXISTING STORM WATER SYSTEMS AND TO PROMOTE ONSITE RECHARGING OF AQUIFERS. CLIENT:BLAKE IRVING666 UPHAM ST., SAN LUIS OBISPO CA 93401805.458.7939DESIGNER:STUDIO PRIME4420 BROAD ST. STE. B, SAN LUIS OBISPO CA 93401805.776.3130LANDSCAPE ARCHITECT:FORTINI LANDSCAPES3021 SOUTH HIGUERA ST., SAN LUIS OBISPO CA 93401805.542.0500CIVIL ENGINEER:4CREEKS605 SANTA ROSA ST. STE. A, SAN LUIS OBISPO CA 93401805.904.4394TITLEPROJECT DIRECTORYPROJECT DESCRIPTIONSHEET INDEXT1T2T3T4A1A2A3A4A5A6A7A8A9A10 A11 A12 A13 A14A15 L1L2 C1C2C3C4C5C6 ATTACHMENT 1Packet Page 25
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19FAR CALCULATIONSFAR:MAX FLOOR AREA:PROPOSED FLOOR AREA:FIRES SPRINKLER SYSTEMS COMMERCIAL UNIT: RESIDENTIAL UNIT: RENTAL UNIT:OCCUPANY + SQ FTCOMMERCIAL BUILDINGPRIMARY RESIDENCEPRIMARY RESIDENCE GARAGE 1PRIMARY RESIDENCE GARAGE 2RENTAL UNITRENTAL UNIT GARAGEMAWA CALCULATION[(ETo)x(0.62)x[(0.7xLA)+(0.3xSLA)]SLO EToLASLAMAWALOT COVERAGEMAX LOT COVERAGEBUILDING FOOTPRINT:RAISED DECKS/ COVERED PATIOS:2.0 REDUCED BY 10% (PER 17.70.050)26,100 S.F.7,404 S.F.NFPA 13 COMMERCIAL SYSTEMNFPA 13D RESIDENTIAL SYSTEMNFPA 13D RESIDENTIAL SYSTEMA-2 823 SFR-3 6,567 SF U 868 SF U 2,857 SFR-3 1,056 SF U 460 SF43.802,400 SF0 SF45,628.8 GALLONS10,875 S.F.6,082 S.F.N/APRIVATE GARAGE CLASSIFICATION + OCCUPANCY:406.3.1 Classification. Private garages and carports shall be classified as Group U occupancies. Each private garage shall be not greater than 1,000 square feet (93 m2) in area. Multiple private garages are permitted in a building where each private garage is separated from the other private garages by 1-hour fire barriers in accordance with Section 707, or 1-hour horizontal assemblies in accordance with Section 711, or both. Exception: The area of a private garage accessory to Group R-3 one- or two-family dwellings shall not be greater than 3,000 square feet in area.COMPLIANCE:GROUP R-3GARAGE 1 (PRIMARY RESIDENCE): 868 SF GARAGE 2 (PRIMARY RESIDENCE): 2,857 SFGARAGE 3 (RENTAL UNIT): 460 SFALL GARAGE SPACES SEPERATED BY 1-HOUR FIRE BARRIERSALL GARAGES ARE SPRINKLEREDSEPERATION FROM GARAGE + DWELLING UNIT:406.3.4.1 Dwelling unit separation. The private garage shall be separated from the dwelling unit and its attic area by means of gypsum board, not less than 1/2 inch (12.7 mm) in thickness, applied to the garage side. Garages beneath habitable rooms shall be separated from all habitable rooms above by not less than a 5/8- inch (15.9 mm) Type X gypsum board or equivalent and 1/2-inch (12.7 mm) gypsum board applied to structures supporting the separation from habitable rooms above the garage. Door openings between a private garage and the dwelling unit shall be equipped with either solid wood doors or solid or honeycomb core steel doors not less than 13/8 inches (34.9 mm) in thickness, or doors in compliance with Section 716.5.3 with a fire protection rating of not less than 20 minutes. Doors shall be self-closing and self-latching.406.3.4.2 Openings prohibited. Openings from a private garage directly into a room used for sleeping purposes shall not be permitted.COMPLIANCE:1 HOUR FIRE RATED SEPERATION BETWEEN RESIDENCE ENTRY AND EACH GARAGE.1 HOUR FIRE RATED GLASS AT FIXED WINDOWS FROM RESIDENCE TO GARAGE.FIXED, FIRE RATED WINDOWS DO NOT OPEN TO A ROOM USED FOR SLEEPING.MEANS OF EGRESS:R311.1 Means of egress. Dwellings shall be provided with a means of egress in accordance with this section. The means of egress shall provide a continuous and unobstructed path of vertical and horizontal egress travel from all portions of the dwelling to the required egress door without requiring travel through a garage. The required egress door shall open directly into a public way or to a yard or court that opens to a public