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HomeMy WebLinkAbout02-26-2020 PC Agenda PacketCity of San Luis Obispo, Agenda, Planning Commission Agenda PLANNING COMMISSION Wednesday, February 26, 2020 6:00 p.m. REGULAR MEETING Council Chamber 990 Palm Street San Luis Obispo, CA CALL TO ORDER PLEDGE OF ALLEGIANCE : Chair Wulkan ROLL CALL : Commissioners Robert Jorgensen, Steve Kahn, John McKenzie, Nicholas Quincey, Charles Stevenson, Vice-Chair Hemalata Dandekar, and Chair Mike Wulkan. ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. CONSIDERATION OF MINUTES 1. Minutes of the Regular Planning Commission meetings of January 8, 2020 and January 22, 2020. PUBLIC COMMENT: At this time, people may address the Commission about items not on the agenda. Persons wishing to speak should come forward and state their name and address. Comments are limited to three minutes per person. Items raised at this time are generally referred to staff and, if action by the Commission is necessary, may be scheduled for a future meeting. Planning Commission Agenda for February 26, 2020 Page 2 PUBLIC HEARINGS NOTE: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. Please limit your comments to three minutes; consultant and project presentations limited to six minutes. 2. Continued review of a proposed four-story, 50-foot tall, mixed-use project consisting of 5,241 square feet of commercial use on the ground floor, eight hotel suites, and 39 residential units. Project includes: a request for a mechanical parking lift; parking, landscaping, and site improvements; and a categorical exemption from environmental review (CEQA). Project Address: 545 Higuera and 486 Marsh; Case #: ARCH-0017-2019; Zone: C-D; Marsh Higuera Mixed Use, LLC, owner/applicant. (Shawna Scott – 45 minutes) Recommendation: Adopt the Draft Resolution approving the project based on findings and subject to conditions. 3. Review of a four-story mixed-use project consisting of 36 residential dwellings and 68 square feet of commercial space, including requests for a 22 percent density bonus (as a standard incentive) and a reduction in required parking, by a total of four parking spaces (as an additional incentive), in exchange for providing affordable units within the project (categorically exempt from environmental review); Project Address: 564 Higuera; Case #: ARCH-0150-2019; Zone: CR; Damien Mavis, Creekside Lofts LLP, owner and applicant. (Walter Oetzell – 45 minutes) Recommendation: Adopt the Draft Resolution approving the project based on findings and subject to conditions of approval. 4. Development review of a 296-unit multi-family residential project within the NG-30 zoned portion of the San Luis Ranch Specific Plan area, and a Vesting Tentative Tract Map (Tract 3150) subdividing a portion of Tract 3096 from two existing lots into twelve to provide for 296 airspace condominiums with minor exceptions to the open space requirements for common interest subdivisions. Includes a determination that the project is consistent with the certified Final EIR for San Luis Ranch Specific Plan and therefore exempt from further environmental review under the California Environmental Quality Act (CEQA); Project Address: 1035 Madonna; Case #: ARCH-0459-2019 & SBDV-0747-2019; Zone: C/OS-SP, R-4-SP; MI San Luis Ranch, LLC, owner and Coastal Community Builders, applicant. (John Rickenbach – 60 minutes) Recommendation: (1) Adopt the Draft Resolution approving the development plan based on findings and conditions of approval; and (2) Adopt the Draft Resolution recommending the City Council approve the Vesting Tentative Tract Map (VTTM) based on findings and subject to conditions of approval. Planning Commission Agenda for February 26, 2020 Page 3 5. Review of amendments to Title 17 (Zoning Regulations) of the Municipal Code associated with temporary incentives regarding site development standards with the provision of all - electric buildings with a sunset date of December 31, 2022 in support of the Clean Energy Choice Program with an Exemption from Environmental Review. Case # CODE-0062-2020. (Teresa McClish – 45 minutes) Recommendation: Adopt the Draft Resolution recommending that the City Council introduce and adopt an Ordinance amending Title 17 (Zoning Regulations) of the Municipal Code regarding temporary incentives for development standards with the provision of new all- electric buildings with a sunset date of December 31, 2022. COMMENT AND DISCUSSION 6. Staff Updates & Agenda Forecast ADJOURNMENT The next Regular Planning Commission meeting is scheduled for Wednesday, March 11, 2020, at 6:00 p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California. APPEALS APPEALS: Any decision of the Planning Commission is final unless appealed to City Council within 10 days of the action (Recommendations to City Council cannot be appealed since they are not a final action). Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available at the Community Development Department office, City Clerk’s office, or on the City’s website (www.slocity.org). The appropriate appeal fee must accompany the appeal documentation. LISTENING ASSISTIVE DEVICES are available for the hearing impaired--please see Recording Secretary. The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781 -7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410. Planning Commission regular meetings are televised live on Ch arter Channel 20. Agenda related writings or documents provided to the Planning Commission are available for public inspection in the Community Development Department located at 919 Palm Street, San Luis Obispo, California during the hours of 8:00 AM to 3:00 PM, and on the City’s website: http://www.slocity.org/government/advisory-bodies. Meeting video recordings can be found on the City’s website: http://www.slocity.org/government/department-directory/city-clerk/on-demand-meeting-videos Page intentionally left blank. City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Minutes - Draft Planning Commission Regular Meeting Wednesday, January 8, 2020 CALL TO ORDER A Regular Meeting of the San Luis Obispo Planning Commission was called to order on Wednesday, January 8, 2020 at 6:03 p.m. in the Council Hearing Room, located at 990 Palm Street, San Luis Obispo, California, by Chair Wulkan. ROLL CALL Present: Commissioners Robert Jorgensen, Steve Kahn, John McKenzie, Nicholas Quincey, Charles Stevenson, Vice-Chair Hemalata Dandekar, and Chair Mike Wulkan Absent: None Staff: Community Development Director Michael Codron, Principal Planner Tyler Corey, Assistant City Attorney Charles Bell, and Deputy City Clerk Kevin Christian Pledge of Allegiance PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA David Brodie --End of Public Comment-- 1.CONSENT AGENDA – CONSIDERATION OF MINUTES ACTION: MOTION BY COMMISSIONER STEVENSON, SECOND BY COMMISSIONER KAHN, CARRIED 7-0-0 to approve the Special Planning Commission Minutes of November 6, 2019. Item 1 Packet Page 1 Planning Commission Meeting Minutes Page 2 of 6 January 8, 2020 PUBLIC HEARINGS 2.Project Address: 545 Higuera & 486 Marsh; Case #: ARCH-0017-2019; Zone: C-D; Marsh Higuera Mixed Use LLC, owner/applicant. Review of a proposed four-story, 50- foot tall, mixed-use project consisting of 5,241 square feet of commercial use on the ground floor, eight hotel suites, and 39 residential units. Project includes: a request for a mechanical parking lift; parking, landscaping, and site improvements; and a categorical exemption from environmental review (CEQA). Senior Planner Shawna Scott presented the staff report and responded to Commission inquiries. Applicant representative Joel Snyder, Ten Over Studio, summarized building design considerations, provided comments concerning potential impacts to nearby historic buildings, and reviewed neighborhood auto, pedestrian, and bicycling connectivity. Chair Wulkan opened the public hearing. Public Comments David Brodie David Maksoudian Lori Manfredi James Papp Applicant representative, Joel Snyder, and applicant, Taylor Judkins, responded to Commission questions raised during public comment. Chair Wulkan closed the public hearing. ACTION: MOTION BY COMMISSIONER STEVENSON, SECOND BY VICE CHAIR DANDEKAR, SECOND WITHDRAWN BY VICE CHAIR DANDEKAR, MOTION SECOND BY COMMISSIONER MCKENZIE, CARRIED 5-0-2 (Commissioner Quincey and Vice Chair Dandekar Dissenting), to continue the item to a date uncertain with the following direction to the applicant: The exteriors of both buildings A and B shall be redesigned to bring them into compatibility with adjacent and surrounding architectural forms that reflect and preserve the historic character of the downtown area and equally important in size and scale. (Community Design Guide specific references: 1.1, 3.1.A.3, 3.1.B.2, and generally sections 2 through 5). Additional comments provided by the Commission, but not specifically incorporated into the motion, included the following: •Consideration of additional setbacks on Marsh and Higuera street fronts, which would be more consistent with policy; but do not reduce or effect proposed residential density •Motion addresses exterior elevations; window design is critical, wants to see consistent fenestration and maintenance of four-sided architecture •Explore issue of one-way driveway •Make sure trees will be tall (privacy between balconies and residential use) Item 1 Packet Page 2 Planning Commission Meeting Minutes Page 3 of 6 January 8, 2020 4.Agenda Item 4 was heard at this time. RECESS Chair Wulkan called for a recess at 7:50 p.m. The meeting reconvened at 8:00 p.m. with all Commissioners present. 3.Project Address: 301 Prado; Case #: ARCH-0424-2019; Zone: B-P-SP, C/OS-SP; 301 Prado Group, LLC, owner/applicant. Review of seven two-story structures consisting of approximately 160,000 square feet of office and industrial space. The project is consistent with the Margarita Area Specific Plan Final Environmental Impact Report (EIR) and Supplemental Initial Study and Mitigated Negative Declaration (MND) adopted for Vesting Tentative Tract Map #3011. Associate Planner Kyle Bell presented the staff report and responded to Commission inquiries. Applicant Representative Pam Ricci, RRM Design Group, reviewed the history and purpose of the project coming before the Planning Commission, and provided a broad overview of project consistency to City Design Guidelines. Chair Wulkan opened the public hearing. Public Comments None Chair Wulkan closed the public hearing. ACTION: MOTION BY COMMISSIONER STEVENSON, SECOND BY COMMISSIONER JORGENSEN, CARRIED 7-0-0 to adopt a resolution entitled: “A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING THE DEVELOPMENT OF SEVEN, TWO-STORY STRUCTURES CONSISTING OF APPROXIMATELY 159,663 SQUARE FEET OF OFFICE AND INDUSTRIAL SPACE. THE PROJECT IS CONSISTENT WITH THE MARGARITA AREA SPECIFIC PLAN FINAL ENVIRONMENTAL IMPACT REPORT (EIR) AND SUPPLEMENTAL INITIAL STUDY AND MITIGATED NEGATIVE DECLARATION (IS/MND) ADOPTED FOR VESTING TENTATIVE TRACT MAP #3011; AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED JANUARY 8, 2020 (301 PRADO ROAD, ARCH-0424-2019)” with the following modifications to SECTION 3. Action: •Condition No. 14 – “Prior to building permit issuance, a comprehensive sign program for the project shall be developed to the review and approval of the Community Development Director. The sign program shall include information on the sizes, locations, colors, materials, type, and illumination of signage proposed for the building and the overall site. Project signs shall be designed to be compatible Item 1 Packet Page 3 Planning Commission Meeting Minutes Page 4 of 6 January 8, 2020 with the architecture of proposed buildings and to complement the site’s setting. Any new proposed signage shall be reviewed by the Planning Division to ensure appropriateness for the site and compliance with the Sign Regulations. Signage shall coordinate with building architecture and the type of land use. The Director may refer signage to the ARC if it seems excessive or out of character with the project.” •Delete Condition No. 23 •Condition No. 25 – “Prior to issuance of building permits, the project applicant shall be responsible for paying applicable Transportation Impact Fees per the fee schedule effective at the time the vesting tentative tract map was deemed complete (August 24, 2009), subject to the satisfaction of the Public Works Director.” •Condition No. 34 – “Sewer flow rates and flow velocities shall comply with the requirements of the 2016 Wastewater Collection System Infrastructure Renewal Strategy. Prior to final release of occupancy for a permitted building on-site, the project’s sewer system shall include a 12” sewer main from Prado Road to the Tank Farm Lift Station installed utilizing an alignment agreed upon by the developer and the City Utilities Department. Should the developer elect to route the public sewer main through a portion of the development, the City shall be granted the appropriate easement. This condition may be considered for a private reimbursement if new developments can be serviced by the proposed sewer main.” •Condition No. 35 – “The existing sewer coming from the east and flowing west of the Prado Road round-a-bout shall be rerouted south into the new 12” sewer constructed by this project along the eastern boundary of the parcel and into the Tank Farm Lift Station. This condition may be considered for a private reimbursement if new developments can be serviced by the proposed sewer main.” •Condition No. 36 – “All sewer mains that encounter hydrocarbons in the existing soil during excavation shall be made of fiber reinforce concrete pipe capable of withstanding aggressive soils commonly encountered in this area, and to the satisfaction of the Utilities Director.” •Condition No. 38 – “…Prior to issuance of a building permit the development’s water system shall have: a 12-inch public water main along Davis Road extending from Prado Road and to the south terminus of Davis Road. If hydrocarbons are encountered, all water mains shall be provided with the proper hydrocarbon resistant gaskets or other protection measures approved to the satisfaction of the Utilities Director. This condition may be considered for private reimbursement if new developments can be services by the proposed water main.” •Condition No. 40 – “…The domestic main shall have meters along the public right of way, or shall have a public master meter with private sub-meters serving the individual parcels, under the same ownership, and. An alternate combined fire and domestic system may be considered during the development of the building plans that meets all code requirements, but the final design approval shall be to the satisfaction of the Utilities Director and Fire Marshall.” •Condition No. 42 – “The existing well located at the southwest corner of the Parcel Map shall be abandoned prior to occupancy of the final building to be constructed.” Item 1 Packet Page 4 Planning Commission Meeting Minutes Page 5 of 6 January 8, 2020 The following item was reviewed out of order, prior to the meeting recess and item 3. 4.Project Address: 862 Aerovista; Case #: ARCH-0430-2019 & USE-0522-2019; Zone: BP-SP; SLOQ Properties LLC, owner and Quaglino Properties LLC, applicant . Review of a new two-story office development consisting of 37,508 square feet of office space and associated site improvements including parking lots, site access upgrades, landscaping upgrades, and minor improvements to the unnamed drainage tributary that daylights along the north and west property lines. The project also includes a minor use permit request to allow a medical office use with the Business Park zone within the Airport Area Specific Plan. Project is categorically exempt from environmental review (CEQA). Associate Planner Kyle Bell recommended that the Commission continue the public hearing to a date uncertain to allow the applicant team more time to revise the Biological Assessment Survey in order to provide greater clarification regarding the on-site habitats. ACTION: By unanimous consensus, the Commission continued this item to a date uncertain. 5.Case #: CODE-0821-2019. Review of amendments to Title 17 (Zoning Regulations) of the Municipal Code associated with provisions for Accessory Dwelling Units and Junior Accessory Dwelling Units, with a Categorical Exemption from Environmental Review. Assistant Planner Kyle Van Leeuwen presented the staff report and responded to Commission inquiries. Chair Wulkan opened the public hearing. Public Comments Cristina Pires Dustin Pires Matt Leal Greg Wynn Garrett Philbin reading for Krista Jeffries Tammy Cody Chair Wulkan closed the public hearing. Staff responded to questions raised during public comment. ACTION: MOTION BY COMMISSIONER STEVENSON, SECOND BY COMMISSIONER JORGENSEN, CARRIED 7-0-0 to adopt a resolution entitled: “A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION RECOMMENDING CITY COUNCIL INTRODUCE AND ADOPT AN ORDINANCE AMENDING TITLE 17 (ZONING REGULATIONS) OF THE MUN ICIPAL CODE ASSOCIATED WITH ACCESSORY DWELLING UNIT AND INTRODUCING JUNIOR ACCESSORY DWELLING UNIT PROVISIONS WITH A STATUTORY EXEMPTION FROM ENVIRONMENTAL REVIEW (CODE-0821-2019)” with environmental review and proposed amendments to Zoning Regulations as presented in the staff report with the Item 1 Packet Page 5 Planning Commission Meeting Minutes Page 6 of 6 January 8, 2020 following exception: -Environmental Review to only identify a statutory rule under public resource code 21080.17 as reason for exemption and removing language citing the “general rule” exception from CEQA. -Strike additional language proposed to be added to B.5.a.(6) and B.5.a.(7), and only include language previously include in this section regarding matching style and form, and compatible materials. -Adding B.9. which states that no additional exceptions, except as provided in B.5.a(10) may be approved. -Revising language for Junior Accessory Dwelling Units to allow for garages to be converted to a Junior Accessory Dwelling Unit (C.2.d). -Revising language for Junior Accessory Dwelling Units to allow for an internal connection to the main living area to be maintained or removed. COMMENT AND DISCUSSION 6.Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects. ADJOURNMENT The meeting was adjourned at 9:32 p.m. The next Regular meeting of the Planning Commission is scheduled for Wednesday, January 22, 2020 at 6:00 p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE PLANNING COMMISSION: XX/XX/2020 Item 1 Packet Page 6 City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Minutes - Draft Planning Commission Minutes - Draft Planning Commission Regular Meeting Wednesday, January 22, 2020 CALL TO ORDER A Regular Meeting of the San Luis Obispo Planning Commission was called to order on Wednesday, January 22, 2020 at 6:00 p.m. in the Council Chamber, located at 990 Palm Street, San Luis Obispo, California, by Chair Wulkan. ROLL CALL Present: Commissioners Robert Jorgensen, Steve Kahn, John McKenzie, Nicholas Quincey, Charles Stevenson, Vice-Chair Hemalata Dandekar and Chair Mike Wulkan Absent: None Staff: Community Development Director Michael Codron, Principal Planner Tyler Corey, Assistant City Attorney Charles Bell, and Deputy City Clerk Kevin Christian Pledge of Allegiance PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA None. 1.CONSENT AGENDA – CONSIDERATION OF MINUTES ACTION: MOTION BY COMMISSIONER STEVENSON, SECOND BY COMMISSIONER MCKENZIE, CARRIED 7-0-0 to approve the Planning Commission Minutes of December 11, 2019. Item 1 Packet Page 7 Planning Commission Meeting Minutes January 22, 2020 Page 2 of 3 Prior to introduction of Public Hearing Agenda Item 2, Commissioner Quincey recused himself from the item and left the Chamber. PUBLIC HEARINGS 2. Project Address: Multiple parcels immediately east of Broad Street between Farmhouse Lane and Kendall Road, including Allene Way, Morabito Place and Prospect Streets; Case #: ANNX 2030-2018; Pre-zoning pursuant to the Airport Area Specific Plan: Service Commercial; East Airport Commerce Park / Senn-Glick (representative Carol Florence) owner/applicant. Review of the proposed annexation of approximately 59 acres of property at Farmhouse Lane (East Airport Area) and associated infrastructure improvements; this action includes consideration of an Initial Study/Mitigated Negative Declaration tiered from the Final Program Environmental Impact Report for the Airport Area and Margarita Area Specific Plans and Related Facilities Master Plans (SCH#2000051062). Recommendations will be forwarded to the City Council for consideration of the annexation and environmental document. Special Projects Manager Teresa McClish and Contract Planner David Watson presented the staff report and responded to Commission inquiries. Applicant representatives, Carol Florence, Principal Planner with Oasis Associates, and Rob Miller, President Fiero Lane Water Company, provided a brief history of planning and development in the proposed annexation area, commented on the current water supply infrastructure, and addressed questions raised by the Commission. Chair Wulkan opened the public hearing. Public Comments None. Chair Wulkan closed the public hearing. ACTION: MOTION BY COMMISSIONER KAHN, SECOND BY VICE CHAIR DANDEKAR, CARRIED 6-0-1 (COMMISSIONER QUINCEY RECUSED) to adopt a resolution entitled: “A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO RECOMMENDING THE CITY COUNCIL ADOPT A MITIGATED NEGATIVE DECLARATION, INTRODUCE AND ADOPT AN ORDINANCE AMENDING TITLE 17 (ZONING REGULATIONS) OF THE MUNICIPAL CODE CONCERNING NON- CONFORMING USES, AND APPROVE THE ANNEXATION OF THE EAST AIRPORT ANNEXATION AREA PROPERTIES (EAST AIRPORT COMMERCE PARK ASSOCIATION, SENN-GLICK) TO THE CITY OF SAN LUIS OBISPO (PL-ANNX-2030- 2018, EID-0006-2020).” By Consensus, the Commission directed staff to include assumptions concerning build out estimates and related infrastructure impacts in their future staff report to City Council regarding the annexation. Item 1 Packet Page 8 Planning Commission Meeting Minutes January 22, 2020 Page 3 of 3 COMMENT AND DISCUSSION 3. Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects. ADJOURNMENT The meeting was adjourned at 7:32 p.m. The next Regular Planning Commission meeting is scheduled for Wednesday, February 12, 2020, at 6:00 p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE PLANNING COMMISSION: XX/XX/2020 Item 1 Packet Page 9 Page intentionally left blank. Item 1 Packet Page 10 Meeting Date: February 26, 2020 Item Number: 2 PLANNING COMMISSION AGENDA REPORT SUBJECT: Continued review of a proposed four-story mixed-use project consisting of 5,241 square feet of ground-floor retail, eight hotel suites, and 39 residential (apartment) units. The project includes a request for a three-level mechanical parking lift serving 48 spaces, a fourth floor roof deck, and tree removals. The project includes a categorical exemption from environmental review. PROJECT ADDRESS: 545 Higuera, 486 Marsh BY: Shawna Scott, Senior Planner Phone Number: (805) 781-7176 E-mail: sscott@slocity.org FILE NUMBERS: ARCH-0017-2019 FROM: Tyler Corey, Principal Planner RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) approving the project based on findings and subject to conditions. SITE DATA Applicant Taylor Judkins, G3 Concepts  Representative Jessie Skidmore, Ten Over Studio  General Plan General Retail  Zoning Downtown Commercial (C‐D)  Site Area 0.79 acre (34,382 square feet)  Environmental  Status  Class 32 (Infill) Exemption from  Environmental Review  SUMMARY The 0.79-acre project site consists of two parcels located between Higuera and Marsh Streets, within the Downtown Planning Area (Downtown Commercial zone). Surrounding uses include offices, a bank, commercial uses, a senior living facility, and residential uses. Surrounding zones include Commercial Retail to the north, south, and west, and Downtown Commercial to the north and east. Historic structures in the immediate vicinity include the Pollard House (adjacent to the site, to the southwest), the Norcross House (across Higuera Street, to the north), and the Jack House and Gardens (approximately 100 feet to the east). Proposed Project The proposed mixed-use project consists of two buildings, each up to 50 feet in height, connected by an unenclosed bridge on the fourth floor. Parking would be provided within a ground-floor garage, and surface parking spaces (totaling 74 vehicle spaces). The mechanical parking lifts would be located within the garage. The proposed development would consist of the following: 2 Item 2 Packet Page 11 ARCH-0017-2019 545 Higuera, 486 Marsh Page 2 Building A: 3,198 square feet of retail space fronting Higuera Street; three studio units (448 to 530 square feet in size), six one-bedroom units (671 to 874 square feet in size), and three two-bedroom units (938 to 1,001 square feet in size); eight hotel suites (372 to 1,260 square feet in size); wrap-around walkways and decks; private balconies; and, a long-term bicycle storage room. Building B: 2,043 square feet of retail space fronting Marsh Street; five studio units (447 to 629 square feet in size), 14 one-bedroom units (700 to 807 square feet in size), and eight two-bedroom units (798 to 1,174 square feet in size); wrap-around walkways and decks; a 705-square foot roof deck on the fourth floor; private balconies; and, an enclosed garage and three-level mechanical parking lift (48 spaces). Site Improvements: The existing non-historic buildings onsite would be demolished, and trees proposed for removal include one jacaranda, three Chinese elms, two carrot wood trees, one bottlebrush tree, and one Pyrus tree. Existing Chinese Pistache and New Zealand Christmas street trees would remain, in addition to existing parking lot trees adjacent to the bank to the northeast. Proposed site landscaping includes 19 strawberry trees (10 to 15 feet in height at maturity), seven coral gum eucalyptus (36 feet tall at maturity), five forest pansy redbud trees (20 feet tall at maturity), one Chinese Pistache (25 feet tall at maturity), and a variety of shrubs. A decorative paver walkway and patios would surround the proposed buildings. An artificial turf play area, pea gravel patio, and sitting bench are proposed adjacent to the southwest side of Building A; this public area would be located behind a proposed six-foot tall wood screen wall. The existing access drive between Marsh and Higuera Streets would remain, and a crosswalk with decorative pavers is proposed between the new buildings and the shared parking area to the northeast; this walkway is also intended to accommodate a future connection to the Jack House, as envisioned in the Downtown Concept Plan1. Short-term bicycle parking would be provided adjacent to each building. Project Phasing: The applicant proposes to construct the project in phases. The first phase would consist of the construction of Building B, followed by the construction of Building A. Recommended condition of approval 12 would require submittal of a Construction Phasing Plan to ensure trash/recycling, provision of parking, and other potential temporary effects would be addressed during construction of the project. 1.0 COMMISSION’S PURVIEW The Planning Commission’s role is to review the project for consistency with the General Plan,2 Zoning Regulations,3 Community Design Guidelines (CDG)4 and applicable City development standards. Relevant policies and standards include: Land Use Element Chapters 2 (Conservation and Development of Residential Neighborhoods), 3 (Commercial and Industrial Development), and 4 (Downtown); Zoning Regulations Chapter 17.32 (Downtown Commercial [C-D] Zone, Section 17.70.130 (Mixed-Use Development), Section 17.72.090.D (Mechanical Parking Lifts), and Section 17.70.150 (Rooftop Uses); and CDG Chapters 3 (Commercial Project Design Guidelines) and 4 (Downtown Design Guidelines). 1 Downtown Concept Plan: https://www.slocity.org/government/department-directory/community-development/planning- zoning/specific-area-plans/downtown 2 GP: https://www.slocity.org/government/department-directory/community-development/planning-zoning/general-plan 3 Zoning Regulations: https://www.slocity.org/home/showdocument?id=5861 4 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 Item 2 Packet Page 12 ARCH-0017-2019 545 Higuera, 486 Marsh Page 3 2.0 PREVIOUS REVIEW OF CURRENT PROJECT The ARC reviewed the proposed project on September 9, 2019 and October 21, 2019 for consistency with the CDG and voted to recommend approval of the project with the direction to: 1) incorporate decorative features in the door entryways, either through materials or colors, showing variation between the two buildings; and 2) add color to the band around the second story (7-0-0). Following the ARC meeting, the applicant submitted revised plans to address the ARC’s recommendations for the Planning Commission’s consideration (Attachment 3, Planning Commission Agenda Report, including ARC Minutes and Agenda Reports). On January 8, 2020, the Planning Commission reviewed the proposed project, and a motion passed (5- 2) to continue the item to a date uncertain with direction provided to the applicant, related to consistency with CDG 1.1 (Purpose of the Design Guidelines), 1.4 (Goals for Design Quality and Character), 3.1.A.3 (Commercial Project Design Guidelines, Overall Design Objectives), and 3.1.B.2 (General Architectural Design Guidelines). The applicant’s response to the directional items is provided in Attachment 2 (Applicant Narrative and Revised Plan) and is discussed further below. This report focuses on the applicant’s response to Planning Commission direction; for additional information and analysis, please refer to the previous January 8, 2020 agenda package.5 2.1 Planning Commission Directional Items On January 8, 2020, the Planning Commission reviewed the proposed project, and provided the following direction to the applicant: The exteriors of both buildings A and B shall be redesigned to bring them into compatibility with adjacent and surrounding architectural forms that reflect and preserve the historic character of the downtown area and equally important in size and scale. Additional comments provided by the Commission, but not specifically incorporated into the motion, included the following:  Consideration of additional setbacks on Marsh and Higuera street fronts, which would be more consistent with policy; but do not reduce or effect proposed residential density  Window design is critical, consistent fenestration and maintenance of four-sided architecture  Explore issue of one-way driveway  Make sure trees will be tall (privacy between balconies and residential use) Housing Accountability Act. The Housing Accountability Act applies to “housing development projects.” “Housing development project” means a use consisting of any of the following:  Residential units only.  Mixed-use developments consisting of residential and nonresidential uses in which nonresidential uses are limited to neighborhood commercial uses and to the first floor of buildings that are two or more stories.  Transitional housing or supportive housing. 5 January 8, 2020 Planning Commission Agenda Report Package: https://opengov.slocity.org/WebLink/DocView.aspx?id=102290&dbid=0&repo=CityClerk Item 2 Packet Page 13 ARCH-0017-2019 545 Higuera, 486 Marsh Page 4 As previously acknowledged by the Planning Commission and reflected in a statement to maintain the proposed residential density of the mixed-use project, Section 65589.5(j) of the Act states that: (1) When a proposed housing development project complies with applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the application was deemed complete, but the local agency proposes to disapprove the project or to impose a condition that the project be developed at a lower density, the local agency shall base its decision regarding the proposed housing development project upon written findings supported by a preponderance of the evidence on the record that both of the following conditions exist: (A) The housing development project would have a specific, adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. As used in this paragraph, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete. (B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified pursuant to paragraph (1), other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density. Community Design Guidelines. The CDG identified by the Planning Commission states that “development projects should be designed in a manner that responds to the unique characteristics of their individual sites, but also to fit into the wider context of San Luis Obispo”6 and notes the following goals for design quality and character: integrate local cultural and historical themes into building and site design where appropriate; the quality of development at city gateways and along key corridors is critical to the city's overall image for residents and visitors; design with consideration of the site context in terms of the best nearby examples of massing, scale, and land uses when the site is located in a notable area of the city (such as Downtown); and protect the scale and character of historic neighborhoods.7 The Planning Commission also noted Commercial Project Design Guidelines, which state that “the design of each project should work toward achieving the following objectives, including preservation of the design integrity of architecturally or historically significant structures and neighborhoods adjacent to the commercial area.8 In addition, a key component of the Planning Commission’s previous deliberation of the proposed project related to neighborhood compatibility. The CDG does not call for the duplication of architectural character, but rather achieving neighborhood compatibility through the use of appropriate design theme, proportional building scale and size, appropriate building setbacks and massing, and appropriate colors, textures, and building materials.9 6 CDG 1.1 Item 1 (Purpose of the Design Guidelines) 7 CDG 1.4 Goals for Design Quality and Character, Items 2-5 8 CDG 3.1.A.3 (Overall Design Objectives for Commercial Projects) 9 3.1.B.2: General architectural design guidelines. Neighborhood compatibility. In designing a building, it is important to analyze the areas surrounding the building site to find elements of compatibility that can be used in a new design. Simply duplicating the character of surrounding buildings, however, should not be a design goal. It is important for each site to both maintain its own identity and be complementary to its surroundings. Thus, a new building can be unique and interesting and still show respect for and compatibility with the architectural styles and scale of other buildings in its vicinity. Item 2 Packet Page 14 ARCH-0017-2019 545 Higuera, 486 Marsh Page 5 Pursuant to Planning Commission comments, the applicant did not reduce the residential density of the building, nor increase the step-backs of the third or fourth floors in order to maintain proposed residential density. The project maintains a two-story façade facing Higuera Street (proximate to the historic Pollard House) and provides a visual transition between this project site and one and two-story buildings immediately adjacent to the project site. The size and scale of the project has not been modified; however, the revised project incorporates a variety of revised elements, which reduce the apparent massing of the structure by better reflecting pedestrian-scale elements present in the Downtown, and complementing elements of historic structures present within the area. The most prominent project revision is the use of brick and stucco materials, which are more commonly found throughout the Downtown and demonstrate improved compatibility with the neighborhood. The applicant’s revised plans (Attachment 2) incorporate a variety of exterior changes intended to promote consistency with the CDG. The proposed revisions that promote improved neighborhood compatibility and preservation of the historic character of the downtown area, and soften the overall appearance of the buildings include: limestone material is replaced by brick, and metal and wood siding materials are replaced by smooth-finished stucco, consistent with Downtown Design Guidelines for finish materials;10 the shape, size, orientation, framing, and location of the windows has been modified to reflect existing vertically-oriented windows on neighboring buildings, the windows on all elevations will be consistent, and clear glass is proposed; revised window design incorporates larger window headers (light in color) and a reduction in the metal and glazing between windows; the material between the second and third-floor windows would match the window frame to further enhance the vertical composition on the elevation; a bulkhead is incorporated into the stepped-back storefront (which also reduces the size of the storefront windows) on the north elevation of Building B; the application of vertical rather than angular canopy posts to better reflect linear posts present on proximate buildings; addition of an awning on the north elevation of Building A; overall massing is broken down with decks and balconies, additional decks and balconies are shown on the second and third floors, and modification of balcony railings from metal and glass to all metal; and the use of lighter shades of tan, particularly on the second and third floors (compared to the previously proposed project). 10 CDG 4.2.D. Materials and architectural details, finish materials. “Materials with integral color such as smooth troweled plaster, tile, stone, and brick are encouraged…” Figure 2. Higuera Street Rendering (previous) Figure 1. Higuera Street Rendering (proposed) Item 2 Packet Page 15 ARCH-0017-2019 545 Higuera, 486 Marsh Page 6 The sum of these exterior changes would result in improved compatibility with the surrounding area while allowing for the project to maintain its own identity, consistent with the CDG. In addition to improved consistency with the CDG, the proposed changes also promote visual compatibility with the surrounding area, and maintain the visual character of the neighborhood, particularly this southern extent of the Downtown. As the exterior materials are one of the key components of the project’s consistency with the CDG and neighborhood compatibility, staff recommends that the Planning Commission consider proposed condition of approval 2, which expands upon the standard condition regarding review of colors and materials by requiring further review of the details and color of proposed stucco and brick by the Community Development Director upon submittal of building permits. Based on the proposed revisions and further refinement of exterior materials through review by staff and the Community Development Director, staff recommends the Planning Commission find the project consistent with the CDG and applicable regulations, guidelines, and standards. 3.0 ALTERNATIVES 3.1 Continue the item. An action to continue the item should include a detailed list of additional information or analysis required. This action is not recommended to ensure consistency with the Housing Accountability Act, noting that this law allows for a maximum of five hearings for housing development projects, and the project will have been reviewed in four hearings as of this current meeting. 3.2 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. 4.0 ATTACHMENTS 1. Draft Resolution 2. Applicant Narrative and Revised Project Plans 3. Planning Commission Agenda Report (including ARC Minutes and Agenda Reports (January 8, 2020) [refer to package online: https://opengov.slocity.org/WebLink/DocView.aspx?id=102290&dbid=0&repo=CityClerk] Figure 3. Marsh Street Rendering (proposed) Figure 4. Marsh Street Rendering (previous) Item 2 Packet Page 16 RESOLUTION NO. PC-XXXX-20 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING A 50-FOOT TALL MIXED-USE PROJECT CONSISTING OF 5,241 SQUARE FEET OF GROUND-FLOOR RETAIL, EIGHT HOTEL SUITES, AND 39 RESIDENTIAL UNITS, INCLUDING MECHANICAL PARKING LIFTS, AND A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMETNS DATED FEBRUARY 26, 2020 (545 HIGUERA STREET, 486 MARSH STREET, ARCH-0017-2019) 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 September 9, 2019, and continued review of the project to a date uncertain, pursuant to a proceeding instituted under ARCH-0017-2019, Taylor Judkins, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on October 21, 2019, recommending the Planning Commission find the project consistent with the Community Design Guidelines and two directional items related to colors and architectural details, pursuant to a proceeding instituted under ARCH-0017-2019, Taylor Judkins, 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 January 8, 2020, pursuant to a proceeding instituted under ARCH-0017-2019, Taylor Judkins, applicant, and moved to continue review of the entitlement to a date uncertain; 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 February 26, 2020, pursuant to a proceeding instituted under ARCH-0017-2019, Taylor Judkins, 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. 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 ATTACHMENT 1Item 2 Packet Page 17 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 2 designation and is consistent with the applicable zoning designation and applicable regulations. The project site occurs on a property of no more than five acres, which is currently developed with existing commercial and office uses and associated parking, is substantially surrounded by urban uses, and has no value as habitat for endangered, rare or threatened species. The project would be served by adequate 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. Based on the current use of the site, the proposed project as designed, the location of the project, and compliance with existing Zoning and Municipal Code Regulations including the City’s Noise and Stormwater Regulations, the project would not result in any significant effects related to noise, air quality, or water quality. SECTION 2. Findings. The Planning Commission hereby grants final approval to the project (ARCH-0017-2019), based on the following findings: General 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 the Zoning Regulations, since the proposed building design complies with all property development standards including height, setbacks, coverage, floor area ratio, density, and parking for the Downtown-Commercial zone. 3. The project is consistent with the General Plan Land Use Element, because: the proposed retail, hotel, and residential uses are consistent with uses intended for the Downtown area (Land Use Element Policies 3.8.5, 4.1, and 4.2.1); as proposed and conditioned the project incorporates landscaping, setbacks, and step-backs to provide a protection of existing residential uses (Land Use Element Policy 4.2); and, the project includes public gathering space, onsite walkways and paths, and connections to sidewalks (Land Use Element Policies 4.4 and 4.5). As designed and conditioned, the project is compatible with historically significant and other existing buildings in the immediate neighborhood (Land Use Element Policies 4.16 and 4.20.4).   