way.COMPLIANCE:PRIMARY RESIDENCE ENTRY SEPERATED FROM GARAGES BY 1-HOUR FIRE RATED BARRIER.RENTAL UNIT PRIMARY EGRESS THROUGH FRONT DOOR AT SECOND LEVEL AND RENTAL BEDROOM SLIDING DOOR.PROJECT STATISTICS AND CALCULATIONS:RELEVANT BUILDING CODES:T2STATS + CODEPROJECT ADDRESS: APN: LOT SIZE: ZONING: LEGAL: PROPOSED COMMERCIAL SPACE: PROPOSED RESIDENTIAL SPACE: PRIMARY RESIDENCE: SECONDARY RESIDENCE: STORIES: PROPOSED MAX HEIGHT: ALLOWABLE HEIGHT: SPRINKLERED: SETBACKS: CONSTRUCTION TYPEPARKING REQUIREMENTS PRIMARY RESIDENCE RENTAL RESIDENCE COMMERCIALPROVIDED PARKING PRIMARY RESIDENCE RENTAL UNIT PARKING LOTVAN ACCESSIBLEEV READYLANDSCAPE AREA:(EXCLUDING SETBACKS)666 UPHAM ST.SAN LUIS OBISPO CA 93401003-641-01014.500 S.F.C-NCITY OF SLOCOUNTY OF SLOSTATE OF CA809 S.F.8,000 S.F.6,520 S.F.1,480 S.F.234’-6” 35’-0”YESFRONT: 10’-0”SIDE: 5’-0”REAR: 10’-0”IIB1 SPACE1 SPACE5 SPACES2 (GARAGE)2 (GARAGE) 511APPROX. 700 S.F.ZONING MAP:ATTACHMENT 1Packet Page 26
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19T3CODE + GUIDELINESRELEVANT PLANNING GUILDELINES:17.70.130 MIXED-USE GUIDELINESA. Purpose. This section provides standards for the design of mixed-use projects to be compatible with existing and planned development on the site and adjacent and nearby properties. Mixed-use projects provide an opportunity to locate housing, jobs, recreation, and other daily needs in close proximity to one another, thereby enhancing vitality and street life in San Luis Obispo and forwarding the city’s sustainability goals.B. Allowed Uses. A mixed-use project requires a combination of residential units with any other use or multiple uses allowed in the applicable zone by Section 17.10.020 (Use Regulations by Zone). Where a mixed-use project is proposed with a use required by Section 17.10.020 (Use Regulations by Zone) to have use permit approval in the applicable zone, the entire mixed-use project shall be subject to that use permit requirement.C. Maximum Density. The residential component of a mixed-use project shall comply with the maximum density requirements of the applicable zone, plus density bonuses where applicable.D. Site Layout and Project Design Standards. Each proposed mixed-use project shall comply with the property development standards of the applicable zone and the following requirements:1. Location of Units.a. Ground Floor Limitations. In the C-D zone, residential units shall not occupy any ground floor space. In all other zones, residential units shall not occupy ground floor space within the first fifty feet of floor area measured from each building face adjacent to a street toward the rear of the building unless the review authority finds that the project enhances the pedestrian environment in the surrounding area or will perform a function or provide a service that is essential or beneficial to the community or city.b. Noise. Residential units shall be located on the site to minimize adverse impacts from existing known noise sources in compliance with the city’s noise regulations. When a project is located adjacent to a known noise emission above the residential thresholds, a noise study shall be provided.2. Mechanical Service and Loading Areas. Service and loading areas shall be screened from residential areas and integrated with the design of the building. Special attention shall be given when designing loading and mechanical facilities in a location that is proximate to residential uses. Techniques such as block walls, enhanced setbacks, or enclosed loading or equipment shall be used to minimize adverse impacts to residents from vehicle and mechanical noise.3. Trash and Recycling Areas. Areas for the collection and storage of trash and recyclable materials shall be located on the