4. The project is consistent with General Plan Land Use Element Policy 2.2.7, because the project is located within a half-mile of an existing transit stop, and is proximate to bicycle routes, parks, open space, and commercial uses.   5. The project is consistent with the Zoning Regulations for Mixed-use Projects (Section 17.70.130) because the proposed building design complies with objective design criteria and performance standards for mixed-use development.   6. The project is consistent with the Zoning Regulations for Rooftop Uses (Section 17.70.150) because the roof deck would be located at 40 feet, 6 inches in elevation, which is below the ATTACHMENT 1Item 2 Packet Page 18 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 3 maximum allowable building height for the structure (50 feet) and would be in compliance with required performance standards related to lighting and noise.   7. The project design is consistent with the City’s Community Design Guidelines because the architectural design of the project is compatible with design and scale of existing structures in the surrounding neighborhood, the project incorporates articulation to minimize massing, visual linkages are provided through the use of landscaping, and pedestrian walkways, the proposed design demonstrates use of articulated facades by incorporating textured materials, balconies and decks, and a variety of siding materials (brick and stucco) is proposed to provide texture, relief, and visual interest consistent with the Downtown Design Guidelines and visual character of the neighborhood.   Mechanical Lift Parking 8. The use of mechanical lift parking results in superior design and implementation of City goals and policies for infill development, because it would allow for the provision of parking spaces for proposed retail, hotel, and residential uses in a compact location within an enclosed garage. 9. As the mechanical lift parking system would be located within an enclosed garage, it will be adequately screened and compatible with the character of surrounding development and the Community Design Guidelines. 10. As the mechanical lift parking system would be located within an enclosed garage, it will comply with all development standards including but not limited to height and setback requirements and parking and driveway standards, except for minimum parking stall sizes, which are established by lift specifications. 11. As conditioned, there exists adequate agreement running with the land that mechanical parking systems will be safely operated and maintained in continual operation except for limited periods of maintenance. 12. There are no circumstances of the site or development or particular model or type of mechanical lift system that could result in significant impacts to those living or working on the site or in the vicinity. SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Construction plans submitted for building permits shall be designed in accordance with the applicable codes in effect at time of submittal. Review of the general information provided for entitlement is cursory and does not guarantee code compliance for a future construction submittal. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Planning Commission hereby grants final approval to the project with incorporation of the following conditions: ATTACHMENT 1Item 2 Packet Page 19 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 4 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 Planning Commission for project entitlements ARCH-0017-2019. 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 Planning Commission, which may include review by the 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, which shall be in substantial conformance with the exterior elevations approved by the Planning Commission. The applicant shall submit samples for proposed brick and stucco. The details of the exterior materials, including final colors and textures, shall be reviewed and approved by the Community Development Director. 3. Plans submitted for a building permit shall clearly depict the type of bicycle racks proposed, location and dimensions of all short and long-term bicycle parking (both internal and external). Sufficient detail shall be provided about the placement and design of bike racks and storage locations to demonstrate compliance with relevant Engineering Standards, Zoning Regulations, and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. 4. Plans submitted for a building permit shall include recessed window details and all other details including but not limited to awnings, balconies, 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. 5. Mechanical and electrical equipment shall be located internally or shall be fully screened. 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 from view of the public right-of-way and adjacent uses. 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. 6. 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 ATTACHMENT 1Item 2 Packet Page 20 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 5 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. 7. 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. Street trees species shall comply with City standards. 8. Plans submitted for building permit shall include a photometric plan, demonstrating compliance with maximum light intensity standards. The locations of all lighting, including bollard style landscaping or path lighting and lighting on exterior walkways and decks, shall be included in plans submitted for a building permit. 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. 9. 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. 10. Prior to issuance of building permits, a mechanical parking lift system adequate agreement shall be approved by the City. The agreement shall run with the land, and confirm that the mechanical parking systems will be safely operated and maintained in continual operation except for limited periods of maintenance. 11. Upon application for building permits, to ensure the internal noise level is no greater than 45 decibels, the plans shall show a minimum STC rating of 25 for walls and windows on the second, third, and fourth floors. The project shall incorporate mechanical ventilation for hotel and residential uses on the second, third, and fourth floors. 12. Prior to issuance of building and encroachment permits, the applicant shall provide a Construction Phasing and Management Plan for the review and approval of the Community Development Director and Public Works Director. The Plan shall include all proposed phases, including demolition and initial site grading, and construction of the project. Unless otherwise ATTACHMENT 1Item 2 Packet Page 21 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 6 specifically approved by the Community Development Director and the City Engineer, sidewalk, travel lane, and roadway closures shall remain open and passable during demolitions and construction. The plan shall include, but not be limited to the following: a. General strategies and parameters to minimize the disruption from the proposed construction. b. The location of the proposed temporary trash and recycling containers, which shall be fully shielded from view during construction and use. c. The location of parking spaces to be provided for existing adjacent uses including the Bank of the Sierra and Achievement House. d. Measures to minimize construction dust potentially affecting neighboring properties. e. The construction manager’s contact information. f. Temporary site improvements related to any potential delay in construction between the phases, including but not limited to stabilization of soils, stormwater management, and aesthetic treatment of the internal-facing elevation. 13. A comprehensive sign program for the project shall be developed to the review and approval of the Community Development Director. The sign program shall include information on the sizes, locations, colors, materials, and types and illumination of signage proposed for the building and the overall site. Project signs shall be designed to be compatible with the architecture of proposed buildings and to complement the site’s setting. The Director may approve signage if he finds that the proposal conforms to the sign regulations and is in keeping with the design characteristics of the building. The Director may refer signage to the ARC if it seems excessive or out of character with the building. 14. Prior to issuance of building permits, the applicant shall pay required affordable housing in- lieu fees for the residential and commercial components of the project, pursuant to Zoning Regulations Chapter 17.138 (Inclusionary Housing Requirements). Engineering Division – Public Works/Community Development 15. A Voluntary Lot Merger, Lot Line Adjustment, or subdivision map will be required to remove the lot line between the proposed buildings. The action on the adjustment to the existing underlying parcels shall be completed and recorded prior to building permit issuance for any building affected by the underlying lot line. 16. The action on the parcels and building plan submittal shall include a Title Report to clarify all right, title, and interest in the parcels in question. The building plan submittal shall show and label all existing and proposed easements and agreement for reference. The existing easements shall be honored with the new development unless otherwise abandoned or quit- claimed. Final documentation may be required from the dominant tenement for proposed construction in, under, or over easement areas, if necessary. Any new required or proposed easements or agreements shall be recorded prior to building permit issuance. ATTACHMENT 1Item 2 Packet Page 22 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 7 17. All work within the public rights-of-way shall conform with the City Engineering Standards in effect at the time of Building Permit or Encroachment Permit issuance. The existing frontage improvements shall be shown to comply with current City Engineering Standards or they shall be upgraded to the satisfaction of the City Engineer. Any sections of damaged, displaced, or non-ADA compliant sections of curb, gutter, and sidewalk shall be repaired or replaced. 18. The building plan submittal shall show and note compliance with the Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board per their Resolution No. 2013-0032 or any updates of these regulations. Unless otherwise exempted, the plans and reports shall include both the off-site and on-site new, altered, or replaced impervious surfaces in the analysis for treatment and retention. 19. Stormwater treatment facilities shall not be located within the public rights-of-way unless specifically approved under an encroachment agreement by the City Engineer. 20. The building plan submittal shall show and note compliance with the City’s Drainage Design Manual of the Waterway Management Plan. The building plan submittals shall show and note compliance with the City’s Floodplain Management Regulations. The buildings and all building service equipment shall either be elevated or protected to at least one foot above the Base Flood Elevation (BFE). Additional protection to two feet above the BFE is recommended to provide better protection and to potentially reduce flood insurance premiums. 21. Required building entrances/exits shall be constructed with alcoves or other strategies to allow for the deployment of flood gates while maintaining some level of access and emergency egress for occupants and emergency personnel to the satisfaction of the Fire Marshal and Building Official. 22. Street trees are required along both street frontages as a condition of development. Any proposal for deferring tree planting with each construction phase shall be approved to the satisfaction of the City Arborist and Community Development Director. The condition of the existing street trees to remain shall be evaluated by the City Arborist. A tree preservation plan shall be submitted for approval by the City Arborist prior to demolition and building permit issuance. 23. The City supports the proposed tree removals with the compensatory tree planting as shown on the landscape plans. The Community Development Director, with support from the City Arborist, may approve additional tree/street tree removals if the construction impacts cannot be reasonably mitigated or if the existing trees are discovered to be in decline. Compensatory tree plantings shall be required as a condition of permitting additional tree removals. ATTACHMENT 1Item 2 Packet Page 23 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 8 24. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A city approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Contact the City Arborist at 781-7023 to review and establish any required preservation measures to be included with the building permit submittal. Building Division 25. Photovoltaic system shall be submitted under a separate permit. 26. Retail/Restaurant Plumbing fixture analysis shall be in accordance with the California Plumbing Code (CPC) Table 422.1 using the CPC Occupant load factor in Table A and shall include outdoor dining areas.   Transportation Division – Public Works Department 27. The drive aisle shall be constructed with a material alternative to asphalt, such as concrete, in order for the drive corridor to function as a paseo consistent with the Downtown Concept Plan. Plans submitted for a building permit shall identify the proposed material. 28. Plans submitted for a building permit shall show pedestrian scale lighting along the project frontage of Marsh and Higuera as well as within the project site along the paseo. Utilities Department 29. 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. 30. Building permit submittal shall include a site utility plan showing the size of existing and proposed sewer and water services. 31. In order to be reused, any existing sewer laterals proposed to serve the project must pass a video inspection, including repair or replacement, as part of the project. The closed-circuit television (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. Existing laterals that are not proposed to be reused shall be abandoned at the City main consistent with City standards. ATTACHMENT 1Item 2 Packet Page 24 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 9 32. The project shall connect new sewer laterals to the 30-inch sewer main on Marsh Street so that all new sewer generated on-site does not flow to Higuera Street. Plans submitted for a building permit shall comply with this requirement. 33. The building permit submittal shall clearly show the disposition of all existing water meters, and new water service laterals shall connect to the existing 8-inch water main on Marsh Street. 34. Water service meter(s) shall be adequately sized to serve the project’s proposed units. Residential units shall be separately metered from the non-residential/commercial units, and service lines shall not cross parcel boundaries per Municipal Code Section 13.04.120. Privately owned sub-meters may be provided for residential units upon approval of the Utilities Director or her/his designee. 35. Potable water shall not be used for major construction activities, such as grading and dust control as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. 36. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall not exceed the project’s maximum applied water allowance (MAWA). Information shall be submitted during the building permit review process for review and approval by the Utilities Department prior to issuance of a building permit to support required water demand of the project’s proposed landscaping. 37. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall be accommodated within the site for waste, recycling, and organics. 38. Driveways and access routes to all refuse receptacles shall be designed to accommodate the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage Company shall be included in the building permit plans for the proposed project. Indemnification 39. 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. ATTACHMENT 1Item 2 Packet Page 25 Resolution No. PC-XXXX-20 545 Higuera, 486 Marsh Street ARCH-0017-2019 Page 10 On motion by Commissioner _______________, seconded by Commissioner _______________, and on the following roll call vote: AYES: Commissioners NOES: RECUSED: ABSENT: The foregoing resolution was passed and adopted this 26th day of February 2020. _____________________________ Tyler Corey, Secretary Planning Commission ATTACHMENT 1Item 2 Packet Page 26 • • • • • • • • • ATTACHMENT 2Item 2 Packet Page 27 • • • • ATTACHMENT 2Item 2 Packet Page 28 ATTACHMENT 2Item 2 Packet Page 29 Item 2 Packet Page 30 Prepared by TEN OVER STUDIO 545 HIGUERA MIXED-USE entitlements PACKAGE, 02/03/20 545 Higuera Mixed-Use is bringing 39 new residential units, 8 new hotel suites, as well as ground-floor retail on both Marsh & Higuera Street in downtown San Luis Obispo. The unique through-lot allows for a pedestrian connection to energize the south end of the downtown. ATTACHMENT 2Item 2 Packet Page 31 INDEX PROJECT INFO & DATA T1.0 - T1.2 DOWNTOWN DESIGN GUIDELINES T1.3 SUMMARY OF CONTEXT T2.0 VISUAL STUDY T2.1 - T2.3 SOLAR SHADING STUDIES T2.4 - T2.6 TOPOGRAPHIC MAP T3.0 ENTITLEMENT MAP T3.1 TITLE SHEET C-0.1 NOTES SHEET C-0.2 GRADING PLAN C-2.1 TREE REMOVAL PLAN L1.0 PLANTING PLAN L1.1 PLANTING PALETTE L1.2 WATER CALCS L1.3 LANDSCAPE FURNISHING & LIGHTING L1.4 SITE PLAN A1.0 SITE SECTIONS A1.1 SITE ELEVATION A1.2 FIRST FLOOR PLAN A2.0 SECOND FLOOR PLAN A2.1 THIRD FLOOR PLAN A2.2 FOURTH FLOOR PLAN A2.3 ROOF PLAN A2.4 BUILDING ELEVATIONS A3.0 BUILDING ELEVATIONS A3.1 MATERIAL BOARD A3.2 PROJECT IMAGES A4.0 TO A4.3 CONTACTSCLIENT G3 CONCEPTS 486 MARSH STREET, SAN LUIS OBISPO, CA 93401 CONTACT: TAYLOR JUDKINS taylorjudkins@g3realestate.com ARCHITECT TEN OVER STUDIO 539 MARSH ST., SAN LUIS OBISPO, CA 93401 805.541.1010 CONTACT: JESSIE SKIDMORE jessies@tenoverstudio.com ATTACHMENT 2Item 2 Packet Page 32 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T1.0 BUILDING A USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIREDRESIDENTIAL STUDIO 3 1 31 BEDROOM 6 1 62 BEDROOM 3 1.5 4.5GUEST1 PER 5 UNITS 2.4TOTAL15.9SUITES818 COMMERCIAL RETAIL 3198 SF 1/ 200*16 *AVERAGE FOR REST/RETAIL USE, TENANTS TBD REQ'D COMBINED TOTAL 39.9 TOTAL W/ C-D ZONING REDUCTION OF 50%20.0 BUILDING B USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIRED RESIDENTIAL STUDIO 5 1 5 1 BEDROOM 14 1 14 2 BEDROOM 8 1.5 12 GUEST 1 PER 5 UNITS 5.4 TOTAL 36.4 COMMERCIAL RETAIL 2043 SF 1/ 200*10 *AVERAGE FOR REST/RETAIL USE, TENANTS TBD REQ'D COMBINED TOTAL 46.4 TOTAL W/ C-D ZONING REDUCTION OF 50%23.2 PARKING CALCULATIONS PER BUILDING BUILDING A RESIDENTIAL 12 2/UNIT+GST 31 1: 5 UNITS 7 2/UNIT 24 HOTEL 8 1:10 SUITES 1:10 SUITES 1 RESTAURANT 3197 1/500 SF 6 75%5 25% 2 REQ'D TOTAL 37 13 26 BUILDING B RESIDENTIAL 27 2/UNIT+GST 59 1: 5 UNITS 5 2/UNIT 54 RESTAURANT 2031 1/500 SF 4 75%3 25% 1 REQ'D TOTAL 63 8 55 REQ'D TOTAL 100 21 81 PROPOSED 100 21 81* * 1 LONG TERM BIKE STORAGE WILL BE PROVIDED IN EACH UNIT AND EACH RETAIL UNIT COUNT OR SF TOTAL BICYCLE SHORT TERM LONG TERM SHORT TERM LONG TERM BICYCLE PARKING CALCULATIONS UNIT COUNT OR SF TOTAL BICYCLE SHORT TERM LONG TERM PROJECT DESCRIPTION The building consists of two separate structures linked together at an unenclosed bridge at the fourth floor. This gap responds to neighboring structures and the midblock path intended to connect through to San Luis Square behind the Jack House gardens. The proposed Building 'A', adjacent to the historical house on Higuera is setback off the shared property line by 24' and provides a generous landscape buffer directly adjacent to the residence. The proposed surface parking on the north side of the property, provides a minimum 55' separation to adjacent neighbors, and avoids shading their properties. Building materials include stone veneer, wood siding, steel, glass, and smooth stucco. The top floor steps back to reduce massing from the pedestrian perspective. The building fenestration utilizes deep openings, decks, large overhangs, and cantilevers to reduce solar gain. Operable windows will be provided at all residential units for temperature regulation and fresh air. The roof is designed to accommodate solar panels that can be screened from view with a parapet. 545 Higuera Mixed-Use proposes a new 4-story, 39-unit apartment, 8-suite hotel and retail building, in downtown San Luis Obispo. The property spans from Marsh Street through to Higuera Street. The existing vehicular through-connection from Marsh to Higuera is maintained. The ground floor first level is comprised of four retail suites oriented towards Marsh and Higuera Street, with covered lift parking mid-block, and and additional 26 at-grade parking stalls. Two residential entry lobbies are accessed off the midblock connection. The second floor of Bldg A (fronting Higuera Street) is proposing 8 hotel suites. The remaining levels of both buildings are studios, 1-bedroom and 2-bedroom units. The project will be phased starting with the construction of Building B, with Building A to follow upon occupancy of Building B. A temporary trash facility will be proposed to accommodate the trash/recycling needs for Bldg B before Bldg A is complete. 545 HIGUERAAPN003-511-033 (545 HIGUERA ST) & 033-511-037 (486 MARSH ST)CURRENT USE OFFICE 34382 SF .79 ACRE MAX SITE COVERAGE ALLOWABLE 100%PROPOSED 51%, 17,743 SF FAR ALLOWABLE 3.0, (103,146 SF) PROPOSED 1.5, (50,869 SF) DENSITY ALLOWABLE 36/ACRE = 28.44 du PROPOSED 28.2 HEIGHT LIMIT ALLOWABLE 50'PROPOSED 50' ADJACENT ZONES NORTH C-R EAST C-D SOUTH C-R WEST C-R SETBACKS REQUIRED FRONT 0' SIDE 0' REAR 0' EASEMENT 15' WIDE PUBLIC UTILITY EASEMENT ON MARSH STREET 10' WIDE STREET TREE EASEMENT ON MARSH STREET 23' COMMON DRIVEWAY EASEMENT RECIPROCAL ACCESS EASEMENT BETWEEN MARSH & HIGUERA LAND USE REQUIREMENTSZONINGOVERLAY ZONESSPECIFIC AREA DESIGN GUIDELINES LOT SIZE C-D DOWNTOWN-COMMERCIALN/ADOWNTOWN DESIGN GUIDELINESADDRESSPROPOSED USE MIXED-USE COMMERCIAL, RESIDENTIAL & HOTELALLOWED USE IN ZONE YENTITLEMENTS/USE PERMIT REQUIRED ARC, PLANNING COMMISSION (E) SHARED PARKING BLDG. DEDICATED SPACES BANK OF THE SIERRA 10 ACHIEVEMENT HOUSE 2 TOTAL REQUIRED 12 SITE TOTAL BUILDING A 20.0 BUILDING B 23.2 SHARED PARKING 12 TOTAL REQUIRED 55 PROVIDED TOTAL 74 EV REQUIRED USE # OF SPACES EV FACTOR EV REQUIRED COMMERCIAL 13 11-15 RANGE 2 RESIDENTIAL 29 20+RANGE = 10% 3 REQ'D TOTAL 5 PROVIDED TOTAL 5 ADA SPACES REQUIRED 3 (1 PER 25)3 ADA VAN SPACES REQUIRED 1 OF 3 PROVIDED 2 ADA EV SPACES REQUIRED 1 1 ADA VAN EV SPACES REQUIRED 1 OF 1 1 MOTORCYCLE REQUIRED 3 PROVIDED 3 PARKING CALCULATIONS PER SITE OCCUPANCY R-2, M, U CONSTRUCTION TYPE V A, SPRINKLERED SPRINKLER SYSTEM NFPA 13 STORIES PROPOSED 4 HEIGHT PROPOSED 50' BUILDING INFO ATTACHMENT 2Item 2 Packet Page 33 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T1.1 USE ROOM MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR A-2 RETAIL 100A 1076A-2 RETAIL 101A 2132R-2 LOBBY 102A 215TOTAL: 3208 215AREA %: 0.00%6.70%ACC. STORAGE LOCKER 103A 60ACC. STORAGE SHOWER 104A 100S-2 BIKE 105A 324 S-2 TRASH 106A 241 S-2 UTILITY 107A 174 S-2 PARKING 108A 1031 FLOOR TOTAL:8186 0 590 AREA %: 0.00%7.21% SECOND FLOOR HOTEL SUITE 200A 1063 HOTEL SUITE 201A 599 HOTEL SUITE 202A 470 HOTEL SUITE 203A 496 HOTEL SUITE 204A 917 HOTEL SUITE 205A 476 HOTEL SUITE 206A 403 HOTEL SUITE 207A 1200 FLOOR TOTAL:5624 0 0 AREA %: 0.00%0.00% THIRD FLOOR RESIDENTIAL 300A 1063 RESIDENTIAL 301A 599 RESIDENTIAL 302A 1020 RESIDENTIAL 303A 917 RESIDENTIAL 304A 897 RESIDENTIAL 305A 955 FLOOR TOTAL:5451 0 0 AREA %: 0.00%0.00% FOURTH FLOOR RESIDENTIAL 400A 714 RESIDENTIAL 401A 488 RESIDENTIAL 402A 850 RESIDENTIAL 403A 841 RESIDENTIAL 404A 558 RESIDENTIAL 405A 841 FLOOR TOTAL:4292 0 0 AREA %: 0.00%0.00% FLOOR AREAS - BLDG A COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTAL FIRST FLOOR 383 8186 0 590 SECOND FLOOR 99 5624 0 0 THIRD FLOOR 149 5451 0 0 FOURTH FLOOR 0 4292 0 0 631 23553 0 590 24774 BUILDING AREA - BLDG A USE ROOM MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR GARAGE GARAGE 100B 4950RESIDENTIAL LOBBY 101B 140ACCESSORY LOCKER 102B 82ACCESSORY SHOWER 103B 92ACCESSORY UTILITY 104B 200MERCANTILE RETAIL 105B 1215MERCANTILE RETAIL 106B 816 FLOOR TOTAL:7121 0 374 AREA %: 0.00%5.25% SECOND FLOOR RESIDENTIAL 200B 739 RESIDENTIAL 201B 761 RESIDENTIAL 202B 709 RESIDENTIAL 203B 513 RESIDENTIAL 204B 1174 RESIDENTIAL 205B 1025 RESIDENTIAL 206B 822 RESIDENTIAL 207B 760 RESIDENTIAL 208B 700 RESIDENTIAL 209B 599 FLOOR TOTAL: 0 7802 0 0 AREA %: 0.00%0.00% THIRD FLOOR RESIDENTIAL 300B 739 RESIDENTIAL 301B 761 RESIDENTIAL 302B 709 RESIDENTIAL 303B 513 RESIDENTIAL 304B 1192 RESIDENTIAL 305B 1025 RESIDENTIAL 306B 825 RESIDENTIAL 307B 708 RESIDENTIAL 308B 760 RESIDENTIAL 309B 599 FLOOR TOTAL: 0 7831 0 0 AREA %: 0.00%0.00% FOURTH FLOOR RESIDENTIAL 400B 596 RESIDENTIAL 401B 887 RESIDENTIAL 402B 798 RESIDENTIAL 403B 825 RESIDENTIAL 404B 969 RESIDENTIAL 405B 658 RESIDENTIAL 406B 887 FLOOR TOTAL: 0 5620 0 0 AREA %: 0.00%0.00% FLOOR AREAS - BLDG B COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTALFIRST FLOOR 863 7121 0 374SECOND FLOOR 252 7802 0 0THIRD FLOOR 252 7831 0 0FOURTH FLOOR 0 5620 0 01,367 28374 0 374 30115BUILDING AREA - BLDG B COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTAL BLDG A 757 23553 0 590 BLDG B 1,489 28374 0 374 2,246 51927 0 964 55,137 BUILDING AREA - BLDG A & BLDG BATTACHMENT 2Item 2 Packet Page 34 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T1.2 BUILDING A UNIT TYPE STUDIO/1BD < 600 3 0.5 1.5 1 BEDROOM 6 0.66 3.96 2 BEDROOM 3 1 3 3 BEDROOM 0 1.5 0 4+BEDROOM 0 2 0 TOTAL 12 8.46 UNIT COUNT DU FACTOR DENSITY DENSITY CALCULATIONS - BLDG A BUILDING B UNIT TYPESTUDIO/1BD < 600 5 0.5 2.51 BEDROOM 14 0.66 9.242 BEDROOM 8 1 83 BEDROOM 0 1.5 04+BEDROOM 0 2 0TOTAL 27 19.74DENSITYDENSITY CALCULATIONS - BLDG BUNIT COUNT DU FACTOR TOTAL DENSITY ALLOWED BUILDING B UNIT TYPE STUDIO/1BD < 600 8 0.5 4 1 BEDROOM 20 0.66 13.2 2 BEDROOM 11 1 11 3 BEDROOM 0 1.5 0 4+BEDROOM 0 2 0 TOTAL 39 28.2 DENSITY CALCULATIONS - TOTAL PER SITE UNIT COUNT DU FACTOR DENSITY DENSITY FACTOR: 36/ ACRE ALLOW. DENSITY: 28.44 LOT SIZE:.79 ACRES UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+THIRD FLOOR 300A 1063 X301A599 X 302A 1020 X 303A 917 X 304A 897 X 305A 955 X TOTAL 6 5451 1 2 3 0 0 UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+ FOURTH FLOOR 400A 714 X 401A 488 X 402A 850 X 403A 841 X 404A 558 X 405A 841 X TOTAL 6 4292 2 4 0 0 0 BLDG TOTAL TOTAL 12 9743 3 6 3 0 0 UNIT TYPES - BLDG AAVERAGE UNIT SIZE TOTAL UNIT SF: 9743TOTAL # UNITS: 12AVERAGE UNIT SF: 812 UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+SECOND FLOOR 200B 739 X201B761X202B709X203B513 X 204B 1174 X 205B 1025 X 206B 822 X 207B 760 X 208B 700 X 209B 599 X TOTAL 10 7802 2 6 2 0 0 UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+ THIRD FLOOR 300B 739 X 301B 761 X 302B 709 X 303B 513 X 304B 1192 X 305B 1025 X 306B 825 X 307B 708 X 308B 760 X 309B 599 X TOTAL 10 7831 2 6 2 0 0 UNIT#SIZE (SF)<600 1-BD 2-BD 3-BD 4-BD+ FOURTH FLOOR 400B 596 X 401B 887 X 402B 798 X 403B 825 X 404B 969 X 405B 658 X 406B 887 X TOTAL 7 5620 1 2 4 0 0 BLDG TOTAL TOTAL 27 21253 5 14 8 0 0 UNIT TYPES - BLDG BAVERAGE UNIT SIZE TOTAL UNIT SF: 21253TOTAL # UNITS: 27AVERAGE UNIT SF: 787 ATTACHMENT 2Item 2 Packet Page 35 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T1.3 STREET ORIENTATION GUIDELINE COMPLIANCE 4.2-A HEIGHT, SCALE GUIDELINE COMPLIANCE 4.2-B,1 4.2-B,1a 4.2-B,1b 4.2-B,1c 4.2-B,1d N/A 4.2-B,2 4.2-B,3 4.2-B,5 4.2-B,5a 4.2-B,5b See A1.0, keynote 8. See C2.1, Grading Plan See A1.0 See A1.1, Building Height Compliance See A1.2, Site Elevations See A1.2 & Historical Report Compliance Addendum. See T2.1 - T2.6 for Solar Shading & Visual Studies See T2.4 -T2.6 for Solar Shading Per San Luis Obispo Community Design Guidelines, Chapter 4- Downtown Design Guidelines. The primary goal of the following downtown design guidelines is to preserve and enhance its attractiveness to residents and visitors as a place where: people prefer to walk rather than drive; and where the pleasant sidewalks, shading trees, and variety of shops, restaurants, and other activities encourage people to spend time, slow their pace, and engage one another. The design of buildings and their setting, circulation, and public spaces in the downtown have, and will continue to play a crucial role in maintaining this character and vitality. DOWNTOWN DESIGN GUIDELINES New buildings shall not obstruct views from, or sunlight to, publicly-owned gathering places including, but not limited to, Mission Plaza, the Jack House gardens, and YCLC Cheng Park. In these locations, new buildings shall respect views of the hills, framing rather than obscuring them New buildings should not shade the northerly sidewalk of Marsh, Higuera or Monterey Streets at noon on December 21st. Information demonstrating this objective shall accompany all applications for architectural review as detailed on application checklists. Buildings in the downtown should be located at the back of the sidewalk unless space between the building and sidewalk is to be used for pedestrian features such as plazas, courtyards, or outdoor eating areas. The height and scale of new buildings and alterations to existing buildings shall fit within the context and vertical scale of existing development and provide human scale and proportion. Some tools to achieve this include: In no case may the height of a building at the back of sidewalk exceed the width of the adjoining right-of-way (see Figure 4-2). New buildings that are significantly taller or shorter than adjacent buildings shall provide appropriate visual transitions. For new projects adjacent to buildings included on the City’s Inventory of Historic Resources there shall be a heightened sensitivity to the mass and scale of the significant buildings. The project provides upper story setbacks from the front building façade along the street consistent with LUE Policy 4.16.4. Portions of the building above 50 feet should be set back sufficiently so that these upper building walls are not visible to pedestrians on the sidewalk along the building’s frontage. Utility boxes for phone, cable, electricity, natural gas, information systems and/or other services should be located along service alleys, within the building, or in a sub-grade vault. Location of backflow prevention devices and the fire sprinkler riser must be identified on project plans submitted for Architectural Review and shall be located inside the building, consistent with County Health Department requirements. 4.2-B,5c 4.2-B,5d FAÇADE DESIGN GUIDELINE COMPLIANCE 4.2-C 4.2-C,1 4.2-C,2 Minimum sidewalk width should be 8-feet clear of obstructions for pedestrians (furniture, news racks, street trees etc.) across 100% of the project frontage. Minor deviations may occur where necessary to preserve street trees, or where right-of-way limitations reduce available sidewalk width. See A1.2, Site Elevations See L1.1, Planting Plan See A1.2, Site Elevations See A3.0, A3.1, Building Elevations See A3.0, A3.1, Building Elevations New structures and remodels should provide storefront windows, doors, entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. Overall character. In general, buildings should have either flat or stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided. Proportions in relation to context. Buildings should be designed with consideration of the characteristic proportions (relationship of height to width) of existing adjacent facades, as well as the rhythm, proportion, and spacing of their existing door and window openings. Service access to the building for loading and maintenance functions should not exceed 20% of the project frontage on any facing street. 4.2-C,14.2-C,24.2-C,3 4.2-C,4 4.2-C,5 4.2-C,6 See A2.0 4.2-C,7 See A1.2, Site Elevations See A1.2, Site Elevations See A3.0, A3.1, Building Elevations See A3.0, A3.1, Building Elevations See A3.0, A3.1, Building Elevations Elevations See A3.0, A3.1, Building Elevations entries, transoms, awnings, cornice treatments and other architectural features that complement existing structures, without copying their architectural style. Overall character. In general, buildings should have either flat or stepped rooflines with parapets, and essentially flat facades. Walls with round or curvilinear lines, or large pointed or slanted rooflines should generally be avoided. Proportions in relation to context. Buildings should be designed with consideration of the characteristic proportions (relationship of height to width) of existing adjacent facades, as well as the rhythm, proportion, and spacing of their existing door and window openings. Storefront rhythm. A new building facade that is proposed to be much "wider" than the existing characteristic facades on the street should be divided into a series of bays or components, defined by columns or masonry piers that frame windows, doors and bulkheads. Creating and reinforcing a facade rhythm helps tie the street together visually and provides pedestrians with features to mark their progress down the street. Individual storefront proportions. Storefronts should not overpower the building façade, and should be confined to the area framed by the support piers and the lintel above, consistent with classic “Main Street” architecture. Wall surfaces. Wall surfaces, particularly at the street level, should be varied and interesting, rather than unbroken and monolithic, because blank walls discourage pedestrian traffic Doorways. Doorways should be recessed, as described in Section D.3, Bulkheads. Storefront windows should not begin at the level of the sidewalk, but should sit above a base, commonly called a “bulkhead,” of 18 to 36 inches in height. Desirable materials for bulkhead facing include those already common in the downtown: ornamental glazed tile in deep rich hues, either plain or with Mediterranean or Mexican patterns; dark or light marble panels; and pre-cast concrete. 4.2-D,1 GUIDELINE COMPLIANCE 4.2-D,3 4.2-D,3a 4.2-D,3b 4.2-D,3c 4.2-D,4 4.2-D,4a 4.2-D,4b MATERIALS & ARCHITECTURAL DETAILS N/A See A3.0, A3.1 Building Elevations See A3.2, Material Board See A1.2, Site Elevation See A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations See A2.0 First Floor Plan See A3.0, A3.1 Building Elevations Finish materials. The exterior materials of downtown buildings involve several aspects including color, texture, and materials. Materials with integral color such as smooth troweled plaster, tile, stone, and brick are encouraged. If the building's exterior design is complicated, with many design features, the wall texture should be simple and subdued. However, if the building design is simple (perhaps more monolithic), a finely textured material, such as patterned masonry, can greatly enrich the building's overall character. Materials should complement those on significant adjacent buildings. The following materials are considered appropriate for buildings within the downtown. - Exterior plaster (smooth troweled preferred) - Cut stone, rusticated block (cast stone), and precast concrete - New or used face-brick - Ceramic tiles (bulkhead or cornice) - Clapboard (where appropriate) - Glass block (transom) - Clear glass windows Doorways. Doors and storefront systems should be of materials and have details and ornament appropriate to the building wall materials. Storefront entrance doors should be recessed within the building façade to provide an area for pedestrians to transition from the interior space to the public sidewalk. Doors themselves should be primarily of glass, to avoid conflicts between entering and exiting patrons. Door and entry designs and materials should be compatible with the other storefront materials. Terrazzo and tile pavers are attractive and appropriate paving materials common in the downtown, while indoor/outdoor carpeting and wood planking are inappropriate materials. Windows. Windows that allow pedestrians to see the activities within the ground floors of downtown buildings are important in maintaining the pedestrian orientation of the downtown. Ground floor windows adjacent to sidewalks encourage pedestrians to linger, while extensive blank walls do not. When windows are added or changed, it is important that the design be compatible with the themes common on the same block. Use of clear glass (at least 88 percent light transmission) on the first floor is recommended. Introducing or changing the location or size of windows or other openings that alter the architectural rhythm or character of the original building is discouraged. 4.2-D,4 4.2-D,4a4.2-D,4b4.2-D,4c N/ASee A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations storefront materials. Terrazzo and tile pavers are attractive and appropriate paving materials common in the downtown, while indoor/outdoor carpeting and wood planking are inappropriate materials.Permanent, fixed security grates or grilles in front of windows are not permitted. Any necessary security grilles should be placed inside, behind the window display area. Windows. Windows that allow pedestrians to see the activities within the ground floors of downtown buildings are important in maintaining the pedestrian orientation of the downtown. Ground floor windows adjacent to sidewalks encourage pedestrians to linger, while extensiveblank walls do not. When windows are added or changed, it is important that the design be compatible with the themes common on the same block. Use of clear glass (at least 88 percent light transmission) on the first floor is recommended. Introducing or changing the location or size of windows or other openings that alter the architectural rhythm or character of the original building is discouraged. GUIDELINE COMPLIANCE 4.2-E See L1.1, L1.4, A1.0 4.2-E,a See A1.0, keynote 14 4.2-E,b See A1.0 4.2-E,c See L1.1 4.2-E,d See L1.1, A1.0 4.2-E,e See L1.1 4.2-E,f See L1.1, A1.0 PUBLIC SPACES, PLAZAS AND COURTYARDS Courtyards should be buffered from parking areas or drive aisles by low walls, landscaping, or other features to clearly define the edges of the pedestrian space. Ample seating should be provided. Bicycle parking should be provided. Public spaces on downtown sites should be designed as extensions of the public sidewalk by providing pedestrian amenities such as benches fountains, and by continuing the pavement treatment of the sidewalk. Plazas and courtyards are encouraged within the downtown. . Primary access to public plazas and courtyards should be from the street; secondary access may be from retail shops, restaurants, offices, and other uses. Shade trees or architectural elements that provide shelter and relief from direct sunlight should be provided. 4.2-D,4d 4.2-D,4e 4.2-D,5 4.2-D,5a 4.2-D,5b 4.2-D,5c 4.2-D,5d 4.2-D,5e 4.2-D,5f See A3.0 4.2-D,5g 4.2-D,6 Light fixtures, wall mounted or hung with decorative metal brackets Metal grillwork, at vent openings or as decorative features at windows, doorways or gates, decorative scuppers, catches and down-spouts, preferably of copper, balconies, rails, finials, corbels, plaques, etc. Flag or banner pole brackets. Crafted artworks. The use of second floor awnings shall be coordinated with lower storefront awnings. Canvas is the most appropriate material for awnings. Metal, plastic (vinyl), or glossy materials are not appropriate. See A3.0, A3.1 Building Elevations See A4.0-A4.4 Building Perspectives See A2.0, A3.0, A3.1 See A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations See A3.0, A3.1 Building Elevations and A3.2 Materials Traditional storefront transom windows should be retained whenever feasible. If the ceiling inside the structure has been lowered, the ceiling should be stepped up to meet the transom so that light will penetrate the interior of the building. Existing windows should be maintained, and not "walled-in" or darkened to provide more interior wall or storage space. Awnings. Awnings should be retained and/or incorporated where feasible and compatible with the storefront. Awnings should be functional and at least four feet wide. A single building face with multiple tenants should use consistent awning design and color on each building floor, unless the building architecture differentiates the separate tenancies. Other details. A number of other details should be incorporated into exterior building design to add a degree of visual richness and interest while meeting functional needs. These details include such items as: Where the facade of a commercial building is divided into distinct bays, awnings should be placed within the vertical elements rather than overlapping them. Awning shape should relate to the window or door opening. Awnings may not be internally illuminated. Awnings can be either fixed or retractable. ATTACHMENT 2Item 2 Packet Page 36 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 CONTEXTUAL SITE PLAN SCALE: N.T.S. N MARSH STHIGUERA STCA R M E L S T B E A C H S T C-D C-DC-D C-D C-D C-DC-D C-D C-D C-D AVILA SENIOR LIVING BANK OF THE SIERRA MARSH & CARMEL HISTORIC RESID.