site in locations that are convenient for both the residential and nonresidential uses. The location and design of trash enclosures shall reduce nuisances from odors and noise when residential uses might be impacted.4. Limitations on Use. The following uses and activities shall not be allowed within any mixed-use development:a. Major vehicle/equipment repair (e.g., body or mechanical work, including boats and recreational vehicles, vehicle detailing and painting, upholstery, or any similar use);b. Storage of flammable liquids or hazardous materials beyond that normally associated with a residential use; c. Manufacturing or industrial activities, including but not limited to welding, machining, or any open flame work; ord. Any other activity or use, as determined by the review authority, to be incompatible with residential activities and/or to have the possibility of affecting the health or safety of mixed-use development residents due to the potential for the use to create dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or wastes.E. Design Standards. A mixed-use project shall be designed to achieve the following objectives:1. The design shall provide for internal compatibility between the different uses in terms of noise, hours of operation, vehicle and pedestrian circulation, access, use of open space, and similar operating characteristics.2. Potential noise, odors, glare, pedestrian traffic, and other potentially significant impacts on residents shall be minimized to allow a compatible mix of residential and nonresidential uses on the same site.3. The design of the mixed-use project shall take into consideration potential impacts on adjacent properties and shall include specific design features to minimize potential impacts.4. The design of the mixed-use project shall ensure that the residential units are of a residential character and that privacy between residential units and between other uses on the site is maximized.5. The design of the structures and site planning shall encourage integration of the street pedestrian environment with the nonresidential uses through the use of plazas, courtyards, walkways, and street furniture.6. Site planning and building design shall be compatible with and enhance the adjacent and surrounding built environment in terms of scale, building design, color, exterior materials, roof styles, lighting, landscaping, and signage.F. Performance Standards.1. Lighting. Lighting for nonresidential uses shall be appropriately designed, located, and shielded to not negatively impact the residential units in the development or any adjacent residential uses and shall also comply with Section 17.70.100 (Lighting and Night Sky Preservation).2. Noise. All residential units shall be designed to minimize adverse impacts from nonresidential project noise and shall comply with Chapter 9.12 (Noise Control).3. Air Quality and Odors. All residential units shall be designed to minimize adverse impacts from mechanical equipment and operations of nonresidential project air pollutant emissions and odors in compliance with the Air Pollution Control District Air Quality Handbook and Chapter 8.22 (Offensive Odors).4. Hours of Operation.a. C-N and O Zones. The commercial component of a mixed-use project shall be allowed to operate from seven a.m. to eight p.m. Operation outside of these allowed hours shall require a minor use permit to ensure that the commercial use will not negatively impact the residential uses within the project.b. All Other Zones that Allow Mixed-Use Projects. The commercial component of a mixed-use project shall be allowed to operate from seven a.m. to eight p.m. Operation outside of these allowed hours shall require a minor use permit to ensure that