- POLLARD HOUSE RETAIL ACHIEVEMENT HOUSE 8 1 4 7 4 7 6 1 5 5 3 6 Our site is surrounded by a large variety of building sizes and materials. Directly across Marsh Street is a 4-story stucco building that matches our proposed height of 50’(1). A new 43’, 4-story (3-story, 33’ tall at back of sidewalk) mixed-use project is under construction at Marsh & Carmel (3). A new 40’, 4-story (3-story, 35’ tall at back of sidewalk) residential condo project is near completion at 460 Marsh (2). The materials of the surrounding buildings are: brick, stucco, wood siding and block. SUMMARY OF CONTEXT T2.0 8 460 MARSH2 2 3 PROJECT SITE ATTACHMENT 2Item 2 Packet Page 37 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 KEY PLAN SCALE: N.T.S. N VIEW FROM BEACH ST. TOWARDS HILL1 SIMULATED VIEW FROM BEACH ST. TOWARDS HILL1X VISUAL STUDY T2.1 234 1 56 87 MARSH ST BEACH STHIGUERA ST9VISUAL STUDYPursuant to Zoning regulations Section 17.32.030 F, a visual study shall determine whether the project will materially obstruct views of distant hills and/or create an adverse visual impact on existing or planned publicly owned gathering sites by materially obstructing views of nearby public open spaces, historic resources, City landmarks, or protected natural resources; and/or create adverse shade and shadow effects during the times of day when a gathering site is anticipated to be most used. For the proposed project at 545 Higuera St., the only publicly owned gathering spaces that exist within the viewshed of the hillside are the publicly owned sidewalks immediately adjacent on Marsh Street, Beach Street and Higuera Street. These are represented by Views 1 - 9. Only two locations have a view of the hillside that is not obstructed by existing buildings and trees (Views 1 & 9.). The Jack House and Jack House Gardens, located two-doors north on Marsh Street does not have viewsheds affected by the proposed project, nor is it within any shadows cast by the proposed project (See Shade Studies on T2.4 - T2.6.) Views 2, 3, 5 & 6, taken from the sidewalk at the intersection of Beach and Marsh reveal how the hillside view is blocked by existing trees. View 4 indicates the one glimpse of the hillside along the southerly sidewalk of Marsh. However, this is a brief mid-block view. Views 7 & 8, taken from the sidewalk across the street on Higuera, looking back towards the project show that no hills are in the viewshed. Further down on Higuera, a glimpse of the eastern hills come it to view at location 9. View 9X shows the simulated view where the project will makes the greatest impact on the viewshed. However, this is also a brief mid-block view as there are no cross streets to form a street intersection. The most prominent, existing view of the hillside is shown in View 1. This view influenced our decision to keep the building to the Southwest property line and bring the height down to 50’. View 1X shows the simulated view where the project makes the greatest impact on the viewshed. Further uphill from this point, the hill comes into view over the top of the proposed building. Further down the hill towards Marsh, the view is screened by the existing street tree in front of the bank (View 2.) VIEW FROM MARSH & BEACH TOWARDS HILL2 ATTACHMENT 2Item 2 Packet Page 38 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 KEY PLAN SCALE: N.T.S. N VIEW FROM MARSH & BEACH TOWARDS HILL3 VIEW FROM MARSH TOWARDS HILL5 VISUAL STUDY T2.2 VIEW FROM SIDEWALK ON MARSH6 234 1 56 87 MARSH ST BEACH STHIGUERA ST9 VIEW FROM MARSH TOWARDS HILL4 ATTACHMENT 2Item 2 Packet Page 39 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 KEY PLAN SCALE: N.T.S. N VIEW OF SITE FROM HIGUERA LOOKING EAST SIMULATED VIEW OF SITE FROM HIGUERA LOOKING EAST 7 9XVIEW OF SITE FROM HIGUERA LOOKING WEST8 VISUAL STUDY T2.3 234 1 56 87 MARSH ST BEACH STHIGUERA ST9 VIEW OF SITE FROM HIGUERA LOOKING EAST9 ATTACHMENT 2Item 2 Packet Page 40 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 SUMMERT2.4 SUMMER SOLSTICE - 10AM SUMMER SOLSTICE - 1PM SUMMER SOLSTICE - 11AM SUMMER SOLSTICE - 2PM SUMMER SOLSTICE - 12PM SUMMER SOLSTICE - 3PM solar shading SCALE: N.T.S. N JACK HOUSE MARSH ST.HIGUERA ST.ATTACHMENT 2Item 2 Packet Page 41 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T2.5 solar shading SCALE: N.T.S. N VERNAL EQUINOX - 10AM VERNAL EQUINOX - 1PM VERNAL EQUINOX - 11AM VERNAL EQUINOX - 2PM VERNAL EQUINOX - 12PM VERNAL EQUINOX - 3PM JACK HOUSE MARSH ST.HIGUERA ST.VERNAL ATTACHMENT 2Item 2 Packet Page 42 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 WINTERT2.6 solar shading SCALE: N.T.S. N WINTER SOLSTICE - 10AM WINTER SOLSTICE - 1PM WINTER SOLSTICE - 11AM WINTER SOLSTICE - 2PM WINTER SOLSTICE - 12PM WINTER SOLSTICE - 3PM JACK HOUSE MARSH ST.HIGUERA ST.ATTACHMENT 2Item 2 Packet Page 43 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T3.0 topographic map SCALE: N.T.S. ATTACHMENT 2Item 2 Packet Page 44 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 T3.1 entitlement map SCALE: N.T.S. ATTACHMENT 2Item 2 Packet Page 45 HIGUERA MIXED USE545 HIGUERA STREETSAN LUIS OBISPO, CA 93401FG3 KBB 04/19/2019 171357 TITLE SHEET C-0.1 1 ---- 2 ---- 3 ---- 4 ---- 5 ---- 150 119Project:Revisions: Proj. Engr.: Proj. Mngr.: Date: A&V Job No.: Scale:PER PLAN ABCDEF GHI ABCDEF GHI 1 2 3 4 5 6 7 C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171357 - Higuera Hotel (Civil) - Ten Over\02_Working Drawings\Preliminary or Construction\02_ONSITE\TITLE SHEET.dwg, C-0.1, Apr 19, 2019 9:32pm, FernandoPhone Ext.: Phone Ext.: Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceE N G I N E E R I N G, I N C.1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENINo. 67732 T S CTA E FO IGER AIOFILAC LIV NR RERP TRUITT G.VA N CESDERETFO NO I LA GNE ISS PLANREVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 36 CLIENT:G3 CONCEPTS 486 MARSH STREET SAN LUIS OBISPO, CA 93401 ARCHITECT:10 OVER STUDIO 539 MARSH STREETSAN LUIS OBISPO, CA 93401 GEOTECHNICAL: . . . SURVEYOR:MBS LAND SURVEYS 3563 SUELDO STREET SAN LUIS OBISPO, CA 93401 APN: 003-511-033 AND 033-511-037 SITE AREA: 0.79 AC AREA DISTURBED: 0.70 AC GRADING INFORMATION* CUT QUANTITY: 50 CUBIC YARDS FILL QUANTITY: 50 CUBIC YARDSNET QUANTITY: 0 CUBIC YARDS EXPORT *NOTE: THE ABOVE QUANTITIES ARE FOR PLANNING AND PERMITTING PURPOSES ONLY. SHRINKAGE; CONSOLIDATION AND SUBSIDENCE FACTORS; LOSSES DUE TOCLEARING AND DEMOLITION OPERATIONS; AND TRENCHING FOR UTILITIES AND FOUNDATIONS ARE NOT INCLUDED. ESTIMATED EARTHWORK QUANTITIES AREBASED ON THE APPROXIMATE DIFFERENCE BETWEEN EXISTING GRADES AND PROPOSED FINISHED GRADES OR PAVEMENT SUBGRADES, AS INDICATED ON THEPLANS, AND SHOULD VARY ACCORDING TO THESE FACTORS AND LOSSES. THE CONTRACTOR SHALL PERFORM AN EARTHWORK ESTIMATE FOR THE PURPOSE OF PREPARING A LUMP SUM BID PRICE FOR EARTHWORK. THE BID PRICE SHALL INCLUDE COSTS FOR ANY NECESSARY IMPORT AND PLACEMENT OF EARTH MATERIALS OR THE EXPORT AND PROPER DISPOSAL OF EXCESS EARTH MATERIALS. ELECTRICITY: P G & E COMPANY 406 HIGUERA ST SAN LUIS OBISPO, CA 93401 805-743-5000 NATURAL GAS: SOUTHERN CALIFORNIA GAS COMPANY P.O. BOX C MONTEREY PARK, CA 91756(800)-427-2200 TELEPHONE: A T & T994 MILL ST. SAN LUIS OBISPO, CA 934021-800-750-2355 CABLE TV: CHARTER COMMUNICATIONS 7775 SAN LUIS AVE. ATASCADERO, CA 93422 WATER/SEWER: CITY OF SAN LUIS OBISPO UTILITIES DEPARTMENT 879 MORRO ST SAN LUIS OBISPO, CA 93401 EXISTING SURVEY INFORMATION FROM PLAN PREPARED BY ------------------------------------------------ DATED ----------; UPDATED ----------. BOUNDARY DATA PER ---------------------------------------------. HORIZONTAL DATUM: ---------------------------------------------. BASIS OF BEARINGS: ---------------------------------------------. VERTICAL DATUM: ---------------------------------------------. PARCEL SIZE: ---------------------------------------------. NOTE: 1. SURVEY INFORMATION IN THIS PLAN SET IS NOT A BOUNDARY SURVEY. PROPERTY LINES, SETBACKS, AND EASEMENT INFORMATION SHOWN IS FOR REFERENCE ONLY.2. CONFIRM BENCHMARK DATA AND CONDITION WITH PROJECT SURVEYOR PRIOR TO USE. THE SURVEYOR MUST PROVIDE THE ENGINEER WITH THESURVEY CONTROL NOTES, CONTROL COORDINATES, AND SURVEY NOTES. SURVEY MONUMENT PROTECTION: PROTECT AND PRESERVE, IN PLACE, ALL SURVEY MONUMENTS AND BENCHMARKS. DO NOT DISTURB, MOVE, OR RELOCATE MONUMENTS OR BENCHMARKS WITHOUT THE PRIOR REVIEW AND APPROVAL BY THE AGENCY HAVING JURISDICTION OVER THE MONUMENT OR BENCHMARK. THE CONTRACTOR SHALL CONTRACT WITH A LICENSED SURVEYOR FOR MONUMENTS REQUIRING DISTURBANCE OR REMOVAL, AND THE SURVEYOR SHALL RESET THE MONUMENTS OR PROVIDE PERMANENT WITNESS MONUMENTS AND FILE THE REQUIRED DOCUMENTATION WITH THE AUTHORITY HAVING JURISDICTION, PURSUANT TO ALL APPLICABLE BUSINESS AND PROFESSIONAL CODES. DIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIG UNDERGROUND SERVICE ALERT PRIOR TO COMMENCING OF ANYEXCAVATION, DIGGING, POT HOLING, ETC. CALL DIG ALERT FORASSIGNMENT OF AN INQUIRY ID NUMBER, BECAUSE NO EARTH WORKSHALL COMMENCE UNLESS THE CONTRACTOR HAS OBTAINED THIS ANDEACH UTILITY OR OWNER OF SUBSURFACE FACILITIES HAS LOCATED AND MARKED THEIR SUBSURFACE FACILITIES IN THE AREA OF WORK. SURVEY NOTESLEGENDVICINITY MAP PROJECT SITE N DIG ALERTPROJECT INFORMATION UTILITY PURVEYORS SHEET INDEX STORM DRAINAGE WATER SERVICE GAS SANITARY SEWER POWER ELECTRICAL DITCH / FLOWLINE GRADING LIMIT GRADE SLOPE PROPERTY LINE CENTERLINE SAWCUT SD W G S E AC ASPHALTIC CONCRETE BLDG BUILDING BCR BEGIN CURB RETURN BVC BEGIN VERTICAL CURVE BW BOTTOM OF WALL CB CATCH BASIN C/L CENTERLINE CMU CONCRETE MASONRY UNIT CONC CONCRETE DW DRIVEWAY ECR END CURB RETURN EG EXISTING GRADE EP EDGE OF PAVEMENT EVC END VERTICAL CURVE FF FINISHED FLOOR FG FINISHED GRADE FH FIRE HYDRANT FL FLOW LINE FS FINISHED SURFACE GB GRADE BREAK IE INVERT ELEVATION INV INVERT LA LANDSCAPE AREA NG NATURAL GRADE PA PLANTER AREA PCC PORTLAND CEMENT CONCRETE P/L PROPERTY LINE POC POINT OF CONNECTION PS PARKING STRIPE PVC POLYVINYL CHLORIDE RW RIGHT OF WAY SD STORM DRAIN SG SUB-GRADE ELEVATION SS SANITARY SEWER TC TOP OF CURB, CONCRETE TF TOP OF FOOTING TG TOP OF GRATE TW TOP OF WALL VC VERTICAL CURVE STANDARD ABBREVIATIONS SHT SHEET TITLE C-0.1 TITLE SHEET C-0.2 NOTES SHEET C-2.1 GRADING PLAN ATTACHMENT 2Item 2 Packet Page 46 Project:Revisions: Proj. Engr.: Proj. Mngr.: Date: A&V Job No.: Scale:PER PLAN ABCDEF GHI ABCDEF GHI 1 2 3 4 5 6 7 C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171357 - Higuera Hotel (Civil) - Ten Over\02_Working Drawings\Preliminary or Construction\02_ONSITE\TITLE SHEET.dwg, C-0.2, Apr 19, 2019 9:33pm, FernandoPhone Ext.: Phone Ext.: Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceE N G I N E E R I N G, I N C.1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENINo. 67732 T S CTA E FO IGER AIOFILAC LIV NR RERP TRUITT G.VA N CESDERETFO NO I LA GNE ISS PLANREVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 36HIGUERA MIXED USE545 HIGUERA STREETSAN LUIS OBISPO, CA 93401FG3 KBB 04/19/2019 171357 NOTES SHEET C-0.2 1 ---- 2 ---- 3 ---- 4 ---- 5 ---- 150 119 CITY OF SAN LUIS OBISPO GENERAL NOTES:1. ALL WORK LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN THE JURISDICTION OF THEUTILITIES AND PUBLIC WORKS DEPARTMENTS SHALL COMPLY WITH THE MOST CURRENT EDITION OFTHE ENGINEERING STANDARDS AND STANDARD SPECIFICATION.2. A SEPARATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK IN THE PUBLIC RIGHT-OF-WAY ORWITHIN CITY EASEMENTS FOR CONNECTIONS TO PUBLIC UTILITIES. WORK REQUIRING ANENCROACHMENT PERMIT INCLUDES BUT IS NOT LIMITED TO DEMOLITIONS, UTILITIES, WATER, SEWER,FIRE SERVICE LATERALS, CURB, GUTTER, SIDEWALK, DRIVEWAY APPROACHES, SIDEWALKUNDERDRAINS, STORM DRAIN IMPROVEMENTS, STREET TREE PLANTING OR PRUNING, CURB RAMPS,STREET PAVING, AND PEDESTRIAN PROTECTION OR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY.3. CONTACT THE PUBLIC WORKS INSPECTION HOTLINE AT (805) 781-7554 WITH AT LEAST A 48 HOURNOTICE FOR ANY REQUIRED ENCROACHMENT PERMIT INSPECTION OF FINAL INSPECTION.4. A TRAFFIC AND PEDESTRIAN CONTROL PLAN SHALL BE SUBMITTED TO THE PUBLIC WORKSDEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO ENCROACHMENT PERMIT ISSUANCE.5. A CAL-OSHA PERMIT IS REQUIRED FOR EXCAVATIONS OR TRENCHING GREATER THAN 5 FEET INDEPTH. A COPY OF THE ANNUAL, PROVISIONAL, OR TEMPORARY PERMIT SHALL BE PROVIDED TO THEBUILDING DIVISION PRIOR TO BUILDING, UTILITY, AND/OR GRADING PERMIT ISSUANCE IF APPLICABLE.6. ENCROACHMENT PERMITS WILL NOT BE ISSUED NOR WILL NEW WORK BE AUTHORIZED IN THE PUBLICRIGHT-OF-WAY IN THE DOWNTOWN AREA DURING THE HOLIDAY SEASON. THE HOLIDAY SEASONCOMMENCES WITH THANKSGIVING AND ENDS AFTER NEW YEARS DAY.7. METERED PARKING SPACES DISPLACED DURING CONSTRUCTION ARE LIMITED TO TWO SPACES ANDSHALL BE PAID FOR BY THE CONTRACTOR, OWNER, OR OPERATOR AT THE CURRENT RATE OF $20.00PER METER PER DAY. PARKING BAGS ARE AVAILABLE FROM THE PARKING DIVISION LOCATED AT 1260CHORRO STREET OR THE ENGINEERING DIVISION LOCATED AT 919 PALM STREET. 8. A PRE-CONSTRUCTION MEETING SHALL BE COORDINATED BY THE OWNER/DEVELOPER OR CONTRACTOR AND SHALL INCLUDE PERTINENT CITY STAFF. AS A MINIMUM, THE ASSIGNED BUILDING INSPECTOR AND PUBLIC WORKS INSPECTOR SHALL BE INCLUDED IN THIS MEETING TO DISCUSS THE LIMIT OF SUBDIVISION IMPROVEMENTS AND INSPECTION RESPONSIBILITIES. 9. THE PUBLIC IMPROVEMENTS SHALL BE SUBSTANTIALLY COMPLETE TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR PRIOR TO FINAL INSPECTION APPROVALS AND/OR OCCUPANCY OF ANYBUILDING. 10. ANY SECTIONS OF DAMAGED OR DISPLACED CURB, GUTTER, SIDEWALK OR DRIVEWAY APPROACHSHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR. 11. THE CONTRACTOR SHALL FOLLOW THE REQUIREMENTS OF THE UTILITY DEPARTMENT SEWERABANDONMENT POLICY. THIS POLICY STATES THAT ALL SEWER LATERALS SHALL BE ABANDONED ATTHE MAIN PRIOR TO ANY DEMOLITION UNLESS THAT LATERAL IS INTENDED FOR REUSE AND IT PASSESA VIDEO INSPECTION. 12. EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED TO THE SATISFACTION OF THE BUILDING OFFICIAL AND PUBLIC WORKS DIRECTOR DURING ALL DEMOLITIONS, CONSTRUCTIONAND GROUND DISTURBING ACTIVITIES. 13. THE ADJOINING STREET AND SIDEWALK SHALL BE CLEANED BY SWEEPING TO REMOVE DIRT, DUST, MUD, AND CONSTRUCTION DEBRIS AT THE END OF EACH WORKING DAY. 14. ALL DISTURBED SURFACE SLOPES, SLOPED FOUR HORIZONTAL TO ONE VERTICAL (4:1) AND GREATER AND AREAS USED TO CONVEY CONCENTRATED DRAINAGE SHALL BE PREPARED AND MAINTAINED TO CONTROL EROSION BY EFFECTIVE PLANTING TO BE COMPLETED NO LATER THAN 30 DAYS PRIOR TO A REQUEST FOR FINAL INSPECTION. 15. TEMPORARY EROSION CONTROL MEASURES SHALL BE REMOVED WHEN PERMANENT IMPROVEMENTS, PLANTINGS, AND FACILITIES ARE IN PLACE. TEMPORARY MEASURES SHALL BE REMOVED PRIOR TOFINAL INSPECTION APPROVALS. 16. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW ANY PROPOSAL FOR TREE REMOVALSAND TO INITIATE AN APPLICATION FOR A TREE REMOVAL PERMIT IF APPLICABLE. CONTACT ARBORISTRON COMBS AT (805) 781-7023 TO COORDINATE A SITE INSPECTION AND TO VERIFY TREE REMOVALPERMIT APPLICATION REQUIREMENTS. THE TREE REMOVAL PERMIT SHALL BE ISSUED PRIOR TOBUILDING PERMIT ISSUANCE. OTHERWISE, THE DEMOLITION PLANS SHALL BE REVISED TO SHOW TREEPRESERVATION MEASURES. 17. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW AND APPROVE ANY REQUIRED ORPROPOSED PRUNING OF DOWNTOWN STREET TREES. SAFETY PRUNING MAY BE COMPLETED BY THE CITY OR BY A CITY APPROVED ARBORIST. 18. CONTACT THE CITY ARBORIST AT (805) 781-7023 TO REVIEW THE PROPOSED TREE PROTECTION MEASURES PRIOR TO COMMENCING WITH ANY DEMOLITION, GRADING, OR CONSTRUCTION. ANY SAFETY PRUNING OR THE CUTTING OF SUBSTANTIAL ROOTS SHALL BE APPROVED BY THE CITY AND COMPLETED BY A CITY-APPROVED ARBORIST. CONTACT THE CITY ARBORIST AT LEAST 48 HOURS PRIOR TO CONSTRUCTION IN AREAS WHERE TREE PROTECTION AND INSPECTION IS REQUIRED. 19. HAND DIGGING IS REQUIRED WITHIN THE DRIPLINE OF TREES TO REMAIN; ANY EXPOSED ROOTS SHALL BE OBSERVED BY CITY ARBORIST BEFORE REMOVING. CONTACT CITY ARBORIST RON COMBS AT (805) 781-7023 BEFORE COMMENCING WITH DEMOLITION, GRADING, OR EXCAVATIONS. 20. TREE REMOVALS REQUIRE A SEPARATE TREE REMOVAL PERMIT. APPLICATION LOCATED HERE:HTTP://WWW.SLOCITY.ORG/HOME/SHOWDOCUMENT?ID=4685 LOS ANGELES TRENCHING AND BACKFILL NOTES: 1. ALL TRENCHING, BEDDING AND BACKFILL MATERIAL AND CONSTRUCTION, SHALL BE IN ACCORDANCEWITH THESE PLANS INCLUDING THE PIPE TRENCH DETAIL. 2. TRENCH OR STRUCTURE EXCAVATION SUBGRADE SHALL BE OBSERVED BY THE GEOTECHNICALENGINEER PRIOR TO PLACEMENT OF BEDDING MATERIAL OR FORMS. WET OR UNSTABLE SOILENCOUNTERED IN THE BOTTOM OF THE EXCAVATION AND DEEMED BY THE GEOTECHNICAL ENGINEERTO BE INCAPABLE OF PROPERLY SUPPORTING THE PIPE OR STRUCTURE BEING CONSTRUCTED,SHALL BE REMOVED TO THE DEPTH RECOMMENDED BY THE GEOTECHNICAL ENGINEER AND THEEXCAVATION BACKFILLED TO THE BOTTOM OF THE PIPE OR STRUCTURE GRADE WITH SUITABLEMATERIAL RECOMMENDED BY THE GEOTECHNICAL ENGINEER. 3. WATER ENCOUNTERED IN TRENCH OR STRUCTURE EXCAVATION SHALL BE REMOVED BY THECONTRACTOR TO THE SATISFACTION OF THE GEOTECHNICAL ENGINEER TO PROVIDE DRY CONDITIONS DURING CONSTRUCTION OF PIPE OR STRUCTURE. 4. BEDDING AND BACKFILL MATERIAL AND COMPACTED DENSITY, SHALL BE TESTED FOR COMPLIANCE WITH APPLICABLE REQUIREMENTS BY THE GEOTECHNICAL ENGINEER. 5. BEDDING AND PIPE ZONE BACKFILL MATERIAL, SHALL BE COMPACTED TO NOT LESS THAN 95% OF MAXIMUM DENSITY. TRENCH BACKFILL SHALL BE COMPACTED TO NOT LESS THAN 90% OF MAXIMUM DENSITY. THE UPPER 12" BELOW THE BASE OR SUB-BASE COURSE IN PAVED AND OTHER TRAFFIC AREAS AND BELOW THE CONCRETE OR SAND COURSE IN WALKWAY AREAS SHALL BE COMPACTED TO NOT LESS THAN 95% OF MAXIMUM DENSITY. BACKFILL COMPACTION SHALL BE TESTED FOR COMPLIANCE WITH THESE REQUIREMENTS IN ACCORDANCE WITH ASTM D-1557, LATEST REVISION,AND REPORTED BY THE GEOTECHNICAL ENGINEER. 6. CLASS I OR CLASS II (TRENCH) BACKFILL SHALL NOT BE PLACED UNTIL BEDDING AND INITIAL (PIPEZONE) BACKFILL HAVE BEEN OBSERVED, TESTED AND APPROVED. 7. COMPACTION BY FLOODING OR JETTING IS NOT PERMITTED. 8. CONTRACTOR SHALL REVIEW THE GEOTECHNICAL REPORT(S), THE PROJECT WORK AREA ANDVICINITY, AND SHALL FAMILIARIZE HIMSELF WITH THE WORK AREA CONDITIONS. CONTRACTOR SHALL MAKE HIS OWN DEDUCTIONS AND CONCLUSIONS AS TO HOW EXISTING SURFACE AND SUB-SURFACECONDITIONS WILL AFFECT OR BE AFFECTED BY HIS CONSTRUCTION OPERATIONS, INCLUDING THE NATURE OF MATERIALS TO BE EXCAVATED. THE DEGREE OF DIFFICULTY ASSOCIATED WITH MAKINGAND MAINTAINING THE REQUIRED EXCAVATIONS, AND THE DEGREE OF DIFFICULTY WHICH MAY ARISE FROM SUBSURFACE CONDITIONS INCLUDING GROUNDWATER, AND SHALL ACCEPT FULLRESPONSIBILITY THEREOF. 9. IT IS THE CONTRACTOR'S RESPONSIBILITY TO PROTECT THE INTEGRITY OF EXISTING PAVEMENT ALONG AND BEHIND THE TRENCH SAWCUT LINES DURING CONSTRUCTION. IF THIS PAVEMENT IS BROKEN-OFF OR OTHERWISE DAMAGED BEFORE NEW PAVEMENT IS PLACED, CONTRACTOR SHALL SAWCUT A NEW CONFORM LINE PARALLEL WITH, FULL LENGTH OF, AND SUFFICIENT DISTANCE (1-FOOT MINIMUM) BEHIND ORIGINAL SAWCUT SO AS TO REMOVE DAMAGED PAVEMENT AND / OR IRREGULARITY ALONG THE CONFORM LINE. GENERAL GRADING NOTES:1. GRADING SHALL BE IN CONFORMANCE WITH RECOMMENDATIONS MADE BY THE GEOTECHNICALENGINEER DURING OBSERVATION AND TESTING OF SITE DEMOLITION, PREPARATION, GRADING, ANDDEVELOPMENT WORK. FOR ANY CONFLICT BETWEEN THESE PLANS AND THE RECOMMENDATIONSAND/OR SPECIFICATIONS OF THE GEOTECHNICAL ENGINEER, THE MORE STRINGENT PROVISIONSHALL GOVERN.2. AREAS TO BE GRADED SHALL BE CLEARED OF ALL VEGETATION (EXCEPT TREES INDICATED TOREMAIN), INCLUDING ROOTS AND ROOT STRUCTURES, OTHER ORGANIC MATERIAL, DEBRIS,NON-COMPLYING FILL, AND OTHER MATERIAL UNSUITABLE FOR SUPPORT OF FILL AND/OR PROPOSEDIMPROVEMENTS, AS RECOMMENDED BY AND UNDER THE OBSERVATION AND TESTING OF THEGEOTECHNICAL ENGINEER. CALL THE INSPECTOR FOR INITIAL INSPECTION.3. ALL UNSUITABLE SOIL MATERIALS AND RUBBISH AND DEBRIS RESULTING FROM DEMOLITION ANDGRADING OPERATIONS SHALL BE REMOVED FROM THE JOB SITE; TRANSPORTED TO A SUITABLELOCATION AND DISPOSED OF IN A PROPER AND LEGAL MANNER.4. AREAS TO RECEIVE FILL MATERIAL AND AREAS TO RECEIVE BUILDINGS, EXTERIOR SLABS, WALKWAYS,WALLS, PAVEMENT AND OTHER STRUCTURAL IMPROVEMENTS SHALL BE PREPARED ASRECOMMENDED BY AND UNDER THE OBSERVATION AND TESTING OF THE GEOTECHNICAL ENGINEER.RECOMMENDATIONS FOR OVER EXCAVATION, ADDITIONAL SCARIFICATION, BACKFILL ANDRECOMPACTION ARE CONTAINED IN THE PROJECT GEOTECHNICAL REPORT REFERENCED IN THEGENERAL NOTES ON THESE PLANS.5. PRIOR TO PLACEMENT OF FILL AND BACKFILL MATERIAL, THE PREPARED AREA SHALL BE INSPECTEDAND APPROVED BY THE INSPECTOR. THE GEOTECHNICAL ENGINEER SHALL ALSO OBSERVE THEAREAS TO BE FILLED. ALLOW A MINIMUM 48-HOUR NOTICE. FILL AND BACKFILL PLACED ON THEPREPARED AREA WITHOUT THE REQUIRED OBSERVATION SHALL BE REMOVED.6. ALL FILL MATERIAL, WHETHER EXCAVATED ON-SITE OR IMPORTED FROM OFF-SITE, SHALL BE TESTED AND APPROVED BY THE GEOTECHNICAL ENGINEER PRIOR TO PLACEMENT. IMPORTED FILL MATERIALSHALL BE EQUAL TO OR BETTER IN QUALITY THAN THE ON-SITE SOILS AND SHALL CONFORM TO THE RECOMMENDATION OF THE GEOTECHNICAL ENGINEER. THE GEOTECHNICAL ENGINEER SHALL TESTAND APPROVE THE SOIL PROPOSED FOR IMPORT FOR STRUCTURAL FILL PRIOR TO IMPORTATION TO THE SITE. THE LANDSCAPE ARCHITECT AND THE GEOTECHNICAL ENGINEER SHALL TEST AND APPROVE THE SOIL PROPOSED FOR IMPORT FOR LANDSCAPE AREA SURFACE MATERIAL PRIOR TO IMPORTATION TO THE SITE. 7. CONTRACTOR SHALL REFER TO THE FOLLOWING AS APPLICABLE: - ARCHITECT'S PLANS FOR ADDITIONAL GRADING REQUIREMENTS IN BUILDING AREAS. - LANDSCAPE ARCHITECT'S PLANS FOR TREE PRESERVATION REQUIREMENTS AND FOR SUBGRADE ALLOWANCES IN LANDSCAPE AREAS. - PUBLIC IMPROVEMENT PLANS FOR INTERFACING WITH PUBLIC GRADING, PAVING, STORM DRAINAGE AND UTILITY IMPROVEMENTS. 8. WHERE PLANTER AREAS ARE SHOWN ON THE PLANS ADJACENT TO BUILDINGS AND ARE CONTAINED BY WALKS / FLATWORK LESS THAN 8" BELOW BOTTOM OF SILL PLATE OR WHERE ADJACENT FINISHGRADE OUTSIDE A BUILDING IS SHOWN TO BE LESS THAN 8" BELOW BOTTOM OF SILL PLATE, IT IS THECONTRACTOR'S RESPONSIBILITY TO VERIFY THAT BUILDING PLANS CALL FOR APPROPRIATEDAMPPROOF OR WATERPROOF CONSTRUCTION AND IS CONSTRUCTED IN ACCORDANCE WITH ALLBUILDING APPLICABLE CODE REQUIREMENTS. 9. PLAN ELEVATIONS SHOWN ON SOIL AND LANDSCAPED AREAS ARE FINISH GRADE (FINISH SURFACE)ELEVATIONS INTENDED TO ESTABLISH SURFACE DRAINAGE CONTROL FOR THESE AREAS. DURINGGRADING OPERATIONS, THICKNESSES (SUBGRADE ALLOWANCES) SPECIFIED BY LANDSCAPEARCHITECT FOR TURF, WOOD CHIPS, MULCH, ETC. SHALL BE SUBTRACTED FROM THESE ELEVATIONSTO ESTABLISH FINISH SUBGRADE. 10. BEFORE PLACEMENT OF AGGREGATE BASE OR SUBBASE MATERIAL IN PAVEMENT AREAS, THESUBGRADE SOIL SHALL BE REVIEWED AND TESTED BY THE GEOTECHNICAL ENGINEER. DURING PAVING OPERATIONS, STRUCTURAL SECTION COMPACTION SHALL BE OBSERVED AND TESTED BY THEGEOTECHNICAL ENGINEER. 11. QUALITY REVIEW AND REPORTING REQUIREMENTS. A. GRADING AND IMPROVEMENTS FOUND NOT IN CONFORMANCE WITH APPROVED PLANS AND DESIGN INTENT SHALL BE CORRECTED BY CONTRACTOR AT CONTRACTOR'S EXPENSE. ADDITIONAL SURVEYING TO CONFIRM ELEVATIONS AFTER CORRECTIVE MEASURES SHALL ALSO BE AT CONTRACTOR'S EXPENSE. REQUIREMENTS FOR VARIOUS SURFACING CONDITIONS ARE AS FOLLOWS: - DIRT: NOT LESS THAN 2% (1/4" PER FOOT) SLOPE IN DIRECTION OF SURFACE DRAINAGE AND 0.10FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATION - A.C. PAVEMENT: NOT LESS THAN 1% (1/8 INCH PER FOOT) SLOPE IN DIRECTION OF SURFACEDRAINAGE AND 0.04 FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATION - CONCRETE: NOT LESS THAN 0.5% (1/16 INCH PER FOOT) SLOPE IN DIRECTION OF SURFACEDRAINAGE AND 0.02 FOOT MAXIMUM DEVIATION FROM DESIGN ELEVATION AT ANY LOCATION UNLESS NOTED OTHERWISE ON PLANS. STORM DRAIN NOTES: 1. ALL PRIVATE STORM DRAIN MATERIAL AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH THESEPLANS, INCLUDING THE PIPE TRENCH DETAIL. 2. CONTRACTOR SHALL SCHEDULE STORM DRAIN WORK AHEAD OF OTHER UNDERGROUND CONDUITCONSTRUCTION. 3. GRAVITY STORM DRAIN WORK SHALL BEGIN AT THE LOWEST POINT OF DISCHARGE AND PROCEEDUPSTREAM. 4. POLYVINYL CHLORIDE (PVC) PIPE FOR 4" THROUGH 15" SIZE SHALL COMPLY WITH THE MOST RECENT ISSUE OF ASTM STANDARD D-3034 (SDR 35). PVC PIPE SHALL HAVE AN INTEGRALLY MOLDED BELL OR SOCKET END FOR GASKETED JOINT ASSEMBLY. JOINTS AND GASKETS SHALL COMPLY WITH THE MOST RECENT ISSUE OF ASTM STANDARD D-3212 AND F-477, RESPECTIVELY. PVC PIPE INSTALLATION SHALL COMPLY WITH UNI-BELL PLASTIC PIPE ASSOCIATION STANDARD UNI-B-5, LATEST REVISION. PVC PIPE CONNECTIONS TO MANHOLES, CATCH BASINS AND OTHER CONCRETE STRUCTURES SHALL BE CONSTRUCTED WITH WATERSTOP AT MIDPOINT OF STRUCTURE WALL PENETRATION. WATERSTOP SHALL BE PVC CONCRETE MANHOLE ADAPTER (4" THROUGH 12" PIPE) OR LARGE DIAMETER WATERSTOP AS MANUFACTURED BY FERNCO, OR EQUIVALENT APPROVED BY THE ENGINEER. 5. HIGH DENSITY POLYETHYLENE (HDPE) PIPE AND FITTINGS FOR 4" THROUGH 48" SIZE SHALL BE N-12PROLINK WT (WATERTIGHT) SERIES AS MANUFACTURED BY ADVANCED DRAINAGE SYSTEMS, INC. (ADS). UNLESS NOTED OTHERWISE. LATERAL CONNECTIONS TO MAINLINES SHALL BE MADE USING MANUFACTURER'S WATERTIGHT REDUCING FITTINGS. PIPE AND FITTING INSTALLATION SHALL BE IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDED PROCEDURES. CONNECTIONS TO CONCRETE STRUCTURES SHALL BE CONSTRUCTED WATERTIGHT USING MANUFACTURER'S RECOMMENDEDMATERIALS AND METHODS. 6. GRATED CATCH BASINS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE PLAN DETAIL SHOWNHEREON. 7. WITHIN TEN (10) WORKING DAYS OF COMPLETION OF THE STORM DRAIN SYSTEM AND BEFORECONSTRUCTION OF PAVEMENT, WALKWAYS AND OTHER PERMANENT SURFACE IMPROVEMENTS,CONTRACTOR SHALL ENSURE TOP OF GRATE, COVER, INLET AND OUTLET INVERT ELEVATIONS OF ALLSTORM DRAIN STRUCTURES MATCH PLANS AND ARE ACCURATE TO 0.01 FEET. DEMOLITION NOTES:1. THE EXISTENCE AND APPROXIMATE LOCATIONS OF ANY UNDERGROUND UTILITIES OR STRUCTURESSHOWN ON THESE PLANS ARE OBTAINED BY THE AVAILABLE RECORDS PROVIDED. THE CIVILENGINEER ASSUMES NO LIABILITY AS TO THE EXACT LOCATION OF SAID LINES, NOR FOR UTILITY ORIRRIGATION LINES WHOSE LOCATIONS ARE NOT SHOWN. THE CONTRACTOR SHALL BE RESPONSIBLEFOR NOTIFYING ALL UTILITY COMPANIES PRIOR TO WORK OR POTHOLE TO DETERMINE THE EXACTLOCATIONS OF ALL LINES AFFECTING THIS WORK, WHETHER OR NOT SHOWN HEREON. THECONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE TO OR PROTECTION OF ALL EXISTINGUTILITY LINES.2. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION OF THE SITE AND SHALL REMOVE ANDDISPOSE OF ALL STRUCTURES ABOVE AND OR BELOW GROUND UNLESS NOTED OTHERWISE. ANYHAZARDOUS MATERIALS ENCOUNTERED SHALL BE HANDLED AND REMOVED AS REQUIRED BY LOCALAND/OR STATE LAWS AT NO COST TO THE OWNER.3. THE CONTRACTOR SHALL EXERCISE DUE CARE TO AVOID DAMAGE TO EXISTING HARDSCAPEIMPROVEMENTS, UTILITY FACILITIES, AND LANDSCAPING FEATURES THAT ARE NOT AFFECTED BYTHESE PLANS.4. ALL JOIN LINES SHALL BE SAWCUT ON A NEAT, STRAIGHT LINE PARALLEL WITH THE JOIN. THE CUTEDGE SHALL BE PROTECTED FROM CRUSHING, AND ALL BROKEN EDGES SHALL BE RE-CUT PRIOR TOJOINING.5. ALL EXISTING OBJECTIONABLE MATERIALS THAT CONFLICT WITH PROPOSED IMPROVEMENTSINCLUDING, BUT NOT LIMITED TO, BUILDING FOUNDATIONS, UTILITIES, APPURTENANCES, TREES,SIGNS, STRUCTURES, ETC. SHALL BE REMOVED AND DISPOSED BY THE CONTRACTOR AT NO COST TOTHE OWNER, UNLESS NOTED OTHERWISE HEREIN, OR AS DIRECTED BY THE CONSTRUCTIONMANAGER.6. THE CONTRACTOR SHALL PROTECT ALL EXISTING STREETS FROM DAMAGES CAUSED BY HIS OPERATIONS. ANY CURBS DAMAGED DURING HIS OPERATIONS SHALL BE SAWCUT AND REPLACED ATNO COST TO THE OWNER. ANY EXISTING PAVING IDENTIFIED AS POTENTIALLY NEEDING TO BE REPLACED SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TOTHE COMMENCEMENT OF WORK. 7. THE CONTRACTOR SHALL PERFORM AND BE RESPONSIBLE FOR ALL CLEARING AND GRUBBING OPERATIONS AS NECESSARY TO COMPLETE THE WORK, INCLUDING TRANSPORTATION AND DISPOSAL OF ALL REMOVED MATERIALS, AND ALL ASSOCIATED COSTS. GENERAL NOTES:1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH THE CITY OF SAN LUIS OBISPO AND THECURRENT EDITION OF THE CALIFORNIA BUILDING CODE.2. IN THE EVENT OF A CONFLICT BETWEEN ANY REFERENCED STANDARD, THE MORE STRINGENTREQUIREMENT SHALL GOVERN.3. STORMWATER POLLUTION PREVENTION REQUIREMENTS PER CITY OF SAN LUIS OBISPO AND SWRCB.4. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS INPROGRESS.5. BEFORE BEGINNING WORK, CONTRACTOR SHALL CONFIRM WITH AGENCIES HAVING JURISDICTIONTHAT ALL REQUIRED PERMITS AND LICENSES HAVE BEEN OBTAINED AND ALL REQUIRED NOTICESGIVEN.6. UNDERGROUND AND OVERHEAD CONSTRUCTION IN ADDITION TO WHAT IS SHOWN ON THESE PLANSMAY BE PART OF THIS PROJECT, INCLUDING ARCHITECTURAL AND LANDSCAPE ARCHITECTURALIMPROVEMENTS. ADDITIONAL PERMITS MAY BE REQUIRED.A. CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING WORK AND INTERFACINGIMPROVEMENTS WITH WORK BY OTHER CONTRACTORS AT THIS JOB SITE AND WITH IMPROVEMENTSREQUIRED BY PLANS BY OTHERS.B. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR BUILDING AND SITE LAYOUTDIMENSIONING.C. CONTRACTOR SHALL REFER TO ARCHITECTURAL AND LANDSCAPE ARCHITECTURAL PLANS ANDSPECIFICATIONS FOR SITE DEVELOPMENT CONSTRUCTION DETAILS AND DIMENSIONING, INCLUDINGTHOSE FOR BUILDINGS, PATIOS, WALKWAYS, DRIVEWAYS, WALLS/FENCES, PLUMBING, ELECTRICAL,UTILITIES, LANDSCAPING, AND IRRIGATION. 7. ALL SITE WORK AND TESTING SHALL BE DONE IN CONFORMANCE WITH THE RECOMMENDATIONSCONTAINED IN THE FOLLOWING GEOTECHNICAL ENGINEERING REPORT FOR THIS PROJECT: A. PREPARED BY: EARTH SYSTEMS PACIFIC,FILE NUMBER: SL-17242-SB, DATE: MARCH 31, 2015. B. THIS REPORT AND ANY ADDENDA SHALL BE INCORPORATED INTO THESE PLANS AND MADE A PARTHEREOF AS IF SPELLED OUT IN THEIR ENTIRETY HEREON. IT IS THE CONTRACTOR'S RESPONSIBILITYTO REVIEW THE APPLICABLE GEOTECHNICAL REPORTS. CONTRACTOR SHALL CONTACT THEGEOTECHNICAL ENGINEER TO OBTAIN OR REVIEW COPIES OF THESE REPORTS AND ADDENDA. C. PRIOR TO BIDDING, CONTRACTOR SHALL CONTACT THE GEOTECHNICAL ENGINEER TO DETERMINE THE LOCATION AND DEPTH OF ALL TEST BORINGS AND EXPLORATORY PITS AND EXCAVATIONS. CONTRACTOR SHALL DETERMINE FROM THE GEOTECHNICAL ENGINEER WHAT REMEDIAL WORK IS RECOMMENDED TO MAKE THESE DISTURBED LOCATIONS SUITABLE FOR THE PROPOSED IMPROVEMENTS. CONTRACTOR SHALL INCLUDE IN HIS BID ALL COSTS FOR THE RECOMMENDED REMEDIAL WORK AND SHALL ADJUST HIS OPERATIONS TO PROPERLY SEQUENCE THE WORK TO ACCOMMODATE REMEDIAL WORK WITH CONSTRUCTION OF PROPOSED IMPROVEMENTS. 8. ALL MATERIALS AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH APPLICABLE HEALTH AND SAFETY LAWS, ORDINANCES, REGULATIONS, RULES, AND STANDARDS INCLUDING ALL REQUIREMENTS OF CAL-OSHA AND OSHA. 9. ALL UNSUITABLE CONSTRUCTION MATERIALS AND RUBBISH AND DEBRIS SHALL BE REMOVED FROM THE JOB SITE; TRANSPORTED TO A SUITABLE LOCATION, AND DISPOSED OF IN A PROPER AND LEGALMANNER. 10. ALL WORK INVOLVING EXCAVATION, INCLUDING THAT FOR WATER, SEWER, STORM DRAIN AND UTILITYCONDUITS AND ALL SERVICE CONNECTIONS AND METER BOXES (NOT PERMITTED IN DRIVEWAYS)SHALL BE COMPLETED AND OBSERVED AND APPROVED BY THE AGENCY HAVING JURISDICTION ANDTHE STRUCTURAL BACKFILL OBSERVED AND TESTED FOR COMPACTION AND APPROVED BY THEGEOTECHNICAL ENGINEER BEFORE AGGREGATE BASE, PAVING AND OTHER PERMANENT SURFACECONSTRUCTION MAY COMMENCE. 11. BEFORE COMMENCING EXCAVATION, CONTRACTOR SHALL CONTACT PUBLIC WORKS AND UTILITYCOMPANIES OR OTHER OWNERS OF SUBSURFACE FACILITIES WITHIN THE WORK SITE AND SHALL VERIFY WHETHER OR NOT A REPRESENTATIVE WILL BE PRESENT BEFORE AND/OR DURING EXCAVATION, AND SHALL DETERMINE SITE SPECIFIC REQUIREMENTS FOR EXCAVATION. 12. CONTRACTOR SHALL NOTIFY PUBLIC WORKS, BUILDING AND SAFETY, UTILITY COMPANIES, GEOTECHNICAL ENGINEER, AND ENGINEER OF RECORD, AT LEAST 48 HOURS BEFORE START OF ANY CONSTRUCTION AND OF THE TIME AND LOCATION OF PRE-CONSTRUCTION CONFERENCE, AND SHALL DETERMINE FROM EACH PARTY THEIR SCOPE OF WORK TO BE OBSERVED AND BY WHOM, AND SCOPE OF TESTING. DURING THE COURSE OF WORK, CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR OBSERVATION AND TESTING AS STIPULATED PURSUANT TO ABOVE DETERMINATIONS. WORK NOT OBSERVED AND TESTED WILL BE SUBJECT TO REJECTION. 13. CONTRACTOR SHALL FURNISH, INSTALL, AND MAINTAIN SUCH SHEETING, SHORING, BRACING, AND/OR OTHER PROTECTION AS IS NECESSARY TO PREVENT FAILURE OF TEMPORARY EXCAVATIONS ANDEMBANKMENTS AND TO PREVENT DAMAGE TO EXISTING IMPROVEMENTS, TEMPORARYIMPROVEMENTS, AND PARTIALLY COMPLETED PORTIONS OF THE WORK. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR THE SUFFICIENCY OF SUCH SUPPORTS AND/OR OTHER PROTECTION PERALL REQUIREMENTS OF CAL-OSHA AND OSHA. 14. CONTRACTOR SHALL PROMPTLY NOTIFY ENGINEER OF RECORD AND AUTHORITY HAVINGJURISDICTION BY TELEPHONE AND IN WRITING UPON DISCOVERY OF, AND BEFORE DISTURBING ANYPHYSICAL CONDITIONS DIFFERING FROM THOSE REPRESENTED BY APPROVED PLANS ANDSPECIFICATIONS. 15. CONTRACTOR SHALL MAINTAIN A COMPLETE AND ACCURATE RECORD OF ALL CHANGES OF CONSTRUCTION FROM THAT SHOWN ON THESE PLANS AND SPECIFICATIONS FOR THE PURPOSE OFPROVIDING A BASIS FOR CONSTRUCTION OF RECORD DRAWINGS. NO CHANGES SHALL BE MADE WITHOUT PRIOR WRITTEN APPROVAL OF ENGINEER OF RECORD AND AUTHORITY HAVING JURISDICTION. UPON COMPLETION OF THE PROJECT, CONTRACTOR SHALL DELIVER THIS RECORD OF ALL CONSTRUCTION CHANGES TO ENGINEER ALONG WITH A LETTER WHICH DECLARES THAT, OTHER THAN THESE NOTED CHANGES, "THE PROJECT WAS CONSTRUCTED IN CONFORMANCE WITH THEAPPROVED PLANS AND SPECIFICATIONS." WARNING: ENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, UNAUTHORIZED CHANGES TO OR USES OF THESE PLANS. ALL CHANGES TO THESE PLANS MUST BE APPROVED IN WRITING BY PREPARER. 16. CONTRACTOR AGREES THAT, IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTIONPRACTICES, CONTRACTOR WILL BE REQUIRED TO ASSUME SOLE AND COMPLETE RESPONSIBILITYFOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT INCLUDINGSAFETY OF ALL PERSONS AND PROPERTY, THAT THIS REQUIREMENT SHALL BE MADE TO APPLYCONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. CONTRACTOR FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD DESIGN PROFESSIONALS HARMLESS FROM ALLLIABILITY AND CLAIMS, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ONTHIS PROJECT AND ACCEPTS LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF DESIGNPROFESSIONALS. 17. CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR VEHICULAR AND PEDESTRIAN TRAFFICCONTROL AND SAFETY AND SHALL FURNISH, INSTALL, AND MAINTAIN SUCH FENCING, SIGNS, LIGHTS,TRENCH PLATES, BARRICADES, AND/OR OTHER PROTECTION AS IS NECESSARY FOR SAID CONTROLAND SAFETY. 18. CONTRACTOR AGREES TO ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR PROTECTION OFPUBLIC AND PRIVATE PROPERTY AT OR IN THE VICINITY OF THE JOB SITE AND FURTHER AGREES TO, AT CONTRACTOR'S EXPENSE, REPAIR OR REPLACE TO ORIGINAL CONDITION, ALL EXISTINGIMPROVEMENTS WITHIN OR IN THE VICINITY OF THE JOB SITE WHICH ARE NOT DESIGNATED FORREMOVAL AND WHICH ARE DAMAGED OR REMOVED AS A RESULT OF CONTRACTOR'S OPERATIONS. USE OF PLANS:THIS DRAWING IS PROVIDED IN AN ELECTRONIC FORMAT AS A COURTESY, IF REQUESTED BY THE USER.THE DELIVERY OF THE ELECTRONIC FILE DOES NOT CONSTITUTE THE DELIVERY OF OUR PROFESSIONALWORK PRODUCT. THE SIGNED HARD COPY PREPARED FOR THE PROJECT CONSTITUTES OURPROFESSIONAL WORK PRODUCT AND THE HARD COPY MUST BE REFERRED TO FOR THE CORRECTDESIGN INFORMATION. THESE PLANS HAVE BEEN PREPARED SOLELY FOR USE FOR THE PROJECTSCOPE AND SITE SPECIFICALLY IDENTIFIED HEREON AT THE TIME THESE PLANS ARE SIGNED. THEENGINEER PREPARING THESE PLANS WILL NOT BE RESPONSIBLE FOR, OR LIABLE FOR, USE OF ANYPART OF THESE PLANS, INCLUDING ANY NOTE OR DETAIL, FOR ANY UNAPPROVED OR REVISED PROJECTSCOPE, OR FOR ANY OTHER PROJECT AT THIS OR ANY OTHER SITE. USER AGREES TO INDEMNIFY ANDHOLD HARMLESS ASHLEY & VANCE FOR ALL COSTS AND DAMAGES IF USED.USE OF ELECTRONIC INFORMATION:ELECTRONIC INFORMATION MAY BE PROVIDED BY THE ENGINEER FOR CONVENIENCE; UNDER NOCIRCUMSTANCES SHALL DELIVERY OF ELECTRONIC FILES FOR USE BY OTHERS BE DEEMED A SALE BYTHE ENGINEER AND THE ENGINEER MAKES NO WARRANTIES, EITHER EXPRESS OR IMPLIED, OFMERCHANTABILITY AND FITNESS FOR ANY PARTICULAR PURPOSE. IN NO EVENT SHALL THE ENGINEERBE LIABLE FOR INDIRECT OR CONSEQUENTIAL DAMAGES AS A RESULT OF THE USE OR REUSE OF THEELECTRONIC FILES BY OTHERS.ELECTRONIC INFORMATION IS INTENDED TO PROVIDE INFORMATION SUPPLEMENTAL AND SUBORDINATETO THE CONSTRUCTION CONTRACT DOCUMENTS. LAYOUT AND CONSTRUCTION OF PROJECT ELEMENTSSHALL BE BASED ON DIMENSIONS AND INFORMATION INCLUDED ON THE SIGNED AND SEALEDCONSTRUCTION CONTRACT DOCUMENTS WHICH SHALL CONTROL OVER ELECTRONIC INFORMATION.USER IS RESPONSIBLE FOR CONFIRMING LOCATION OF PROPOSED IMPROVEMENTS BASED ONDIMENSIONS AND INFORMATION INCLUDED ON THE CONSTRUCTION CONTRACT DOCUMENTS;INCONSISTENCIES BETWEEN THE ELECTRONIC INFORMATION AND THE CONSTRUCTION CONTRACTDOCUMENTS SHALL BE BROUGHT TO THE ATTENTION OF THE ENGINEER FOR RESOLUTION PRIOR TOCONSTRUCTION. PROJECT ELEMENTS SUCH AS MANHOLES, CATCH BASINS, UTILITY VAULTS, VALVE ASSEMBLIES, STAIRS,RAMPS, WALLS, ETC. ARE SHOWN SCHEMATICALLY IN THE ELECTRONIC INFORMATION ANDCONSTRUCTION OF THESE ELEMENTS SHALL BE IN ACCORDANCE WITH THE CONSTRUCTION NOTES ANDDETAILS PRESENTED OR REFERENCED IN THE SIGNED AND SEALED CONSTRUCTION CONTACTDOCUMENTS. IMPROVEMENTS CONSTRUCTED BASED ON ELECTRONIC INFORMATION AND IN CONFLICTWITH THE DRAWING DIMENSIONS DETAILS, AND THE CONSTRUCTION CONTRACT DOCUMENTS SHALL BEREMOVED AND CONSTRUCTED IN THE PROPER LOCATION AND DIMENSIONS AT CONTRACTOR'S SOLEEXPENSE. DIGITAL DRAWINGS ARE TYPICALLY A COMPILATION OF DRAWINGS FROM A NUMBER OF SOURCES AND,AS SUCH, THERE IS INFORMATION IN THE ELECTRONIC FILE ISSUED BY THE ENGINEER THAT WAS NOTDEVELOPED BY THE ENGINEER AND IS NOT AUTHORIZED BY THE ENGINEER FOR USE BY OTHERS. ELECTRONIC INFORMATION PROVIDED BY THE ENGINEER SHALL ONLY BE APPLICABLE FORIMPROVEMENTS DESIGNED BY THE ENGINEER AND WHICH ARE SPECIFICALLY DESIGNATED BY CONSTRUCTION NOTES AND/OR DETAILS ON THE SIGNED AND SEALED CONTRACT DOCUMENTS. IF DIGITAL FILES ARE OBTAINED WITH THE INTENT TO USE THEM FOR PROJECT STAKING, THEY SHALLONLY BE USED BY A QUALIFIED ENGINEER OR LAND SURVEYOR REGISTERED IN THE STATE OF CALIFORNIA. DIGITAL INFORMATION SHALL ONLY BE USED FOR STAKING HORIZONTAL LOCATION OFPROPOSED IMPROVEMENTS AFTER IT HAS BEEN CONFIRMED WITH THE SIGNED AND SEALED CONSTRUCTION CONTRACT DOCUMENTS. THE DIGITAL DRAWINGS ARE NOT INTENDED TO BE USED DIRECTLY FOR CONTROL OF CONTRACTOR'S GRADING OPERATIONS WITHOUT STAKING BY ENGINEER OR LAND SURVEYOR. THE INTERSECTION OFPROPOSED CUT AND FILL SLOPES WITH EXISTING GRADE IS APPROXIMATE WHERE SHOWN ON THEDRAWINGS AND SHALL BE CONFIRMED BY FIELD STAKING. IT IS THE CONTRACTOR'S RESPONSIBILITY TOCONSTRUCT SLOPES IN CONFORMANCE WITH THE SPECIFIED AND DETAILED REQUIREMENTS CONTAINEDIN THE CONTRACT DOCUMENTS. SEWER NOTES: 1. ALL PUBLIC SEWER MATERIALS AND CONSTRUCTION SHALL BE IN ACCORDANCE WITH THESE PLANSAND WITH THE PROJECT SPECIFIC AND STANDARD REQUIREMENTS AND STANDARD DRAWINGS OFTHE GOVERNING AGENCY. 2. ALL PRIVATE SEWER MATERIALS AND CONSTRUCTION, INCLUDING BUILDING SEWERS, SHALLCOMPLY WITH THE UNIFORM PLUMBING CODE, CURRENT EDITION, AND WITH THE GOVERNINGAGENCY CODE. 3. ALL SEWERS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE CURRENT EDITION OF CRITERIA FOR SEPARATION OF WATER MAINS AND SANITARY SEWERS. 4. GRAVITY SEWER CONSTRUCTION SHALL BEGIN AT THE LOWEST POINT OF DISCHARGE AND PROCEED UPSTREAM. 5. CONTRACTOR SHALL MAINTAIN RECORDS OF THE EXACT LOCATIONS AND DEPTHS OF ALL SEWERMANHOLES CLEANOUTS, MAIN STUBS, AND LATERALS FOR THE PURPOSE OF PROVIDING A BASISFOR CONSTRUCTION-RECORD DRAWINGS. SAID RECORD SHALL BE DELIVERED TO THEDEVELOPER'S ENGINEER PRIOR TO ACCEPTANCE OF THE WORK BY THE GOVERNING AGENCY. 6. ALL SEWER MANHOLE AND CLEAN-OUT RIMS SHALL BE ADJUSTED TO FINISH GRADE IN PAVEDAREAS. ATTACHMENT 2Item 2 Packet Page 47 (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035 (E) ADJACENT BUILDING APN: 003-511-018(E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE P.L. 162.99' P.L. 131.04'P.L. 117.11'P.L. 43.05'1 ADA/VAN 2 ADA 3 4 5 6 7 8 9 ADA/EV/VAN 10 EV 11 EV 12 EV 13 14 15 16 17 18 19 20 21 22 23 MC MC UPUPETCETCETCETCETCETCETCWWWWWWWWWWWWWWGGGGGGGGGGGGGGSSSSSSSSSSSSSSSSSSSSSSSSSS1876PARCEL 1ETCETCETCETCETCETCETCETCETCETCETCSDSSSSSSSSSSSSSSSSSSSSSSSDSDSDSDSDSDSDSDSDSDGGGGGGGGGGWWWWWWWWWWWWWWW W SD SSSSEEE E S S Project:Revisions: Proj. Engr.: Proj. Mngr.: Date: A&V Job No.: Scale:PER PLAN ABC DEF G HI ABC DEF G HI 1 2 3 4 5 6 7 C:\Egnyte\Shared\Sun\All Jobs\2017 All Jobs\171357 - Higuera Hotel (Civil) - Ten Over\02_Working Drawings\Preliminary or Construction\02_ONSITE\GRADING SHEET.dwg, C-2.1, Nov 21, 2019 5:43pm, FernandoPhone Ext.: Phone Ext.: Engineer of Record:Plan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method, inwhole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceE N G I N E E R I N G, I N C.1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010 (323) 744-0010www.ashleyvance.comC I V I L S T R U C T U R A LEENINo. 67732 T S CTA E FO IGER AIOFILAC LIV NRRERP TRUIT T G.VA N C ESDERETFO NO I LA GNE ISS PLANREVIEW SETNOT FOR CONSTRUCTIONSheet Size:24 x 36HIGUERA MIXED USE545 HIGUERA STREETSAN LUIS OBISPO, CA 93401FG3 KBB 010/02/2019 171357 GRADING PLAN C-2.1 1 ---- 2 ---- 3 ---- 4 ---- 5 ---- 150 119 NDIAL TOLL FREE811 OR (1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIG UNDERGROUND SERVICE ALERT 020 20 40 HORIZONTAL SCALE: 1" = 20'STATEHWY 101BROADST.NIPOMO ST.BEACH ST.CARMELST.MA R SH ST.PAC IFIC ST.H IGU ER A ST.VICINITY MAP NOT TO SCALE SITE 185.63 FS (E) SS MANHOLE (E) 8" SS SEWER (E) SS LATERAL TO REMAIN (E) GAS MAIN (E) 8" WATER MAIN (E) ELECTRIC (E) WATERMETER NEW DRIVEWAY WITH ADA WALK SEE SLO STD 2110 (E) GAS MAIN (E) SS MAIN (E) STORM DRAIN (E) 8" WATER MAIN HIGUERA STREETMARSH STREET107 DD 443 143 DD 99 PARCEL 2 74 PM 38 PARCEL 1 LLA DOC 2002-038933 BIO RETENTION PLANTER BIO RETENTION PLANTER BIO RETENTION PLANTER BIO RETENTIONPLANTER BIO RETENTION PLANTER 183.9 ES MATCH (E) 185.3 ES MATCH (E) NEW TREE WELL TYP. NEW TREE WELL TYP.185.3 FF 183.2 FF CONCRETEASPHALT CONCRETE ASPHALTPERMEABLE PAVERS18.4' TYP18.4' TYPLS LS LS LSLSLS LSLS LS LSLS LSLS LS TRANS PAVERS PAVERS PERMEABLE PAVERS 186.36 TC 185.86 FS 184.81 TC184.31 FS 183.14 FS 186.14 TC 185.64 FS 184.87 TC184.37 FS 184.68 TC184.18 FS (E) WATERMETER(S) (E) GAS METER (E) WATERLATERAL (E) GAS METER (E) ELECTRIC (E) UTIL BOX (E) FIRE HYDRANT (E) STORMDRAINMH (E) FIRE HYDRANT NEW SIDEWALKSEE SLO STD 2110 NEW SIDEWALK NEW SIDEWALKSEE SLO STD 2110 185.5 ES MATCH (E) 185.34 TC 184.84 FS (182.32) ES/FL 183.87 FS 180.85 FS 181.03 FS 185.27FS 185.27 FS 185.27 FS 185.27 FS 184.3 FS 183.4FS 184.1 ES MATCH (E) 183.17 FS 183.17 FS183.17 FS183.17 FS 183.17 FS 183.17 FS 182.68 FS 182.99 TC182.49 FS 25'181.17 ES MATCH (E) 180.52 ES MATCH (E) 180.36 FL 180.21 FL 179.61 ES MATCH (E) 178.96 ESMATCH (E)182183184 185185 185182 183184185185183.29 FS MATCH (E) 5'P.U.E & ST TREE EASEMENT 15' P.U.E PER PM 074 037 001 10' ST TREE EASEMENT 8' P.U.E. & ST TREE EASEMENT 23' RECIPROCALACCESS EASEMENT &P.U.E 23' RECIPROCAL ACCESS EASEMENT &P.U.E. P.U.E SD SD W W W W183.17 FS 184.84 TC184.34 FS 184.03 FS 183.93 FS 184.61 TC184.11 FS (N) BUILDING A 180.96 FS 180.81 FS LS (181.87) ES (181.69) ES (181.53) ES 180.88 TC180.38 FL 184.61 FS 185.03 FS 185.27 FS 180.79 FS 182.97 FS 182.69 FS 182.50 TC 182.00 FL 180.68 TC 180.18 FL 182.92 TC182.42 FS 183.03 TC 182.53 FS 183.12 TC182.62 FS 182.99 TC 182.49 FS 183.11 FS 184.81 TC 184.31 FS 185.81 TC185.31 FS 185.05 FS184.97 FL 185.51 TC 185.01 FL 184.05 FL 184.31 FL 185.55 FS 183.35 FS 183.65 FS 183.96 FS NEW DRIVEWAY WITH ADA WALKPER SLO STD 2110 NEW WATER LINE AND P.O.C. SEE ARCH PLANS 184.87FS SEWER LATERAL AND SS P.O.C. SEEARCH PLANS CO TRANSFORMER SEE ARCH PLANS ANDUTILITY HANDOUT ELECTRIC LINE, SEE ARCH PLANS AND UTILITY HANDOUT NEW GAS LINE AND P.O.C. SEE ARCH PLANS NEW WATER LINE AND P.O.C. SEEARCH PLANS NEW STORMDRAIN LINE AND TIE IN SEWER LATERAL AND SS P.O.C. SEE ARCH PLANS LS 183.17 FS LS LS LS (181.70) FL (181.62) ES 183.17 FS LS183.20 FS 183.07 FS W W WW185.27 FS 185.27 FS 184.73 FS (N) BUILDING B ATTACHMENT 2Item 2 Packet Page 48 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 L1.0 TREE REMOVAL PLAN SCALE: 1” = 30’-0”NLEGEND1. (E) TREES NOT IN PROJECT SCOPE2. (E) JACARANDA TO BE REMOVED 3. (E) CHINESE PISTACHE TO REMAIN 4. (E) CHINESE ELM TO BE REMOVED 5. (E) CARROT WOOD TREE TO BE REMOVED 6. (E) METROSIDEROS EXCELSA TREES TO REMAIN 7. (E) BOTTLEBRUSH TREE TO BE REMOVED 8. (E) PYRUS TREE TO BE REMOVED KEYPROPOSED BUILDINGFOOTPRINT (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035 (E) ADJACENT BUILDING APN: 003-511-018 (E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE MARSH ST. HIGUERA ST. P.L. 162.99' P.L. 104.37' P.L. 131.04' P.L. 117.11' P.L. 149.49' P.L. 43.05' P.L. 117.11' 1 ADA/VAN 2 ADA 3 4 5 6 7 8 9 ADA/EV/VAN 10 EV 11 EV 12 EV 13 14 15 16 17 18 19 20 21 22 23 MC (N) MIXED-USE - BLDG B 29,124 SF (N) MIXED-USE - BLDG A 19,870 SF 25 ADA/EV 26 ADA/VAN MC TRASH (6) 3-CY BINS 24 48 SPACES 3-LEVEL LIFT 11 2 1 11 1 4 3 44 5 1 5 66 7 8 (N) MIXED-USE - BLDG B 28,930 SF (N) MIXED-USE - BLDG A 19,724 SF (N) MIXED-USE - BLDG B 29,124 SF (N) MIXED-USE - BLDG A 19,870 SF (E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE HIGUERA ST. P P.L. 117.11' P.L. 149.49' (N) MIXE (N) MIXED-USE - BLDG A19,724 SF 24ADA/EV 25ADA/VAN 30 SPACES 2-LEVEL LIFT MC TRASH (6) 3-CY BINS 4566 (N (N) MIXED-USE - BLDG A19,724 SF ATTACHMENT 2Item 2 Packet Page 49 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 L1.1 PLANTING PLAN SCALE: 1” = 30’-0”NLEGEND1. (4) EXISTING METROSIDEROS EXCELSA TREES TO REMAIN2. (2) EXISTING CHINESE PISTACHE TREES TO REMAIN 3. (N) DECORATIVE PAVER WALK AND PATIO 4. (N) ARTIFICIAL TURF PLAY LAWN 5. (N) PEA GRAVEL PATIO 6. (N) WRAP AROUND SEAT BENCH 7. (N) 6’-0” MAX TALL WOOD SCREEN WALL, SEE DETAIL 1 BELOW. 