the commercial use will not negatively impact the residential uses within the project.c. General. Commercial hours of operation also may be restricted upon evidence of a substantiated complaint or inadequate parking.5. Residential Noise Notice. Residents of new mixed-use projects, whether owners or tenants, shall be notified in writing before taking up residence that they will be living in an urban-type environment and that the noise levels may be higher than a strictly residential area.G. Pedestrian Access. On-site pedestrian circulation and access shall be provided per the following standards:1. Internal Connections. A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.2. To Circulation Network. Regular and convenient connections between on-site walkways and the public sidewalk and other existing or planned pedestrian routes, such as safe routes to school, shall be provided. An on-site walkway shall connect the principal building entry or entries to a public sidewalk on each street frontage.3. To Adjacent Areas. Direct and convenient access shall be provided from mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security. 4. To Transit. Safe and convenient pedestrian connections shall be provided from adjacent transit stops to building entrances.5. Interior Pedestrian Walkway Design.a. Walkways shall have a minimum clear unobstructed width of six feet, be hard surfaced, and paved with concrete, stone, tile, brick, or comparable material.b. Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method.c. Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier. H. Objective Design Criteria.1. Building Orientation and Entrances.a. Orientation. The principal building of a development shall be oriented to face a public street. Building frontages shall be generally parallel to streets. For all residential, retail, and office uses, at least one primary entrance to a ground floor use shall face the adjacent street right-of-way. Ground-related entrances include entrances to ground floor uses, residential units, clusters of residential units, lobbies, or private courtyards.b. Nonresidential Entrances. Entries shall be clearly defined features of front façades and of a scale that is in proportion to the size of the building and number of units being accessed. Larger buildings shall have a more prominent building entrance, while maintaining a pedestrian scale.c. Transitional Space at Residential Entries. New residential build-ings shall provide transitional spaces in the form of stoops, over-hangs, and porches between public areas fronting the primary street and entrances. This type of element or equivalent shall be required for each unit or group of units, but no less than one of this type of element shall be provided.2. Building Articulation. No street frontage wall may run in a continuous plane for more than twenty feet without an opening or offsets, or as approved by the review authority if the project is constrained by unusual parcel size, shape, use, or other features that the responsible review authority accepts as rendering this re-quirement infeasible. Openings fulfilling this requirement shall have transparent glazing and provide views into work areas, display ar-eas, sales areas, lobbies, or similar active spaces. Offsets shall vary in depth and/or direction of at least eighteen inches, or a repeated pattern of offsets, recesses, or projections of similar depth. (Ord. 1650 § 3 (Exh. B), 2018)ATTACHMENT 1Packet Page 27
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19T4CODE + GUIDELINES17.70.050 EDGE CONDITIONSA. Purpose. The edge conditions regulations support a buffer be-tween low-density residential zones or open space areas and zones that permit development of higher intensity. Where multi-unit resi-dential zones or commercial zones are adjacent to lower intensity residential or open space zones, development shall incorporate ele-ments in the site design and building design to soften its impact and to result in a compatible transition to the sensitive zone.B. Applicability. The standards below apply to any portion of prop-erty located within any zone designated in Table 3-2: Edge Con-dition Zones as “Zones Providing Transition” that are adjacent to a parcel designated in Table 3-2: Edge Conditions Zones as “Zones Receiving Transition.” For the purposes of this section, the term “adja-cent” shall not include any properties separated by a street, alley, or other right-of-way, whether public or private.Table 3-2: Edge Condition ZonesZones Receiving TransitionR-1, R-2Zones Providing TransitionR-3, R-4, O, PF, C-N, C-C, C-D, C-R, C-T, C-S, MC. Exceptions.1. Where a transition area abuts a zone receiving transition and all properties that would receive transition are developed with legally allowed nonresidential uses, the requirements of this section shall not apply.2. The requirements of this section shall not apply to development of a wireless telecommunications facility.D. Standards.1. FAR Reduction. The maximum floor area ratio for a property in a zone providing transition shall be ten percent less than indicated in the zoning regulations for that zone (Chapters 17.12 through 17.64, inclusive).2. Setbacks. The setback standards for a property in a zone pro-viding transition shall be as set forth in Table 3-3: Edge Conditions Minimum Setbacks. See also Figure 3-2: Edge Conditions Interior Side and Rear Setbacks and Building Height.RELEVANT CODE CONT:Table 3-3: Edge Conditions Minimum SetbacksFigure 3-2. Edge Conditions Interior Side and Rear Setbacks and Building Height3. Upper Level Open Space Orientation and Setbacks. Balconies and terraces are prohibited above the first floor on the building side facing an adjacent zone receiving transition. 4. Rooftop Open Spaces. The minimum required setback for any rooftop open space shall be increased by ten feet on the building side facing an adjacent zone receiving transition. All such permit-ted rooftop open spaces and terraces shall incorporate features that guard against noise impacts on adjacent properties located within a zone receiving transition consistent with standards set forth in Chap-ter 9.12 (Noise Control).5. Windows. All windows along any facade facing a property in a zone receiving transition shall, at the second story and above, be offset horizontally at least twelve inches (edge to edge) from any windows on buildings on an adjacent property in a zone receiving transition, with the intent of preserving privacy and avoiding having windows immediately opposite each other.E. Driveway Orientation. All driveways and drive aisles shall be ori-ented such that glare from automobile headlights originating from the use does not point towards an adjacent zone receiving transition. Any driveways and drive aisles facing an adjacent zone receiving transition must be fully screened from the adjacent use.F. Trash and Recycling.1. Collection Areas. Areas for the collection and storage of trash, green waste, and recyclable materials shall be located on the subject site in a location that will avoid noise and odor impacts consistent with applicable city and other codes.2. Containers. All refuse and recycling containers shall be contained within structures enclosed on all four sides and utilize lids made of molded plastic or other sound buffering material.G. Hours of Operation. A use that will operate outside of the hours from seven a.m. to eight p.m. shall require a minor use permit to en-sure that the use will