8.(N) CROSSWALK 9. (N) FUTURE PATHWAY CONNECTION TO EXISTING JACK HOUSE & GARDENS 10. (N) ASPHALT DRIVE AND PARKING 11. PUBLIC RIGHT OF WAY 12.EXISTING PAVING AND LOT TO REMAIN KEYADJACENT PROPERTY 18'-11"24'-10"10'-9"30'-0"40'-0"24'-0"8'-6"TYP.17'-7"25'-9"7'-4"71'-61316"10'-714"97'-111516"31'-11116"141'-6" 9'-0" 8'-0" 6'-912"2'-0"25'-0"14'-3"29'-0"10'-8"9'-7"UPUPUP2 1 3 4 5 6 6 1A4.0 3 8 7 9 10 11 12 7 14 14 14 14 1413 13 15 12 3 16 16 11 (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035 (E) ADJACENT BUILDING APN: 003-511-018 (E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE MARSH ST. HIGUERA ST. P.L. 162.99' P.L. 104.37' P.L. 131.04' P.L. 117.11' P.L. 149.49' P.L. 43.05' P.L. 117.11' 1 ADA/VAN 2 ADA 3 4 5 6 7 8 9 ADA/EV/VAN 10 EV 11 EV 12 EV 13 14 15 16 17 18 19 20 21 22 23 MC (N) MIXED-USE - BLDG B 30,050 SF (N) MIXED-USE - BLDG A 20,571 SF 25 ADA/EV 26 ADA/VAN MC TRASH (6) 3-CY BINS 24 48 SPACES 3-LEVEL LIFT DETAIL 1 HORIZONTAL WOOD SCREEN WALLUPUP RETAIL 106B 816 SF RETAIL 100A 1014 SF RETAIL 101A 2132 SF RETAIL 105B 1215 SF 3-TIERED 48 PARKING SPACES W/ LIFT LOBBY 102A 215 SF LOBBY 101B 140 SF UTILITY 104B 200 SF F.R. GARAGE 100B 4950 SFF COV'D PARKING 108A 1031 SF LOCKER 102B 82 SF F.R. ELEV. MACH. MECH. SHAFT LOCATIONS, TYP. UTILITY 107A 174 SF TRASH 106A 241 SF LOCKER 103A 60 SF SHW 104A 100 SF SHOWER 103B 92 SFUP BIKE 105A 324 SF, 39 COUNT (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035 (E) ADJACENT BUILDING APN: 003-511-018 (E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE MARSH ST. HIGUERA ST. P.L. 162.99' P.L. 104.37' P.L. 131.04' P.L. 117.11' P.L. 149.49' P.L. 43.05' P.L. 117.11' 1 ADA/VAN 2 ADA 3 4 5 6 7 8 9 ADA/EV/VAN 10 EV 11 EV 12 EV 13 14 15 16 17 18 19 20 21 22 23 MC (N) MIXED-USE - BLDG B 30,050 SF (N) MIXED-USE - BLDG A 20,571 SF 25 ADA/EV 26 ADA/VAN MC TRASH (6) 3-CY BINS 24 48 SPACES 3-LEVEL LIFT 2 8 9 3 11 12 11 3 3 3 4 56 7 8 (N) MIXED-USE - BLDG B 29,124 SF (N) MIXED-USE - BLDG A 19,870 SF ATTACHMENT 2Item 2 Packet Page 50 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 L1.2 PLANTING PALETTE TREES QTY BOTANICAL / COMMON NAME CONT REMARKS16 Arbutus unedo / Strawberry Tree Multi-Trunk 24"box Size: 10`-15` tall and wideWUCOLS PF = .1 - .35 Cercis canadensis `Forest Pansy` TM / Forest Pansy Redbud 24"box Size: 20` tall and wide WUCOLS PF = .4 - .6 7 Eucalyptus torquata / Coral Gum 24"box Size: 36` tall and 30` wide. WUCOLS PF: .1-.3 1 Pistacia chinensis / Chinese Pistache 24" box Size: 25-35` tall and wide WUCOLS PF = .1-.3 SHRUBS QTY BOTANICAL / COMMON NAME SIZE REMARKS 18 Agave attenuata `Nova` / Blue Clone 15 gal Size: 3`-4` tall and wide WUCOLS PF: .1 - .3 3 Ceanothus griseus horizontalis `Yankee Point` / California Lilac 15 gal Size: 2`-3` tall and 8`-10 wide WUCOLS PF = .1 - .3 68 Helictotrichon sempervirens / Blue Oat Grass 5 gal Size: 1`-2` tall and wide WUCOLS PF = .1-.3 18 Miscanthus sinensis `Morning Light` / Eulalia Grass 5 gal Size: 5` tall and 3`-4` wide WUCOLS PF = .4-.6 100 Muhlenbergia capillaris `White Cloud' / White Awn Muhly 5 gal Size: 3` to 4` tall and wide WUCOLS PF = .1 - .3 19 Salvia spathacea / Hummingbird Sage 5 gal Size: 1`-2` tall x 4`-5` wide WUCOLS PF: .1 - .3 PLANT SCHEDULE STAWBERRY TREE FOREST PANSY REDBUD BLUE CONE CALIFORNIA LILAC BLUE OAT GRASS EULALIA GRASS WHITE AWN MUHLY HUMMINGBIRD SAGE CHINESE PISTACHE CORAL GUM PLANTING PALETTE PLANTING PALETTE ATTACHMENT 2Item 2 Packet Page 51 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 Estimated Total Water UseEquation:ETWU = (ETo) x (0.62) x [(PF x HA/IE) + SLA]Enter values in Pale Blue Cells Tan Cells Show Results Messages and Warnings Enter Irrigation Efficiency (equal to or greater than 0.71)0.91 Irrigation Efficiency Default Value 0.71 Plant Water Use Type Plant Factor Low 0 - 0.3 Medium 0.4 - 0.6 High 0.7 - 1.0 SLA 1.00 Hydrozone Plant Water Use Type (s) (low, medium, high) Plant Factor (PF) Hydrozone Area (HA) (ft2) PF x HA (ft 2) 1 Low 0.30 1,537 461 2 Medium 0.40 744 298 3 Low 0.30 1,369 411 0 0 0 0 0 0 0 0 0 0 0 1,169 SLA 1 0 0 Sum 3,650 Results MAWA = 54,524 ETWU= 34,902 Gallons ETWU complies with MAWA 4,666 Cubic Feet 47 HCF 0.11 Acre-feet 0.03 Millions of Gallons Maximum Applied Water Allowance Calculations for New and Rehabilitated Landscapes Enter value in Pale Blue CellsTan Cells Show Results Messages and Warnings Click on the blue cell on right to Pick City Name San Luis Obispo Name of City ETo of City from Appendix A 43.80 ETo (inches/year) Enter total landscape including SLA 3,650.00 LA (ft2) Enter Special Landscape Area 0.00 SLA (ft2) Results: MAWA = (ETo) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]54,523.70 Gallons 7,288.78 Cubic Feet 72.89 HCF 0.17 Acre-feet 0.05 Millions of Gallons MAWA calculation incorporating Effective Precipitation (Optional) ETo of City from Appendix A 43.80 ETo (inches/year) Landscape Area 3,650.00 LA (ft2) Special Landscape Area 0.00 SLA (ft2) 0.00 Total annual precipitation Enter Effective Precipitation 0.00 Eppt (in/yr)(25% of total annual precipitation) Results: MAWA=(ETo - Eppt) x (0.62) x [(0.55 x LA)+(0.45 x SLA)]- Gallons - Cubic Feet - HCF - Acre-feet - Millions of Gallons L1.3 water calcs ATTACHMENT 2Item 2 Packet Page 52 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 L1.4 LANDSCAPE FURNISHING & LIGHTING POWDER COAT FINISH: TBD POWDER COAT FINISH: TBD POWDER COAT FINISH: TBD APEX BENCH FORMS + SURFACES DOUBLE BALLARD PATH LIGHT LUCIFER LIGHTING APEX TABLE ENSEMBLE FORMS + SURFACES ATTACHMENT 2Item 2 Packet Page 53 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A1.0 SITE PLAN SCALE: 1” = 30’-0”NLEGEND1. SEE LANDSCAPE SHEETS FOR TREE INFO2. (N) PAVING AND STRIPING. PROVIDE ALL- WEATHER SURFACE. 3. (N) SHORT TERM BIKE PARKING 4. (N) TRANSFORMER 5. (N) CONNECTION TO MID-BLOCK PATH 6. (E) CURBCUT. REVISE PER CIVIL 7. (N) SITE FURNISHINGS AND HARDSCAPE PER LANDSCAPE ARCHITECT 8. (N) CHECK VALVE BACKFLOW DEVICE FOR FIRE WATER 9. (E) FIRE HYDRANT 10. (N) FIRE HYDRANT, IF REQUIRED 11. (N) FIRE RISER ROOM 12. (N) KNOX BOX ON EXTERIOR WALL 13. (N) ART MURAL AT FIRST FLOOR 14. (N) PUBLIC PLAZA 15. (N) INSULATED OVERHEAD ROLLING SLAT STEEL DOOR. WITH REDUCED NOISE OPTIONS. AMARR QUIET DOOR, OR SIMILAR. 16. ‘X’ INDICATES 7’ PIT FOR LIFTS. NOTE: DRIVE AISLE IN GARAGE REMAINS AT GRADE. KEYADJACENT PROPERTY 18'-11"24'-10"10'-9"30'-0"40'-0"24'-0"8'-6"TYP.17'-7"25'-9"7'-4"71'-61316"10'-714"97'-111516"31'-11116"141'-6" 9'-0" 8'-0" 6'-912"2'-0"25'-0"14'-3"29'-0"10'-8"9'-7"UPUPUP2 1 1 3 4 5 6 6 1A4.0 3 8 7 9 9 9 10 11 12 7 1 14 14 14 14 1413 13 15 12 3 16 16 11 (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035 (E) ADJACENT BUILDING APN: 003-511-018 (E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE MARSH ST. HIGUERA ST. P.L. 162.99' P.L. 104.37' P.L. 131.04' P.L. 117.11' P.L. 149.49' P.L. 43.05' P.L. 117.11' 1 ADA/VAN 2 ADA 3 4 5 6 7 8 9 ADA/EV/VAN 10 EV 11 EV 12 EV 13 14 15 16 17 18 19 20 21 22 23 MC (N) MIXED-USE - BLDG B 30,050 SF (N) MIXED-USE - BLDG A 20,571 SF 25 ADA/EV 26 ADA/VAN MC TRASH (6) 3-CY BINS 24 48 SPACES 3-LEVEL LIFT18'-11"24'-10"10'-9"30'-0"40'-0"24'-0"8'-6" TYP.17'-7"25'-9"7'-4"71'-61316"10'-714"97'-111516"31'-11116"141'-6" 9'-0"8'-0" 6'-912"2'-0"25'-0"14'-3"29'-0"10'-8"9'-7"UPUPUP2 1 1 3 4 5 6 6 1A4.0 2 A4.0 3 8 7 9 9 9 10 11 12 7 1 14 14 14 14 1413 13 15 12 3 16 16 11 (E) ADJACENT BUILDING - BANK OF THE SIERRA APN: 003-511-038 (E) ADJACENT BUILDING - ACHIEVEMENT HOUSE APN: 003-511-035 (E) ADJACENT BUILDING APN: 003-511-018 (E) RESIDENCE HISTORICAL, APN: 003-511-006 (E) GARAGE MARSH ST. HIGUERA ST. P.L. 162.99' P.L. 104.37' P.L. 131.04' P.L. 117.11' P.L. 149.49' P.L. 43.05' P.L. 117.11' 1 ADA/VAN 2 ADA 3 4 5 6 7 8 9 ADA/EV/VAN 10 EV 11 EV 12 EV 13 14 15 16 17 18 19 20 21 22 23 MC (N) MIXED-USE - BLDG B 30,050 SF (N) MIXED-USE - BLDG A 20,571 SF 25 ADA/EV 26 ADA/VAN MC TRASH (6) 3-CY BINS 24 48 SPACES 3-LEVEL LIFT ATTACHMENT 2Item 2 Packet Page 54 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 TOP OF GUARDRAIL 40'-6"TOP OF PARAPET 38'-6" TOP OF BUILDING 50'-0" PL PL TOP OF PARAPET 13'-0" DRIVE AISLE PL PL TOP OF GUARDRAIL 40'-6"TOP OF GUARDRAIL 40'-6" TOP OF PARAPET 50'-0" TOP OF ROOF 41'-4" TOP OF ROOF 17'-6" 10'-0"12'-0" CLCL 14'-0"TOP OF PARAPET 50'-0"TOP OF BUILDING 50'-0" HIGUERA STREET MARSH STREET 25'-0"25'-0" SOLAR ARRAYSSOLAR ARRAYS 20'-3" BUILDING HEIGHT COMPLIANCE AT HIGUERA ST.PER SLO CDG 4.2MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2xx= 25' (R.O.W to CENTERLINE OF STREET)MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5' MAX HEIGHT AT UPPER STORIES= 2(x+y) x= 25' (R.O.W to CENTERLINE OF STREET) y= 14' (UPPER FLOOR SETBACK FROM P.L.) MAX ALLOWABLE HEIGHT = 78', PROPOSED = 50' BUILDING HEIGHT COMPLIANCE AT MARSH ST. PER SLO CDG 4.2 MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2x x= 25' (R.O.W to CENTERLINE OF STREET) MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5' MAX HEIGHT AT UPPER STORIES= 2(x+y) x= 25' (R.O.W to CENTERLINE OF STREET) y= 20.25' (UPPER FLOOR SETBACK FROM P.L.) MAX ALLOWABLE HEIGHT = 90.5', PROPOSED = 50' SITE SECTION 2 SITE SECTION 1 SCALE: 1” = 30’-0” SCALE: 1” = 30’-0” All heights of adjacent properties are approximate A1.1 TOP OF GUARDRAIL 40'-6"TOP OF PARAPET 38'-6" TOP OF BUILDING 50'-0"PL PL TOP OF PARAPET 13'-0" DRIVE AISLE PL PL TOP OF GUARDRAIL 40'-6"TOP OF GUARDRAIL 40'-6" TOP OF PARAPET 50'-0" TOP OF ROOF 41'-4" TOP OF ROOF 17'-6" 10'-0"12'-0" CLCL 14'-0"TOP OF PARAPET 50'-0"TOP OF BUILDING 50'-0" HIGUERA STREET MARSH STREET 25'-0"25'-0" SOLAR ARRAYSSOLAR ARRAYS 20'-3" BUILDING HEIGHT COMPLIANCE AT HIGUERA ST.PER SLO CDG 4.2MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2xx= 25' (R.O.W to CENTERLINE OF STREET)MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5'MAX HEIGHT AT UPPER STORIES= 2(x+y)x= 25' (R.O.W to CENTERLINE OF STREET)y= 14' (UPPER FLOOR SETBACK FROM P.L.) MAX ALLOWABLE HEIGHT = 78', PROPOSED = 50' BUILDING HEIGHT COMPLIANCE AT MARSH ST. PER SLO CDG 4.2 MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2x x= 25' (R.O.W to CENTERLINE OF STREET) MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5' MAX HEIGHT AT UPPER STORIES= 2(x+y) x= 25' (R.O.W to CENTERLINE OF STREET) y= 20.25' (UPPER FLOOR SETBACK FROM P.L.) MAX ALLOWABLE HEIGHT = 90.5', PROPOSED = 50' TOP OF GUARDRAIL 40'-6"TOP OF PARAPET 38'-6" TOP OF BUILDING 50'-0" PL PL TOP OF PARAPET 13'-0" DRIVE AISLE PL PL TOP OF GUARDRAIL 40'-6"TOP OF GUARDRAIL 40'-6" TOP OF PARAPET 50'-0" TOP OF ROOF 41'-4" TOP OF ROOF 17'-6" 10'-0"12'-0" CLCL 14'-0"TOP OF PARAPET 50'-0"TOP OF BUILDING 50'-0" HIGUERA STREET MARSH STREET 25'-0"25'-0" SOLAR ARRAYSSOLAR ARRAYS 20'-3" BUILDING HEIGHT COMPLIANCE AT HIGUERA ST.PER SLO CDG 4.2MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2xx= 25' (R.O.W to CENTERLINE OF STREET)MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5'MAX HEIGHT AT UPPER STORIES= 2(x+y) x= 25' (R.O.W to CENTERLINE OF STREET) y= 14' (UPPER FLOOR SETBACK FROM P.L.) MAX ALLOWABLE HEIGHT = 78', PROPOSED = 50' BUILDING HEIGHT COMPLIANCE AT MARSH ST. PER SLO CDG 4.2 MAX HEIGHT OF BLDG. AT BACK OF SIDEWALK= 2x x= 25' (R.O.W to CENTERLINE OF STREET) MAX ALLOWABLE HEIGHT = 50', PROPOSED = 40.5' MAX HEIGHT AT UPPER STORIES= 2(x+y) x= 25' (R.O.W to CENTERLINE OF STREET) y= 20.25' (UPPER FLOOR SETBACK FROM P.L.) MAX ALLOWABLE HEIGHT = 90.5', PROPOSED = 50' BUILDING A BUILDING BBUILDING A ATTACHMENT 2Item 2 Packet Page 55 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 TOP OF ROOF50'-6" 5 40'-0" TOP OF BRICKTOP OF ROOF42'-0" TOP OF ROOF 13'-0" TOP OF ROOF 36'-2" 5 5 P.L.P.L.MARSH ST. 133 5 4 6 1 4 5 6 HIGUERA ST. TOP OF ROOF 27'-0" TOP OF ROOF 18'-6" TOP OF ROOF 50'-0" TOP OF ROOF 27'-8" 5 5 P.L.P.L.123 TOP OF BRICK 28'-0" 1 4 6 3 SITE ELEVATION SITE ELEVATION SCALE: 1” = 30’-0” SCALE: 1” = 30’-0” All heights of adjacent properties are approximate A1.2 KEYNOTES1. PROJECT PROVIDES A LARGE SETBACK TO PROPERTY LINES TO ALLOW FOR A VISUAL TRANSITION TO ADJACENT SMALLER STRUCTURES. 2. PROJECT STEPS DOWN TO A 2-STORY FACADE NEXT TO HISTORIC STRUCTURE. 3. STREET FRONT FACADES ARE BROKEN DOWN TO BE COMPATIBLE WITH ADJACENT BUILDINGS. 4. BRICK IS PROVIDED AT PROMINENT STREET ELEVATIONS TO COMPLIMENT ADJACENT BLDGS. 5. STUCCO IS PROVIDED TO TIE IN WITH EXISTING NEIGHBORING PROPERTIES 6. CANOPIES AT FIRST LEVEL PROVIDE VISUAL TRANSISTION WITH THE PORCH ELEMENTS OF ADJACENT STRUCTURES. TOP OF ROOF 50'-6" 5 40'-0" TOP OF BRICK TOP OF ROOF 42'-0" TOP OF ROOF 13'-0" TOP OF ROOF 36'-2" 5 5 P.L.P.L.MARSH ST. 133 5 4 6 1 4 5 6 HIGUERA ST. TOP OF ROOF 27'-0" TOP OF ROOF 18'-6" TOP OF ROOF 50'-0" TOP OF ROOF 27'-8" 5 5 P.L.P.L.123 TOP OF BRICK 28'-0" 1 4 6 3 TOP OF ROOF50'-6" 5 40'-0" TOP OF BRICKTOP OF ROOF42'-0" TOP OF ROOF 13'-0" TOP OF ROOF 36'-2" 5 5 P.L.P.L.MARSH ST. 133 5 4 6 1 4 5 6 HIGUERA ST. TOP OF ROOF 27'-0" TOP OF ROOF 18'-6" TOP OF ROOF 50'-0" TOP OF ROOF 27'-8" 5 5 P.L.P.L.123 TOP OF BRICK 28'-0" 1 4 6 3 ATTACHMENT 2Item 2 Packet Page 56 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 FIRST FLOOR PLAN SCALE: 1” = 20’ A2.0NBUILDING A BUILDING B 1 2 3 6 7 8 10 11 12 13 14 15 16 19 A B G H L M C E F I J N O P A B G H L M C 9 1 2 3 6 7 8 10 11 12 14 15 16 17 209 E F I J N O P 2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD K K 18 19 17 18 5'-0"5'-0"2'-0"5'-9"5 5 10'-0" 60'-0"40'-0"32'-3"38'-3"131'-6" 26'-0"23'-6"44'-0"4 4 30'-0" 13 16'-0" 20 UPUP RETAIL 106B 816 SF RETAIL 100A 1014 SF RETAIL 101A 2132 SF RETAIL 105B 1215 SF 3-TIERED 48 PARKING SPACES W/ LIFT LOBBY 102A 215 SF LOBBY 101B 140 SF UTILITY 104B 200 SF F.R. GARAGE 100B 4950 SFF COV'D PARKING 108A 1031 SF LOCKER 102B 82 SF F.R. ELEV. MACH. MECH. SHAFT LOCATIONS, TYP. UTILITY 107A 174 SF TRASH 106A 241 SF LOCKER 103A 60 SF SHW 104A 100 SF SHOWER 103B 92 SFUP BIKE 105A 324 SF, 39 COUNT ATTACHMENT 2Item 2 Packet Page 57 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 SECOND FLOOR PLAN SCALE: 1” = 20’ A2.1NBUILDING A BUILDING B 1 BD 206B 822 SF 1 2 3 6 7 8 10 11 12 13 14 15 16 19 A B G H L M C E F I J N O P A B G H L M C 9 1 2 3 6 7 8 10 11 12 14 15 16 17 209 E F I J N O P 2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD K K 18 19 17 18 5'-0"5'-0"2'-0"5'-9"5 5 10'-0" 60'-0"40'-0"32'-3"38'-3"131'-6" 26'-0"23'-6"44'-0"4 4 30'-0" 13 16'-0" 20 2 BD 205B 1025 SF SUITE 207A 1200 SF 2 BD 204B 1174 SF 1 BD 200B 739 SF 1BD 201B 761 SF STUDIO 203B 513 SF 1BD 208B 700 SF 1BD 202B 709 SF STUDIO 209B 599 SF 1BD 207B 760 SF SUITE 206A 403 SF SUITE 205A 476 SF SUITE 200A 1063 SF SUITE 203A 496 SF SUITE 201A 599 SF SUITE 204A 917 SF SUITE 202A 499 SF ATTACHMENT 2Item 2 Packet Page 58 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 THIRD FLOOR PLAN A2.2 SCALE: 1” = 20’NBUILDING A BUILDING B 1 2 3 6 7 8 10 11 12 13 14 15 16 19 A B G H L M C E F I J N O P A B G H L M C 9 1 2 3 6 7 8 10 11 12 14 15 16 17 209 E F I J N O P 2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD K K 18 19 17 18 5'-0"5'-0"2'-0"5'-9"5 5 10'-0" 60'-0"40'-0"32'-3"38'-3"131'-6" 26'-0"23'-6"44'-0"4 4 30'-0" 13 16'-0" 20 1 BD 303A 917 SF STUDIO 301A 599 SF 2 BD 300A 1063 SF 2 BD 302A 1020 SF 1 BD 300B 739 SF 2 BD 305A 955 SF 1BD 301B 761 SF STUDIO 309B 599 SF 1BD 308B 760 SF 2 BD 304B 1192 SF 1 BD 306B 825 SF 2 BD 305B 1025 SF 1BD 302B 709 SF 1BD 307B 708 SF 1 BD 304A 897 SF STUDIO 303B 513 SF ATTACHMENT 2Item 2 Packet Page 59 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 FOURTH FLOOR PLAN A2.3 SCALE: 1” = 20’NBUILDING A BUILDING B 1 BD 403B 825 SF 2 BD 401B 887 SF 2 BD 402B 798 SF 2 BD 404B 969 SF 1 BD 405A 841 SF 2 BD 406B 887 SF 1 2 3 6 7 8 10 11 12 13 14 15 16 19 A B G H L M C E F I J N O P A B G H L M C 9 1 2 3 6 7 8 10 11 12 14 15 16 17 209 E F I J N O P 2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD K K 18 19 17 18 5'-0"5'-0"2'-0"5'-9"5 5 10'-0" 60'-0"40'-0"32'-3"38'-3"131'-6" 26'-0"23'-6"44'-0"4 4 30'-0" 13 16'-0" 20 1 BD 400A 714 SF 1 BD 402A 850 SF 1 BD 403A 841 SF STUDIO 404A 558 SF STUDIO 401A 488 SF STUDIO 400B 596 SF ROOF DECK 407B 705 SF 1 BD 405B 658 SF ATTACHMENT 2Item 2 Packet Page 60 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 ROOF PLAN A2.4 SCALE: 1” = 20’NBUILDING A BUILDING B 1 2 3 6 7 8 10 11 12 13 14 15 16 19 A B G H L M C E F I J N O P A B G H L M C 9 1 2 3 6 7 8 10 11 12 14 15 16 17 209 E F I J N O P 2'-0"35'-512"22'-612"5'-0"17'-8"4'-212"5'-0"22'-0"10'-0"11'-0"9'-6"9'-0"28'-0"3'-0"30'-0"5'-0"26'-3"5'-0"1'-0"2'-0"5'-0"31'-3"20'-6"3'-0"2'-0"DD K K 18 19 17 18 5'-0"5'-0"2'-0"5'-9"5 5 10'-0" 60'-0"40'-0"32'-3"38'-3"131'-6" 26'-0"23'-6"44'-0"4 4 30'-0" 13 16'-0" 20 POTENTIAL SOLAR AREA MECHANICAL AREA WITH SCREEN POTENTIAL SOLAR AREA MECHANICAL AREA WITH SCREEN ELEVATOR OVERRUN ELEVATOR OVERRUN ATTACHMENT 2Item 2 Packet Page 61 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A3.0 MARSH STREET - EAST ELEVATION NORTH ELEVATION SCALE: 1” = 20’-0” SCALE: 1” = 20’-0” SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"PL FIRST FLOOR 0'-0" PLTOP OF BUILDING50'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR37'-0"TOP OF PARAPET40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING50'-0"50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0" FIRST FLOOR 0'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" PL SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" TOP OF STAIR 58'-0" TOP OF CANOPY 14'-0" FIRST FLOOR 0'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" A3.0 ELEVATIONS EXTERIOR SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" PL FIRST FLOOR 0'-0" PLTOP OF BUILDING50'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING50'-0"50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0" FIRST FLOOR 0'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" PL SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" TOP OF STAIR 58'-0" TOP OF CANOPY 14'-0" FIRST FLOOR 0'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" A3.0 ELEVATIONS EXTERIOR BUILDING ABUILDING B BUILDING B ATTACHMENT 2Item 2 Packet Page 62 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A3.1 HIGUERA STREET - WEST ELEVATION SOUTH ELEVATION SCALE: 1” = 20’-0” SCALE: 1” = 20’-0” SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"PLFIRST FLOOR0'-0"PLTOP OF BUILDING50'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0"FIRST FLOOR0'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"PL SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING50'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING50'-0"PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0" TOP OF CANOPY 14'-0" FIRST FLOOR 0'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" A3.0 ELEVATIONS EXTERIOR SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"PLFIRST FLOOR0'-0"PLTOP OF BUILDING50'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0"FIRST FLOOR0'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"PL SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"SECOND FLOOR14'-0"THIRD FLOOR25'-6"FOURTH FLOOR37'-0"TOP OF PARAPET40'-6"FIRST FLOOR0'-0"TOP OF BUILDING50'-0"PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR58'-0"TOP OF STAIR58'-0" TOP OF CANOPY 14'-0" FIRST FLOOR 0'-0" SECOND FLOOR 14'-0" THIRD FLOOR 25'-6" FOURTH FLOOR 37'-0" TOP OF PARAPET 40'-6" FIRST FLOOR 0'-0" TOP OF BUILDING 50'-0" PL PL 50'-0" MAX. BUILDING HEIGHTTOP OF STAIR 58'-0" A3.0 ELEVATIONS EXTERIOR BUILDING BBUILDING A BUILDING A ATTACHMENT 2Item 2 Packet Page 63 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 MATERIAL BOARD SW-7625 COLOR TAN VARIETY SW-7542SW-7056 SW-7056 BULKHEAD CONCRETE FINISH OR POLISHED PLASTER STOREFRONT (METAL ACCENTS TO MATCH) KAWNEER, ANODIZED ALUM. WALL SCONCE LUMENS URBAN , INDOOR/OUTDOOR BRICK VENEER - NEW, SMOOTH FACE BRICK MANUFACTURER: TBD SMOOTH STUCCO SIDINGSMOOTH STUCCO SIDING SMOOTH STUCCO LINTEL A3.2 LETTERS: CONTRASTING COLOR TO THE BACKGROUND METAL ADDRESS NUMBERS NUMBERS SHALL BE A MIN. OF 8” HIGH BY 1” STROKE ATTACHMENT 2Item 2 Packet Page 64 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A4.0 VIEW DRIVING UP MARSH STREET ATTACHMENT 2Item 2 Packet Page 65 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A4.1 VIEW from marsh looking west ATTACHMENT 2Item 2 Packet Page 66 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A4.2 VIEW HIGUERA STREET looking south ATTACHMENT 2Item 2 Packet Page 67 539 Marsh Street San Luis Obispo, CA 805.541.1010 info@tenoverstudio.com 545 HIGUERA MIXED-USE 545 HIGUERA STREET, SAN LUIS OBISPO, CA DATE: 02/03/2020 A4.3 VIEW FROM HIGUERA STREET looking east ATTACHMENT 2Item 2 Packet Page 68 ATTACHMENT 2Item 2 Packet Page 69 Item 2 Packet Page 70 Meeting Date: February 26, 2020 Item Number: 3 PLANNING COMMISSION AGENDA REPORT SUBJECT: Development review of a four-story mixed-use project consisting of 36 residential dwellings and 68 square feet of commercial space, including tandem parking. ADDRESS: 564 Higuera Street BY: Walter Oetzell, Assistant Planner FILE: ARCH-0150-2019 Phone: 781-7593 e-mail: woetzell@slocity.org FROM: Tyler Corey, Principal Planner RECOMMENDATION: Adopt a resolution (Attachment 1), approving the project, subject to findings and conditions of approval. SITE DATA Applicant Damien Mavis; Creekside Lofts, LP Representative Scott Martin; RRM Design Group General Plan General Retail Zoning Downtown Commercial (C-D) Site Area 0.39 acres Environmental Status Categorically exempt from CEQA Review (§ 15532-Infill Development Projects) SUMMARY Creekside Lofts, LP proposes to construct a new, four story mixed-use building, “The Lofts at the Creamery,” with 68 square feet of ground-level retail commercial space and 36 dwelling units above a ground-level parking area. The project includes two dwelling units (six percent of the total units) affordable to very low-income households in satisfaction of Inclusionary Housing requirements, and to qualify for a 22.5% density bonus as an affordable housing incentive. 1.0 COMMISSION PURVIEW Pursuant to Zoning Regulations Ch. 17.106 (Development Review), the Planning Commission will review applications for Multi-unit residential developments with more than 10 units, to ensure that the application is consistent with policies and goals of the City’s General Plan, with Item 3 Packet Page 71 ARCH-0150-2019 (546 Higuera) Page 2 Figure 1: Lofts at the Creamery (Front Building Elevation, from Higuera) applicable development standards and regulations of the City’s Zoning Regulations, and with adopted Design Guidelines. 2.0 PRIOR REVIEW The Architectural Review Commission reviewed and approved a similar project proposal, known as “South Town Eighteen” at this location in October 2016. The current project is of similar scale and form, but uses a revised palette of exterior materials, colors, and architectural detail. The Architectural Review Commission reviewed this application (“Lofts at the Creamery”) on September 9, 2019, and recommended the Planning Commission find the project consistent with applicable design guidelines, and provided certain recommendations regarding architectural elements, building materials, and consideration of the potential for additional minor reduction in apparent building height, which are discussed in greater detail in Section 4.3 (Design Guidelines) below. 3.0 PROJECT DESCRIPTION 3.1 Site Information The site is a vacant “flag-shaped” parcel, ½ acre in area, on the north side of Higuera Street, 350 feet west of Nipomo, within the Downtown Commercial (C-D) Zone, adjacent to (but not within) the Downtown Historic District. The bulk of the site is at least 150 feet back from Higuera, Item 3 Packet Page 72 ARCH-0150-2019 (546 Higuera) Page 3 beyond an access way1 running past Hometown Plaza (see Figure 1). San Luis Obispo Creek travels along the northern boundary of the property, with a Medium-High Density residential neighborhood beyond. Adjacent are a 30-unit residential development (Downtown Terrace); commercial offices (Hometown Plaza, 560 Higuera); and the Creamery Marketplace, a retail commercial development with restaurants and small shops. Parking for the project is situated under the proposed building (see Site Plan in Attachment 2). The ground floor lobby entrance and small commercial space (labeled “Flower Shop”) are at the southeast corner of the building, at the project’s connection to the Creamery Marketplace. An irrigated landscape area with shade trees, shrubs, and ground cover is provided behind the new building, within the creek setback area adjacent to the creek (see Landscape Site Plan in Project Plans, Attachment 2). 3.2 Project Statistics Site Details Proposed Allowed / Required Setbacks 0 (1) 0 ft. and 3-5 ft. Height 50 ft.(2) 50 ft. Lot Coverage 43% 100% Creek Setback 20 ft +10 ft. 20 ft. +10 ft (3) Density (Density Units) 18 (4) 14 Floor Area Ratio (FAR) 1.4 3.0 Parking See § 4.3 – Parking, below Public Art In-Lieu Contribution (Zoning §17.70.140) (1) Zero feet along small extent (at commercial space); Narrowest setback is three feet at the building sides and front; at least 50 ft. at rear (2) Plus one allowed projection (See discussion in §4.3 (Zoning Regulations) below) (3) At least 20 feet at ground level; at least 30 feet for floors above the parking level (4) Density bonus of 4 density units (22.5%) as provided by Zoning § 17.140.040 (E). See report § 4.3 - Inclusionary Housing below. 3.3 Architecture The proposed building is generally rectangular in form, topped by a gently-sloping roof with a raised structure running along the ridge, with its own roof running parallel with the main roof and clerestory windows to light the area under the roof (“monitor roof”). Two tower elements are prominent along the front view of the building: a corrugated metal stair tower near the middle of 1 A “Parking and Trash Easement” sets aside the eastern portion of the access way for Hometown Plaza parking Item 3 Packet Page 73 ARCH-0150-2019 (546 Higuera) Page 4 the building façade extends above the roofline, suggesting a granary barn or silo; and a brick stair tower at the east end of the building provides a transition to the Creamery Marketplace (see Figure 2 above). At the back, the building is stepped along the course of the creek (see Sheet A13 of plans, Attachment 2). Smooth stucco of a “Gray screen” color is used as the primary surface material, relieved by metal and composite wood balcony railings on the front and rear facades. Darker corrugated metal is used to articulate secondary building forms, including the silo tower feature on the front, and board-and-batten fiber cement material articulates two building projectons on the rear façade. Metal roofing covers the building. Rectangular aluminum-frame windows are placed in a regular pattern to provide air and light to the dwellings, and a divided-light pattern is used on each building end and along the top monitor roof level. 4.0 EVALUATION 4.1 Land Use Element The Land Use Element (LUE) of the City’s General Plan sets out specific policies for commercial and residential development. The General Retail area of the Downtown Core is identified as the primary concentration of specialty retail stores (LUE § 3.2.2), and further policies for the Downtown are provided in Section 4 of the Element. Policy 4.2 acknowledges that Downtown is also a residential neighborhood, with residential uses contributing to the character of the area and allowing a 24-hour presence enhancing security and helping balance jobs and housing supply. Additional relevant policies include: §4.5 Walking Environment. Mid-block walkways, courtyards, and interior malls should be well lit and integrated with new and remodeled buildings, while preserving continuous building faces on most blocks § 4.14 Parking. The City shall ensure there is a diversity of parking opportunities in the Downtown. Any major increments in parking supply should take the form of structures, located at the edges of the commercial core, so people can walk rather than drive between points within the core § 4.15 San Luis Obispo Creek. The City shall protect San Luis Obispo Creek and restore it… Walking paths along the creek in the Downtown core should be provided and extended as links in an urban trail system… § 4.19 Sense of Place. To keep the commercial core's sense of place and appeal for walking, it should remain compact and be the City's most intensely developed area § 4.20 Design Principles: Street Level Activities. The street level should be occupied by stores, restaurants, and other uses benefiting from and contributing to pedestrian traffic, such as offices with frequent client visits. Upper Floor Dwellings. Existing residential uses shall be preserved and new ones encouraged above the street level. This new housing will include a range of options and affordability levels. Building Height. New buildings shall fit within the context and scale of existing development, shall respect Item 3 Packet Page 74 ARCH-0150-2019 (546 Higuera) Page 5 views from, or sunlight to, publicly-owned gathering places such as Mission Plaza, and should be stepped back above the second or third level to maintain a street façade that is consistent with the historic pattern of development. Generally, new buildings should not exceed 50 feet in height Street level activity. As noted above, the proposed new building is set back from the street by at least 150 feet, from both the Higuera and Nipomo Street frontages. The site offers a pedestrian connection with the neighboring Creamery shops, integrating it with the surrounding area despite the fact that it does not directly participate in the “back of sidewalk” pedestrian streetscape. As such, it furthers policies for “walking environment” (§ 4.5) and “sense of place” (§ 4.19) of Downtown as a compact and more intensely developed area of the City. Though the pattern of existing development precludes connection with existing creek-side paths, the required creek setback provides for protection of the creek and offers a pleasant creek-side amenity for project residents, consistent with policies for San Luis Obispo Creek (§ 4.15). Upper-floor dwellings. As a mixed-use project comprised primarily of new residential dwellings, it increases the supply of residential units above the street level. Units are studio and small one- bedroom units, and affordable housing is incorporated into the project, providing a range of available housing options and affordability levels. Building height. The Architectural Review Commission found the proposed building consistent with the scale and context of existing development in the site vicinity. It utilizes the entire 50 feet of allowed building height but does not disrupt the historic pattern of development or impair views from, or sunlight to, public gathering places. Further discussion of the project design is provided in the Community Design Guidelines section below. 4.2 Housing Element The Housing Element of the City’s General Plan sets out polices for the production of housing, and provision of mixed-income housing and housing near activity centers, such as the Downtown, as summarized below: §4.2 Mixed-income housing. Include both market-rate and affordable units in apartment and residential condominium projects and intermix the types of units. Affordable units should be comparable in size, appearance and basic quality to market-rate units § 5.3 Housing close to activity centers. Encourage the development of housing above ground-level retail stores and offices to provide housing opportunities close to activity centers and to use land efficiently § 6.10 Infill and higher density. …the City will support residential infill development and promote higher residential density where appropriate § 6.12 Flexible parking regulations. Continue to allow flexible parking regulations for housing development, especially in the Downtown Core Item 3 Packet Page 75 ARCH-0150-2019 (546 Higuera) Page 6 § 6.19 Affordable housing development. Continue to incentivize affordable housing development with density bonuses, parking reductions and other development incentives, including City financial assistance. Consistent with policies for mixed-income housing (§ 4.2), both market-rate and affordable units are provided in this project. The site is located directly at the periphery of the Downtown core, enhancing the efficiency of its use (§ 5.3). The project takes advantage of incentives for affordable housing to provide higher density development (a density bonus; §§ 6.10 & 6.19), and flexible parking regulations (In-Lieu Parking Fee program; § 6.12). 4.3 Zoning Regulations The project has been reviewed against applicable development standards and parking standards set out in the City’s Zoning Regulations (see Project Statistics, above), and is consistent with those standards. Setbacks. No setbacks are required in the Downtown-Commercial (C-D) Zone, and apart from a small portion (10 feet) of wall surface at the elevator tower and flower shop at the east property line, the building is set within 3 to 5 feet of the property lines. At the rear of the site the building is more than 50 feet from the rear property line, and more than 20 feet from the top of the creek bank at the ground floor. Floors above the parking area are 30 feet from the top of creek bank, consistent with Zoning § 17.70.030. Mixed-Use Development. Consistent with standards for Mixed-Use Development which prohibit ground-floor residential units within mixed-use projects in the C-D Zone (Zoning § 17.70.130 (D) (1) (a)), there are no ground floor residential units. The limited commercial area on site precludes impacts and incompatibility between residential and commercial uses within the project, and the residential dwellings are adequately separated from commercial uses fronting Nipomo and Higuera Streets. Height. The building reaches a height of 50 feet, with the stair tower element projecting 6 feet above the roofline. The stair tower element is an allowed projection by the Zoning Regulations which allow projections of up to 10 feet above the maximum building height (Zoning § 17.70.080 (C)). Density. The site’s maximum permitted density is 14.04 density units. Zoning Regulations and State Density Bonus law provides for certain development incentives to be offered in return for constructing affordable housing (Zoning § 17.138.090). The applicant has requested a 22.5% density bonus to permit additional density in exchange for constructing 6% of the total units for very-low income households, as provided by Zoning § 17.140.040 (E). This density bonus increases the maximum permitted density for the site by 4 density units, to 18 density units. The project, as proposed, is developed at a density of 18 density units, consistent with this standard. Inclusionary Housing Requirements. Inclusionary Housing Requirements set out in Zoning § 17.138.040 require at least one restricted affordable unit (density unit) within this development. The applicant proposes to construct two “very low income” dwelling units within the project, in Item 3 Packet Page 76 ARCH-0150-2019 (546 Higuera) Page 7 satisfaction of this requirement, as described in the applicant’s Inclusionary Housing Proposal (Attachment 3). Parking. Vehicle parking requirements are summarized in Table 2 below. As a standard incentive for provision of affordable units within projects, a parking ratio of one space per studio or one - bedroom unit may be applied, which is inclusive of guest parking and explicitly allows tandem parking spaces to satisfy parking requirements (Zoning § 17.140.040 (K)(1)). Within the downtown-commercial (C-D) Zone, the parking standard for residential uses is one-half of the standard requirement (Zoning § 17.72.030 (D) (3)). The project site is also within the City’s Parking In-Lieu Fee Area (SLOMC Ch. 4.30), which allows for payment of parking in-lieu fees in lieu of providing required on-site parking spaces. Table 2: Off-Street Parking Proposed Allowed / Required Multi-Unit Residential (36 units) (1) 36 36 Reduction – Downtown Core (2) (16) (16) Commercial (68 sq. ft.) 0(2) 0 Parking Agreement (3) 9 9 Total 27 27 Requested Reduction (Incentive) (4) (4) Grand Total 23 23 (1) Inclusive of guest parking (Zoning § 17.140.040 (K) (1) (2) Half of required parking, within C-D Zone (Zoning § 17.72.030 (D) (3)) (3) Required 0.2 spaces rounded to zero (Zoning § 17.04.010 (G)) (4) Document 20170009725; To serve Creamery Marketplace At the ground level, under the building, 23 parking spaces are provided on site, some of which are in a tandem arrangement. Nine of the 23 parking spaces serve the neighboring Creamery Marketplace, required under an existing recorded parking agreement (Document 20170009725). As provided by Zoning Regulations § 17.140.070 (A) (1), developments that include at least five percent of total units for very-low income households are eligible for an additional incentive, which may include a reduction in development standards such as vehicle parking standards. As described in Attachment 5 to this report, the applicant has requested, consistent with this provision, that the parking requirement for the project, which includes two units (six percent of the total units) for very-low income households, be further reduced by a total of four parking spaces as an additional affordable housing incentive. In support of the request, the applicant notes that this project’s parking demand is diminished by its central location, within easy Item 3 Packet Page 77 ARCH-0150-2019 (546 Higuera) Page 8 walking and biking distance to jobs, services, and public parking lots near the site, within the Downtown, and throughout the City. Parking for Electric Vehicles. As noted above, the dwellings and commercial space comprising this project require 18 vehicle parking spaces. As set out in Zoning § 17.72.040, a minimum of 3 “EV-ready” spaces will be required and 50% of vehicle parking spaces must be “EV-capable.”2 If a parking reduction is granted, the “EV-ready” requirement will drop to 2 spaces. A condition of approval (Condition #8) requires that final plans for construction permits clearly depict required parking for electric vehicles. Motorcycle and Bicycle Parking. Based on the vehicle parking requirement for this project (18 spaces), only one motorcycle parking space is required, and two are provided adjacent to the building lobby entry. At least seven Short-Term bicycle parking spaces are to be provided as “Guest Spaces” for the 36 dwellings proposed (Zoning § 17.72.070 (B)) and these are provided in bicycle racks located in the northeast corner of the under-building parking area, just beyond the building entry. These requirements would not be altered by the requested parking reduction. 4.3 Design Guidelines As noted above (Prior Review), the Architectural Review Commission (ARC) reviewed this application and found the project design consistent with applicable Community Design Guidelines, as summarized in the table below. The ARC provided certain design recommendations to the Planning Commission for incorporation into this report, and the applicant revised the project design in response to these recommendations, as described in Attachment 4, and discussed below. Table 3: Community Design Guidelines Guideline Note §4.2(A) Street Orientation Locate buildings at back of the sidewalk Unusual "flag lot" configuration; building set back 150’ from sidewalk (but connected with Creamery) 2 Electric Vehicle Capable Space: A parking space constructed with empty raceway (i.e., pathway for future electrical wiring, usually in enclosed walls or pavement) to supply power for future EV charging stations at any given time. Electric Vehicle Ready Space: A parking space constructed with full electrical circuits (e.g., junction box, conduit, receptacle, overprotecting devices, wiring, etc.) that are ready for connection with an operational EV charging station at any given time. Item 3 Packet Page 78 ARCH-0150-2019 (546 Higuera) Page 9 §4.2(B) Height, scale Multi-story buildings desirable; maintain street façade at sidewalk edge; fit context and vertical scale of existing development Four-story building providing 36 dwellings; 150’ from street façade; height (50’) as permitted in Downtown-Commercial Zone; adjacent buildings 30’-35’ in height Visual transitions Brick tower at transition to Creamery Sensitivity to mass and scale of adjacent historic buildings Mass and scale consistent with that of the adjacent Creamery §4.2(C) Façade Design Complement existing structures No adjacent façades Flat rooflines, flat façades Flat roofline (gently sloping form), compatible with roof forms in vicinity Varied and interesting wall surfaces Variety and interest provided by balcony pattern, wood balcony rails §4.2(D) Materials, details Integral color; texture complementing exterior design and significant adjacent buildings Smooth plaster with integral color used; complemented by brick material at transition to Creamery Corrugated metal discouraged Corrugated metal used only as accent surface; echoes use of material in Creamery and elsewhere in vicinity Water tower element. A water tower element that was, in the prior design, proposed on the eastern stair tower (adjacent to the Creamery connection) was considered by the ARC to be inconsistent with design guidelines for authentic and functional materials and elements, and its removal was recommended. The tower element was removed. Corrugated metal. The use of corrugated metal was considered by the ARC to be appropriate only as an exterior accent material, given the location of the building outside of the concentration of buildings in the Downtown core and the use of the material on projects in the vicinity of the site. The ARC specifically recommended that the extent of the corrugated metal projecting gable on the rear building elevation be reduced in size and extent, and that the use of corrugated metal on the east building elevation be significantly reduced. In response, corrugated metal was reduced on the east building elevation, and was replaced by board and batten siding on the rear elevation (see Figure 2 below). Item 3 Packet Page 79 ARCH-0150-2019 (546 Higuera) Page 10 Balconies. Balconies were generally considered by the Architectural Review Commission to be an appropriate residential amenity that would be unlikely to generate noise and privacy impacts to neighboring development (in particular, the residential neighborhood along Dana Street, to the north of the project site) in a manner that might be expected, for example, with hotel room balconies which have been a point of concern in review for compatibility with nearby residences due to potential noise disturbances. It was noted that the balconies provide an open space area, in place of a private yard, from which the residents of the dwellings in the buildings can enjoy the environment of the adjacent creek and riparian vegetation. Concern about the depth of several balconies, six feet in depth, differed among Commissioners who, in the end, recommended that the applicant consider the possibility of further reducing the depth of upper-level balconies on the rear (north) building elevation. On consideration of this recommendation, the applicant’s design team elected to preserve the balconies at their proposed depth, to maximize their value as a creek-adjacent open space amenity for the building residents. Height reduction. Similarly, while the ARC found the height and scale of the proposed building consistent with that of surrounding development, they recommended that the applicant consider lowering the metal stair tower height by reducing the volume and height of upper-floor light wells and closets, to reduce the roof pitch over upper-story rooms. The applicant’s design team, in response, reduced these volumes and roof pitch to the extent practicable while maintaining livable units, and lowered the height of the tower by about four feet (see Figure 3). Figure 2: Change in material; before (left) and after (right) Figure 3: Reduced tower height: before (left) and after (right) Item 3 Packet Page 80 ARCH-0150-2019 (546 Higuera) Page 11 5.0 CONCURRENCES The project plans were reviewed by several City departments and divisions (Building, Engineering, Fire, Natural Resources, Transportation, and Utilities). The Building & Safety Division and Fire Department noted that the design of the lobby, commercial space, and stair shaft enclosure requires refinement to ensure conformance to applicable building and fire safety regulations. Engineering addressed standard site and frontage improvements, including flood- proofing measures, and revisions to existing easements. Utilities provided guidance on utility connections and solid waste storage facilities and collection service. Landscape Plans were reviewed by the Natural Resource Manager, and final Landscape Plans submitted for construction permits will be subject to further review to ensure appropriate planting selections (see Condition #9 of Draft Resolution, Attachment 1). Comments from those departments have been incorporated into conditions of approval within the Draft Resolution. 6.0 ENVIRONMENTAL REVIEW This project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because, as described in CEQA Guidelines § 15532 (Infill Development Projects), the project is consistent with General Plan policies for the land use designation; is within City limits on a property of no more than 5 acres (a 0.39 acre site) substantially surrounded by urban uses and served by required utilities and public services; has no value as habitat for endangered, rare, or threatened species; and the project’s approval will not result in significant effects relating to traffic, noise, air quality, or water quality. 7.0 ALTERNATIVES 1. Continue consideration of the application to a future date, with specific direction to staff and the project applicant on pertinent issues or necessary information. 2. Deny the project, based on findings of inconsistency with the General Plan, Zoning Regulations, Community Design Guidelines, or other applicable policies and regulations. 8.0 ATTACHMENTS 1. Draft Resolution 2. Project Plans 3. Inclusionary Housing Proposal 4. ARC Minutes (Sep 9 2019) and Applicant Response to Recommendations 5. Applicant Request for Additional Incentive (Affordable Housing) Item 3 Packet Page 81 Item 3 Packet Page 82 R ______ RESOLUTION NO. PC-XXXX-20 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING THE DEVELOPMENT OF A MIXED-USE PROJECT INCLUDING 36 RESIDENTIAL UNITS AND A COMMERCIAL SPACE WITHIN THE DOWNTOWN COMMERCIAL ZONE, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE PLANNING COMMISSION AGENDA REPORT AND ATTACHMENTS DATED FEBRUARY 26, 2020 (564 HIGUERA STREET, ARCH-0150-2019) 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 September 9, 2019, pursuant to a proceeding instituted under application ARCH-0150-2019, Creekside Lofts LP, 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 February 26, 2020, pursuant to a proceeding instituted under application ARCH-0150-2019, Creekside Lofts LP, 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; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. Based upon all the evidence, the Planning Commission makes the following findings regarding the application ARCH-0150-2019: 1. The project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the neighborhood. 2. The proposed project is consistent with Land Use Element Policy 4.2 (Downtown Residential) because it provides new residential uses, allowing 24-hour presence and balance between jobs and housing in the community. 3. The project is consistent with the Housing Element Policy 5.3 and 5.4 because the project provides housing above ground-level commercial, is located close to activity centers in the downtown and provides variety of residential types, sizes, and styles of dwellings. Attachment 1Item 3 Packet Page 83 Resolution No. _____ (2020 Series) Page 2 4. 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. 5. The project design maintains consistency with the City’s Community Design Guidelines by providing architectural interest and style which complements the character and scale of the existing neighborhood. 6. As described in the applicant’s affordable housing proposal and as required by project condition of approval #14 in this Resolution, the project includes both market-rate and affordable units in a new apartment project, consistent with policies for mixed-income housing described in the Housing Element of the General Plan (Goal 4, Policy 4.2). 7. Standard Incentives for Housing Projects described in Zoning Regulations § 17.140.040, including a density bonus and alternate parking requirement, are appropriate for this project. As described in the applicant’s affordable housing proposal and as required by project condition of approval #14 in this Resolution, six percent of the units in this project will be designated as “Very Low Income Dedicated Units” for a 22.5% density bonus. 8. A reduction in the vehicle parking requirement, by a total of four vehicle parking spaces, requested by the applicant as an Additional Incentive for providing affordable housing units, as described by Zoning Regulation § 17.140.070 (B) (1), is appropriate for this project. Zoning Regulations § 17.140.070 (A) (1) provides for one additional incentive or concession for developments that include at least five percent of total units for very-low income households and six percent of the units in this project will be designated as “Very Low Income Dedicated Units.” SECTION 2. Environmental Review. The project is categorically exempt under Class 32, In-Fill Development Projects; Section 15332 of the CEQA Guidelines, because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on a property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing developed property. SECTION 3. Action. The Planning Commission (PC) hereby grants final approval to the project with incorporation of the following conditions: Conditions Planning 1. Plan conformance. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the Planning Commission. 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. Attachment 1Item 3 Packet Page 84 Resolution No. _____ (2020 Series) Page 3 2. Colors and materials. 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 the Architectural Review application. 3. Stucco material. Plans submitted for a building permit shall note the use of smooth finished stucco on the exterior of the building. 4. Exterior lighting. The locations of all exterior lighting, including lighting on the structure, bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. 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 17.23 of the Zoning Regulations. 5. Mechanical and electrical equipment. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will provide adequate screening. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 6. Backflow devices. 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. Equipment, including the backflow 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. 7. Parking. Final plans submitted for construction permits to complete this project shall include a parking calculation clearly describing the amount of required parking for all uses comprising this project, consistent with the approval granted under this application, including vehicle parking and for parking for motorcycles and bicycles. In addition, plans shall clearly depict the location of nine parking spaces on this site, provided to serve the neighboring Creamery Marketplace, as required under the existing parking agreement recorded as Recorded Document 20170009725 with the San Luis Obispo County Recorder. 8. Electric vehicle parking. Final plans submitted for construction permits to complete this project shall clearly depict and described required parking facilities for electric vehicles, as set out in Zoning Regulations § 17.72.040. 9. Final landscape plan. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. Attachment 1Item 3 Packet Page 85 Resolution No. _____ (2020 Series) Page 4 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. 10. Additional screening. The final building plans shall include additional screening in front of the parking facing the creek to eliminate the potential of light and reduce noise trespass into the creek and residential areas north of the project to the satisfaction of the Community Development Director. 11. Evergreen screen. The landscape plan shall include varying sized evergreen trees and shrubs that are appropriately planted to screen views from the Dana Street properties. 12. Signs. Any proposed signs are subject to review and approval of the Community Development Department and subject to issuance of a Sign Permit for their installation and display. The Community Development Director shall refer signage to the ARC if signs need an exception or appear to be excessive in size or out of character with the project. 13. Roof decks. The project shall not include future roof decks. 14. Inclusionary housing. In satisfaction of Inclusionary Housing Requirements described in Chapter 17.138 of the City’s Zoning Regulations, the applicant shall execute, prior to issuance of any construction permit to complete this project, an affordable housing agreement on forms provided by the City, to the satisfaction of the Community Development Director and City Attorney. Following approval and signing of the agreement by the parties, the final agreement shall be recorded, and relevant terms and conditions shall be recorded as a deed restriction on those affordable units subject to affordability requirements. The agreement shall be binding to all future owners and successors in interest. The agreement shall identify the number, type, and location of dwelling units in the project which are to be affordable to particular income categories, as defined in Zoning Regulations § 17.138.030. Affordable units shall be comparable in size, appearance and basic quality to market-rate units within the project. The minimum Inclusionary Housing Requirement for this project shall be the provision of two dwelling units within the project designated as “Very Low Income Dedicated Units,” as defined in Zoning Regulations § 17.138.030 Building 15. Code compliance. The project design shall be revised such that final plans submitted for construction permits depict a configuration of building lobby, commercial space, and stair shaft enclosure which conforms to provisions of the California Building Code regarding limits on openings near property lines and at exit stairs, fire resistance rating, and proper egress outside of the building (and not through any structure). 16. Reference to subdivision. Description and notation regarding subdivision of the subject property (as found in C1 of plans) shall be removed from plans prior to submittal of final plans for construction permits to complete this project. 17. Effective Code. Project design shall be subject to the applicable construction codes in effect at time of submittal of final plans for construction permits to complete this project. Note that the 2019 Building Code cycle will begin, January 1, 2020. Attachment 1Item 3 Packet Page 86 Resolution No. _____ (2020 Series) Page 5 Engineering 18. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard. MC 12.16.050 19. The project is located in the Mission Style Sidewalk District of downtown. Any replaced sections of sidewalk or driveway approach shall be constructed in the Mission Style per city standards #4220. 20. The building plan submittal shall show and note that any sections of damaged or displaced curb, gutter, or sidewalk shall be repaired or replaced per City Engineering Standards and to the satisfaction of the Public Works Department. 21. The building plan submittal shall show the existing driveway approach to be upgraded or replaced to comply with City and ADA standards. Current city and ADA standards require a 4’ accessible sidewalk extension behind the ramp. 22. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 23. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alteratio ns or upgrades. Services to the new structures shall be underground. All work in the public right -of-way shall be shown or noted. 24. The building plan submittal shall include a complete grading and drainage plan. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. The plan shall consider historic offsite drainage tributary to this property that may need to be accepted and conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 25. This development shall comply with the Waterway Management Plan. The building plan submittal shall include a final hydrologic and hydraulic analysis report in accordance with the Waterway Management Plan Volume III, Drainage Design Manual. The report shall include, as a minimum, a response or discussion of the bullet items in Section 2.3.1 of the Drainage Design Manual. 26. This property is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city’s Floodplain Management Regulations per Municipal Code Chapter 17.84. Attachment 1Item 3 Packet Page 87 Resolution No. _____ (2020 Series) Page 6 27. This property is located in an AE and AO (2’ depth) Flood Zone. The proposed structure is located in the AE floodzone. The structure shall be floodproofed to an elevation that is at least one foot above the BFE. Additional freeboard to 2’ above the BFE may result in additional structure protection and savings on flood insurance and is strongly encouraged. 28. Any new building service equipment shall be protected or elevated above the BFE in accordance with the Floodplain Management Regulations and adopted Building Code. The elevator, design, and equipment room shall be designed in accordance with FEMA Technical Bulletin 4 / November 2010. 29. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a final Post Construction Stormwater Control Plan Template as available on the City’s Website. 30. An operations and maintenance manual will be required for the post construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to building permit issuance or final inspection approvals. 31. The building plan shall show and label all existing and proposed public and private easements for reference. 32. A quit claim agreement or other acceptable documentation shall be recorded and/or provided for the removal of the existing 6’ PG&E easement per PM 54-90 prior to building permit issuance. 33. A new creek access easement shall be provided to the City to the satisfaction of the City Engineer, Community Development Department, and Natural Resources Manager prior to building permit issuance. The easement shall provide for a reasonable access to and staging area along the creek. 34. The building plan submittal shall include final details of the creek patio area improvements including the proposed landscaping. The final site improvement plan and landscape plan shall honor the proposed new access, staging area, and creek easement to the satisfaction of the City. The patio improvement shall be designed to accommodate maintenance vehicles and/or shall include readily moveable patio furniture/fixtures. The final planting/tree placement plan shall honor the access requirements to the satisfaction of the City Engineer, Community Development Department, and Natural Resources Manager. 35. A creek maintenance agreement shall be recorded in a format provided by the City and approved to the satisfaction of the Public Works Department and the City’s Natural Resource Manager prior to building permit issuance. 36. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the creek corridor and the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown for reference. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. Tree removals and/or pruning may require approval by the Attachment 1Item 3 Packet Page 88 Resolution No. _____ (2020 Series) Page 7 City Arborist and/or Tree Committee. The plan shall show all existing and proposed street trees. Utilities 37. 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. 38. The project’s commercial and residential uses shall be metered separately. A separate water meter shall be provided for each new parcel per Chapter 16.20.020.E of the City's Municipal Code. The City's meters must be placed per the Engineering Standards. 39. The proposed project shall connect to the existing 30-inch sewer main located at intersection of Higuera and Nipomo. A new 8-inch sewer main shall be constructed along Higuera, for approximately 400-ft, from project’s frontage to the existing sewer at Nipomo. The final alignment and grades shall be made to the satisfaction of the Utilities Director. 40. Projects generating more than two cubic yards of total waste shall comply with AB 1826, and local waste management ordinance to reduce greenhouse gas emissions, which requires trash enclosures to have the capacity to store trash bin sizes for waste, recycling, and organics. The trash enclosure location and size shall be reviewed and approved by the Utilities Director during the building permit process. 41. Driveways and access routes to all refuse receptacles shall be designed to accommodate the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage Company shall be included in the building permit plans for the proposed project. Indemnity 42. 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. Code Compliance Notes Utilities 1. The property’s existing sewer laterals to the point of connection at the City main must pass a pipeline video inspection (visual inspection of the interior of the pipeline), including repair or replacement, as part of the project. The pipeline video 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. Additional information is provided below related to this requirement: a. The pipeline video inspection shall be submitted on USB drive and shall be in color. b. The inspection shall be of adequate resolution in order to display pipe. Attachment 1Item 3 Packet Page 89 Resolution No. _____ (2020 Series) Page 8 c. Material submitted shall include the project address and a scaled plan of the building and the lateral location to the connection at the City sewer main. d. The inspection shall include tracking of the pipeline length (in feet) from the start of the inspection to the connection at the City sewer main. e. It is optional to provide audio on the report to explain the location, date of inspection, and pipeline condition observations. 2. Potable water shall not be used for major construction activities, such as grading and dust control as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program. Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this _____ day of _____________________ 2020. ____________________________________ Tyler Corey, Secretary Planning Commission Attachment 1Item 3 Packet Page 90 PROJECT DESCRIPTIONTHE PROJECT CONSISTS OF A 36 UNIT MULTI-FAMILY BUILDING AND A SMALL BOUTIQUE COMMERCIAL SHOP ON THE GROUND FLOOR. THE RESIDENTIAL UNITS RANGE FROM 450 SF - 598 SF.ALLOWED DENSITY:CD ZONE 36 D.U./ACRE X 0.390 ACRES = 14.04 D.U.* DENSITY BONUS 22% (14.04 X .22) + 14.04 = 17.13 ROUNDS UP TO18.00 D.U.PROPOSED DENSITYSTUDIO (<600SF) 24 UNITS X 0.50 D.U. = 12 D.U.1-BEDROOM LOFTS(<600SF) 12 UNITS X 0.50 D.U. = 6 D.U.TOTAL PROPOSED: 36 UNITS 18.00 D.U.AFFORDABLE HOUSING PROPOSAL VERY LOW = 6%*ALLOWED DENSITY = 14.04*0.06 = 0.84 OR 2 UNITS = 22.5% ALLOWED DENSITY BONUSTHE PROJECT WITH ITS SMALL UNIT SIZES IS AFFORDABLE BY DESIGN AND WOULD MEET ITS CITY INCLUSIONARY REQUIREMENT OF ONE AFFORDABLE UNIT ON SITE. THE APPLICANT PLANS TO PROVIDE EITHER ONE UNIT AFFORDABLE TO A VERY LOW INCOME HOUSEHOLD, OR TWO UNITS AFFORDABLE TO LOW INCOME HOUSEHOLDS. EITHER PROPOSAL ENABLES THE PROJECT TO QUALIFY FOR A 22% DENSITY BONUSTHE LOFTS AT THE CREAMERYPROJECT STATISTICSPARKINGPROJECT DIRECTORYSHEET INDEXOWNER: CREEKSIDE LOFTS, L.P.P.O. BOX 12910SAN LUIS OBISPO, CA 93401CONTACT: DAMIEN MAVISPHONE: (805) 781-3133EMAIL: DMAVIS@COVELOP.NETARCHITECT: RRM DESIGN GROUP3765 S.HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: SCOTT MARTINPHONE: (805) 543-1794EMAIL: SAMARTIN@RRMDESIGN GROUPCIVIL ENGINEER: ABOVE GRADE ENGINEERING1304 BROAD STREETSAN LUIS OBISPO, CA 93401CONTACT: SCOTT STOKESPHONE: (805) 545-5115EMAIL: SCOTT@ABOVEGRADEENGINEERING.COMLANDSCAPE: JIM BURROWS LANDSCAPE ARCHITECTURE979 OSOS STREET SUITE B6SAN LUIS OBISPO, CA 93401CONTACT: JIM BURROWSPHONE: 805-439-3209EMAIL: JIM@JBLA-SLO.COMSURVEYOR: MBS LAND SURVEYS, INC.3563 SUELDO STREET, UNIT QSAN LUIS OBISPO, CA 93401CONTACT: MICHAEL B. STANTONPHONE: (805) 594-1960EMAIL: MIKE@MBSLANDSURVEYS.COMPROJECT ADDRESS: 560 HIGUERA ST.SAN LUIS OBISPO, CA 93401APN NUMBERS: 002-402-048ZONING: C-D (DOWNTOWNCOMMERCIAL)EXISTING USE: PARKING LOT/NURSERYPROPOSED USE: COMMERCIAL/RESIDENTIALPROPOSED LAND USE: MIXED-USE (PER 17.10.020)PROPOSED OCCUPANCY: M, R-2, S-2NET SITE AREA: 0.390 ACRES (16,980 SF)EXISTING GROSS SITE AREA 0.506 ACRES (22,058 SF)GROSS CREEK SITE AREA 0.116 ACRES (-5,078 SF)MAX. LOT COVERAGE: 100% (16,980 SF)PROPOSED COVERAGE.: 43.7% (7,412 SF)MAX. F.A.R: 3.0(FOR BLDGS UP TO 50'-0" TALL) PROPOSED F.A.R: 1.46(24,797 SF/16,980 SF) LANDSCAPE AREA: 996 SF (5.9%)IMPERVIOUS SURFACE: 7,238 SF (42.6%)MAX HEIGHT ALLOWED: 50 FT. MAX. PROPOSED HEIGHT: 50 FT.CONSTRUCTION TYPE: TYPE IA (GARAGE)TYPE VA(2ND, 3RD, 4TH AND 5TH LEVELS)BUILDING STATISTICS: GROUND FLOOR: 633 SF (68 SF.RETAIL FLOWER SHOP (COMMERCIAL)& 565 SF CIRCULATION)SECOND FLOOR: 6,976 SF (RESIDENTIAL & RES. CIRCULATION) THIRD FLOOR: 6,976 SF (RESIDENTIAL & RES. CIRCULATION)FOURTH FLOOR: 6,976 SF (RESIDENTIAL & RES. CIRCULATION)LOFTS:3,236 SF (RESIDENTIAL)TOTAL FLOOR AREA: 24,797 SF AUTO PARKING:STUDIO(24 X 0.75 SPACES/UNIT) 18 SPACES 1-BEDROOM (12 X 0.75 SPACES/UNIT) 9 SPACESGUEST (1 SPACE PER 5 UNITS = 36/5) 7.2 SPACESTOTAL RESIDENTIAL PARKING REQUIRED 34.2 SPACESCOMMERCIAL RETAIL (68 SF X 1SP/500SF) .14 SPACES50% PARKING REDUCTION IN DOWNTOWN CORE 34.34*0.5 SPACESTOTAL PARKING REQUIRED FOR PROJECT 17.17 SPACESPER RECORDED DOCUMENT 20170009725OFF-SITE PARKING AGREEMENT 9 ADDITIONAL SPACESTOTAL PARKING REQUIRED FOR SITE: 27 SPACESPARKING PROVIDED:STANDARD SPACES 18 SPACESTANDEM SPACES 4 SPACESACCESSIBLE 1 SPACE TOTAL PARKING PROVIDED 23 SPACES(NO COMMERCIAL PARKING PROVIDED)NOTE: IN LIEU FEES PAID TO THE CITY FOR REMAINING (4) SPACESBICYCLE PARKINGBICYCLE PARKING REQUIRED:2 LONG TERM SPACES PER RESIDENTIAL UNIT: 36*2= 72 SPACES1 SHORT TERM SPACE PER FIVE RESIDENTIAL UNITS 36/5 = 7.2 SPACESTOTAL BICYCLE PARKING REQUIRED: 80 SPACESBICYCLE PARKING PROVIDED:LONG TERM SPACES: 72 SPACESSHORT TERM SPACES: 8 SPACESTOTAL BICYCLE PARKING PROVIDED: 80 SPACESMOTORCYCLE PARKINGMOTORCYCLE PARKING REQUIRED:1 PER 20 AUTO PARKING REQUIRED: 27/20 = 2 SPACESTOTAL MOTORCYCLE PARKING PROVIDED: 2 SPACESPERSPECTIVE VIEW - South-East Corner of Building off Higuera StreetHIGUERATHE CREAMERYDENSITYVICINITY MAPT1 TITLE SHEETA1 CONTEXT PHOTOSA2 PROJECTS IN THE WORKSA3 SITE AIR PHOTOA4 EXISTING SITE SURVEYA5 SITE PLAN (ROTATED FOR CLARITY)A6 GROUND FLOOR PLANA7 SECOND FLOOR PLANA8 THIRD FLOOR PLANA9 FOURTH FLOOR PLANA10 SECTIONSA11 ELEVATIONSA12 ELEVATIONSA13 PERSPECTIVESA14 DETAIL VIGNETTESA15 COLOR & MATERIALSA16 AERIAL PHOTOA17 SHADING PLANA18 SHADING PLANC1 TENTATIVE TRACT MAPC2 PRELIMINARY UTILITY PLANC3 PRELIMINARY CIVIL GRADING & DRAINAGE PLANL1 LANDSCAPE SITE PLANSITEJuly 15, 2019#1234-01-CO17T1THE LOFTS AT THE CREAMERYTITLE SHEETATTACHMENT 2Item 3Packet Page 91 THE CREAMERY CONTEXT PHOTOSJuly 15, 2019#1234-01-CO17A1THE LOFTS AT THE CREAMERYCONTEXT PHOTOSATTACHMENT 2Item 3Packet Page 92 NEW SLO THEATERDOWNTOWN TERRACEHOTEL AT THE CREAMERYPROPOSED PARKING STRUCTUREJuly 15, 2019#1234-01-CO17A2THE LOFTS AT THE CREAMERYPROJECTS IN THE WORKSATTACHMENT 2Item 3Packet Page 93 PROPOSED PARKINGSTRUCTUREMONTEREY PLACETHE CREAMERY HOTELCREAMERYSAN LUIS OBISPO SQUAREPROJECT SITEDOWNTOWN TERRACEADJACENT OFFICEADJACENT RESIDENTIALADJACENT MULTI-FAMILYRESIDENTIALJuly 15, 2019#1234-01-CO17A3THE LOFTS AT THE CREAMERYSITE AIR PHOTOATTACHMENT 2Item 3Packet Page 94 July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA40020 8040402010SCALE: 1'-0" = 40’-0" (12x18 sheet)SCALE: 1'-0" = 20’-0" (24X36 sheet)EXISTING SITE SURVEYATTACHMENT 2Item 3Packet Page 95 8383&5((.$&&(66 0,1:,'((/(&*5281')/225/2%%<75$6+   5 (/(9   &/($5),5($&&(66  ),5(5,6(50,1 :,'(7232)%$1.3523(57</,1(&(17(5/,1(2)&5((.7232)%$1.287/,1(2)%8,/',1*$%29( 3* (($60(17 3* (($60(17&5((.0$,17(1$1&(($60(17/,0,72)%8,/,'1* ( 75$6+$'-$&(17&200(5&,$/$'-$&(17&200(5&,$/$'-$&(17&200(5&,$/(;,67,1*3$5.,1*(;,67,1*3$5.,1*+,*8(5$673(50$1(17'5$,1$*(($60(17/,0,72)%8,/',1*287'2256($7,1*$5($'*3$7+:$<287'2256($7,1*$5($'*3$7+:$</$1'6&$3,1* ( 9(*(7$7,21725(0$,1 ( 9(*(7$7,21725(0$,1 ( 9(*(7$7,21725(0$,1(*5(667+528*+&5($0(5<7238%/,&:$<($6(0(1772%(3529,'('81'(5&21',7,212)$33529$/$&&(66,%/(5287(723$7,2      ),5(5,6(5$&&(66,%,/,7<)25$(5,$/),5($3$5$7863$5.,1*)25$'-$&(17&200(5&,$/3$5.,1*)25$'-$&(17&200(5&,$/6+2577(50%,.(3$5.,1*)/2:(56+23)25%86,1(666725$*(21/<;02725&<&/(63$&(6 :,'(0,1(0(5*(1&<(*5(665287(7238%/,&5,*+72):$<(0(5*(1&<(*5(665287(7238%/,&5,*+72):$<(0(5*(1&<(*5(665287(7238%/,&5,*+72):$<(0(5*(1&<(*5(665287(7238%/,&5,*+72):$<70'R.O.W.NOTE: FRONTAGE IMPROVEMENTS TO BE COMPLETED TO THE SATISFACTION OF THE CITY OF SAN LUIS OBISPO15'-0"AO 2'FLOOD ZONEAEFLOOD ZONEDRAINAGE EASEMENT/CREEK SETBACK PER NATURAL RESOURCES MANAGERNOTE: NO DWELLING UNITS ON GROUND FLOORALL LOCATIONS OF EXTERIOR LIGHTING, INCLUDING LIGHTING ON THE STRUCTURE, BOLLARD-STYLE LANDSCAPING OR PATH LIGHTING SHALL BE INCLUDED IN PLANS SUBMITTED FOR A BUILDING PERMIT. ALL SELECTED FIXTURES SHALL BE SHEILDED TO ENSURE THAT LIGHT IS DIRECTED DOWNWARD CONSISTENT WIITH THE REQUIREMENTS OF THE CITY'S NIGHT SKY PRESERVATION STANDARDS CONTAINED IN CHAPTER 17.23 OF THE ZONING REGULATIONSFLOOD ZONE SEPARATION LINEJuly 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA50040201020510SCALE: 1” = 20’-0" (12X18 sheet)SCALE: 1” = 10’-0" (24X36 sheet)SITE PLAN (ROTATED FOR CLARITY)ATTACHMENT 2Item 3Packet Page 96 $$$  *8(67%,.(5$&.3$5.,1**$5$*(9(+,&/(63$&(602725&<&/(63$&(6                      7<367$//:,'7+         &/($5'5,9(&/($5$,6/( 7<367$//'(37+ /2%%<)/2:(56+23(/(& 1 75$6+/,0,72)%8,/',1*$5($&211(&7,2172&5($0(5<$'-$&(176+236$77+(&5($0(5< $&&(66,%/(3$7+723$7,2(0(5*(1&<(*5(665287(7238%/,&5,*+72):$<2A101A10EXIT DISCHARGETHROUGH CREAMERY4X8 MOTORCYCLE PARKING SPACESEXIT DISCHARGETO PUBLIC RIGHT OF WAYREFER TO SITEPLAN ON A7July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA6SCALE: 1/8” = 1’-0" (24X36 sheet)SCALE: 1/16” = 1’-0" (12X18 sheet)16328164800GROUND FLOOR PLANATTACHMENT 2Item 3Packet Page 97 $'1(/(9$$           235223(57</,1(%/,0,72)%/,0,72) %%8,/',1*$5($%8,/',1* $5($/21*7(50%,.(67<3 /21*7(50%,.(62A101A10%$/&21<    SECOND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1UNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT B 450 SF - FLATUNIT C 450 SF - FLATUNIT E 450 SF - FLATUNIT E 450 SF - FLATTYPICAL UNIT FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)2TYPICAL UNIT A450 SF - FLATADAPTABLE RESTROOMALL UNITS PLANS ARE ADAPTABLE July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA716328164800SCALE: 1/16” = 1’-0" (12X18 sheet)SCALE: 1/8” = 1’-0" (24X36 sheet)SECOND FLOOR PLANATTACHMENT 2Item 3Packet Page 98 (/(9$$           7<3 /21*7(50%,.(6/21*7(50%,.(6**THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1UNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT B 450 SF - FLATUNIT C 450 SF - FLATUNIT E 450 SF - FLATUNIT E 450 SF - FLAT2A101A10July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA8SCALE: 1/8” = 1’-0" (24X36 sheet)SCALE: 1/16” = 1’-0" (12X18 sheet)16328164800THIRD FLOOR PLANATTACHMENT 2Item 3Packet Page 99 (/(9           7<3 /21*7(50%,.(6/21*7(50%,.(6**2A101A10    %$/&21<FOURTH FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1UNIT D598 SF WITH LOFTUNIT D598 SF WITH LOFTUNIT D598 SF WITH LOFTUNIT D598 SF WITH LOFTUNIT D598 SF WITH LOFTUNIT D598 SF WITH LOFTUNIT F598 SF WITH LOFTUNIT G598 SF WITH LOFTUNIT E 598 SF - FLATUNIT E 598 SF - FLATUNIT D598 SF WITH LOFTUNIT D598 SF WITH LOFTTYPICAL LOFT FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1TYPICAL UNIT D WITH LOFT598 SF - FLATALL UNITS PLANS ARE ADAPTABLE ADAPTABLE RESTROOMJuly 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA916328164800SCALE: 1/16” = 1’-0" (12X18 sheet)SCALE: 1/8” = 1’-0" (24X36 sheet)FOURTH FLOOR PLANATTACHMENT 2Item 3Packet Page 100 STUDIO FLATSTUDIO FLATPARKINGUNIT W/LOFT UNIT W/LOFTSTUDIO FLATHHHBEDBEDSTUDIO FLATPROPOSED MASSING SECTION 2PLPL),567)/225 6(&21')/225 7+,5')/225 )2857+)/225 /2)7 352326('+(,*+7 AVG ELEVATION 187'MAX ELEVATION 237'AVG ELEVATION 187'MAX ELEVATION 237'$'-$&(17&200(5&,$/PROPOSED MASSING SECTION 1STUDIO FLATUNIT W/LOFTSTUDIO FLATSTUDIO FLATSTUDIO FLATSTUDIO FLATPARKINGHHHBEDJuly 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA10SCALE: 1/8” = 1’-0" (24X36 sheet)SCALE: 1/16” = 1’-0" (12X18 sheet)16328164800PLPLTOP OF BANKBUILDING SETBACKSECTIONSATTACHMENT 2Item 3Packet Page 101 ),567)/225 6(&21')/225 7+,5')/225 )2857+)/225 /2)7 352326('+(,*+7 PROPOSED FRONT ELEVATION),567)/225 6(&21')/225 7+,5')/225 )2857+)/225 /2)7 352326('+(,*+7 AVG ELEVATION 187'MAX ELEVATION 237'AVG ELEVATION 187'MAX ELEVATION 237'PROPOSED LEFT ELEVATIONJuly 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA11SCALE: 1/16” = 1’-0" (12X18 sheet)16328164800SCALE: 1/8” = 1’-0" (24X36 sheet)ELEVATIONSDAABCDJEEHJFHAFDDABEJHHFFHDGGEHAMETAL ROOFINGBWINDOWSBLACK ALUMINUMCANODIZED STOREFRONTBLACKDCOMPOSITE WOOD RAILSFIBERON IPEECORRUGATED METAL SIDINGFPAINTED STUCCOSW 7071 GRAY SCREENGPAINTED FIBER CEMENT TRIM/ BOARD & BATT SIDINGSW 7076 CYBERSPACEHTHIN BRICK VENEERGENERAL SHALE FORT PORTSMOUTHJPRECAST SURROUNDCDI GRAYATTACHMENT 2Item 3Packet Page 102 ),567)/225 6(&21')/225 7+,5')/225 )2857+)/225 /2)7 352326('+(,*+7 PROPOSED RIGHT ELEVATION),567)/225 6(&21')/225 7+,5')/225 )2857+)/225 /2)7 352326('+(,*+7 AVG ELEVATION 187'MAX ELEVATION 237'AVG ELEVATION 187'MAX ELEVATION 237'PROPOSED REAR ELEVATIONJuly 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA12SCALE: 1/16” = 1’-0" (12X18 sheet)16328164800SCALE: 1/8” = 1’-0" (24X36 sheet)ELEVATIONSAMETAL ROOFINGBWINDOWSBLACK ALUMINUMCANODIZED STOREFRONTBLACKDCOMPOSITE WOOD RAILSFIBERON IPEECORRUGATED METAL SIDINGFPAINTED STUCCOSW 7071 GRAY SCREENGPAINTED FIBER CEMENT TRIM/ BOARD & BATT SIDINGSW 7076 CYBERSPACEHTHIN BRICK VENEERGENERAL SHALE FORT PORTSMOUTHJPRECAST SURROUNDCDI GRAYHEFHBJDGDHFAEAC*ABJHFGDAABFJHEATTACHMENT 2Item 3Packet Page 103 PROPOSED MASSINGPROPOSED MASSINGJuly 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA1316328164800PERSPECTIVESATTACHMENT 2Item 3Packet Page 104 July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA1416328164800DETAIL VIGNETTESDECORATIVE METAL VENTSCORRUGATED METAL ROOFINGACCENT WHITE PAINTED STRIPESARCHITECTURAL CORRUGATED METAL SIDINGSTUCCO WALL SURFACEMETAL WIRE GRID "JULIET BALCONY" WITH METAL RAILING FULLY COVERED RESIDENTIAL DECKSLIDING DOOR SYSTEMSWOOD TONE DECK RAILINGRESIDENTIAL DECKBOARD AND BATT SIDING SIMPLE BRICK CORNICEGOOSENECK BUILDINGLIGHTINGHAND PAINTED BUILDING SIGNAGESOLDIER COURSE BRICK BANDINGARCHITECTURAL MONITOR ELEMENTGABLE END VENTMETAL TRIM AROUND OPENINGSDECK PRVACY WALLARCHITECTURAL METAL PANELSBOARD AND BATT SIDINGWOOD TONE DECK RAILINGATTACHMENT 2Item 3Packet Page 105 July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA1516328164800THIN BRICK VENEERGENERAL SHALE FORT PORTSMOUTHDFCORRUGATED METAL SIDINGCOMPOSITE WOOD RAILSFIBERON IPEPAINTED STUCCOSW 7071 GRAY SCREENPRECAST SURROUNDCDI GRAYWINDOWSBLACK ALUMINUMANODIZED STOREFRONTBLACKMETAL ROOFINGABAABFECDJEEHJFPAINTED FIBER CEMENT TRIM/BOARD & BATT SIDING PER ELEVATIONSW 7076 CYBERSPACEHAFDDCEGDFHJCOLOR & MATERIALSEXTERIOR GOOSENECK LIGHT FIXTUREATTACHMENT 2Item 3Packet Page 106 July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA1616328164800PROPOSED PARKINGSTRUCTUREMONTEREY PLACECREAMERYPROPOSEDDOWNTOWN TERRACESAN LUIS SQUARETHE CREAMERY HOTELAERIAL PHOTOATTACHMENT 2Item 3Packet Page 107 JUNE 219:00 AMJUNE 2112:00 PMJUNE 213:00 PMJuly 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA1716328164800SHADING PLANSUMMER SOLSTICEATTACHMENT 2Item 3Packet Page 108 DECEMBER 219:00 AMDECEMBER 2112:00 PMDECEMBER 213:00 PMJuly 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA1816328164800SHADING PLANWINTER SOLSTICEATTACHMENT 2Item 3Packet Page 109 July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYC10040201020105SCALE: 1'-0" = 20’-0" (12x18 sheet)SCALE: 1'-0" = 10’-0" (24X36 sheet)TENTATIVE TRACT MAPATTACHMENT 2Item 3Packet Page 110 July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYC200PRELIMINARY UTILITY PLAN15 306030157.5SCALE: 1'-0" = 30’-0" (12x18 sheet)SCALE: 1'-0" = 15’-0" (24X36 sheet)ATTACHMENT 2Item 3Packet Page 111 July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYC30015 306030157.5SCALE: 1'-0" = 30’-0" (12x18 sheet)SCALE: 1'-0" = 15’-0" (24X36 sheet)PRELIMINARY CIVIL GRADING & DRAINAGE PLANATTACHMENT 2Item 3Packet Page 112 July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYL10010 204020105SCALE: 1'-0" = 20’-0" (12x18 sheet)SCALE: 1'-0" = 10’-0" (24X36 sheet)LANDSCAPE SITE PLANDateScaleSheet07/28/2016SOUTH TOWN EIGHTEEN560 HIGUERA, SAN LUIS OBISPO, CA(FORMALLY HOMETOWN LOFTS)WATER CONSERVATION NOTESLARGE CANOPY SHADE TREESarbutus 'marina' / 'MARINA' ARBUTUS Lcassia leptophylla / GOLDEN MEDALLION TREE Llagerstroemia indica 'nachez / CRAPE MYRTLE (WHITE)Lmagnolia grandiflora 'majestic beauty' / SOUTHERN MAGNOLIAMmaytenus boarla / MAYTEN TREEMmelaleuca quinquinervia / CAJEPUT TREELSMALL ACCENT TREESacer palmatum 'bloodgood' / 'BLOODGOOD' JAPANESE MAPLE Meriobotrya deflexa / BRONZE LOQUATLmagnolia soulangeana / SAUCER MAGNOLIA (MULTI)MSHRUBS & PERENNIALScallistemon 'little john' / DWARF BOTTLEBRUSH Lchondropetalum tectorum / CAPE RUSH Lcordyline australis 'red sensation' / NEW ZEALAND CABBAGE TREE Lcuphea hyssopifolia / FALSE HEATHER Mescallonia 'newport dwarf' / NEWPORT DWARF ESCALLONIA Mliriope muscari / BIG BLUE LILY TURFMliriope muscari 'evergreen giant' / 'EVERGREEN GIANT' LILY TURFMliriope 'silvery sunproof' / VARIEGATED LILY TURFMnandina domestica 'fire power' / HEAVENLY BAMBOOMrumohra adiantiformis / LEATHERLEAF FERNMstrelitzia reginae / BIRD OF PARADISEMGROUNDCOVERcoprosma 'tequila sunrise' / MIRROR PLANT Ldianella revoluta 'little rev / BLUE FLAX LILY Lerigeron karvinskianus / FLEABANELfestuca malrei / ATLAS FESCUELheuchera 'electric lime' / FANCY-LEAF CORAL BELLSMheuchera 'southern comfort' / SOUTHERN COMFORT CORAL BELLSMhosta sp. / VARIEGATED PLAINTAIN LILYMlysimachia nummularia 'aurea' / CREEPING JENNY SHADE--thymus serpyllum / MOTHER-OF-THYMEMverbena tapien 'blue violet' / (NO COMMON NAME)--MULCHMULCH ALL GROUND COVER AND PLANTER AREAS WI TH 3" MINIMUM LAYER 'WALK-ON' BARK OR DECORATIVE BEACH PEBBLE.WATER-USE EVALUATION OF PLANT MATERIALSWATER USE OF PROPOSED PLANTS HAVE BEEN EVALUATED USING THE "WATER USECLASSIFICATION OF LANDSCAPETHE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL BE EMPLOYED IN THIS PROJECT:xWATER CONSERVING PLANTS, DEFINED AS "LOW" IN THE "WATER USE CLASSIFICATION OFLANDSCAPE SPECIES" (WUCOLS III, UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION),SHALL BE UTILIZED IN 75% OF THE TOTAL PLANT AREA.xIRRIGATION SYSTEM SHALL BE SEPARATED INTO DISTINCT HYDROZONES BASED ON PLANTMATERIAL TYPES, EXPOSURE AND ORIENTATION.xSOIL AMENDMENTS AND MULCH SHALL BE UTILIZED TO IMPROVE WATER HOLDINGCAPACITY OF SOIL.xAUTOMATIC IRRIGATION SYSTEM SHALL UTILIZE "SMART CONTROLLER" TECHNOLOGY WITHWATER BUDGETING FEATURE TO ADJUST WATER APPLICATION BASED ON SOIL MOISTUREAND/OR LOCAL WEATHER DATA.xLAWN IS LIMITED TO ACTIVE-USE AREAS.STATEMENT OF WATER CONSERVING IRRIGATION DESIGNTHE FOLLOWING PRINCIPLES OF IRRIGATION DESIGN UTILIZED ON THIS PROJECT ARE DIRECTEDSPECIFICALLY AS CONSERVING WATER AND IMPROVING THEEFFICIENCY OF THE IRRIGATION SYSTEM:xALL IRRIGATION SHALL BE DRIP OR DRIPLINE EMITTERS. NO OVERHEAD SPRAY HEADS WILLBE USED.xIRRIGATION HYDROZONES SHALL BE ADJUSTED ACCORDING TO WATER NEEDS ANDWEATHER.xUTILIZATION OF IRRIGATION SYSTEM MASTER VALVE.xUTILIZATION OF IRRIGATION SYSTEM "SMART" CONTROLLER WITH WATER BUDGETINGFEATURE.xUTILIZATION OF IRRIGATION SYSTEM FLOW SENSOR.xUTILIZATION OF RAIN SHUT-OFF DEVICE CONNECTED TO IRRIGATION CONTROLLER.TO HELP MAINTAIN THE IRRIGATION EFFICIENCY AS INTENDED IN THE DESIGN, IRRIGATIONSYSTEM SHALL BE TESTED AND MAINTAINED ON A REGULARBASIS BY THE MAINTENANCE STAFF.PLANT LISTLANDSCAPE WATER USE SUMMARYGROUND COVERDG PATHWAYSHRUBSSMALL ACCENT TREESLARGE CANOPY TREEOUTDOOR SEATING AREADG PATHWAY570 HIGUERASTAIRSTRASHLOBBYPARKING AREAREFER TO CIVIL PLANSFOR DRAINAGE INFO.SAN LUIS CREEKTHE CREAMERYFARMERS BLD'GTHECREAMERY  ʹATTACHMENT 2Item 3Packet Page 113 $'1(/(9$$           235223(57</,1(%/,0,72)%/,0,72) %%8,/',1*$5($%8,/',1*$5($/21*7(50%,.(67<3 /21*7(50%,.(62A101A10%$/&21<    SECOND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1UNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT B 450 SF - FLATUNIT C 450 SF - FLATUNIT E 450 SF - FLATUNIT E 450 SF - FLATTYPICAL UNIT FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)2TYPICAL UNIT A450 SF - FLATADAPTABLE RESTROOMALL UNITS PLANS ARE ADAPTABLE July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA716328164800SCALE: 1/16” = 1’-0" (12X18 sheet)SCALE: 1/8” = 1’-0" (24X36 sheet)SECOND FLOOR PLANUNIT A450 SF -FLATATTACHMENT 3Item 3Packet Page 114 (/(9$$           7<3 /21*7(50%,.(6/21*7(50%,.(6**THIRD FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1UNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT A 450 SF - FLATUNIT B 450 SF - FLATUNIT C 450 SF - FLATUNIT E 450 SF - FLATUNIT E 450 SF - FLAT2A101A10July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA8SCALE: 1/8” = 1’-0" (24X36 sheet)SCALE: 1/16” = 1’-0" (12X18 sheet)16328164800THIRD FLOOR PLANUNIT A 450 SF - FLATATTACHMENT 3Item 3Packet Page 115 Item 3Packet Page 116 Minutes ARCHITECTURAL REVIEW COMMISSION Monday, September 9, 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, September 9, 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, Micah Smith, Christie Withers, and Chair Allen Root Absent: Commissioners Michael DeMartini, Mandi Pickens, and Vice-Chair Amy Nemcik Staff: Senior Planner Shawna Scott and Deputy City Clerk Kevin Christian 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 August 28, 2019. ACTION: By consensus, this item was deferred to the next regular meeting of the Architectural Review Commission, to be held on September 16, 2019. ATTACHMENT 4Item 3 Packet Page 117 PUBLIC HEARINGS 2. Project Address: 564 Higuera; Case #: ARCH-0150-2019; Zone: C-D; Design review of a four-story mixed-use project consisting of 36 residential dwellings and 68 square feet of commercial space, including a request for a 22 percent density bonus in exchange for providing affordable units within the project. The project is categorically exempt from environmental review (CEQA). Associate Planner Walter Oetzell presented the staff report and responded to Commissioner mqumes. Applicant representative, Scott Martin of RRM Design Group, and applicant, Damian Mavis, reviewed the project in relationship to the City's Major City Goals, addressed the project's unit size and quantity differences from the currently entitled design, and responded to Commissioner inquiries. Public Comments: James Lopes James Papp Victoria Wood Jim Duffy --End of Public Comment-- ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER SMITH, CARRIED 3-1-3 (COMMISSIONER WITHERS DISSENTING) to forward the project to the Planning Commission with the following recommended conditions: 1. Remove water tower 2. Use corrugated metal as accent only 3. Reduce projecting gable with corrugated metal on rear elevation 4. Reduce corrugated metal on right elevation 5. Consider reducing the depth of the upper balconies on rear elevation 6. Consider reducing light well and pitch of upper story rooms, reduce height of closet, reduce metal stair tower by approximately four feet 7. Planning Commission should verify that colors shown on elevations are consistent with the actual samples Note: A second motion was made due to a clerical error. It was determined that the original motion carried and stands as the record. RECESS The ARC recessed at 6:20 p.m. and reconvened at 6:30 p.m. with all ARC Members present. Minutes -Architectural Review Commission Meeting of August 9, 2019 Page 2 ATTACHMENT 4Item 3 Packet Page 118 RRM Design Response to ARC Recommendations 1. Remove water tower The water tower was removed 2. Use corrugated metal as accent only Corrugated metal has been retained on only the architectural features of the project (the stair tower and the clearstory feature). 