not negatively impact the uses located in the zone receiving transition. Commercial hours of operation may be re-stricted upon evidence of a substantiated complaint or inadequate parking.H. Mechanical Service and Loading Areas. Service and loading areas shall be screened from zones receiving transition. When locat-ed in proximity to residential uses in zones receiving transition, tech-niques such as block walls, enhanced setbacks, or enclosed loading or equipment shall be used to minimize adverse impacts from vehic-ular noise and noise from mechanical equipment. (Ord. 1650 § 3 (Exh. B), 2018)ATTACHMENT 1Packet Page 28
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19A1SITE CONTEXTNEIGHBORING BUILDING AT RIGHTSITE - RIGHT SIDE SITE - TREES TO REMAIN SITE - LEFT SIDE NEIGHBORING BUILDING AT LEFT1. RUST-LOOK METAL ROOF2. RUST-LOOK METAL DOOR3. INDUSTRIAL STYLE4. GABLE ROOF RESIDENTIAL STYLE 5. GABLE ROOF RESIDENTIAL STYLE6. INDUSTRIAL STYLE7. DARK GRAY STUCCO8. WOOD DETAILSATTACHMENT 1Packet Page 29
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19SITE CONTEXTA212345678HAWTHORNE ELEMENTRY SCHOOLHEADSTART CHILD CARE76 GAS STATIONHIGH STREETBROAD STREETNIP
O
M
O STREETCHURCH STREETUPHAM STREETLEFF STREETALLSTAR APPLIANCEAMERICAN MUFFLERSANDERCOCK STREETHUTTON STREETWARD STREETSTORY STREETOFFICE SPACEATTACHMENT 1Packet Page 30
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19SITE PLANA3ATTACHMENT 1Packet Page 31
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19$1*3/3523(57<3/670$;+(,*+71(,*+%253523FF 211.5FF 211.5FF 211.04 (E) GRADE (E) GRADENEIGHBORING COMMERCIALRESIDENCENEIGHBORINGRESIDENTIALGARAGE6' WALKWAYDRIVEWAY SLOPE 1%FLOOR SLOPE @1/4" PER 1'FLOOR SLOPE @1/4" PER 1'LINEAR FLOOR DRAIN$1*673/3523(57<0$;+(,*+73523 1(,*+%253/FF 211.5(E) GRADE (E) GRADE NEIGHBORING COMMERCIALFUTURECOMMERCIALNEIGHBORINGRESIDENTIALGARAGE6' WALKWAYADA PATHWAYMAX SLOPE 5%0$;+(,*+7$1*UPHAMSTREETFF 211.5FF 211.5NEIGHBORINGRESIDENTIALSHEDCROSS-STREETOFFICESRENTAL UNITFUTURECOMMERCIALRESIDENCESITE SECTIONSA4SITE DIAGRAMNTSSITE DIAGRAMNTSSITE DIAGRAMNTSNEIGHBORING COMMERCIALNEIGHBORING COMMERCIALCOMMERCIAL - ACROSS STREETVIEW TOWARD BACK OF PROPERTYWITH NEIGHBOR BEYONDNEIGHBORING RESIDENTIAL GARAGENEIGHBORING RESIDENTIAL GARAGEATTACHMENT 1Packet Page 32
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19A5CODE SITE PLANFUTURECOMMERCIALUPHAM STREETHIGH STREETPRIMARYRESIDENCEC-NLOTC-NLOTR-2LOTR-2LOTC-NLOTC-NLOTC-NLOTRENTALUNITRISER RMRISER RM 12'-0"9'-0"TYP18'-5"INTERNATION SIGN OF ACCESSIBILITY MARKING 36" x 36" MIN. TO COMPLY W/ CBC 11B-502.6.4ELE PANELUPUPDRIVEWAYKEYNOTESFIRE RISER RM FOR COMMERCIAL SPRINKLER SYS. TO COMPLY WITH NFPA 13.PERIMETER WOOD FENCE, MAX 6' IN HEIGHT. SEE L1 FOR DETAILS.MIXED-USE SOLID WASTE ENCLOSURES: BINS INCLUDE GARBAGE, RECYCLING, ORGANICS, AND FOG. REAR LOAD CONTAINERS. SEE A12 FOR ENCLOSURE DETAILS.FIRE RISER RM FOR RESIDENTIAL SPRINKLER SYS. TO COMPLY WITH NFPA 13D.POWER POLE LOCATION.FIRE HYDRANT LOCATION, WITHIN 300 FT MIN. DISTANCE.FIRE SEPERATION BETWEEN RESIDENTIAL GARAGES (U OCC), RESIDENT ENTRY (R-3 OCC), AND RENTAL UNIT (R-3 OCC). SEE SHEET T-2 FOR RELAVANT CODE.FIRE SEPERATION BETWEEN COMMERCIAL UNIT + RESIDENCE.6' WALKWAY BETWEEN UNITS PER CITY STANDARDS FOR MIXED-USE DEVELOPMENT 17.70.130.G.C-N TO R-2 EDGE CONDITION TRANSITION PER 17.70.050.MIN 4" BACKFLOW AND FDC INSTALL PER CAL FIRE AND SLO MUNICPAL CODE 15.04.100 REQUIREMENTS.9$1$&&,'(17,),&$7,216,*172&203/<:,7+&%&%SITE PLANSCALE: 1/16”=1’ATTACHMENT 1Packet Page 33
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19FLOOR PLANSA60’ 5’ 10’ 20’FIRST FLOOR PLANATTACHMENT 1Packet Page 34
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19FLOOR PLANSA70’ 5’ 10’ 20’SECOND FLOOR PLANATTACHMENT 1Packet Page 35