3. Reduce projecting gable with corrugated metal on rear elevation The amount of corrugated metal was reduced on the rear facing gable element, and was replaced with board and batten siding to match the existing Creamery Buildings. 4. Reduce corrugated metal on right elevation The amount of corrugated metal used on the right elevation was reduced, resulting in a slight change of plan to give the material a logical inside corner to “die into.” 5. Consider reducing the depth of the upper balconies on rear elevation After considering balcony reductions, RRM and the applicant agree with the majority of Architectural Review Commissioners that this project should take advantage of the creek context and kept the balconies the proposed size. 6. Consider reducing light well and pitch of upper story rooms, reduce height of closet, reduce metal stair tower by approximately four feet The light well was brought down, the pitch of upper story rooms was reduced, and the height of loft closets was reduced, resulting in a large reduction in height of the building stair tower element, and a small reduction in height to the clearstory. 7. Planning Commission should verify that colors shown on elevations are consistent with the actual samples Accurate color samples will be provided at the Planning Commission hearing, for comparison to colors depicted in elevation drawings. ATTACHMENT 4Item 3 Packet Page 119 To Whom it May Concern: Creekside Lofts, LLC, would like to request the Affordable Housing Incentive it is entitled to in accordance with Chapter 17.140 of the City’s Zoning Regulations as a reduction of site development standards for the “Lofts at The Creamery” project, located at 564 Higuera Street in downtown San Luis Obispo. The incentive request we are proposing is a (4) space parking requirement reduction. This would in turn have a direct positive impact on the projects viability, as well as its ability to provide affordable and workforce units, specifically those of the (2) affordable units we are providing on the project. This request is a preferred City option, as stated in the City of SLO Zoning Regulations under Section 17.140.070. This request would cause a significant increase in the Capitalization rate of the deed restricted units, thus making them more financially feasible to build. Although the intention of these specific units is to provide affordable housing, minimizing the financial strain on the rest of the project enhances the ability of the project to move forward. This financial incentive request has additional positive effects with both construction and permanent financing as well. We respectfully request consideration of this proposal in final action taken on this application. Sincerely, Creekside Lofts, LLC. ATTACHMENT 5Item 3 Packet Page 120 PLANNING COMMISSION AGENDA REPORT SUBJECT: Development review of a 296-unit multi-family residential project within the NG-30 zoned portion of the San Luis Ranch Specific Plan area, and a Vesting Tentative Tract Map (Tract 3150) subdividing a portion of Tract 3096 from two existing lots into twelve to provide for 296 airspace condominiums with minor exceptions to the open space requirements for common interest subdivisions. Includes a determination that the project is consistent with the certified Final EIR for San Luis Ranch Specific Plan and therefore exempt from further environmental review under the California Environmental Quality Act (CEQA). PROJECT ADDRESS: 1035 Madonna Road BY: John Rickenbach, Contract Planner Phone Number: 805-610-1109 Email: JFRickenbach@aol.com FILE NUMBER: ARCH-0459-2019 & FROM: Tyler Corey, Principal Planner SBDV-0747-2019 RECOMMENDATION 1. Adopt the Draft Resolution (Attachment 1) approving the development plan based on findings and subject to conditions of approval. 2. Recommend approval to the City Council of the Vesting Tentative Tract Map (VTTM) as described in the Draft Resolution (Attachment 2) based on findings and subject to conditions of approval. SITE DATA Applicant Representative General Plan and Zoning Site Area Environmental Status MI San Luis Ranch, LLC Jacob Grossman Neighborhood General-30 (NG-30; allows multi-family residential under the San Luis Ranch Specific Plan) 10.6 acres Exempt from CEQA pursuant to CEQA Guidelines 15182 (Residential Projects Implementing Specific Plans) SUMMARY The applicant, MI San Luis Ranch, LLC, has proposed a 296-unit multi-family housing project on a 10.6-acre parcel within the 131.3-acre San Luis Ranch Specific Plan area along Madonna Road, roughly midway between Oceanaire Drive and Dalidio Drive. The parcels were established through an approved tentative map (VTTM 3096), which includes the entire San Luis Ranch Specific Plan (SLRSP) area. The project is intended to be consistent with the requirements of the SLRSP. The project site is zoned NG-30, which envisions up to 30 units per acre subject to various standards included in the SLRSP. Meeting Date: February 26, 2020 Item Number: 4 Item 4 Packet Page 121 ARCH-0459-2019 & SBDV-0747-2019 - 1035 Madonna Road (The Orchard at San Luis Ranch) Planning Commission Report – February 26, 2020 Page 2 The project site has been previously approved for grading and off-site public improvements associated with the development of the SLRSP, the previous approvals also account for all tree removals and utility infrastructure. This project is specific to the on-site improvements associated with the residential development (Attachment 3, Project Plans and VTTM). The proposed project consists of 296 residential condominiums and several accessory structures and amenities as outlined in the list below: • (8) three-story buildings with 12-units each, providing 96-condominium units in total. Each 12-unit building is comprised of (6) 951 square feet (SF) two-bedroom units and (6) 1,140 SF three-bedroom units. • (6) three-story buildings with 20-efficiency lofts, for a total of 120-condominium units ranging in size from 380 SF to 580 SF. These are designed to be reviewed and processed as condominiums. • (80) three-story townhome condominium units configured in two- to six-unit attached townhome buildings. Three different three-bedrooms plans each are proposed, ranging in size from 1,423 SF to 1,611 SF. • (1) One-story community clubhouse “The Harvest Club” that is 1,627 SF with associated outdoor pool and activity areas. • (10) Bicycle storage structures (40 bicycles per structure). • The project also includes trash enclosures, mail kiosks, signage, fencing, pedestrian paseos that include outdoor activity and play amenities, shared streets/plazas, a creek walk, tot lot, children’s gardens, and natural play areas. 1.0 PLANNING COMMISSION’S PURVIEW The Planning Commission’s role is to review for consistency with the General Plan1, San Luis Ranch Specific Plan (SLRSP)2, Zoning Regulations3, Subdivision Regulations4, Community Design Guidelines (CDG)5, and applicable City development standards. Planning Commission (PC) review is required for projects which include more than 10 residential units. 2.0 PREVIOUS REVIEW The Architectural Review Commission (ARC) reviewed the proposed project design (ARCH- 0459-2019) on December 2, 2019 for consistency with the SLRSP Design Guidelines and Community Design Guidelines (CDG). The ARC determined that the project was consistent with applicable design guidelines, and recommended approval to the PC (Attachment 4, ARC Staff Report and Meeting Minutes). The ARC’s purview does not include review of the subdivision component of the project (SBDV 0747-2019). 1 General Plan: Land Use Element Chapter 2 (Conservation and Development of Residential Neighborhoods), Housing Element Chapter 3 (Goals, Policies and Programs) 2 SLRP: Chapter 3 (Neighborhood Form) 3 Zoning Regulations Article 3 (Regulations and Standards Applicable to All Zones) and Article 8 (Housing -Related Regulations) 4 Subdivision Regulations: Chapter 16.12 (Vesting Tentative Maps) and Chapter 16.17 (Common Interest Subdivision, Airspace Subdivisions, and Condominium Conversions) 5 CDG: Chapter 2 (General Design Principals), Chapter 5 (Residential Project Design), and Chapter 6 (Site Planning and Other Design Details Item 4 Packet Page 122 ARCH-0459-2019 & SBDV-0747-2019 - 1035 Madonna Road (The Orchard at San Luis Ranch) Planning Commission Report – February 26, 2020 Page 3 3.0 PROJECT ANALYSIS The proposed project must conform to the standards and limitations of General Plan, SLRSP, and any applicable aspects of the Zoning Regulations, and Engineering Standards that are not otherwise addressed in the SLRSP which apply to the overall development plan approval including the subdivision component. Staff has evaluated the project and identified discussion items for the PC to consider, including direction provided by the ARC related to design guidelines. 3.1 Consistency with the San Luis Ranch Specific Plan Upon its adoption in 2017, the SLRSP became the primary guiding land use regulatory document for the area it encompassed. Figure 2 shows the land use map within the SLRSP, and the proposed project area coincides with the NG-30 land use designation shown on that map. A specific plan is a tool for the systematic implementation of a general plan. It effectively establishes a link between implementing policies of the general plan and the individual development proposals in a defined area. In the case of the SLRSP, it addresses the broad range of planning issues and policies typically covered in the City’s General Plan or zoning ordinance, from land use, circulation, site planning standards, design guidelines, landscape design requirements, project phasing, and infrastructure requirements. Figure 1: Condominium (12-pack) concept character rendering Figure 2: San Luis Ranch Specific Plan Land Use Map Item 4 Packet Page 123 ARCH-0459-2019 & SBDV-0747-2019 - 1035 Madonna Road (The Orchard at San Luis Ranch) Planning Commission Report – February 26, 2020 Page 4 In many cases, it establishes standards that go beyond those included in the General Plan, or that are tailored to the needs of the project site. For that reason, the project will be evaluated against the requirements of the SLRSP to determine consistency with City planning policies. In certain instances, the SLRSP defers to the City’s zoning requirements, and where this is the case, it is noted in the analysis that follows. The applicant’s analysis of project’s design consistency is found on Sheet A2 of the project plans. The project has been reviewed for consistency with the SLRSP policies, in order to present a project that meets the intent of the Specific Plan and fully implements the goals for development of the San Luis Ranch Area. The ARC has reviewed the project and recommended the PC find the project consistent with Community Design and Specific Plan Guidelines. The proposal provides a variety of public/community open space features, including a central green area, shared streets and plazas, a creek walk, children’s gardens, a tot lot, natural play area, and pedestrian paseos. Conceptually, the Specific Plan shows a more centrally located open space component. The proposed project includes more dispersed open spaces and a community center. The project provides 263 SF of community open space per unit, while the SLRSP requires only 100 SF per unit. The project also has access to the proposed park in the single-family neighborhood (NG-10 within the Specific Plan) to the south and has improved access to Laguna Lake Park. 3.2 Consistency with Affordable Housing Requirements The City has recognized housing as an important issue. The City’s 2017-19 Financial Plan identifies affordable housing as a Major City Goal. The City’s Housing Element includes numerous policies and programs that support incentives, such as density bonuses, to provide housing for low, very low and extremely low-income households. The SLRSP as conceived accounts for a 20% density bonus for achieving affordable housing goals, and the project as proposed reflects this. Both the SLRSP and the Development Agreement for the project require that development within the Specific Plan area include sufficient affordable housing to be consistent with Housing Element policies related to this issue (the SLRSP and Development Agreement are consistent with one another). In both documents, development in the NG-30 zone is required to provide 26 deed- restricted units that are affordable to very low-income households. The Housing Plan within the Development Agreement also requires that the project provide 10 deed-restricted workforce housing units (i.e., affordable to households earning from 121-160% of the area’s median income) within the NG-30 zone. The proposed project provides the required affordable and workforce housing units, and their location is shown on Sheet A54 of the applicant’s plan set, but also shown in Figure 3 below. Item 4 Packet Page 124 ARCH-0459-2019 & SBDV-0747-2019 - 1035 Madonna Road (The Orchard at San Luis Ranch) Planning Commission Report – February 26, 2020 Page 5 As shown in Figure 3, all 26 affordable units would be the smaller “efficiency units” and would be clustered in two adjacent buildings as shown in green in the figure. Although the number of deed restricted units in this NG-30 portion of the SLRSP is consistent with the SLRSP and Development Agreement, the cluster concept which keeps the dedicated “very low” units within the “efficiency unit” portion of the project is not consistent with Housing Element Policy6. The mix of deed restricted affordable units should be representative of the overall product mix in the NG-30 portion of the project including size, basic quality, appearance, and amenities. Condition No. 14 (Draft Resolution, Attachment 1) has been provided to require the locations of the 26 deed- restricted “very low” income level affordable units to be dispersed throughout the development and be representative of the overall product mix consistent with Housing Element Policy. With respect to the workforce housing requirement, the affordable housing proposal appears to demonstrate the 10 deed-restricted workforce units are sufficiently intermixed among the housing products among the different housing products throughout the project site. Condition No. 14 also includes language to ensure the sizes of the workforce units are comparable to the market mix. 6 Housing Element (HE) Policy 4.1: “Within newly developed neighborhoods, housing that is affordable to various economic strata should be intermixed rather than segregated into separate enclave s…” HE Policy 4.2: “Include both market-rate and affordable units in apartment and residential condominium projects and intermix the types of units. Affordable units should be comparable in size, appearance and basic quality to market -rate units.” Figure 3: Proposed Location of Affordable and Workforce Housing Item 4 Packet Page 125 ARCH-0459-2019 & SBDV-0747-2019 - 1035 Madonna Road (The Orchard at San Luis Ranch) Planning Commission Report – February 26, 2020 Page 6 3.3 Consistency with the Zoning Regulations The SLRSP includes standards and requirements that in many cases supersede those in the Zoning Regulations. These include issues such as allowed land uses, setbacks, building heights, landscaping, and signage, among others. In other cases, the SLRSP defers to the zoning regulations, notably for issues such as lighting, parking (in some cases), walls/fences. Table 1 summarizes the project’s characteristics, providing context within the framework of both the SLRSP and application zoning regulations. The project is consistent with applicable Zoning Regulations. 3.4 Consistency with the Subdivision Regulations The subdivision component of the project (Vesting Tentative Tract Map - VTTM) requires a Planning Commission recommendation and final approval by the City Council. The VTTM provides for private ownership of the various multi-family housing products. The SLRSP includes lot requirements within the NG-30 zone, however the Subdivision Regulations also include additional requirements for common interest subdivisions. As the project is an airspace condominium project, additional requirements of the Subdivision Regulations address issues related to private open space, common open space, common recreational facilities, storage and laundry facilities. The differences between what is proposed and required under the City’s subdivision requirements are summarized in Table 2 under Section 4.0 of this staff report. With the exception of the minor exceptions discussed below for open space, the proposed project meets or exceeds these requirements, especially with respect to common open space and recreation facilities, storage and laundry facilities (see Section 3.1 of this staff report for additional discussion related to public/common open space). The applicant requests two exceptions to the subdivision requirements that relate to private and common open space. These include: 1. Private open space dimensions to be 10 feet by 5 feet, rather than the required 10 feet by 6 feet for Unit Types B and D within the Efficiency Buildings (totaling 48 units). 2. Total combined private and common open space for the entire development to be 391 SF per unit, rather than the required 400 SF per unit. The proposed project exceeds open space requirements identified for the Specific Plan (Table 1, below) and deviations from the standard Subdivision Regulation open space requirements are very minor. The project also provides a desirable range of unit configurations and units sizes including efficiency units which range from 380-580 square feet and which are the only units that do not fully meet the standard Subdivision Regulations for private open space. Findings for the requested exceptions to the Subdivision Regulations, pursuant to Section 16.17.110.C have been incorporated into the Draft Resolution (Attachment 2) recommending final approval of the Subdivision to the City Council. 3.5 Architectural Review Commission Directional Items The ARC recommended three directional items to be reviewed and evaluated prior to taking final action on the project design. The applicant has made the following changes in response to the directional items: Item 4 Packet Page 126 ARCH-0459-2019 & SBDV-0747-2019 - 1035 Madonna Road (The Orchard at San Luis Ranch) Planning Commission Report – February 26, 2020 Page 7 ARC Directional Item #1: The applicant should revise the proposed signage on the Condo Buildings to be better integrated into the architectural character of the structures. Response: The applicant has eliminated the signage above the entries for the Condo Buildings, as the entries do not face any street or parking area and signage was determined to be unnecessary at this location. ARC Directional Item #2: The applicant should revise the proposed signage plan to provide illumination on the proposed directional signage. Response: The applicant has added a note to the project plans (Sheet A7) that the directory signage will include illumination that is compliant with the City’s Municipal Code. ARC Directional Item #3: The applicant should consider providing a lighter color palette and more variation related to articulations and materials of the townhome buildings. Response: The applicant has revised the townhome buildings to provide a lighter color scheme and improved variation between materials. The ARC was specifically concerned with the contrast between board and batten, trim boards, and stucco with no variation in roofing materials. The ARC was also concerned with the articulation of the townhomes in specific locations, the ARC made a recommendation to replace a portion of the vertical lap siding with horizontal siding in the center of the building (Figure 4 & 5). The applicant has responded to the ARC concerns and incorporated the comments into the project plans. Figure 4: Rendering of Townhome Building 300, revised (left) previous ARC review (right) Figure 5: Rendering of Townhome Building 600B, revised (left) previous ARC review (right) Item 4 Packet Page 127 ARCH-0459-2019 & SBDV-0747-2019 - 1035 Madonna Road (The Orchard at San Luis Ranch) Planning Commission Report – February 26, 2020 Page 8 4.0 PROJECT STATISTICS Table 1 - Development Review Project Statistics Site Details Proposed Allowed/Required Number of Dwellings 296 Up to 299 Building Setbacks 10 feet along Madonna Road 5 feet Creek Setbacks 35 feet from Prefumo Creek; 20 feet from Cerro San Luis Channel 35 feet from Prefumo Creek; 20 feet from Cerro San Luis Channel (per Municipal Code 17.70.170) Maximum Height of Structures 40 feet; 3 stories 40 feet; 3 stories (Per SLRSP Table 3-3) Maximum Building Coverage 70.5% 100% (per SLRSP Table 3-3) Private Yard/Outdoor Space Multifamily 118 SF per unit, 60 SF for upper level units 100 SF per unit, 50 SF for upper level units Townhomes 191 SF per with at least one space with min dimension of 8 feet 100 SF per unit with at least one space with min dimension of 8 feet (Per SLRSP Table 3-3) Community Open Space 77,765 SF (360 SF/unit) 21,600 SF (100 SF/unit) (Not required for Townhomes, per SLRSP Table 3-3) Signage Compliant with Table 3-11 SLRSP Table 3-11 Parking Automobile spaces 491 (322 covered; 11 ADA) 394 (80 covered; 8 ADA) Bicycle Parking (Long Term) Short Term 600 70 592 60 Motorcycle Parking 25 25 Electric Vehicle Parking 26% EV ready; 61% EV capable 10% EV ready; 50% EV capable Table 2 – Common Interest Subdivision Project Statistics Site Details Proposed Allowed/Required Private Open Space 100 SF per unit, 50 SF for upper level units (SLRSP) Minimum dimensions of 10 feet by 5 feet 100 SF per unit, 50 SF for upper level units (SLRSP) Minimum dimensions of 10 feet by 6 feet Common Open Space 263 SF per unit 100 SF per unit Combined Total Open Space 391 SF per unit 400 SF per unit Common Recreation Facilities 263 SF per unit of outdoor recreation facilities 40 SF per unit of outdoor recreation facilities Storage 200 cubic feet per unit 200 cubic feet per unit Laundry Facilities Washer and dryer provided within each unit One washer and dryer per each 10 units Item 4 Packet Page 128 ARCH-0459-2019 & SBDV-0747-2019 - 1035 Madonna Road (The Orchard at San Luis Ranch) Planning Commission Report – February 26, 2020 Page 9 5.0 ENVIRONMENTAL REVIEW The project, including the VTTM and development facilitated by that VTTM, is consistent with the certified Final Environmental Impact Report (FEIR) for SLRSP and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182 (Residential Projects Implementing Specific Plans). On July 18, 2017, the City Council certified the FEIR for the SLRSP and approved the SLRSP through Council Resolution 10822 (2017 Series). A Final Supplemental EIR to address modifications to the phasing plan within the SLRSP was certified by the City Council on July 17, 2018, through Council Resolution 10927 (2018 Series). All mitigation measures adopted as part of the SLRSP FEIR and FSEIR that are applicable to the proposed project are carried forward and applied to the proposed project to effectively mitigate the impacts that were previously identified. The project is exempt from the provisions of the CEQA under Government Code §65457 because the project consists of a residential development and is consistent with the SLRSP, which was approved following certification of the SLRSP FEIR in 2017. No Supplemental Environmental Impact Report is required pursuant to Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or require any revisions to the certified SLRSP FEIR or FSEIR; 2) no substantial changes would occur with respect to the circumstances under which the project is being undertaken, and no revisions to the SLRSP FEIR or FSEIR are required; and 3) no new information of substantial importance is available that was not already known at the time the SLRSP FEIR and FSEIR were certified. With respect to the requested exceptions to the Subdivision Regulations, these exceptions are minor as described in Section 3.4 of this staff report and do not conflict with the Subdivision Map Act and do not have the potential to result in any adverse environmental impacts. Therefore, the project is in substantial conformance with the intent of the SLRSP, including requirements related to project design, including open space. For that reason, the existing certified CEQA documentation related to the SLRSP and VTTM is adequate to address issues related to the requested exceptions to the Common Interest Subdivision Development Standards as outlined in the Subdivision Regulations. 6.0 OTHER DEPARTMENT COMMENTS The project has been reviewed by various City departments and divisions including; Planning, Engineering, Transportation, Natural Resources, Building, Utilities, and Fire. Comments have been incorporated into the draft resolution as conditions of approval. 7.0 ALTERNATIVES 1. Continue project. An action to continue the items should include a detailed list of additional information or analysis required. 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, SLRSP, Zoning Regulations or other policy documents. Should the PC want to pursue this alternative, Staff recommends that the specific findings under Government Code § 65915(d)(1)(B) and (d)(3) are adequately addressed. Item 4 Packet Page 129 ARCH-0459-2019 & SBDV-0747-2019 - 1035 Madonna Road (The Orchard at San Luis Ranch) Planning Commission Report – February 26, 2020 Page 10 8.0 ATTACHMENTS 1. Draft Resolution – Development Plan Approval 2. Draft Resolution – Vesting Tentative Tract Map 3. Project Plans & Vesting Tentative Tract Map 4. ARC Staff Report and Draft Meeting Minutes 12-2-19 Item 4 Packet Page 130 RESOLUTION NO. PC-XXXX-20 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING THE DEVELOPMENT OF A 296-UNIT MULTI-FAMILY RESIDENTIAL PROJECT WITHIN THE NG-30 ZONED PORTION OF THE SAN LUIS RANCH SPECIFIC PLAN AREA, AND A DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL EIR FOR SAN LUIS RANCH SPECIFIC PLAN AND EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED FEBRUARY 26, 2020 (1035 MADONNA ROAD, ARCH-0459-2019) 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 December 2, 2019, recommending directional items and approval of the project to the Planning Commission based on consistency with the Community Design Guidelines and San Luis Ranch Specific Plan (SLRSP), pursuant to a proceeding instituted under ARCH- 0459-2019, MI San Luis Ranch, LLC, 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 February 26, 2020, pursuant to a proceeding instituted under ARCH-0459-2019, MI San Luis Ranch, LLC, 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; and 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 development plan approval to the project (ARCH-0459-2019), 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 the General Plan because it promotes policies related to compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11), and housing production (HE 6.10). Item 4 Packet Page 131 Resolution No. PC-XXXX-20 1035 Madonna Road, ARCH-0459-2019 Page 2 3. 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. 4. The project is consistent with Housing Element Policies 6.1 and 7.4 because the project supports the development of more housing in accordance with the assigned Regional Housing Needs Allocation and establishes a new neighborhood, with pedestrian and bicycle linkages that provide direct, convenient and safe access to adjacent neighborhoods consistent with the San Luis Ranch Specific Plan (SLRSP). 5. The project is consistent with the goals and policies of the SLRSP, especially as they relate to allowed land uses within the NG-30 zone, the density of development within that area, design considerations and urban form, parking requirements, community open space provisions, and housing affordability. 6. As conditioned, the project design is consistent with the San Luis Ranch Design Guidelines within the SLRSP, and consistent with the Community Design Guidelines for multi-family housing design and Infill Development because the architectural styles are complementary to the surrounding neighborhood including site design, roofing style, front porches, balconies, siding materials, finish, and scale. The project design incorporates articulation, massing, and a mix of color/finish materials that are compatible with the neighborhood and complementary to other development within the immediate vicinity. 7. The proposed height, mass and scale of the project will not negatively alter the overall character of the neighborhood or the streets appearance because the development is designed in a manner that does not deprive reasonable solar access to adjacent properties by positioning the majority of the building mass along the street frontage that incorporates vertical and horizontal wall plan offsets providing a high-quality and aesthetically pleasing architectural design. 8. The proposed height, mass and scale of the project is necessary to provide dwelling units that can achieve the required 26 “very low income” deed restricted units that are included in the project. SECTION 2. Environmental Review. The project is consistent with the certified Final Environmental Impact Report (FEIR) for SLRSP and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182(c) (Residential Projects Implementing Specific Plans). On July 18, 2017, the City Council certified the FEIR for the SLRSP and approved the SLRSP through Council Resolution 10822 (2017 Series). A Final Supplemental EIR to address modifications to the phasing plan within the SLRSP was certified by the City Council on July 17, 2018, through Council Resolution 10927 (2018 Series). All mitigation measures adopted as part of the SLRSP FEIR and FSEIR that are applicable to the proposed project are carried forward and applied to the proposed project to effectively mitigate the impacts that were previously identified. The project is exempt from the provisions of the CEQA under Government Code §65457 because the project consists of a residential development and is Item 4 Packet Page 132 Resolution No. PC-XXXX-20 1035 Madonna Road, ARCH-0459-2019 Page 3 consistent with the SLRSP, which was approved following certification of the SLRSP FEIR in 2017. No Supplemental Environmental Impact Report is required pursuant to Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or require any revisions to the certified SLRSP FEIR or FSEIR; 2) no substantial changes would occur with respect to the circumstances under which the project is being undertaken, and no revisions to the SLRSP FEIR or FSEIR are required; and 3) no new information of substantial importance is available that was not already known at the time the SLRSP FEIR and FSEIR were certified. 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 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 Planning Commission (ARCH- 0459-2018). 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. The project shall comply with all mitigation measures and conditions applicable to the project site, as established under City Council Resolutions No. 10822 (2017 Series) and No. 10927 (2018 Series). 3. 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. The project shall avoid repetition of design color schemes, such that adjacent townhomes or buildings of a similar layout use different color schemes. The applicant shall also note the use of smooth finish stucco on the building plans to the satisfaction of the Community Development Director. 4. Plans submitted for a building permit shall include recessed window details or equivalent shadow variation, 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. Item 4 Packet Page 133 Resolution No. PC-XXXX-20 1035 Madonna Road, ARCH-0459-2019 Page 4 5. Plans submitted for a building permit shall clearly depict the location of all required short and long-term bicycle parking for all intended uses, plans submitted for construction permits shall include bicycle lockers or interior space within each residential unit or parking area for the storage of at least two 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. 6. Plans submitted for building permit shall include a photometric plan, demonstrating compliance with maximum light intensity standards not to exceed a maintained value of 10 foot-candles. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall 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. 7. Mechanical and electrical equipment should be located internally to the buildings. With submittal of working drawings, the applicant shall include sectional views of the buildings, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers, transformers, or other mechanical equipment are to be ground mounted or placed on the roof, plans submitted for a building permit shall confirm that these features will be adequately screened. 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. 8. The storage area for trash and recycling cans shall be screened from the public right-of-way consistent with §17.70.200 of the Zoning Regulations. 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. 9. 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. Landscaping plans shall include the following information, at a minimum: a. The species, diameter at breast height, location, and condition of all existing trees; b. Identification of trees that will be retained, removed, or relocated; c. Location and size of plant and tree species proposed to be planted; d. The location of proposed utilities, driveways, street tree locations, and the size and species of proposed street trees; and e. A reclaimed water irrigation plan. Item 4 Packet Page 134 Resolution No. PC-XXXX-20 1035 Madonna Road, ARCH-0459-2019 Page 5 10. Plans submitted for construction permits shall include elevation and detail drawings of all walls and fences. Fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges). 11. 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. 12. The design of proposed structures will incorporate noise attenuating construction techniques that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City’s Noise Ordinance. Plans submitted for construction permits must clearly indicate and describe noise attenuation measures, techniques, and materials, and demonstrates their compliance with noise levels limits. 13. Prior to occupancy, an overflight notification shall be recorded and appear with the property deed. The applicant shall also record a covenant with the City to ensure that disclosure is provided to all buyers and lessees at the subject property. Notice form and content shall be to the satisfaction of the Community Development Director and include the following language: NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an airport, within what is known as the airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you. Housing Programs – Community Development Department 14. Prior to issuance of building permits, the City and the project owners shall enter into an Affordable Housing Plan for the inclusionary affordable housing units to be developed in the NG-30 Zone, which will be recorded in the office of the County Recorder. Both the deed- restricted twenty-six (26) “very low” income level units and the ten (10) “workforce” units shall be shown in the final Affordable Housing Plan to ensure that the units are: 1) sufficiently intermixed throughout the Zone and representative of the overall product mix consistent with Housing Element Policy; and 2) either sold or rented subject to the inclusionary housing Item 4 Packet Page 135 Resolution No. PC-XXXX-20 1035 Madonna Road, ARCH-0459-2019 Page 6 provisions of the City per the final recorded Affordable and Workforce Housing Agreement and Declaration of Restrictive Covenants for the San Luis Ranch project. Engineering Division – Public Works/Community Development 15. The building plan submittal(s) shall show and note compliance with all conditions of approval, mitigation measures, Notice of Requirements, and Specific Plan related to San Luis Ranch and Tract 3096. The plans shall show and note compliance with both the project Architectural approval and the conditions of approval for the proposed resubdivision and Vesting Tentative Map (VTM) for Tract 3150. 16. Except for model homes/units, building permits authorizing construction of units proposed for sale or lease can’t be issued or construction commenced prior to map recordation in accordance with the Subdivision Map Act. 17. The building plan submittal and reports shall show and note compliance with the existing and proposed subdivision improvements for Tract 3096. Changes to the approved subdivision plans necessary to accommodate the project plans shall be approved prior to approval and permit issuance of the project plans. 18. The Tract 3150 subdivision improvement plans shall be approved prior to building permit issuance for the new structures. 19. The building plan submittal shall show and note compliance with the project master drainage report, City Drainage Design Manual, Floodplain Management Regulations, and Post Construction Stormwater Regulations. The plans and reports shall agree with the master report and drainage compliance strategy for Tract 3096 or the master report shall be amended to accommodate the specific project. 20. The building plan submittal shall show and label all existing and proposed property lines and easements in accordance with the previous entitlement(s) and the VTM for Tract 3150. 21. The building plan submittal and subdivision improvement plans shall show compliance with and reference the City’s Benchmark System and Horizontal Control Network. 22. The building plan submittal shall include the latest information regarding the floodplain as adjusted through the phased Letter of Map Revisions (LOMR) or as defined by the Conditional Letter of Map Revision (CLOMR) and any accepted depths of flooding from the respective reports for both the Cerro San Luis Channel and Prefumo Creek. If any structure is located within an existing mapped zone, the structure(s) shall be shown to comply with the Floodplain Management Regulations or the final LOMR shall be completed show that the buildings have been removed prior to building permit issuance. The plans and reports shall show that the new building pads are at least one foot above the Base Flood Elevation for any areas of known flooding that are outside the FEMA studied Special Flood Hazard Area (SFHA) or X shaded (XB) floodzones. Item 4 Packet Page 136 Resolution No. PC-XXXX-20 1035 Madonna Road, ARCH-0459-2019 Page 7 23. The building plan submittal shall include a complete grading, drainage and erosion control plan. The grading plan shall show existing structures and grades located within 15’ of the property lines and/or building pad in accordance with the grading ordinance. The plan shall include all existing and proposed grades, finish floor elevations, and spot elevations to depict the site drainage. The plan shall include all existing and proposed drainage devices and systems. The plan shall consider historic offsite drainage tributary to this property that may need to be conveyed along with the improved on-site drainage. 24. General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of one or more acres. Storm water discharges of less than one acre, but which is part of a larger common plan of development or sale, also requires a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Regional Water Quality Control Board. An application is required to the State Board under their Stormwater Multi-Application, Reporting, and Tracking System (SMARTS). Waste Discharge Identification Number (WDID) shall be include on the building plan submittal. The project may be developed under the master application and WDID number or could stand alone. 25. Provide a Private Stormwater Conveyance System Management and Maintenance Agreement (Operations and Maintenance Agreement) on a form provided by the city. The agreement shall be recorded and shall reference any separate maintenance program documents and the approved building plans. 26. The building permit plan submittal shall include all required parking lot improvements, dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage, pavement marking, signage, and striping in accordance with the Parking and Driveway Standards and disabled access requirements of the CBC. 27. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 28. The building plan submittal shall show the location of the proposed mail receptacles or mail box unit (MBU) to the satisfaction of the Post Master and the City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units in this development as required by the Post Master. 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 Post Master at 543-2605 to establish any recommendations regarding the number, size, location, and placement for any MBU’s. Item 4 Packet Page 137 Resolution No. PC-XXXX-20 1035 Madonna Road, ARCH-0459-2019 Page 8 29. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. 30. New and existing wire utilities including electrical service, phone, and cable TV shall be placed underground. The undergrounding of utilities shall be completed without a net increase in the number of required utility poles. 31. The building plan submittal shall show the location of the fire service lateral, double -check assembly, and fire department connection (FDC) on the site utility plan. Show the location of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the Planning Divisions architectural guidelines. Provide access to the fire riser and appurtenances in accordance with the UFC and as approved by the Fire Marshal. Clarify to the satisfaction of the Fire Marshal whether an FDC should be provided at the double -check assembly, remoted FDC, or on each respective building. 32. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown to remain and be protected. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. Tree removals may require approval by the City Arborist and/or Tree Committee. The plan shall show all existing and proposed street trees. 33. The building plan submittal shall show and label all proposed street trees per City Engineering Standards. The fruit trees or brambles noted in the Specific Plan as Street Trees have not been endorsed as official street trees. Building Division – Community Development 34. Construction plans submitted for Building permits shall be designed in accordance with the applicable codes in effect at time of submittal. Review of the general information provided for entitlement is cursory and does not guarantee code compliance for a future construction submittal. Utilities Department 35. 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. 36. The proposed project is within an area subject to shallow groundwater, therefore heat -fused HDPE pipe shall be used for the proposed private and public sewer collection system to prevent groundwater infiltration. All proposed sewer creek crossings shall be detailed in profile view within the proposed infrastructure improvement plans. Item 4 Packet Page 138 Resolution No. PC-XXXX-20 1035 Madonna Road, ARCH-0459-2019 Page 9 37. Any private sewer services that cross one parcel for the benefit of another shall provide evidence that a private utility easement appropriate for those facilities has been recorded prior to final Building Permit. 38. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 39. The proposed private fire protection system shall be separate from the private domestic water distribution system. The fire service shall connect to the water main within the public right of way, and shall install a RPDA backflow preventor system. If private hydrants are proposed, the RPDA shall be equipped with a detector assembly to track water used by the hydrants. 40. The domestic water service shall have a separate water system with a master meter and private sub-meters that includes a RP-backflow preventor per Engineering Standards for sites utilizing recycled water. 41. The site is within the City’s Water Reuse Master Plan area and landscape irrigation for the project shall utilize recycled water. 42. Irrigation systems using recycled water shall be designed and operated as described consistent with the City’s Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. 43. The project’s Landscape Plan shall provide total estimated total water use (ETWU), and maximum applied water allowance (MAWA). 44. 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. 45. Final grades and alignments of all public and/or private water, recycled water, and sewer shall be approved to the satisfaction of the Utilities Department. The final location, configuration, and sizing of on-site service laterals and meters shall be approved by the Utilities Director in conjunction with the review of the building plans, fire sprinkler plans, and/or public improvement plans. 46. Management of refuse generations for waste, recyclables, and organics shall comply with state law per AB 1826 and the local waste management ordinance to reduce greenhouse gas emissions. 47. Driveways and access routes to all refuse receptacles shall be designed to accommodate the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage Company shall be included in the building permit plans for the proposed project. Item 4 Packet Page 139 Resolution No. PC-XXXX-20 1035 Madonna Road, ARCH-0459-2019 Page 10 48. Trash enclosure(s) shall conform the access requirements by the San Luis Garbage Company and refuse bins shall be sized to provide a reasonable level of service. 49. Trash enclosures shall be sized appropriately such that bins within the enclosure shall not be stacked in front of other bins. The building permit submittal shall submit trash enclosure details that are consistent with the City’s Development Standards for Solid Waste. 50. Per the General Requirements of the City’s Development Standards for Solid Waste, bin enclosure walls shall be at least 6’ or the height of the bin enclosure door, whichever is greater. 51. Existing well(s) shall be destroyed per County Health Requirements and the California Department of Water Resources Standard Bulletin 74-81 and 74-90, except for the dewatering wells. Dewatering well(s) must be kept in service and offered to the City for groundwater motoring programs; this item may be waived to the satisfaction of the City if the well abandonment is necessary for site development or if the abandonment is required by separate private agreement. Transportation Division – Public Works 52. Crosswalk across Madonna Road shall comply with MUTCD 3B-17 with yield markings and R1-5 “Yield here to Ped” signs. 53. Applicant shall install a High-visibility crosswalk installed at entry way to project site, per City Standard 7350. 54. Applicant shall provide submittal for typical bicycle storage rack equipment. Indemnification 55. 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: Item 4 Packet Page 140 Resolution No. PC-XXXX-20 1035 Madonna Road, ARCH-0459-2019 Page 11 The foregoing resolution was passed and adopted this 26th day of February, 2020. _____________________________ Tyler Corey, Secretary Planning Commission Item 4 Packet Page 141 Item 4 Packet Page 142 RESOLUTION NO. PC-XXXX-20 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING A VESTING TENTATIVE TRACT MAP WITHIN PREVIOUSLY APPROVED VESTING TENATIVE TRACT MAP 3096 TO CREATE CONDOMINIUM OWNERSHIP SPACE WITHIN THE 296 UNITS APPROVED BY DEVELOPMENT PLAN APPROVAL ARCH-0459- 2019 WITHIN THE NG-30 ZONE OF THE SAN LUIS RANCH SPECIFIC PLAN, WITH REQUESTED EXCEPTIONS TO THE MINIMUM DIMENSIONS OF PRIVATE OPEN SPACE, AND THE TOTAL COMBINED PRIVATE AND COMMON OPEN SPACE REQUIREMENT FOR EACH UNIT, AND A DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL EIR FOR SAN LUIS RANCH SPECIFIC PLAN AND EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED FEBRUARY 26, 2020 (1035 MADONNA ROAD, SBDV-0747-2019) 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 February 26, 2020, pursuant to a proceeding instituted under SBDV-0747-2019, MI San Luis Ranch, LLC, 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; and 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 recommends final approval of the project to the City Council (SBDV-0747-2019), based on the following findings: 1. The design of the common interest subdivision is consistent with the General Plan and San Luis Ranch Specific Plan (SLRSP) because the proposed subdivision is consistent with the development pattern established in the neighborhood and the resulting parcels allow for residences with sufficient usable outdoor space. 2. The site is physically suited for the type and density of development allowed in the NG-30 zone of the SLRSP, since the resulting parcels since only minor deviations from open space requirements for the efficiency units are required and all units within the project comply Item 4 Packet Page 143 Resolution No. PC-XXXX-20 1035 Madonna Road, SBDV-0747-2019 Page 2 with requirements of the and resulting development will be subject to consistency with the development standards of the Zoning Regulations. 3. The design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision since all parcels will have adequate access from Madonna Road and the underlying project where condominium units will be created is consistent with the circulation pattern and planned accessways as envisioned within the SLRSP for which this project is a component of. 4. The design of the common interest subdivision is not likely to cause serious health problems, substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat because the subdivision would be sufficiently setback from creeks or other potentially significant habitat areas for fish and wildlife, is surrounded by urban development, and is planned for further urban development consistent with the approved SLRSP and Final EIR and Final Supplemental EIR for that project. Common Interest Subdivision Exceptions Findings 5. The property to be divided is of such size that it is impractical/undesirable, in this particular case, to conform to the strict application of the standards codified in the Subdivision Regulations because the project has been designed cohesively to result in a more efficient use of the land and allow for the achievement of City housing goals, including those related to affordability since the condominium units are located in an approved development project which provides for a range of product sizes and types with minor exceptions to open space requirements only required for the smallest “efficiency unit” product type. 6. The required common and private open space standards would decrease the size or number of units within the project resulting in a loss of entitlement as majority of the residential units are smaller and the efficiency units are far smaller than what the Subdivision Regulations set as a threshold where full compliance with property improvement standards would decrease the size or number of units (900 square feet for 1-bedroom and 1,200 square feet for two-bedroom units). The deviation from open space requirements are minor and the project is fully consistent with requirements for open space in the San Luis Ranch Specific plan where the units are located. 7. Granting the exceptions is in accord with the intent and purposes of the Subdivision Regulations and is consistent with the General Plan because the exceptions do not grant special privileges that would be inconsistent with the limitations upon other properties. The project site zoning is designated with the NG-30 zone which is unique to the San Luis Ranch Specific Plan where the units to be subdivided are located. The units requiring the exceptions are located within a specific plan that is cohesively planned with goals for provision of affordable housing that is deed restricted and “affordable by design” which are not applicable to other areas of the City that are in the vicinity of the project. Item 4 Packet Page 144 Resolution No. PC-XXXX-20 1035 Madonna Road, SBDV-0747-2019 Page 3 8. The proposed exceptions to the Subdivision Regulations will not affect the functionality of proposed development, nor the utility of the private open space within the project. The requested exceptions are minor in nature and no useful purpose would be realized by requiring full compliance as the project does provides community open space and private open space consistent with requirements of the SLRSP. SECTION 2. Environmental Review. The project is consistent with the certified Final Environmental Impact Report (FEIR) for SLRSP and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182(c) (Residential Projects Implementing Specific Plans). On July 18, 2017, the City Council certified the FEIR for the SLRSP and approved the SLRSP through Council Resolution 10822 (2017 Series). A Final Supplemental EIR to address modifications to the phasing plan within the SLRSP was certified by the City Council on July 17, 2018, through Council Resolution 10927 (2018 Series). All mitigation measures adopted as part of the SLRSP FEIR and FSEIR that a re applicable to the proposed project are carried forward and applied to the proposed project to effectively mitigate the impacts that were previously identified. The project is exempt from the provisions of the CEQA under Government Code §65457 because the project consists of a residential development and is consistent with the SLRSP, which was approved following certification of the SLRSP FEIR in 2017. No Supplemental Environmental Impact Report is required pursuant to Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or require any revisions to the certified SLRSP FEIR or FSEIR; 2) no substantial changes would occur with respect to the circumstances under which the project is being undertaken, and no revisions to the SLRSP FEIR or FSEIR are required; and 3) no new information of substantial importance is available that was not already known at the time the SLRSP FEIR and FSEIR were certified. With respect to the requested exceptions to the Subdivision Regulations, these exceptions are minor as described in Section 3.4 of this staff report and do not conflict with the Subdivision Map Act and do not have the potential to result in any adverse environmental impacts. Therefore, the project is in substantial conformance with the intent of the SLRSP, including requirements related to project design, including open space. For that reason, the existing certified CEQA documentation related to the SLRSP and VTTM is adequate to address issues related to the requested exceptions to the Common Interest Subdivision Development Standards as outlined in the Subdivision Regulations. 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 hereby recommends final approval to the City Council of the common interest subdivision with the incorporation of the following conditions: Item 4 Packet Page 145 Resolution No. PC-XXXX-20 1035 Madonna Road, SBDV-0747-2019 Page 4 Planning Division 1. All project conditions and noted code requirements associated with the approval of the project as approved by Planning Commission on February 26, 2020 (ARCH-0459-2018), shall be incorporated herein as conditions of approval. 2. The project shall comply with all mitigation measures and conditions applicable to the project site, as established under City Council Resolutions No. 10822 (2017 Series) and No. 10927 (2018 Series). Engineering Division – Public Works/Community Development Department 3. The subdivision shall be recorded with a final map. The final map preparation and monumentation shall be in accordance with the city’s Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The final map shall use U.S. Customary Units and shall include monumentation in accordance with the current City Engineering Standards. 4. The final map exhibits and legal descriptions shall be prepared by a California Licensed Land Surveyor or Civil Engineer authorized to practice land surveying. 5. Park In-Lieu fees shall be paid for the proposed new dwelling units prior to map recordation, subject to the satisfaction of the Community Development Director. Credit for the existing houses/dwellings that were demolished or relocated/converted will be applicable. 6. The building plan submittal may be used to show some or all of the required private on - site subdivision improvements. Any improvements or construction staging located within the public right-of-way will require a separate encroachment permit and associated inspection fees based on the fee schedule in effect at the time of permit issuance. A separate subdivision improvement plan review fee and subdivision map check fee will be required for the Public Works Department review of the subdivision improvements and final map in accordance with the most current fee resolution. 7. The site development plan submittal shall show any parking, access, utility, site, and/or drainage improvements required to support the proposed subdivision. The building plan submittal shall show all existing public and/or private utilities and improvements shall be approved to the satisfaction of the Community Development Director and Public Works Director prior to recordation of the final map. Unless otherwise waived or deferred, the site/utility plan shall include drainage improvements, water, sewer, storm drains, gas, electricity, telephone, cable TV, and any related utility company meters for each lot if applicable. Any utility relocations, demolitions, water well or private waste system abandonments, and/or other on-site work shall be completed with proper permits and receive final inspection approvals prior to recordation of the final map. Item 4 Packet Page 146 Resolution No. PC-XXXX-20 1035 Madonna Road, SBDV-0747-2019 Page 5 8. Gas service may not be required to each lot/unit if the approved building plans do not propose mixed fuels and “all electric” residences are proposed. If proposed, a “Notice of Requirements” may be required for concurrent recordation with the map to identify the lack of gas service to any lot(s)/unit(s). 9. Any easements including but not limited to provisions for all public and private utilities, access, grading, drainage, storm drain systems, slope banks, construction, common driveways, and maintenance of the same shall be shown on the final map and/or shall be recorded separately prior to map recordation if applicable. Said easements may be provided for in part or in total as blanket easements. 10. The map may be recorded prior to construction of the required public and/or private subdivision improvements. If so, the map conditions or code requirements may be satisfied by the preparation and approval of a subdivision improvement plan. A subdivision agreement and guarantee will be required for this process. 11. An Operation and Maintenance Manual for the stormwater improvements and Private Stormwater Conveyance Agreement shall be provided in conjunction with the development project. The Stormwater Agreement shall be recorded separately or concurrent with the map recordation. 12. The final map shall include reference to the project soils report in accordance with the subdivision regulations. 13. The final map shall include an “Additional Map Sheet” to show the existing and proposed floodplain limits and base flood elevations for both the Cerro San Luis Channel and Prefumo Creek in accordance with the final map exhibits and supporting documentation for Tract 3096. Transportation Division - Public Works Department 14. City Standard (7350) Hi-Viz Crosswalk shall be installed at the Madonna Road entry driveway. R1-6 pedestrian yield signage and triangular yield markings shall be installed as part of the crosswalk assembly. 15. Plans submitted for a building permit shall identify long-term and short-term bicycle parking that conforms to City Engineering Standard 7930. Utilities Department 16. 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. 17. The proposed project is within an area subject to shallow groundwater, therefore heat-fused HDPE pipe shall be used for the proposed private and public sewer collection system to Item 4 Packet Page 147 Resolution No. PC-XXXX-20 1035 Madonna Road, SBDV-0747-2019 Page 6 prevent groundwater infiltration. All proposed sewer creek crossings shall be detailed in profile view of the proposed infrastructure improvement plans. 18. Any private sewer services that cross one parcel for the benefit of another shall provide evidence that a private utility easement appropriate for those facilities has been recorded prior to final Building Permit. 19. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 20. The proposed private fire protection system shall be separate from the private domestic water distribution system. The fire service shall connect to the water main within the public right of way and shall install a RPDA backflow preventor system. If private hydrants are proposed, the RPDA shall be equipped with a detector assembly to track water used by the hydrants. 21. The domestic water service shall have a separate water system with a master meter and private sub-meters that includes a RP-backflow preventor per Engineering Standards for sites utilizing recycled water. 22. The site is within the City’s Water Reuse Master Plan area and landscape irrigation for the project shall utilize recycled water. 23. Irrigation systems using recycled water shall be designed and operated as described consistent with the City’s Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. 24. The project’s Landscape Plan shall provide total estimated total water use (ETWU), and maximum applied water allowance (MAWA). 25. 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. 26. Final grades and alignments of all public and/or private water, recy cled water, and sewer shall be approved to the satisfaction of the Utilities Department. The final location, configuration, and sizing of on-site service laterals and meters shall be approved by the Utilities Director in conjunction with the review of the building plans, fire sprinkler plans, and/or public improvement plans. Item 4 Packet Page 148 Resolution No. PC-XXXX-20 1035 Madonna Road, SBDV-0747-2019 Page 7 27. Management of refuse generations for waste, recyclables, and organics shall comply with state law per AB 1826 and the local waste management ordinance to reduce greenhouse gas emissions. 28. Driveways and access routes to all refuse receptacles shall be designed to accommodate the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage Company shall be included in the building permit plans for the proposed project. 29. Trash enclosure(s) shall conform the access requirements by the San Luis Garbage Company and refuse bins shall be sized to provide a reasonable level of service. 30. Trash enclosures shall be sized appropriately such that bins within the enclosure shall not be stacked in front of other bins. The building permit submittal shall submit trash enclosure details that are consistent with the City’s Development Standards for Solid Waste. 31. Per the General Requirements of the City’s Development Standards for Soli d Waste, bin enclosure walls shall be at least 6’ or the height of the bin enclosure door, whichever is greater. 32. Existing well(s) shall be destroyed per County Health Requirements and the California Department of Water Resources Standard Bulletin 74-81 and 74-90, except for the dewatering wells. Dewatering well(s) must be kept in service and offered to the City for groundwater motoring programs; this item may be waived to the satisfaction of the City if the well abandonment is necessary for site development or if the abandonment is required by separate private agreement. Fire Department 33. All access roads less than 36 feet in width shall have restricted parking and posted as fire lanes. One side only where 28-36 feet in width, both sides where less than 28 feet. 34. City standard fire hydrants shall be installed, spaced so as not to exceed 300 feet to any exterior wall in the development. Indemnification 35. 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. Upon motion of Commissioner _________, seconded by Commissioner ___________, and on the following roll call vote: Item 4 Packet Page 149 Resolution No. PC-XXXX-20 1035 Madonna Road, SBDV-0747-2019 Page 8 AYES: NOES: ABSENT: RECUSED: The foregoing resolution was adopted this 26th day of February 2020. ____________________________________ Tyler Corey, Secretary Planning Commission Item 4 Packet Page 150 A1#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020THE ORCHARD AT SAN LUIS RANCHSAN LUIS OBISPO, CALIFORNIAMADONNA RDOCEANAIRE DRDALIDIO DRPROJECT DIRECTORYARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: RANDY RUSSOM PHONE: (805)-543-1794EMAIL: RWRUSSOM@RRMDESIGN.COMLANDSCAPE:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: LANCE WIERSCHEMPHONE: (805)-543-1794EMAIL: LDWIERSCHEM@RRMDESIGN.COMCIVIL:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: ROBERT CAMACHO PHONE: (805)-543-1794EMAIL: RCAMACHO@RRMDESIGN.COMBUILDER/CLIENT:COASTAL COMMUNITY BUILDERS, INC.330 JAMES WAY, SUITE 270PISMO BEACH, CA 93448CONTACT: JACOB GROSSMANPHONE: (530) 448-1609BUILDER/CLIENT:(BLDG 3: TOWNHOMES)WILLIAMS HOMES21080 CENTRE POINTE PARKWAYSANTA CLARITA, CA 91350CONTACT: MIKE BADNERPHONE: (805) 914-9350EMAIL: MBADNER@WILLIAMSHOMES.COMARCHITECT:(BLDG 3: TOWNHOMES)WILLIAM HEZMALHALCH ARCHITECTS, INC.2850 RED HILL AVE. SUITE 200SANTA ANA, CA 92705CONTACT: MIKE CANTRELLPHONE: (949) 250-0607 EXT. 8744EMAIL: MIKEC@WHAINC.COMPROJECT DESCRIPTIONTHE PROJECT IS IN THE NG-30 MULTIFAMILY ZONE OF THE SAN LUIS RANCH SPECIFIC PLAN. THE PARCEL WAS ESTABLISHED THROUGH A TENTATIVE MAP.THE PROJECT COVERS 10.556 GROSS ACRES AND PROVIDES FOR 296 DWELLING UNITS/DOORS.ALL MASS GRADING AND PUBLIC IMPROVEMENT PLANS HAVE BEEN PREVIOUSLY REVIEWED AND THE SCOPE OF THIS REVIEW IS FOR THE ON-SITE DEVELOPMENT. A SEPARATE TENTATIVE MAP AND ON-SITE GRADING AND IMPROVEMENT PLANS ARE TO BE SUBMITTED SEPARATELY.THREE MULTIFAMILY CONFIGURATIONS PROPOSED ARE:(8) THREE STORY BUILDINGS WITH 12 UNITS EACH, PROVIDING 96 UNITS IN TOTAL. EACH 12 UNIT BUILDING IS COMPRISEDOF: (6) 951 SF TWO-BEDROOM UNITS AND (6) 1,140 SF THREE-BEDROOM UNITS.(6) THREE STORY BUILDINGS WITH 20 EFFICIENCY LOFTS, FOR A TOTAL OF 120 DOORS UNDER 650 SF (60 DENSITYUNITS BASED OF CITY ORDINANCE AT .5 DENSITY UNITSFOR UNITS UNDER 650SF). EACH 20 UNIT BUILDING HASSTUDIO LOFTS RANGING IN SIZE FROM 380 SF TO 580 SF. THESE ARE DESIGNED TO BE REVIEWED AND PROCESSED AS CONDOMINIUMS.(80) TOWNHOME CONDOMINIUM UNITS CONFIGURED IN TWO TO SIX UNIT ATTACHED TOWNHOME BUILDINGS. THREE DIFFERENT THREE-BEDROOMS PLANS EACH ARE PROPOSED,RANGING IN SIZE FROM 1423 SF TO 1611 SF.ONE COMMON AMENITY CLUBHOUSE OF 1,678 SF AND ASSOCIATED COMMON AREA IS ALSO PROPOSED.394 PARKING SPACES ARE REQUIRED PER THE SPECIFIC PLAN WITH THE PROJECT PROVIDING A TOTAL OF 491 PARKING SPACES PROVIDED. SEE SHEET A4 FOR PARKING BREAKDOWN.70 SHORT TERM BICYCLE PARKING SPACES AND 592 LONG TERM BICYCLE SPACES ARE REQUIRED THROUGHOUT THE SITE. SEE SHEET A4 FOR BREAKDOWN.PER SAN LUIS RANCH SPECIFIC PLAN, TABLE 3-3, REQUIRED COMMUNITY OPEN SPACE IS 29,600 SF WITH THE PROPOSED PROJECT PROVIDING 77,765 SF.INCLUSIONARY HOUSING PROPOSALTHE CITY AND SLR PARTNERSHIP HAVE ENTERED INTO AN “OPERATING MEMORANDUM” DATED 5-8-19 (ATTACHED) WHICH IN PART HAS THE CITY “CONSIDER AND DILIGENTLY PROCESS AN APPLICATION TO FACILITATE SUCH PROPOSAL” TO MOVE THE 26 AFFORDABLE UNITS FROM THIS MULTIFAMILY LOT TO LOT 7.THE SLR PARTNERSHIP HAS ALSO ENTERED INTO A CONTRACT WITH PEOPLES SELF HELP TO BUILD THE 26 REQUIRED LOW INCOME UNITS ON LOT 7 OF THE SAN LUIS RANCH VESTING TENTATIVE MAP, WHICH ALLOWS FOR RESIDENTIAL PROJECTS AND IS IN CONFORMANCE WITH THE SLR SPECIFIC PLAN.A SUBMITTAL FOR THE 26 AFFORDABLE UNITS ALONG WITH 34 UNITS THAT ARE REQUIRED AS PART OF THE COMMERCIAL PROJECT IN SAN LUIS RANCH, WILL BE SUBMITTED TO THE CITY BY THE END OF DECEMBER, 2019.HOWEVER, IF THE OFFSITE AFFORDABLE HOUSING AGREEMENT IS NOT COMPLETED, THIS PROJECT AS DESIGNED CAN AND WILL PROVIDE FOR ALL REQUIRED AFFORDABLE UNITS ON-SITE. ADDITIONALLY, ALL 10 WORKFORCE HOUSING LEVEL AFFORDABLE UNITS ARE TO BE PROVIDED ON-SITE.SHEET INDEX A1 COVER SHEETA2 DESIGN CONSISTENCY MATRIXA3 GREEN POINT CHECKLISTA4 ARCHITECTURAL SITE PLANA5 SITE SECTIONSA6 SITE SECTIONSC1 SITE UTILITY PLANC2 SITE GRADING & DRAINAGE PLANC3 SITE STORMWATER MANAGEMENT PLANL1 LANDSCAPE SITE PLAN & LEGENDL2 PLANT PALETTE & LANDSCAPE AMENITIESL3 LANDSCAPE - INSPIRATIONL4 SITE FURNITURE, LIGHTING & PAVINGL5 WATER USE CALCULATIONSL6 CIRCULATION PLANL7 OPEN SPACE DIAGRAML8 PARKING DIAGRAML9 COMMON SPACE ENLARGEMENTL10 COMMON SPACE ENLARGEMENTL11 PEDESTRIAN PASEO ENLARGEMENTSL12 TRASH ENCLOSURE AND MAIL KIOSK DETAILSL13 FENCING TYPESL14 SITE WALLS & CARPORT TYPESA7 PROJECT SIGNAGE CONCEPTA8 BIKE STORAGE CONCEPTA9 BLDG. 1 - EFFICIENCY - INSPIRATION IMAGESA10 BLDG. 1 - EFFICIENCY - UNIT PLANSA11 BLDG. 1 - EFFICIENCY - BUILDING PLANSA12 BLDG. 1 - EFFICIENCY - ELEVATIONSA13 BLDG. 1 - EFFICIENCY - PERSPECTIVE SKETCHA14 BLDG. 1 - EFFICIENCY - ARCHITECTURAL DETAILSA15 BLDG. 1 - EFFICIENCY - CHARACTER RENDERINGA16 BLDG. 1 - EFFICIENCY - COLORS + MATERIALSA17 BLDG. 2 - CONDOS - INSPIRATION IMAGESA18 BLDG. 2 - CONDOS - UNIT PLANSA19 BLDG. 2 - CONDOS - BUILDING PLANSA20 BLDG. 2 - CONDOS - ELEVATIONSA21 BLDG. 2 - CONDOS - PERSPECTIVE SKETCHA22 BLDG. 2 - CONDOS - ARCHITECTURAL DETAILSA23 BLDG. 2 - CONDOS - CHARACTER RENDERINGA24 BLDG. 2 - CONDOS - COLORS + MATERIALSA25 BLDG. 3 - TOWNHOMES - PLAN 1 FLOOR PLANA26 BLDG. 3 - TOWNHOMES - PLAN 2 FLOOR PLANA27 BLDG. 3 - TOWNHOMES - PLAN 3 FLOOR PLANA28 BLDG. 3 - TOWNHOMES - BUILDING 100A/100B (DUPLEX) ELEV.A29 BLDG. 3 - TOWNHOMES - BUILDING 100 (DUPLEX) A30 BLDG. 3 - TOWNHOMES - BUILDING 200 (3-PLEX) ELEVATIONSA31 BLDG. 3 - TOWNHOMES - BUILDING 200 (3-PLEX)A32 BLDG. 3 - TOWNHOMES - BUILDING 300 (4-PLEX) PERSPECTIVEA33 BLDG. 3 - TOWNHOMES - BUILDING 300 (4-PLEX) ELEVATIONSA34 BLDG. 3 - TOWNHOMES - BUILDING 300 (4-PLEX)A35 BLDG. 3 - TOWNHOMES - BUILDING 400 (5-PLEX) ELEVATIONSA36 BLDG. 3 - TOWNHOMES - BUILDING 400 (5-PLEX)A37 BLDG. 3 - TOWNHOMES - BUILDING 500A (6-PLEX) ELEVATIONSA38 BLDG. 3 - TOWNHOMES - BUILDING 500B (6-PLEX) ELEVATIONSA39 BLDG. 3 - TOWNHOMES - BUILDING 500 (6-PLEX)A40 BLDG. 3 - TOWNHOMES - BUILDING 600B (6-PLEX) PERSPECTIVEA41 BLDG. 3 - TOWNHOMES - BUILDING 600A (6-PLEX) ELEVATIONSA42 BLDG. 3 - TOWNHOMES - BUILDING 600B (6-PLEX) ELEVATIONSA43 BLDG. 3 - TOWNHOMES - BUILDING 600 (6-PLEX)A44 BLDG. 3 - TOWNHOMES - ARCHITECTURAL DETAILSA45 BLDG. 3 - TOWNHOMES - COLOR SCHEMESA46 BLDG. 4 - CLUBHOUSE - INSPIRATION IMAGESA47 BLDG. 4 - CLUBHOUSE - ILLUSTRATIVE SITE PLANA48 BLDG. 4 - CLUBHOUSE - FLOOR PLANA49 BLDG. 4 - CLUBHOUSE - ELEVATIONSA50 BLDG. 4 - CLUBHOUSE - PERSPECTIVE SKETCHA51 BLDG. 4 - CLUBHOUSE - CHARACTER RENDERINGA52 BLDG. 4 - CLUBHOUSE - COLORS + MATERIALSA53 PROJECT ENTRY RENDERINGA54 AFFORDABLE & WORK FORCE HOUSING SITE EXHIBITA55 TENTATIVE CONSTRUCTION PHASING EXHIBIT BLDG #1: EFFICIENCY UNITSUNIT AREAS:UNIT A (6 PER BUILDING)UNIT B (2 PER BUILDING)UNIT C (6 PER BUILDING)UNIT D (6 PER BUILDING)LIVING - 380 SFDECK - REFER TO SHEET A11EXT. STORAGE - REFER TO SHEET A11LIVING - 449 SFDECK - REFER TO SHEET A11EXT. STORAGE - REFER TO SHEET A11LIVING - 449 SFDECK - REFER TO SHEET A11EXT. STORAGE - REFER TO SHEET A11LIVING - 580 SFDECK - REFER TO SHEET A11EXT. STORAGE - REFER TO SHEET A11UNIT BREAKDOWN:1ST FLOOR2ND FLOOR & 3RD FLOOR(2) UNIT A(2) UNIT C(2) UNIT A(1) UNIT B(2) UNIT C(3) UNIT DFLOOR AREAS:1ST FLOOR2ND FLOOR3RD FLOORLIVING - 1658 SFPATIOS - 500 SFCARPORTS - 1656 SFBIKE STORAGE - 540 SFADDITIONAL UNIT STORAGE - 1600 CFTOTAL - 4550 SFLIVING - 3848 SFDECK - 544 SFTOTAL - 4392 SFLIVING - 3848 SFDECK - 544 SFTOTAL - 4392 SFTOTAL BUILDING AREA:13,334 SFTOTAL PRODUCT AREA:(6) BUILDINGS X 13,334 SF = 80,004 SFBLDG #2: CONDOMINIUMSUNIT AREAS:UNIT A (6 PER BUILDING)UNIT B (6 PER BUILDING)LIVING - 951 SFDECK - REFER TO SHEET A19EXT. STORAGE - REFER TO SHEET A19LIVING - 1140 SFDECK - REFER TO SHEET A19EXT. STORAGE - REFER TO SHEET A19UNIT BREAKDOWN:1ST, 2ND, & 3RD FLOOR (2) UNIT A(2) UNIT BFLOOR AREAS:1ST FLOOR2ND FLOOR3RD FLOORLIVING - 4182 SFPATIOS - 804 SFTOTAL - 4986 SFLIVING - 4182 SFDECKS - 578 SFTOTAL - 4760 SFLIVING - 4182 SFDECKS - 578 SFTOTAL - 4760 SFTOTAL BUILDING AREA:14,506 SFTOTAL PRODUCT AREA:(8) BUILDINGS X 14,506 SF = 116,048 SFBLDG #3: TOWNHOMESUNIT AREAS:PLAN 1PLAN 2PLAN 31423 SF1559 SF1611 SFUNIT BREAKDOWN:BUILDING 100 (DUPLEX)BUILDING 200 (3-PLEX)BUILDING 300 (4-PLEX)BUILDING 400 (5-PLEX)BUILDING 500 (6-PLEX)BUILDING 600 (6-PLEX)(2) PLAN 3(1) PLAN 1(2) PLAN 3(2) PLAN 1(1) PLAN 2(1) PLAN 3(3) PLAN 1(1) PLAN 2(1) PLAN 3(4) PLAN 1(1) PLAN 2(1) PLAN 3(4) PLAN 1(2) PLAN 3BUILDING BREAKDOWN:(4) BUILDING 100(3) BUILDING 200(1) BUILDING 300(1) BUILDING 400(5) BUILDING 500(4) BUILDING 6003222 SF EACH = 12,888 SF TOTAL4645 SF EACH = 13,935 SF TOTAL6016 SF EACH = 6016 SF TOTAL7439 SF EACH = 7439 SF TOTAL8862 SF EACH = 44,310 SF TOTAL8914 SF EACH = 35,656 SF TOTALTOTAL PRODUCT AREA:(18) BUILDINGS = 120,244 SFBLDG #4: HARVEST CLUBAREA BREAKDOWN:ASSEMBLY/KITCHENOFFICERESTROOMSUTILITIES/MAINTAINENCEPOOL DECKPOOLSPACOV. TRELLISTOTAL AREA919 SF156 SF234 SF211 SF1850 SF576 SF80 SF639 SF4666 SFPROJECT STATISTICS SP LAND USE/ZONINGNEIGHBORHOOD GENERAL (NG-30)APN067-121-022PARCEL SIZE10.556 ACRESADDRESSMADONNA ROADSAN LUIS OBISPO, CA 93401TRACT 3096 OF SAN LUIS RANCHALLOWED DENSITY299 DWELLING UNITSPROPOSED DENSITY296 DWELLING UNITSVICINITY MAPZONING MAPSITEOVERALL UNIT BREAKDOWNBLDG #1: EFFICIENCY UNITS 20 UNITS PER BUILDING(6) BUILDINGS X 20 DWELLING UNITS =120 DWELLING UNITSBLDG # 2: CONDOMINIUMS 12 UNITS PER BUILDING 8 BUILDINGS X 12 UNITS =96 DWELLING UNITSBLDG # 3: TOWNHOMES 80 DWELLING UNITSBUILDING & SAFETY NOTESBLDG #1 & BLDG #2:MULTI-FAMILYOCCUPANCY CLASSIFICATION:FIRE SYSTEM:CODE REQUIREMENTS MET:PARKING REQUIREMENTS:ACCESSIBILITY REQUIREMENTS:R-2NFPA 13RCBC 2019, CITY REACH CODESEE SHEET A4CBC CHAPTER 11ABLDG #3:TOWNHOMESOCCUPANCY CLASSIFICATION:FIRE SYSTEM:CODE REQUIREMENTS MET:PARKING REQUIREMENTS:ACCESSIBILITY REQUIREMENTS:R-3NFPA 13DCRC 2019, CITY REACH CODESEE SHEET A4CBC CHAPTER 11ABLDG #4:CLUBHOUSEOCCUPANCY CLASSIFICATION:FIRE SYSTEM:CODE REQUIREMENTS MET:PARKING REQUIREMENTS:A-3NPFA 13CBC 2019, CITY REACH CODESEE SHEET A4Item 4Packet Page 151 THE ORCHARD AT SAN LUIS RANCHA2#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)DESIGN CONSISTENCY MATRIXStandardMulti-Family (NG-30)Attached Townhome (NG-30)RequirementRequirements MetSheet Reference NotesBuilding Height x x 40' - 3 stories max YesA12, A20, A28, A33, A35, A37, A38, A41, A42Table 3-3 Residential Design StandardsPorches/Patios x x 5' min. Yes A11, A19Table 3-3 Residential Design StandardsSingle room Occupancy Parking xOne off street uncovered parking space required per unit or storage for 2 bicycles. Tandum parking may be provided to allow one parking space in the driveway.Yes A5, L8Table 3-5 Residential Design StandardsThis is only applicable to efficiency unit A. Either 36 parking spots or 72 bike spots. We are choosing to store 2 bikes per unit.Parking x2 per unit. At least one parking space shall be covered.Yes A5, L8Table 3-3 Residential Design Standards80 units x 2 = 160 parking spacesParking x1 space per unit, 0.25 per guest. Required parking shall not be visible from a public street.Yes A5, L8Table 3-3 Residential Design Standards180 MF units (Does not include single room occupancy units per standard above): 180 x 1.25 = 225 parking spacesBicycle Parking x x2 per unit, plus 1 guest per every 5 unitsYes A5, L8Table 3-6 SLOMC 17.72.070296 units: 296x2=592, Guest Parking 260 units (Does not include single room occupancy units): 260x0.2=52Outdoor Space x xGround level - Min. of 100sf Upper floors - Min of 50sf and 6' min dim.Yes A10, A11, A18, A19Table 3-3 Residential Design StandardsOpen Space xMin. of 100 sf of community open space shall be provided per unitYes L7Table 3-3 Residential Design StandardsExterior Lighting x xAll lighting shall be downward focused except for ambient string style patio lightsYes L5Table 3-3 Residential Design StandardsFences/Walls/ HedgesxxMust be placed within required setback and shall not exceed 6' except within any front setback, the maximum fence, wall, or hedge height shall be as shown in Figure 3-3Yes L13See SLOMC 17.70.070Signs: Subdivision Entry Monumentxx1 per street frontage, max 20sf, height approved by ARC, shall be located in a landscaped planter, illumination is not permitted except for external directed and shielded lightsYes A7, L2Table 3-11 Residential Design StandardsSigns: Wall sign directory signxx1 per street frontage, max 20sf, height n/a, shall be located over building entrances, illumination is not permitted except for directory signs.Yes A6, A13, A21Table 3-11 Residential Design StandardsStandardMulti-Family (NG-30)Attached Townhome (NG-30)RequirementRequirement MetSheet Reference NotesStorage x200 cubic ft min. of enclosed weatherproof and lockable private storage space. The min opening shall be 2 1/2ft by 4ft and the min height shall be 4ftYes A11, A19 Pg. 56 section GLaundry xA laundry unit shall be provided in each unit, or in common laundry space. Yes A10, A18 Pg. 56 section HDESIGN CONSISTENCY MATRIXSan Luis Ranch Specific PlanSubdivision RegulationsTopicRequirement MetSite PlanningYesSite PlanningYesSite PlanningYesSite PlanningYesParking and DrivewaysYesParking and DrivewaysYesParking and DrivewaysYesParking and DrivewaysYesParking and DrivewaysYesProject Architecture: Façade and Roof ArticulationYesProject Architecture: ScaleYesProject Architecture: Balconies, porches, and patiosYesProject Architecture: Exterior StairwaysYesProject Architecture: Accessory StructuresYesStairways providing access to the upper levels of multi-family structuresshould be located mostly within the buildings themselves.Accessory structures should be designed as an integral part of a project. Their materials, color, and details should be the same as the principal structures on the site.Safe and protected bicycle parking should be located convenient to each dwelling unit. internal streets should have the streets designed as if they were pleasant public streets, with comprehensive streetscapes including sidewalks, and planting strips between curb and sidewalk with canopy trees.A structure with three or more attached units should incorporate significant wall and roof articulation to reduce apparent scale.Large projects should be broken up into groups of structures, and large single structures should be avoidedThe use of balconies, porches, and patios as part of multi-family structures is encouraged for both practical and aesthetic value.Units having individual sidewalk entrances, or as courtyard projects with at least one significant pedestrian entrance from the street sidewalk. Where individual units have access to the street sidewalk, private "front yard" outdoor space may be differentiated from the public right-of-way by a porch, or small yard enclosed by a low fence.Residential units and activity areas not adjacent to a street should be accessible via pedestrian walkways and bikeways separate from vehicle parking areas and drivewaysLong, monotonous parking drives and large, undivided parking lots are discouraged.The main vehicle access into a multi-family site should be through an attractive entry drive. Colored and textured paving treatment is encouraged outside of the public street right-of-way, and within the project.Parking areas should be visible from the residential units to the extent possible.City of San Luis Obispo Community Design Guidelines: 5.4 - Multi-Family and Clustered Housing DesignThe placement of new units should consider the existing character of the surrounding residential area. New development should respect the privacy of adjacent residential uses through appropriate building orientation and structure heightMulti-family structures should be set back from adjacent public streets consistent with the prevailing setback pattern of the immediate neighborhood.Multi-Family Design GuidelinesItem 4Packet Page 152 THE ORCHARD AT SAN LUIS RANCHA3#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)GREEN POINT CHECKLISTNEW HOME RATING SYSTEM, VERSION 6.03RVVLEOH3RLQWV08/7,)$0,/<&+(&./,67&R(Q+H5H1HZ+RPH0XOWLIDPLO\sĞƌƐŝŽŶϲ͘Ϭ͘Ϯ30 5 6 9 3RLQWV$FKLHYHG&RPPXQLW\(QHUJ\,$4+HDOWK5HVRXUFHV:DWHU0HDVXUHV1RWHV&$/*UHHQ7%'&$/*UHHQ5HV 5(48,5(' $6,7(7%'$&RQVWUXFWLRQ)RRWSULQW$-RE6LWH&RQVWUXFWLRQ:DVWH'LYHUVLRQ7%'$& ':DVWH'LYHUVLRQ ,QFOXGLQJ$OWHUQDWLYH'DLO\&RYHU 7%'$& ':DVWH'LYHUVLRQ ([FOXGLQJ$OWHUQDWLYH'DLO\&RYHU 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ΞƵŝůĚ/ƚ'ƌĞĞŶ'ƌĞĞŶWŽŝŶƚZĂƚĞĚEĞǁ,ŽŵĞDƵůƚŝĨĂŵŝůLJŚĞĐŬůŝƐƚsĞƌƐŝŽŶϲ͘ϬItem 4Packet Page 153 bikesbikes2AS-1031AS-1031AS-1042AS-104MADONNA ROADCERRO SAN LUIS CHANNELPREFUMO CREEKSETBACK5' - 0"CREEK SETBACK35' - 0"28' - 0"28' - 0"2 8' - 0"28' - 0"SETBACK5' - 0"11' - 0"13' - 0"BLDG.20' - 0"BLDG.20' - 0"BLDG.27' - 0"BLDG.27' - 0"13' - 0"21' - 0"11' - 0"21' - 0"12' - 11 1/4"12' - 11 1/2"78' - 0"22' - 0"(V .I .F .) +/- 6 1 ' - 1 0 " 6 5 ' - 6 "G23G23G24G24G25CREEK SETBACK20' - 0"C R E E K S E T B A C K20' - 0 " C R E E K S E TB AC K20' - 0 "SETBACK5' - 0"EASEMENT15' - 0"EASEMENT15' - 0"EASEMENT15' - 0"EASEMENT15' - 0"43' - 5"+/- 69' - 5"1 ' - 4 " 7 9 ' - 2 "BLDG. 2ABLDG. 2BBLDG. 2CBLDG. 2DBLDG. 2EBLDG. 2FBLDG. 2GBLDG. 2HBLDG. 5ABLDG. 5BBLDG. 5CBLDG. 5DBLDG. 4CLUBHOUSEBLDG. 1ABLDG. 1BBLDG. 1CBLDG. 1DBLDG. 1EBLDG. 1FBLDG. 3LBLDG. 3MBLDG. 3NBLDG. 3LBLDG. 3OBLDG. 3PBLDG. 3QBLDG. 3RBLDG. 3JBLDG. 3IBLDG. 3HBLDG. 3GBLDG. 3FBLDG. 3EBLDG. 3CBLDG. 3DBLDG. 3BBLDG. 3ATRASH ENCLOSUREPER LANDSCAPE PLANSTRANSFORMERPER ELEC. PLANSTRANSFORMERPER ELEC. PLANSTRASH ENCLOSUREPER LANDSCAPE PLANSTRANSFORMERPER ELEC. PLANSG23G23TRASH ENCLOSUREPER LANDSCAPE PLANSTRANSFORMERPER ELEC. PLANSTRASH ENCLOSUREPER LANDSCAPE PLANSTRASH ENCLOSUREPER LANDSCAPE PLANSTRASH ENCLOSUREPER LANDSCAPE PLANSTRANSFORMERPER ELEC. PLANSTRANSFORMERPER ELEC. PLANSTRANSFORMERPER ELEC. PLANSTRASH ENCLOSUREPER LANDSCAPE PLANSTRANSFORMERPER ELEC. PLANSTRASH ENCLOSUREPER LANDSCAPE PLANS26' - 8"27' - 11"JUNCTION BOXPER ELEC. PLANSTRANSFORMERPER ELEC. PLANSJUNCTION BOXPER ELEC. PLANSJUNCTION BOXPER ELEC. PLANSNATURAL PRESERVE NOT A PART OF THIS PROJECT TRANSFORMERPER ELEC. PLANSTRANSFORMERPER ELEC. PLANSOUTDOOR COMMON AREA G25G2510' - 0"45' - 2"28' - 2"47' - 1"2 8 ' - 0 "12' - 0"1 3 ' - 2 "11' - 3"1 9 ' - 1 "G23G24G25KEY1234 2/A 2/A61/A 1/A66PARKING REQUIREMENTSEFFICIENCY UNITS BLDG. #1(6) BUI DIN S X 20 D E IN UNITS = 120 D E IN UNITSMIN PAR IN RE UIRED = 1 PER D E IN UNIT 2 UEST120 D E IN UNITS X 1 2 = 1 0 - 36 SPA ES = 114 SPACES(*NOTE: FOR UNIT TYPE A’S, A TOTAL OF 36 STALLS TO BE REPLACED WITH 2-LONG TERM BIKE PARKING STORAGE SPACES PER UNIT. PER SPECIFIC PLAN TABLE 3-5) PR P SED PAR IN PR VIDED 104 SURFACE PARKING + 48 COV. PARKING = 152 SPACESN TE (MIN 2 R 1 ADA MP IANT V PAR IN 2 R 2 SUR A E PAR IN = MIN 3 ADA STA S)CONDOMINIUM BLDG. #28 BUI DIN S X 12 D E IN UNITS = 96 D E IN UNITS MIN PAR IN RE UIRED = 1 PER D E IN UNIT 2 UEST 96 D E IN UNITS X 1 2 = 120 SPACESPR P SED PAR IN PR VIDED 167 SURFACE PARKING SPACESN TE (MIN 2 R 3 ADA MP IANT SUR A E PAR IN RE )TOWNHOMES BLDG. #3: 80 D E IN UNITS MIN PAR IN RE UIRED = 2 VERED SPA ES PER D E IN UNIT80 D E IN UNITS X 2 = 160 COVERED SPACES PR P SED PAR IN PR VIDED 160 COVERED SPACES + 9 SURFACE PARKING GUEST SPACES = 169 SPACESN TE (MIN 2 R 3 ADA MP IANT SUR A E PAR IN RE )THE HARVEST CLUBPR P SED PAR IN PR VIDED3 SURFACE PARKING SPACES (INCLUSIVE OF 2 ADA COMPLIANT)N TE (MIN 2 R 1 ADA MP IANT SUR A E PAR IN RE ) PARKING SUMMARYMIN PAR IN RE UIRED N SITE = 394 SPACESPR P SED PAR IN N SITE VERED PAR IN PR VIDED = 322 SPA ESUN VERED SUR A E PAR IN PR VIDED = 1 8 SPA ESADA PAR IN PR VIDED = 11 SPA ESTOTAL PROPOSED PARKING PROVIDED = 491 SPACESBIKE PARKINGPER SAN UIS BISP MUNI IPA DE SE 17 72, 070BIKE STORAGE*EA. BIKE STORAGE SHED PROVIDES 42 BIKE SPACES*EA. CONDOMINIUM AND EFFICIENCY UNIT ON GROUND FLOOR PROVIDES 1 LONG-TERM BIKE STORAGE .*EA. TOWNHOME PROVIDES 2 LONG-TERM BIKE STORAGE WITHIN GARAGE.MIN BI E ST RA E RE ( N -TERM) = 2 SPA ES PER D E IN UNIT296 D E IN UNITS X 2 = 592 SPACESMIN BI E ST RA E RE (SH RT-TERM) = 0 2 SPA ES PER D E IN UNIT296 D E IN UNITS X 0 2 = 60 SPACESTOTAL REQUIRED BIKE STORAGE (LONG-TERM) = 592 SPACESPR P SED BI E ST RA E PR VIDED ( N -TERM) EFFICIENCY UNITS: 120 DWELLING UNITS X 2 = 240 SPACES MIN.