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19ELEVATIONSA8727$/+70$;+(,*+7
3523(57<$1*3/+'+7
$1*T.P.8'-0"T.P.11'-0"
+'+71(,*+%257322'-3"
('*(3523
3/+'+767
10'-0"10'-3"20'-6"672),1(),1,6+$&5</,&678&&2&2/250$7&+('726:85%$1(%521=(:(67(5167$7(60(7$/522),1*3$,17('522)3$1(/6675($.('5867),1,6++25,=217$/%$77(1%2$5'6,',1*&2/25 6:*5,==/(*5$<&(175,$67$1',1*6($00(7$/522)&2/25 0,'1,*+7%521=(9(57,&$/%$77(1%2$5'6,',1*&2/25 6:*5$<0$77(56.$<8%$78+$5':22''(&.,1* 6,',1*8'-0"+'+77311'-0"3523(57<0$;+(,*+73/
727$/+713'-0"
T.P.1(,*+%25T.P.3523(57<
+'+7$1*$1*
+'+723'-1"1(,*+%253/T.P.5'-8"I D L E H A N D SBACSOUTH ELEVATIONSCALE: 1/12”=1’EAST ELEVATIONSCALE: 1/12”=1’LEGENDATTACHMENT 1Packet Page 36
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19ELEVATIONSA93523(57<0$;+(,*+7T.P.1(,*+%25+'+7
3/727$/+73/$1*
+'+7$1*13'-0"73
1(,*+%253523(57<9'-1"8'-2"672),1(),1,6+$&5</,&678&&2&2/250$7&+('726:85%$1(%521=(:(67(5167$7(60(7$/522),1*3$,17('522)3$1(/6675($.('5867),1,6++25,=217$/%$77(1%2$5'6,',1*&2/25 6:*5,==/(*5$<&(175,$67$1',1*6($00(7$/522)&2/25 0,'1,*+7%521=(9(57,&$/%$77(1%2$5'6,',1*&2/25 6:*5$<0$77(56.$<8%$78+$5':22''(&.,1* 6,',1*727$/+7$1*T.P.11'-0"
+'+7$1*73+'+7
22'-3"1(,*+%253/67T.P.8'-0"3/+'+7
0$;+(,*+7
3523(57<352320'-6"10'-0"10'-3"WEST ELEVATIONSCALE: 1/12”=1’NORTH ELEVATIONSCALE: 1/12”=1’LEGENDATTACHMENT 1Packet Page 37
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19COLORS + MATERIALSA10FRONT ELEVATIONNTSSIDE ELEVATIONNTSSIDE ELEVATIONNTSBACK ELEVATIONNTSPRE-PAINTED RUST LOOK CORREGATED PANELSWESTERN STATES METAL ROOFINGCOLOR: SPECKLED RUSTBOARD AND BATTEN SIDINGCOLOR: GRIZZLE GRAYBOARD AND BATTEN SIDINGCOLOR: GRAY MATTERSFINE SAND FINISH W/ ACRYLICSTUCCO SYS.COLOR: URBANE BRONZEFIRE RATED HARD WOOD SIDINGMANUF: KAYU SPEC: BATUCLASS A FIRE RATEDSTANDING SEAM METAL ROOFCOLOR: TBDAQ LIGHTING - EXTERIOR BARN LIGHTBLACK METAL GOOSE NECKATTACHMENT 1Packet Page 38
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19SITE DETAILSA11MONUMENT SIGNAGE DETAILSCALE: 1/2”=1’BLACK METAL PANELWRAPS AT EDGEWHITE 3D LETTERINGFAUX METAL RIVETSRUST-LOOK METAL PANELSCONCRETE BASESPACE FOR FUTURE COMMERCIAL LOGO8"4'-0"4'-6"4'-6"612"3'-4"4'-0"FAUX METAL RIVETSRUST-LOOK METAL PANELSSIGN WRAPS AT EDGEBLACK METAL LASER CUT 3'-0"9"1'-6"9"AWALL SIGNAGE DETAILSCALE 1”=1’13'-7"1'-0"1'-0"112"3D LETTERING BRACED TO EYEBROWRUST-LOOK 3D LETTERING3D SIGNAGE DETAILSCALE 1/2”=1’ATTACHMENT 1Packet Page 39
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19SITE DETAILSA122"TYPPOSTS 5'-4" OCTYPWOOD SLATS TERMINATE BEHIND STAIR, CONCEALED IN WOOD CHANNEL1X6 KAYU BATU WOOD SLATSPOSTS 4'-1" OC2"TYP9'-3"1X6 KAYU BATU WOOD SLATSWOOD SLAT STAIR DETAILSCALE 1/4”=1’PERMEABLE CONCRETE APRON TO EXTEND 6" BEYOND WALLS, 15' AT FRONT OF ENCLOSURE17'-10"9'-4"6" CONCRETE CURBRECYCLING DUMPSTERDESIGNED TO MAX SIZE (4 CU YD)GARBAGE DUMPSTERDESIGNED TO MAX SIZE (4 CU YD)FOGORGANICS CARTDESIGNED TO MAX SIZE (95 GAL)36" MIN PEDESTRIAN GATEW/ ACCESSIBLE LATCHTRASH ENCLOSURE DETAILS SCALE 1/4”=1’BOARD FORM CONCRETE ENCLOSUREGATE MADE OF 1X6 KAYU BATU WOOD SLATS ON OPAQUE BACKGROUNDWOOD TRELLIS ABOVE TO MATCH GATETRELLIS STRUCTURE TO MATCH BUILDING HARDWARE6'-8"MIN7'-6"MIN CLEARCRANE BOLTS PER CITY STANDARDSACCESSIBLE LATCH @ PEDESTRIAN GATEATTACHMENT 1Packet Page 40
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19VIEWA13ATTACHMENT 1Packet Page 41
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19VIEWA14ATTACHMENT 1Packet Page 42
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19VIEWA15ATTACHMENT 1Packet Page 43
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19VIEWA16ATTACHMENT 1Packet Page 44
IDLE HANDS MIXED-USE BUILDING666 UPHAM ST, SAN LUIS OBISPO CA07.18.19VIEWA16ATTACHMENT 1Packet Page 45