(36 LONG TERM PER BLDG. @ COV. PARKING = 216 SPACES)(1 LONG TERM PER GROUND FLOOR UNIT = 24 SPACES)CONDOMINIUM UNITS: 96 DWELLING UNITS X 2 = 192 SPACES MIN.(4 LONG TERM PER BIKE SHED STORAGE BLDGS. = 168 SPACES)(1 LONG TERM PER GROUND FLOOR UNIT = 32 SPACES)TOWNHOME UNITS: 80 DWELLING UNITS X 2 = 160 SPACES MIN.(2 LONG TERM PER PRIVATE GARAGE = 160 SPACES)TOTAL PROPOSED BIKE STORAGE (LONG-TERM) = 600 SPACESMOTORCYCLE PARKINGMIN 1 PER PAR IN STA S RE UIRED = 2 M T R Y E STA S TOTAL PROPOSED MOTORCYCLE = 25 SPACESTHE ORCHARD AT SAN LUIS RANCHA4#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020ARCHITECTURAL SITE PLAN/PARKING PLAN 1” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 100’-0” (12X18 SHEET)Item 4Packet Page 154 PCARPORT PARKINGBUILDING 2CREEK SETBACKL(E) TOP OF BANK20' - 0"CERRO SAN LUIS CHANNEL FACE OF CURBMADONNA RDPLPUE6' - 0"BIOFILTRATION AND RETENTION AREA5' - 0"10' - 0"+/- 27' - 0"BUILDING 3BUILDING 3+/-39'-8" +/-39'-8" F.F." EXISTING GRADEPROPOSED FINISH FLOORFACE OF CURBMADONNA RDPCARPORT PARKINGCARPORT PARKINGBUILDING 2BUILDING 1BUILDING 1CREEK SETBACK+/-39'-3" L(E) TOP OF BANK20' - 0"+/-39'-8" BUILDING 1PL+/- 17' - 0"PUECERRO SAN LUIS CHANNEL 6' - 0"BIOFILTRATION AND RETENTION AREA5' - 0"10' - 0"F.F." EXISTING GRADEPROPOSED FINISH FLOORS A E 1” = 40’S A E 1” = 40’SITE SECTIONSITE SECTION12THE ORCHARD AT SAN LUIS RANCHA #1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020SITE SECTIONS1” = 20” (24X36 SHEET)01020 4002040 801” = 40’ (12X18 SHEET)Item 4Packet Page 155 %8,/',1*&$532573$5.,1*3/35()802&5((. ( 7232)%$1.&5((.6(7%$&. 0$; (;,67,1**5$'())3/&/8%+286(322/ 0$; 0$;(;,67,1**5$'())%8,/',1*%8,/',1*S A E 1” = 40’S A E 1” = 40’SITE SECTIONSITE SECTION12THE ORCHARD AT SAN LUIS RANCHA6#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020SITE SECTIONS1” = 20” (24X36 SHEET)01020 4002040 801” = 40’ (12X18 SHEET)Item 4Packet Page 156 EV PARKINGEV PARKINGEV PARKING EV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARK INGEV PARKINGEV PARKINGEV PARKINGEV PARKINGSSWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSS SSSS SSSSSDSDSDSDSDSSSSSSSSSSSSSSSDSSSDFWWFWSDSDWWWWW W W SDSD CONNECT TO EXISTING SSMHINSTALL (28) MC-4500STORMTECH CHAMBERSINSTALL (29) MC-4500STORMTECH CHAMBERSINSTALL (19) MC-4500STORMTECH CHAMBERSABANDON 20'SEWER EASEMENTCONNECT TO SD OUTFALLCONNECT TO SD OUTFALL114141444122222142333333334433455556666666667776779109INSTALL (10) MC-4500STORMTECH CHAMBERS8888881111111111111131112121212121212121212121212121212124551415141511111613INSTALL (8) MC-4500STORMTECH CHAMBERSINTERSECTION SIGHT LINESCREEK SETBACKTOP OF BANK35'CREEK SETBACKTOP OF BANKPROPERTY LINEUTILITY NOTES12" HDPE STORM DRAIN18" HDPE STORM DRAIN48" DIAMETER STORM DRAIN MANHOLE24" x 24" CONCRETE CATCH BASINFIRE HYDRANT, LATERAL, VALVE ASSEMBLY6" PVC SANITARY SEWER LATERAL8" PVC SANITARY SEWER MAIN8" C900 PVC PRIVATE WATER LINE10" C900 PVC PRIVATE WATER MAINDDCV AND BACKFLOW PREVENTER ASSEMBLY48" DIAMETER SSMHSANITARY SEWER CLEANOUTINTERFACE BETWEEN PRIVATE AND PUBLIC WATER MAINS. LOCATION OFTRANSFER OF OWNERSHIP.ALL DOMESTIC WATER CONNECTIONS TO BE 1" SCHEDULE 80 PVCDOMESTIC SERVICE LATERALS WITH A 1" METER BOX, TYP.ALL FIRE WATER SERVICE LATERALS TO BE 4", TYP.CONNECT TO EXISTING WATER POC12345678910111213141516IHHW  GENERAL NOTES1. ALL DOMESTIC WATER CONNECTIONS TO BE 1" SCHEDULE 80 PVCDOMESTIC SERVICE LATERALS WITH A 1" METER BOX.2. ALL FIRE WATER SERVICE LATERALS TO BE 4".3. UTILITY SIZING IS PRELIMINARY AND SUBJECT TO CHANGE.THE ORCHARD AT SAN LUIS RANCH 1#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020SITE UTILITY PLANItem 4Packet Page 157 EV PARKINGEV PARKINGEV PARKING EV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARK INGEV PARKINGEV PARKINGEV PARKINGEV PARKING1%MAX5% ±1% ±1% ±3% ±2% ±2.0% MAX1%0.7% ±4%4%1.00%1.00%1.0%1.0% ±1.5% ±1.5% ±1.5% ±1.5% ±0.7% ±1.0% ±0.7% ±2.0 %2.0 %0.6% ±0.6% ±2.0 %2.0%1.0% ±1.0% ±2.0 %0.6% ±2.0%2.0 %2.0 % 2.0% ± 2.0% ±0.6% ±2.0% ±0.3% ±1%MAX3% ±2% ±2% ±2% ±2% ±SDSDSDSDSDSDSDSDSDSDSD 132.0± FSFF = 130.00FF = 131.2FF = 130.50FF = 133.0FF = 134.75FF = 133.5FF = 133.0FF = 133.5FF = 130.9131.00 TC130.50 FS132 HP131.00LP132 FSMATCH EX.FF = 130.9FF = 130.70FF = 130.90FF = 134.75FF = 133.0FF = 130.9FF = 130.7FF = 132.20FF = 132.20129.50 FS130.00 FS129.30 TG129.30 TGPROVIDE A 2' CURB CUT@ LP OF ISLAND TYP.130.20 TC129.70 FS130.75 TC130.25 FS130.70 FS134.00 TC133.5 FSMADONNA ROADCERRO SAN LUIS CHANNELPREFUMO CREEKFF = 132.3FF = 132.3FF = 132.3FF = 132.3EXISTINGBIORETENTION AREAEXISTINGBIORETENTION AREAEXISTINGBIORETENTION AREAEXISTINGBIORETENTION AREAEXISTINGBIORETENTION INLET(TYP)MATCH EX. FS129.5±CONSTRUCT SIDEWALK WITH SIDEWALKUNDERDRAIN TO ALLOW STORM WATER TOMIGRATE THROUGH RETENTION AREA.131.50 TC131.00 FSGRADEBREAK130.30 TC129.80 FSPROVIDE A 2' CURB CUTTO PROVIDE ANOVERLAND ESCAPE ROUTEEX. FG130.0±FF = 132.0FF = 132.0130.00 FS130.00 FS130.00 FS130.00 FS130.00 FS129.00 TGPROVIDE A 2' CURB CUT @LP OF ISLAND TYP.MATCH EX. FS130.2±FF = 133.0FF = 133.0FF = 133.0FF = 133.0GRADEBREAK130.50 FS130.00 TC129.50 FSCONSTRUCTROLLED CURBGRADEBREAK131.00 FSPOTENTIALLY (1) RISERIN THE GARAGE128.90 TC128.40 FSFF = 130.0FF = 130.5130.60 TC130.10 FS130.20 TC129.70 FS129.70 TC129.20 FS128.0± FS127.90 TC127.40 FSPROVIDE A 2' CURB CUTTO PROVIDE ANOVERLAND ESCAPE ROUTEPROVIDE A 2' CURB CUTTO PROVIDE ANOVERLAND ESCAPE ROUTEPROVIDE A 2' SIDEWALKUNDERDRAN TO PROVIDEAN OVERLAND ESCAPEROUTE129.50 TC129.00 FSFF = 130.0130.10 TC129.60 FSFF = 129.5ACCOUNT S F O R ( 1 ) RISER IN TH E G A R A G E130.90 FS131.30 FS128.0± FS131.5 TC131.0 FS131.5 TC131.0 FSPROVIDE A 2' SIDEWALKUNDERDRAIN AS ANOVERLAND ESCAPE ROUTEFF = 129.52' MAX RETAINING WALLCREEK SETBACKTOP OF BANK35'CREEK SETBACKTOP OF BANKIHHW  GENERAL NOTES1. EARTHWORK:CUT = 20,156 CFFILL = 1,431 CFNET (CUT) = 18,725 CF2. PERCENT OF THE SITE PROPOSED TO BE DISTURBED BY GRADING = 94%3. AVERAGE NATURAL GRADE = ±1%THE ORCHARD AT SAN LUIS RANCH 2#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020SITE GRADING & DRAINAGE PLANItem 4Packet Page 158 EV PARKINGEV PARKINGEV PARKING EV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARK INGEV PARKING EV PARKINGEV PARKINGSDSDSDSDSDSDSDSDSDSDSD LOT 3LOT 1LOT 2OPEN SPACELOT 4CONNECT TOEXISTING SD OUTFALLIHHW  PROPOSED STATISTICSLIMITS OF DISTURBANCE: 10.23 AC(A) PROPOSED NEW IMPERVIOUS AREA: 313,401 SF(B) TOTAL REPLACED IMPERVIOUS AREA AREA: 0 SF(C) PROPOSED PERVIOUSAREA: 132,218 SF(D) TOTAL IMPERVIOUS AREA AREA: 313,401 SF(E) NET IMPERVIOUS AREA(NEW IMPERVIOUS + REPLACED IMPERVIOUS)-(TOTAL EXISTING IMPERVIOUS-TOTAL IMPERVIOUSAREA OF COMPLETE PROJECT)AREA: 313,401 SFPRELIMINARY HYDROLOGYPR #2 & #3:LOT 1:TOTAL AREA = 165,419 SFIMPERVIOUS AREA = 108,732 SF95TH PERCENTILE DEPTH: 1.9" i = IMPERVIOUS AREA/TOTAL AREA = .66C = 0.858i3-0.78i2+0.774i+.04 = 0.46165419 SF * 0.46 (coefficient) * (1.9”/12")FT = 12,048 CFREQUIRED STORAGE VOLUME = 12,048 CFPROVIDED STORAGE VOLUME (PAVERS WITH 3' ROCK DEPTH) = 12,391 CFLOT 2:TOTAL AREA = 16,075 SFIMPERVIOUS AREA = 13,921 SF95TH PERCENTILE DEPTH: 1.9" i = IMPERVIOUS AREA/TOTAL AREA = 0.87C = 0.858i3-0.78i2+0.774i+.04 = 0.6816075 SF * 0.68 (coefficient) * (1.9”/12")FT = 1,730 CFREQUIRED STORAGE VOLUME = 1,730 CFPROVIDED STORAGE VOLUME (10 CHAMBERS) = 1,736 CFLOT 3:TOTAL AREA = 169,531 SFIMPERVIOUS AREA = 126,278 SF95TH PERCENTILE DEPTH: 1.9" i = IMPERVIOUS AREA/TOTAL AREA = 0.75C = 0.858i3-0.78i2+0.774i+.04 = 0.54169531 SF * 0.54 (coefficient) * (1.9”/12")FT = 14,494 CFREQUIRED STORAGE VOLUME = 14,494 CFPROVIDED STORAGE VOLUME (84 CHAMERS) = 14,582 CFLOT 4:TOTAL AREA = 94,488 SFIMPERVIOUS AREA = 64,470 SF95TH PERCENTILE DEPTH: 1.9" i = IMPERVIOUS AREA/TOTAL AREA = 0.68C = 0.858i3-0.78i2+0.774i+.04 = 0.4894488 SF * 0.48 (coefficient) * (1.9”/12")FT = 7,181 CFREQUIRED STORAGE VOLUME = 7,181 CFPROVIDED STORAGE VOLUME (PAVERS WITH 3' ROCK DEPTH) = 8,365 CFNOTE:ALL PROVIDED UNDERGROUND STORAGEVOLUME IS BASED ON AN 18" STONE BASE UNDERSTORMTECH MC4500 CHAMBERSTHE ORCHARD AT SAN LUIS RANCH 3#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020SITE STORMWATER CONTROL PLANItem 4Packet Page 159 THE ORCHARD AT SAN LUIS RANCH 1#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201” = 40” (24X36 SHEET)02040 800 40 90 1601” = 80’ (12X18 SHEET)LANDSCAPE SITE PLAN RED N RETE ENTRY DRIVE UBH USE - SEE EN AR EMENTBI E SHA ST RA E BUI DIN T T T - SEE EN AR EMENT MMUNITY VE IE B XES, AMES AND/ R PI NI AREASMAI B X I S MMUNITY HI DREN’S ARDENTRASH EN SURERI HT- - AY IMPR VEMENTS N T A PART - TREES I BE IN UDED T AU MENT BI -RETENTI NP A A ITH UNTAIN SEATIN 11 77772799881213141 1822181 1 1414141414141422182266SITE PLAN DESIGN KEYN TE A TREES ITHIN THIS PR JE T HAVE BEEN REM VED UNDER A SEPARATE PERMIT MAP #0174-2017 TREES ITHIN THE REE AND HANNE ARE T REMAIN N ADDITI NA TREES ARE ANTI IPATED T BE REM VED 1818148886 MMUNITY PI NI AREAS10101010SHARED STREET - SEE EN AR EMENT28NATURA P AY AREA - SEE EN AR EMENT11212121212121PEDESTRIAN PASE - SEE EN AR EMENT3 A AY ITH RED N RETE333333444441320’ HANNE SETBA 3 ’ REE SETBA 61616161717N T A PARTPERVI US PAVERS18232323 UTURE BI E/ PEDESTRIAN BRID E(SEPARATE PERMIT MAP #0174-2017) 19 R SS A NNE TI N T A UNA A E PAR (SEPARATE PERMIT MAP #0174-2017) 20192028 UTURE ARP RTS ITH S AR22 ARP RTS AT E I IEN Y UNITS211111EXISTIN TREES T REMAIN23124MAD NNA R AD ERR SAN UIS HANNE Item 4Packet Page 160 THE ORCHARD AT SAN LUIS RANCH 2#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020PLANT PALETTE AND LANDSCAPE AMENITIESCONCEPTUAL PLANT SCHEDULE CONDO FRUIT TREE LIST CITRUS X AURANTIIFOLIA `BEARSS LIME` / BEARSS LIME 15 GAL CITRUS X LIMON `EUREKA` / EUREKA LEMON 24"BOX CITRUS X SINENSIS `WASHINGTON NAVEL` / ORANGE 15 GAL CITRUS X TANGELO / TANGELO 24"BOX DIOSPYROS KAKI `HACHIYA` / JAPANESE PERSIMMON 15 GAL MALUS PUMILA `DORSETT GOLDEN` / DORSETT GOLDEN APPLE 15 GAL PERSEA AMERICANA `FUERTE` / FUERTE AVOCADO 15 GAL PERSEA AMERICANA `HASS` / AVOCADO 15 GAL PRUNUS SALICINA `BEAUTY` / BEAUTY PLUM 15 GAL PRUNUS SALICINA `SATSUMA` / SATSUMA PLUM 15 GAL MASTER TREE LIST ARBUTUS X `MARINA` / ARBUTUS STANDARD 36"BOX CERCIS CANADENSIS `FOREST PANSY` TM / FOREST PANSY REDBUD 24"BOX CHAMAEROPS HUMILIS CERIFERA / BLUE MEDITERRANEAN FAN PALM 15 GAL CHIONANTHUS RETUSUS / CHINESE FRINGE TREE 15 GAL CHORISIA SPECIOSA / SILK FLOSS TREE 36" BOX GEIJERA PARVIFLORA / AUSTRALIAN WILLOW 15 GAL OLEA EUROPAEA `SWAN HILL` TM / SWAN HILL OLIVE FIELD GROWN PHOENIX CANARIENSIS / CANARY ISLAND DATE PALM 15` B.T. PLATANUS X ACERIFOLIA / LONDON PLANE TREE MULTI-TRUNK 36" BOX PODOCARPUS X `ICEE BLUE` / ICEE BLUE PODOCARPUS 15 GAL TRISTANIA CONFERTA / BRISBANE BOX 24"BOX TRISTANIA LAURINA / WATER GUM 15 GAL ZELKOVA SERRATA `VILLAGE GREEN` / SAWLEAF ZELKOVA 24"BOX SHRUBS, GRASSES, VINES AND GROUND COVERS AEONIUM CANARIENSE / AEONIUM 3 GAL AGAVE SPECIES/ AGAVE 5 GAL ALYOGYNE HUEGELII `SANTA CRUZ` / BLUE HIBISCUS 15 GAL ANIGOZANTHOS SPECIES /KANGAROO PAW 1 GAL BULBINE FRUTESCENS / STALKED BULBINE 5 GAL CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASS 1 GAL CERCIS OCCIDENTALIS / WESTERN REDBUD MULTI-TRUNK 15 GAL CHONDROPETALUM TECTORUM `EL CAMPO` / CAPE RUSH 5 GAL DIANELLA CAERULEA `CASSA BLUE` / CASSA BLUE FLAX LILY 1 GAL DIETES BICOLOR / FORTNIGHT LILY 1 GAL FEIJOA SELLOWIANA / PINEAPPLE GUAVA 15 GAL LANTANA CAMARA `RADIATION` / RADIATION LANTANA 1 GAL LAVANDULA SPECIES / LAVENDER 1 GAL LEUCADENDRON X `SAFARI SUNSET` / CONEBUSH 5 GAL LEYMUS CONDENSATUS `CANYON PRINCE` / NATIVE BLUE RYE 1 GAL LOMANDRA SPECIES / MAT RUSH 5 GAL MUHLENBERGIA RIGENS / DEER GRASS 1 GAL NEPETA X FAASSENII `WALKERS LOW` / WALKERS LOW CATMINT 1 GAL OLEA EUROPAEA `LITTLE OLLIE` TM / LITTLE OLLIE OLIVE 5 GAL PENNISETUM SPATHIOLATUM / SLENDER VELDT GRASS 1 GAL PENSTEMON HETEROPHYLLUS `MARGARITA BOP` / BEARD TONGUE 1 GAL PHLOMIS FRUTICOSA / JERUSALEM SAGE 1 GAL PHORMIUM SPECIES / NEW ZEALAND FLAX 5 GAL POLYGALA FRUTICOSA `PETITE BUTTERFLY` / SWEET PEA SHRUB 1 GAL ROSA X `FLOWER CARPET WHITE` / ROSE 5 GAL ROSMARINUS SPECIES/ ROSEMARY 5 GAL SEDUM SPECIES / STONECROP FLAT SENECIO MANDRALISCAE `BLUE CHALK STICKS` / SENECIO FLAT STRELITZIA REGINAE / BIRD OF PARADISE 5 GAL VITIS CALIFORNICA / CALIFORNIA WILD GRAPE 1 GAL WISTERIA SINENSIS `COOK`S PURPLE` / COOK`S PURPLE CHINESE WISTERIA 15 GAL YUCCA PARVIFLORA / RED YUCCA 5 GALTOWNHOME UNITS FRUIT TREE LISTEFFICIENCY UNITS FRUIT TREE LISTPARKING/SCREEN FRUIT TREE LISTTHE ORCHARD ENTRY DRIVE SPECIMEN TREE PLATANUS RACEMOSA / CALIFORNIA SYCAMORE MULTI-TRUNK 36" BOX PERSEA AMERICANA `FUERTE` / FUERTE AVOCADO 15 GAL PERSEA AMERICANA `HASS` / AVOCADO 15 GAL CITRUS X DWARF BEARS SEEDLESS / DWARF LEMON 15 GAL CITRUS X DWARF CAMPBELL / DWARF ORANGE 15 GAL PYRUS COMMUNIS `BEURRE D'ANJOU` / BEURRE D'ANJOU PEAR 24"BOX OLEA EUROPAEA `MAJESTIC BEAUTY` TM / MAJESTIC BEAUTY FRUITLESS OLIVE 36"BOX PYRUS COMMUNIS `BEURRE D'ANJOU` / BEURRE D'ANJOU PEAR 15 GAL CITRUS X DWARF BEARS SEEDLESS / DWARF LEMON 15 GAL CITRUS X DWARF CAMPBELL / DWARF ORANGE 15 GALPITTOSPORUM SPECIES/ TOBIRA 5 GALRHAPHIOLEPSIS SPECIES/ INDIA HAWTHORN 5 GAL JUNIPERUS SPECIES / JUNIPER 15 GAL CALLISTEMON `LITTLE JOHN` / DWARF BOTTLEBRUSH 5 GAL DODONEA VISCOSA/ HOPSEED BUSH 5 GAL CAMELLIA SPECIES / CAMELLIA 5 GAL BUXUS SPECIES / BOXWOOD 5 GALACER SPECIES/ JAPANESE MAPLE 24"BOXRIPARIAN TREES CERCIS OCCIDENTALIS / WESTERN REDBUD 15 GAL PRUNUS ILICIFOLIA / HOLLY LEAF CHERRY 15 GAL QUERCUS AGRIFOLIA / COAST LIVE OAK 24" BOXRIPARIAN SHRUBS ARCTOSTAPHYLOS SPECIES / MANZANITA 5 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ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET TRASH ENCLOSURE & MAIL KIOSK DETAILSSLIDE BOLT AND SLEEVEDROP BOLT AND SLEEVE7'-4"3'-4"7'-4"PRECAST CONCRETE CAPWOOD POSTCORRUGATEDMETAL ROOFCMU BLOCK WALL21'-9"SINGLE SWING GATE(2) DOUBLE SWING GATESROOF POSTORGANICS4 CU YD BIN 4 CU YD BINORGANICSCMU WALLROOF OUTLINEGATE POSTCORRUGATEDMETAL ROOFGGATEWING GATESORGANICSSS4 CU YD BIN4 CU YD BINORGANICSSSSTEEL GATE FRAMEBARREL HINGEWOOD PANELSMAIL KIOSK NOTES:1. VERIFY FINAL NUMBER OF MAILBOX UNITS WITHINKIOSK WITH OWNER PRIOR TO INSTALLATION.2. MAILBOXES PER "THE MAILBOX WORKS". MODELSHOWN: 4C15D-17. CONTACT: 800-824-99853. COLOR AND FINISH OF ROOF, MAILBOXES, ANDHARDWARE TO MATCH ARCHITECTURAL FINISHES.6"CORRUGATEDMETAL ROOF1'-0"4'-10"3'-1"9'-8"MAIL KIOSK1/2" = 1'-0"10'-5"(3) MAILBOX UNITS PER SIDE, EACH WITH:x17 TENANT COMPARTMENTSx2 PARCEL COMPARTMENTSx1 OUTGOING MAIL SLOT(FOR A TOTAL OF 51 TENANT DOORS PERSIDE, 102 TENANT DOORS PER KIOSK.)6X6 POSTRRM-1046-0BTRASH ENCLOSURE - SIDETRASH ENCLOSURE - PLANTRASH ENCLOSURE - FRONTMAIL KIOSK - SIDEMAIL KIOSK - FRONT AND BACKAIRVOL BLOC B CBAAIRVOL BLOC Item 4Packet Page 171 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET FENCING TYPES8'-2"WELDED WIRE MESH FENCE3/4" = 1'-0"2X2 FRAME (BOTH SIDES)6X6 POST2X6 RAIL (BOTH SIDES)2X6 RAIL2X8 CAPHOT-DIP GALVANIZED WELDEDWIRE MESH PANEL, 4X4 GRID2X6 SUPPORT (BOTH SIDES)POST CAP3'-8"GATERRM-1046-45BPRIVACY FENCE3/4" = 1'-0"6'-0" MAX2X4 RAIL1X6 SLATFRONT1X4 MID RAIL(ON BACK)2X4 RAIL2X6 CAP4X4 POSTPOST CAPRRM-1046-05C6'-0" MAX4X4 ROUGH CEDAR SPLIT POST WITHSLOTS TO ACCEPT PRE-CUT RAILS, TOP OFPOST CHAMFERED2X4 ROUGH CEDAR SPLIT RAIL WITHREDUCED DIMENSION AT EACH END TOMATCH PRE-CUT POST SLOTSHOGWIRE FENCE WITH TIMBER POSTS CEDAR SLAT FENCESPLIT RAIL FENCEHOGWIRE FENCESPLIT RAIL FENCEFENCING KEY MAPCEDAR SLAT FENCEGGATEHOGHOGWIWISPLSPLIT IT RARACEDCEDAR AR GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGMMMMMMMMADONNAOADONNADOADONNADROADROADROADADONNADOADODDADONNADOADODADONDDODADONDOItem 4Packet Page 172 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD SITE WALLS AND CARPORT TYPESNDSCAPE WALLS AND RETAINING WALL'-0"CMU CORE WITH STONEVENEER TO MATCHARCHITECTURERECLAIMED WOOD VENEERTO MATCH SIGNAGECMU CORE WITH STONEVENEER TO MATCHARCHITECTURESTONE VENEERSTONE VENEERRECLAIMEDWOOD VENEERCMU CORE2" TYP.CMU CORE1'-3"1'-3"CMU BLOCK WALL,SPLIT-FACE, HALF-SCORECEDAR SLAT FENCEWALLFENCECMU CAPCAPACCENT WALLLANDSCAPE WALLSECTIONSECTIONRETAINING WALL AND FENCESECTIONMETAL FRAME SOLAR CARPORT OPTIONWOOD FRAME TRELLIS CARPORT OPTION WALL KEY MAPRETAINING WALL WITH FENCEACCENT WALLRETARETAINIINIWITHWITH FE FEACCEACCENNMMADONNA RDOADONNA ADONNA OOOADAAADItem 4Packet Page 173 THE ORCHARD AT SAN LUIS RANCH RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET A PROJECT SIGNAGE CONCEPT H HDIRECTIONAL SIGNAGERESIDENTIAL (NG-10, NG-23, NG-30) SUBDIVISION ENTRY MONUMENT: SF ARC S Monument sign illumination shall be in compliance with City of San Luis Obispo Municipal Code Sections 15.40.430 and 15.40.470. DIRECTORY SIGN: SF Directory sign illumination shall be in compliance with City of San Luis Obispo Municipal Code Sections 15.40.430 and 15.40.470.RECLAIMED OODMETAL LETTERIN NOT TO SCALENOT TO SCALENOT TO SCALERECLAIMED OODSI N LI HTSSTONE BASEMONUMENT SIGNAGESIGN AND MONUMENT DEVELOPMENT STANDARDSMETAL LETTERIN STONE BASE HRECLAIMED OODMETAL LETTERIN STONE BASENEIGHBORHOOD SIGNAGENOTES ALL SI NA E IS LOCATED OUTSIDE OF VEHICULAR SITE LINES SI NS ARE CONSISTENT ITH SAN LUIS RANCH MASTER DEVELOPER PLANS ****SIGNAGE KEY MAPDD*THE ORCHARD AT SAN LUIS RANCH ENTR MONUMENTCONDOMINIUM NEI HBORHOOD SI NA EEFFICIENC UNITS NEI HBORHOOD SI NA ETO NHOME NEI HBORHOOD SI NA E****DDIRECTIONAL SI NA E*CLUB HOUSE NEI HBOHHOOD SI NA EItem 4Packet Page 174    6,1*/(6,'('%,.(5$&.6+2/'%,.(6 /[:[+ 0)**5*6,*1%,.(6+$&.&85%'*727$/ MA HEI HTT O PF F SCALE SCALE SCALE SCALE SCALE CONCEPT FLOOR PLANCONCEPT REAR ELEVATIONCONCEPT RIGHT ELEVATIONCONCEPT FRONT ELEVATION CONCEPT LEFT ELEVATION (SHOWN IN COLOR SCHEME 1) NOTE: BIKE STORAGE SHED IS CONCEPTUAL, OPTION TO LOOK INTO PRE-MANUFACTURED ALTERNATIVESTHE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD BIKE STORAGE CONCEPT SHEET SHEET BI E STORA E SI NA EPAINTED ENTR DOORASPHALT SHIN LESMETAL A NIN SOLAR PANELS IF NECESSAR OR APPLICABLE CITRUS TREEFIBER CEMENT SIDIN FIBER CEMENT BASEItem 4Packet Page 175 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET EFFICIENCY (20 PK) BLDG #1 - INSPIRATION IMAGESItem 4Packet Page 176 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET EFFICIENCY (20 PK) BLDG #1 - PROTOTYPE UNIT PLANSBEDBATHKITCHENBATH22' - 7"10' - 11"11' - 8"21' - 6"CLLAUNDRYLIVINGLIVINGBEDROOMBATHKITCHEN5' - 5"12' - 3"3' - 6"6' - 0"21' - 0"21' - 0"CLSTORAGELAUNDRYCLBATHBEDROOMCLDININGLIVINGKITCHENLAUNDRYSTORAGE23' - 10"16' - 0"6' - 0"7' - 2"22' - 7"STUDIO20' - 2"LIVINGDININGKITCHENBATHCL3' - 0"18' - 11"8' - 10"11' - 4"20' - 2"21' - 11"LAUNDRYUNIT A (380 SF) - STUDIOUNIT B (449 SF) - 1BEDUNIT C (449 SF) - 1BEDUNIT D (580 SF) - 1BED Item 4Packet Page 177 8383VWRU&)  VWRU&)VWRU&)VWRU&)                 VWRU&)  /21*7(50%,.(6725$*(  /21*7(50%,.(6725$*(6,1*/(6,'('%,.(5$&.6+2/'%,.(6 /[:[+ 0)**5*727$/VWRU&)VWRU&)VWRU&)8383                VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)8383                VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)    VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)NGHFN6)NGHFN6)NGHFN6)NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6)THE ORCHARD AT SAN LUIS RANCH RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET A EFFICIENCY (20 PK) BLDG #1 - FLOOR PLANSUNIT DUNIT DUNIT DUNIT DUNIT DUNIT DUNIT BUNIT BUNIT AUNIT AUNIT AUNIT AUNIT CUNIT CUNIT CUNIT CUNIT AUNIT AUNIT CUNIT CPAR IN BI E STORA EGROUND FLOOR - BLDG. 1 - UNITS THIS FLOOR SECOND FLOOR - BLDG. 1 UNITS THIS FLOORTHIRD FLOOR - BLDG. 1 UNITS THIS FLOORGROUND FLOOR UNITSUNIT A:LIVIN PATIOE T STORA EUNIT C:LIVIN PATIOE T STORA EREQUIRED SF MINIMUM CF MINIMUM SF MINIMUM CF MINIMUMPROPOSED SF SF CF INDEPENDENT OF UNIT LOCATED ON ROUND FLOOR SF SF CF INDEPENDENT OF UNIT LOCATED ON ROUND FLOOR LEGENDPRIVATE EXT. STORAGEPRIVATE OPEN SPACESECOND/THIRD FLOOR UNITSUNIT A:LIVIN DEC E T STORA EUNIT B:LIVIN DEC E T STORA EUNIT C:LIVIN DEC E T STORA EUNIT D:LIVIN DEC E T STORA EREQUIRED SF MINIMUM CF MINIMUM SF MINIMUM CF MINIMUM SF MINIMUM CF MINIMUM SF MINIMUM CF MINIMUMPROPOSED SF SF CF INDEPENDENT OF UNIT LOCATED ON ROUND FLOOR SF SF CF LOCATED ON DEC SF SF CF INDEPENDENT OF UNIT LOCATED ON ROUND FLOOR SF SF CF LOCATED ON DEC    Item 4Packet Page 178 MA HEI HTT O PF F F F F F THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET EFFICIENCY (20 PK) BLDG #1 - ELEVATIONSSCALE SCALE SCALE SCALE CONCEPT FRONT ELEVATION (SHOWN IN COLOR SCHEME 3)CONCEPT LEFT ELEVATIONCONCEPT REAR ELEVATIONCONCEPT RIGHT ELEVATION MAIN STUCCO SAND FINISHASPHALT SHIN LESMAIN FIBER CEMENT SIDIN ACCENT FIBER CEMENT SIDIN OOD TRIMACCENT TRIMACCENT STUCCO SAND FINISHMAIN STUCCO SAND FINISHPAINTED DOORSItem 4Packet Page 179 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET EFFICIENCY (20 PK) BLDG #1 - CONCEPT PERSPECTIVEItem 4Packet Page 180 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD EFFICIENCY (20 PK) BLDG #1 - ARCHITECTURAL DETAILSENTRY ELEMENT DETAILWINDOW + BALCONY DETAILSGABLE DETAILS EXLOGLQJLGHQWLÀFDWLRQVLJQDJH GHFRUDWLYHPHWDOOLJKWÀ[WXUHPHWDOH[WHULRUOLJKWÀ[WXUH Item 4Packet Page 181 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET EFFICIENCY (20 PK) BLDG #1 - CHARACTER RENDERINGItem 4Packet Page 182 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD EFFICIENCY (20 PK) BLDG #1 - COLORS + MATERIALS(SHOWN IN SCHEME 3)SCHEME OPTION 1SCHEME OPTION 2SCHEME OPTION 3SCHEME OPTION 4 OOD TRIM OOD TRIM OOD TRIM OOD TRIMACCENT TRIMACCENT TRIMACCENT TRIMACCENT TRIMMAIN VERTICAL MAIN VERTICAL MAIN VERTICAL MAIN VERTICAL ACCENT VERTICAL ACCENT VERTICAL ACCENT VERTICAL ACCENT VERTICAL ROOFROOFROOFDOORSDOORSDOORSDOORSP LACIER HITE SAND FN P LACIER HITE SAND FN P LACIER HITE SAND FN P LACIER HITE SAND FN P TITANIUM SAND FINISHP THUNDER S SAND FINISHP THUNDER S SAND FINISHP TITANIUM SAND FINISHASPHALT SLATEASPHALT BAR OODASPHALT SLATES HITE FLOURS HITE FLOURS HITE FLOURS HITE FLOURS ACIERS URBANE BRON ES URBANE BRON ES ALPACAS CURR S MOS CO MIDNI HTS RELENT LESS OLIVES CORAL REEFS HITE FLOURS HITE FLOURS HITE FLOURS HITE FLOURS OLDEN AMBERS BLUSTER S S SA ES RO CROFT COPPER REDSTANDIN SEAM DEEP CHARCOALSTANDIN SEAM SHA E RA STANDIN SEAM DEEP CHARCOALMAIN STUCCOMAIN STUCCOMAIN STUCCOMAIN STUCCOACCENT STUCCOACCENT STUCCOACCENT STUCCOACCENT STUCCOROOFROOFROOFTYPICAL INDO SPAINTED METAL HANDRAIL POSTS HITE VIN LMETAL RAILIN ROOFASPHALT BAR OOD STANDIN SEAM SHA E RA ROOFNOTE: MINOR COLOR DEVIATIONS BASED ON FINAL MANUFACTURE AND AVAILABILITY TO BE COORDINATED WITH STAFF.Item 4Packet Page 183 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD CONDOS (12 PK) BLDG #2 - INSPIRATION IMAGESItem 4Packet Page 184               0%$7+0%$7+/,9,1*/1'5<%$7+%('&/',1,1*    &/&/.,7&+(1(175<+$//6725$*(/       %('',1,1*0%$7+%('&/  %$7+/1'5<        /,9,1*.,7&+(10%(' &/ 6725$*(   6  THE ORCHARD AT SAN LUIS RANCH RS SEPTEMBER TH REVISED JANUAR RD A CONDOS (12 PK) BLDG #2 - PROTOTYPE UNIT PLANS SHEET SHEET UNIT A (951 SF) - 2 BEDROOM / 2 BATHUNIT B - ALT. (1,140 SF) - 3 BEDROOM / 2 BATH Item 4Packet Page 185              GHFN6)GHFN6)GHFN6)VWRU&)GHFN6)VWRU&)VWRU&)VWRU&)           GHFN6)GHFN6)VWRU&)GHFN6)VWRU&)VWRU&)VWRU&)GHFN6)                      GROUND FLOOR PLANSECOND FLOOR PLAN GHFN6)GHFN6)VWRU&)GHFN6)VWRU&)VWRU&)VWRU&)GHFN6)                      THIRD FLOOR PLAN THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET CONDOS (12 PK) BLDG #2 - FLOOR PLANSGROUND FLOOR UNITSUNIT A:LIVIN PATIOE T STORA EUNIT B:LIVIN PATIOE T STORA EREQUIRED SF MINIMUM CF MINIMUM SF MINIMUM CF MINIMUMPROPOSED SF SF CF LOCATED OUTSIDE FRONT DOOR SF SF CF LOCATED ON DEC LEGENDPRIVATE EXT. STORAGEPRIVATE OPEN SPACESECOND/THIRD FLOOR UNITSUNIT A:LIVIN DEC E T STORA EUNIT B:LIVIN DEC E T STORA EREQUIRED SF MINIMUM CF MINIMUM SF MINIMUM CF MINIMUMPROPOSED SF SF CF LOCATED OUTSIDE FRONT DOOR SF SF CF LOCATED ON DEC GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6) GHFN6) GHFN6) GHFN6) GHFN6) GHFN6) VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&&)VWRU&)VWRU&)VWRU&)Item 4Packet Page 186 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET CONDOS (12 PK) BLDG #2 - ELEVATIONS MA HEI HTT O PF F F F F F SCALE SCALE SCALE SCALE CONCEPT FRONT ELEVATIONCONCEPT RIGHT ELEVATIONCONCEPT REAR ELEVATIONCONCEPT LEFT ELEVATION (SHOWN IN COLOR SCHEME 3) NOTE: OPTION IN ALL HORIZONTAL SIDINGTRIM ACCENT PAINTTRIM ACCENT PAINTHO IRE RAILIN CORRU ATED METALSTUCCO SAND FINISHSTUCCO SAND FINISHFIBER CEMENT SIDIN ASPHALT SHIN LESFIBER CEMENT SIDIN STONE VENEERItem 4Packet Page 187 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD CONDOS (12 PK) BLDG #2 - CONCEPT PERSPECTIVEItem 4Packet Page 188 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD CONDOS (12 PK) BLDG #2 - ARCHITECTURAL DETAILSENTRY ELEMENT DETAILGABLE DETAILSBALCONY/DECK DETAILS PHWDOH[WHULRUOLJKWÀ[WXUHItem 4Packet Page 189 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD CONDOS (12 PK) BLDG #2 - CHARACTER RENDERINGItem 4Packet Page 190 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD CONDOS (12 PK) BLDG #2 - COLORS + MATERIALSSTUCCO COLOR INDO S HITE VIN LTRIMSIDIN STONE VENEER STONE VENEERROOF ROOFP A ATE SAND FINISHS HITE FLOURASPHALT SHIN LES BAR OODASPHALT SHIN LES SLATES RASSLANDSCHEME OPTION 1SCHEME OPTION 2SCHEME OPTION 3SCHEME OPTION 4STUCCO COLORTRIMSIDIN STONE VENEER STONE VENEERDOORS ROOF ROOFP A ATE SAND FINISHS HITE FLOURS ROO OOD DAR REENASPHALT SHIN LES BAR OODASPHALT SHIN LES SLATES CREME CUT COURSE MADRONACUT COURSE MADRONACUT COURSE SEASHELL CUT COURSE SEASHELLSTUCCO COLORTRIMSIDIN DOORS DOORSDOORSP LACIER HITE SAND FINISHS HITE FLOURS ATERLOOS HONE BEES RO CROFT COPPER REDS FADED FLA FLO ERSTUCCO COLORTRIMACCENT PAINTACCENT PAINTACCENT PAINTACCENT PAINTSIDIN P DESERT BEI E SAND FINISHS HITE FLOURS HITE FLOURS HITE FLOURS HITE FLOURS HITE FLOURS ALPACATYPICAL AINSCOTS ACIERPAINTED HANDRAIL CORRU ATED METAL ACCENT ROOFHO IRE RAILIN (SHOWN IN COLOR SCHEME 3) NOTE: OPTION IN ALL VERTICAL SIDING(SHOWN IN COLOR SCHEME 1)BLDG #2: CONDOMINIUMBIKE STORAGENOTE: MINOR COLOR DEVIATIONS BASED ON FINAL MANUFACTURE AND AVAILABILITY TO BE COORDINATED WITH STAFF.Item 4Packet Page 191 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET TOWNHOMES - PLAN 1 FLOOR PLAN2880268024802480308016'-0" x 8'-0" SECT. GAR. DOOR3050SH3050SH2040SH24280EntryBed 332 CarrGarageaBa. 3BBBBBBPatio21'-0"21'-0"36'-0"23'-8"1'-6"1""10'-10"36'-0"19'-8"16'-4"10'-8"10'-4"3'-8"5'-4"Pt"'-411UP17R248024803080FR. DOORT.G.3050SHFX20403050SHFX20205046SLDeckLivingnDiningKit.Pdr.PPPddr.dP..21'-0"21'-0"36'-0"36'-0"3'-0"1'-6"1""31'-6"1'-6""8'-0"126'-6"13'-4"7'-8"15'-8"5'-4"1'-6"1'-6"5'-4"222222'-4"224"222222222222222222222210'-4"2'-8"22UP17R7DN17R724802880210802102102680BI-PASS5080242802480TEMP. GL. SLIDER8080FX20402040SH2040SH3050SHDeckM. BedeBed 2BM. Ba..Wic.14 LFBa. 2BBBBBBS.SSSSSSSSS21'-0"21'-0"36'-0"15'-8"5'-4"1'-6""6'-0"128'-6"3'-0"1'-6"1""31'-6"13'-4"7'-8"5'-4"222222'-4"224"222222222222222222210'-4"2'-8"22DN17R72 CAR GARAGE3 BDRM./3.5 BATH1423 SQ. FT.PLAN 1Item 4Packet Page 192 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET TOWNHOMES - PLAN 2 FLOOR PLAN3080308016'-0" x 8'-0" SECT. GAR. DOOR24280303080824803050SH3050SH3050SH3050SH2050SH22'-0"48'-0"22'-0"48'-0"9'-0"13'-0"19'-8"19'-8"25'-4"3'-0"LivingvDiningDiningKit.Pdr..dddddddddd.PPPPPPPPP.E.2 Cara GaragegaPatio28'-4"UP17R2480248028802680268024280288024280BI-PASS5068BI-PASS50683050SHTEMP. GL.2040SHTEMP. GL.2040SH2040SH2650SH3050SH3050SH3050SH3050SH2040SH2050SHM. BedBed 2M. Ba.Wic.35 LFLFBa. 2Serv.Bed 3L.Tech.22'-0"48'-0"22'-0"48'-0"9'-0"13'-0"45'-0"3'-0"DN17R2 CAR GARAGE3 BDRM./2.5 BATH1559 SQ. FT.PLAN 2Item 4Packet Page 193 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET TOWNHOMES - PLAN 3 FLOOR PLAN16'-0" x 8'-0" SECT. GAR. DOOR30802880248024802680242803050SH2040SH2650SHE.2 CarrGarageaBa. 3BBBBed 33Patio21'-0"36'-0"21'-0"36'-0"19'-8"14'-10"1'-6"""110'-8"10'-4"6'-0"4'-4"4'-0"Po2'-0"222222222222222UP17R2480242803080FR. DOORT.G.3050SHTEMP. GL.TEMP. GL.2040SHTEMP. 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FT.PLAN 3Item 4Packet Page 194 THE ORCHARD AT SAN LUIS RANCHA28#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 100A/100B (DUPLEX) ELEV.Building 100ABuilding 100BMATERIAL ELEMENTS:Roof:Composition Shingle Roof; Standing Seam Metal RoofFascia:Wood Fascia With Rafter Tails at Select LocationsBarge:Wood Barge BoardExterior:Stucco with Board + Batts SidingWindow & Door Trim:Wood Trim at Siding; Stucco Trim at StuccoEntry:Decorative Front Entry DoorAccents:Metal Exterior Light Fixture and Address LightRailing:Wood Slatted Fence; Metal Guardrail at Covered DeckPosts:Wood PostsGarage Door:Decorative Metal Roll-Up Garage DoorRightRightLeftLeftFrontFrontRearRear9'-1"9'-1"39'-0"9'-1"9'-1"9'-1"39'-0"9'-1"Item 4Packet Page 195 THE ORCHARD AT SAN LUIS RANCHA29#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 100 (DUPLEX)42'-2"42'-2"36'-0"36'-0"E.E.rrCarCar2 2rreearagragGaGaaBa. 3Ba. 3BBBBBBB33Bed 3Bed 333PatioPatio42'-2"42'-2"36'-0"36'-0"UPUP17R17RE.E.arar2 Ca2 Ca2222aaageageGaraGaraGGGGaa33Ba. 3Ba. 3333333Bed 3Bed 3BBBBPatioPatioUPUP17R17RPLAN 3PLAN 342'-2"42'-2"36'-0"36'-0"42'-2"42'-2"36'-0"36'-0"Kit.Kit.Pdr.Pdr.P.P.LivingLivingDiningDiningUPUP16R16R1117R17R7DNDNDeckDeckKit.Kit.Pdr.Pdr.P.P.LivingLivingDiningDiningUPUP16R16R17R17R77DNDNDeckDeckRR11PLAN 3PLAN 3First FloorSecond FloorThird FloorItem 4Packet Page 196 THE ORCHARD AT SAN LUIS RANCHA30#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 200 (3-PLEX) ELEVATIONSMATERIAL ELEMENTS:Roof: Composition Shingle Roof; Standing Seam Metal RoofFascia: Wood Fascia With Rafter Tails at Select LocationsBarge: Wood Barge BoardExterior: Stucco with Board + Batts SidingWindow & Door Trim: Wood Trim at Siding; Stucco Trim at StuccoEntry: Decorative Front Entry DoorAccents: Metal Exterior Light Fixture and Address LightRailing: Wood Slatted Fence; Metal Guardrail at Covered DeckPosts: Wood PostsGarage Door: Decorative Metal Roll-Up Garage DoorFrontRearRightLeft9'-1" 9'-1"39'-0"9'-1"Item 4Packet Page 197 THE ORCHARD AT SAN LUIS RANCHA31#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 200 (3-PLEX)63'-4"63'-4"36'-0"36'-0"E.E.2 Car2 CarrrGarageGarageaBa. 3Ba. 3BBBBB33Bed 3Bed 333PatioPatio63'-4"63'-4"36'-0"36'-0"UPUP17R17RE.E.arar2 Ca2 Ca2222aaageageGaraGaraGGGGaa33Ba. 3Ba. 3333333Bed 3Bed 3BBBBPatioPatioUPUP17R17REntryEntryBed 3Bed 3BBBBrrCarCar2 2rreeragragGaGaa3333Ba. 3Ba. 3333333333333PatioPatioUPUP17R17R262668683030686830306868PR.PR.PLAN 3PLAN 3PLAN 1First FloorSecond FloorThird FloorItem 4Packet Page 198 THE ORCHARD AT SAN LUIS RANCHA32#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020TOWNHOMES - BUILDING 300 (4-PLEX) PERSPECTIVEItem 4Packet Page 199 THE ORCHARD AT SAN LUIS RANCHA33#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 300 (4-PLEX) ELEVATIONSRightLeftMATERIAL ELEMENTS:Roof:Composition Shingle Roof; Standing Seam Metal RoofFascia:Wood Fascia With Rafter Tails at Select LocationsBarge:Wood Barge BoardExterior:Stucco with Board + Batts SidingWindow & Door Trim:Wood Trim at Siding; Stucco Trim at StuccoEntry:Decorative Front Entry DoorAccents:Metal Exterior Light Fixture and Address LightRailing:Wood Slatted Fence; Metal Guardrail at Covered DeckPosts:Wood PostsGarage Door:Decorative Metal Roll-Up Garage DoorFrontRear9'-1"9'-1" 39'-0"9'-1"Item 4Packet Page 200 THE ORCHARD AT SAN LUIS RANCHA34#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 300 (4-PLEX)Bed 32 CarGarageBa. 3Patio2 CarGarageEntryPatioBed 3Ba. 3LivingDiningKit.Pdr.P.E.2 CarGaragePatioiDDBBBBEntryEntry33Bed 3Bed 333rrCCarCar2 2 2rreeegaragragGaGaaaBa. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBBPatioPatioPatioararrCCaCa2 2aagegegegaragaragGaGaaagggEntryEntryEntryPatioPatioPatioBed 3Bed 3Bed 3BBBB333333Ba. 3Ba. 3Ba. 33333333333333333333ingingingLiviLiviiiggDiningDiningDiningDDggDDKit.Kit.Kit.Pdr.Pdr.Pdr.PPPPPPddddddddddddddddddPPPPPPPPrrrrrrrrrrrP.P.P.E.E.E.arararC2 Ca2 Ca2222aagegegegaragaragGaGaaagggPatioPatioPatio85'-6"85'-6"48'-0"48'-0"48'-0"48'-0"E.E.rrCarCar2 2rreeragragGaGaaBa. 3Ba. 3BBBBBBBB33Bed 3Bed 333PatioPatio85'-6"85'-6"UPUP17R17RUPUP17R17RUPUP17R17R1UPUP17R17R30305050SHSHPLAN 1PLAN 1PLAN 2PLAN 3First FloorSecond FloorThird FloorItem 4Packet Page 201 THE ORCHARD AT SAN LUIS RANCHA3 #1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 400 (5-PLEX) ELEVATIONSRightLeftMATERIAL ELEMENTS:Roof: Composition Shingle Roof; Standing Seam Metal RoofFascia: Wood Fascia With Rafter Tails at Select LocationsBarge: Wood Barge BoardExterior: Stucco with Board + Batts SidingWindow & Door Trim: Wood Trim at Siding; Stucco Trim at StuccoEntry: Decorative Front Entry DoorAccents: Metal Exterior Light Fixture and Address LightRailing: Wood Slatted Fence; Metal Guardrail at Covered DeckPosts: Wood PostsGarage Door: Decorative Metal Roll-Up Garage DoorFrontRear9'-1" 9'-1"40'-0"9'-1"Item 4Packet Page 202 THE ORCHARD AT SAN LUIS RANCHA36#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 400 (5-PLEX)Bed 32 CarGarageBa. 3Patio2 CarGarageEntryPatioBed 3Ba. 3LivingDiningKit.Pdr.P.E.2 CarGaragePatioiDBBBB3BBBBEntryEntry33Bed 3Bed 333rrCCarCar2 2 2rreeegragragGaGaaBa. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBPatioPatioPatioarararC2 Ca2 Ca22aa22gegegegaragaragGaGagggaaEntryEntryEntryPatioPatioPatio333e3Bed 3Bed 3333Ba. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBLivingLivingLivingiiDiningDiningDDiningDininggggDDKit.Kit.Kit.Pdr.Pdr.Pdr.PPPPPPddddddddddddddddddPPPPPPPPPrrrrrrrrrrrrP.P.P.E.E.E.2 Car2 Ca2 Ca2 Car2 Car22aaGaragearagaragGarageGarageaagggPatioPatioPatio106'-8"106'-8"48'-0"48'-0"48'-0"48'-0"E.E.rrCarCar2 2rreeragragGaGaaBa. 3Ba. 3BBBBBBBB33Bed 3Bed 333PatioPatio106'-8"106'-8"UPUP17R17RUPUP17R17RUPUP17R17RUPUP17R17RarrCaCa2 2agegearagaragGaGaaaggEntryEntryPatioPatioBed 3Bed 3BBBB3333Ba. 3Ba. 3333333333333UPUP17R17R130305050SHSH30305050SHSHPLAN 1PLAN 1PLAN 2PLAN 3PLAN 1First FloorSecond FloorSecondFloorThird FloorItem 4Packet Page 203 THE ORCHARD AT SAN LUIS RANCHA37#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 500A (6-PLEX) ELEVATIONSMATERIAL ELEMENTS:Roof:Composition Shingle Roof; Standing Seam Metal RoofFascia:Wood Fascia With Rafter Tails at Select LocationsBarge:Wood Barge BoardExterior:Stucco with Board + Batts SidingWindow & Door Trim:Wood Trim at Siding; Stucco Trim at StuccoEntry:Decorative Front Entry DoorAccents:Metal Exterior Light Fixture and Address LightRailing:Wood Slatted Fence; Metal Guardrail at Covered DeckPosts:Wood PostsGarage Door:Decorative Metal Roll-Up Garage DoorFrontRearRightLeft9'-1"9'-1"9'-1"40'-0"Item 4Packet Page 204 THE ORCHARD AT SAN LUIS RANCHA38#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 500B (6-PLEX) ELEVATIONSMATERIAL ELEMENTS:Roof: Composition Shingle Roof; Standing Seam Metal RoofFascia: Wood Fascia With Rafter Tails at Select LocationsBarge: Wood Barge BoardExterior: Stucco with Board + Batts SidingWindow & Door Trim: Wood Trim at Siding; Stucco Trim at StuccoEntry: Decorative Front Entry DoorAccents: Metal Exterior Light Fixture and Address LightRailing: Wood Slatted Fence; Metal Guardrail at Covered DeckPosts: Wood PostsGarage Door: Decorative Metal Roll-Up Garage DoorFrontRearRightLeft9'-1" 9'-1" 9'-1"40'-0"Item 4Packet Page 205 THE ORCHARD AT SAN LUIS RANCHA39#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 500 (6-PLEX)Bed 32 CarGarageBa. 3Patio2 CarGarageEntryPatioBed 3Ba. 3BBBB3EntryEntryBed 3Bed 333222ararC2 Ca2 CaGaGagegegegaragaragBBBBa. 3Ba. 3Ba. 3PatioPatioPatioararC2 Ca2 Ca222aa22ggegegaragaragGaGaGagggaaEntryEntryEntryPatioPatioPatio333Bed 3Bed 3Bed 3333Ba. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBB127'-10"127'-10"48'-0"48'-0"127'-10"127'-10"UPUP17R17RUPUP17R17REntryEntry33Bed 3Bed 333rrCarCar2 2rreearagaragGaGaaaBa. 3Ba. 3BBBBBBBBBBBBBBBPatioPatioUPUP17R17RarrCaCa2 2aagegearagaragGaGaaaggEntryEntryPatioPatioBed 3Bed 3BBBB3333Ba. 3Ba. 3333333333UPUP17R17RvingvingLivLivvvggDiningDiningggKit.Kit.Pdr.Pdr.PPPPPPPPPPPPPddddddddddddddddP.P.E.E.arar2 C2 C2222ageageGaraGaraGGGGaaPatioPatioUPUP17R17RararCaCa2 2aagegearagaragGaGaaaggEntryEntryPatioPatioBed 3Bed 3BBBB3333Ba. 3Ba. 3333333333333UPUP17R17R1aaggg22aaBBBBBB33PLAN 1PLAN 1PLAN 2PLAN 3PLAN 1PLAN 148'-0"48'-0"First FloorSecond FloorThird FloorItem 4Packet Page 206 THE ORCHARD AT SAN LUIS RANCHA40#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020TOWNHOMES - BUILDING 600B (6-PLEX) PERSPECTIVEItem 4Packet Page 207 THE ORCHARD AT SAN LUIS RANCHA41#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 600A (6-PLEX) ELEVATIONSMATERIAL ELEMENTS:Roof: Composition Shingle Roof; Standing Seam Metal RoofFascia: Wood Fascia With Rafter Tails at Select LocationsBarge: Wood Barge BoardExterior: Stucco with Board + Batts SidingWindow & Door Trim: Wood Trim at Siding; Stucco Trim at StuccoEntry: Decorative Front Entry DoorAccents: Metal Exterior Light Fixture and Address LightRailing: Wood Slatted Fence; Metal Guardrail at Covered DeckPosts: Wood PostsGarage Door: Decorative Metal Roll-Up Garage DoorRightLeftFrontRear9'-1" 9'-1" 9'-1"40'-0"Item 4Packet Page 208 THE ORCHARD AT SAN LUIS RANCHA42#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 600B (6-PLEX) ELEVATIONSMATERIAL ELEMENTS:Roof:Composition Shingle Roof; Standing Seam Metal RoofFascia:Wood Fascia With Rafter Tails at Select LocationsBarge:Wood Barge BoardExterior:Stucco with Board + Batts SidingWindow & Door Trim:Wood Trim at Siding; Stucco Trim at StuccoEntry:Decorative Front Entry DoorAccents:Metal Exterior Light Fixture and Address LightRailing:Wood Slatted Fence; Metal Guardrail at Covered DeckPosts:Wood PostsGarage Door:Decorative Metal Roll-Up Garage DoorRightLeftFrontRear9'-1"9'-1"9'-1"40'-0"Item 4Packet Page 209 THE ORCHARD AT SAN LUIS RANCHA43#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 600 (6-PLEX)Bed 32 CarGarageBa. 3Patio2 CarGarageEntryPatioBed 3Ba. 333gEntryy3Bed 3B3CaCa22 2eegga3a3BBBBBoPatioatioaCaCa2 2a22ggggGGaGggGGGEntryEntryEntryEEEPPatioPatioPPPe3BBB3333Ba. 3Ba33BB126'-10"236'-0"3E.E.rCaCaeggBa. 3Ba. 3BB3Bed 3BPatioatio126'-10"126 10UPUP17R17RUPUP17R17RUPUP17R17REntryEntry3Bed 33rCaCaggGaBa. 3Ba. 3BBBBPatioatioUPUP17R17R2 2CaCaaggggGaggEntryEntryPatioPatioBe3Ba. 3Ba33333UPUP17R17RE.E.aaCaC22ggGG33Ba. 3Bae3BBPatioatioUPUP17R17RBB3a330305050SHH30305050SHS30305050SHSPLAN 1PLAN 1PLAN 3PLAN 3PLAN 1PLAN 1Bed 32 CarGarageBa. 3Patio2 CarGarageEntryPatioBed 3Ba. 333333333ggggggaaBBBBBBBB33EntryEEntryEntryEntryEntryEntryEntryEntry33333333333Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 333333333333333333333333rrrrrrrrrCaCaCCCCCCarCarCarCarCarCarCarrrrrrrr2 2222222 222222rrrrrrrrrrrrrreeeeeeeeeggggragragragragragragragGaGGaGGGGaGaGaGaGaGaGaaa33Ba. 3a. 333B3B3Ba. 3B3B3B3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBPatioPatioatioatioatioPatioPPPPPiPatioPatioPatioPatioPatioPatioPatioraarararrrrrrrCaCaaCCCCCCaCaCaCaCaCaCaaaaaaaa2222 222222aaaaaaaaaaaaaaaaegggggeegeeeegegegegegegegeggggggggaragaragaragaragaragaragaraggggggggGGGaGaGaGaGaGaGaaaaaaaaaaaaaaaaaaaaaaggggggggggggggggggggggyyyyEntryEEntryEEEEntryEntryEntryEntryEntryEntryEntryooatoatioatioatioPatiooPiPatioPatioPatioPatioPatioPatioPatio33ed 3Bed 33Bed 3333Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3BBBBBBBBBBBBBBBBBBBBBBBBBBBB3333333333333333333333333333333333333333333a3a3Ba. 3Ba 3333Ba. 3Ba 3Ba 3Ba 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333126'-10"126' 10"126'-10"126'-10"126'-10"126'-10"126'-10"126'-10"126'-10"36'-0"36' 0"36'-0"36'-0"36'-0"36'-0"36'-0"36'-0"36'-0"E.EE.E.E.E.E.E.E.CCarCarCarCarCarCarCar2 22 222222rrrrrrrrrrrrrrragragragragragragragaaaaaaaaaaaaaaGaGaGaGaGaGaGaGaeeeeeeeBa. 33Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBBBBBBBBB3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 333333333333333333PatioPatioPatioPatioPatioPatioPatioPatio126'-10"126' 10"126'-10"126'-10"126'-10"126'-10"126'-10"126'-10"126'-10"UPUPUPUPUPUPUPUPUP17R17R17R17R17R17R17R17R17RUPUPUPUPUPUPUPUPUP17R17R17R17R17R17R17R17R17RUPUPUPUPUPUPUPUPUP17R17R117R17R17R17R17R17R17R1BBBBBBBBBBBBBBBBBB33EntryEEntryEntryEntryEntryEntryEntryEntry333333333333Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 333333333333333333333333rrrrrrrCCarCarCarCarCarCarCarrrrrrrr2 22 222222rrrrrrrrrrrrrreeeeeeeeeragragragragragragragaaaGGaGaGaGaGaGaGaaaaaaaaa33BBBa. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBPatiooPatioPatioPatioPatioPatioPatioPatioUPUPUPUPUPUPUPUPUP17R17R17R17R17R17R17R17R17R3333ggggaarrrrrrrrCCaCaCaCaCaCaCaaaaaaaa2 222222ageegegegegegegegearagaragaragaragaragaragaraggggggggGGaGaGaGaGaGaGaaaaaaaaaaaaaaaaaaaaaaggggggggggggggEntryEEntryEntryEntryEntryEntryEntryEntryPatiooPatioPatioPatioPatioPatioPatioPatioBed 33Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3BBBBBBBBBBBBBBBBBBBBBBBBBBBB3333333333333333333333333333333333333333a. 33BB3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 333333333333333333333333333333333333333333333333333333333333333333333333333331UPUPUPUPUPUPUPUPUP17R17R17R17R17R17R17R17R17R11E.E.E.E.E.E.E.E.E.C2 Ca2 Ca2 Ca2 Ca2 Ca2 Ca2 Caaaaaaaaarararararararar22222222222222GGaraGaraGaraGaraGaraGaraGaraaaaaaaaageeageageageageageageageGGGGGGGGGGGGGGGGBa 33Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 333333333333333333333333333333333333333333333Bed 33Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3BBBBBBBBBBBBBBPatiooPatioPatioPatioPatioPatioPatioPatioUPUPUPUPUPUPUPUPUP17R17R17R17R17R17R17R17R17RrrrrrrrrrrrrrraaaaaaaBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB33333333333333333322222222222222GGGGGGGGGGGGGGGGaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa3333333333333333333333333333333333333333333333333333333333333333333BBBBBBBBBBBBBB303030303030303030505050505050505050SHSSHSHSHSHSHSHSH303030303030303030505050505050505050SHHSHSHSHSHSHSHSH303030303030303030505050505050505050SHHSHSHSHSHSHSHSHPLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 3PLAN 3PLAN 3PLAN 3PLAN 3PLAN 3PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 136'-0"36'-0"First FloorSecond FloorThird FloorItem 4Packet Page 210 THE ORCHARD AT SAN LUIS RANCHA44#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020TOWNHOMES - ARCHITECTURAL DETAILSWood OutlookersLap SidingMetal Exterior Light FixtureDecorative Front Entry DoorWood Slatted FenceWood Barge BoardCovered DeckStuccoComposition Shingle RoofWood FasciaStucco TrimWood PostsWood OutlookersWood TrimBoard & Batten SidingStanding Seam Metal RoofStuccoStanding Seam Metal RoofWood FasciaWood PostsMetal GuardrailItem 4Packet Page 211 THE ORCHARD AT SAN LUIS RANCHA4 #1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020TOWNHOMES - COLOR SCHEMESSCHEME 1CITRUS GROVE AT THE ORCHARDSan Luis Obispo, CaliforniaWILLIAMS HOMESJanuary 3, 2020 | 2019048For exact color refer to manufacturer actual samples.© 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHAROOFINGFASCIA METALROOFGARAGE DOORSSTUCCOSTUCCOTRIMBOARD &BATTENSTRIM @BOARD &BATTENSLAPSIDINGTRIM @ LAPSIDINGAll Buildings UNIT DOORSSCHEME 2CITRUS GROVE AT THE ORCHARDSan Luis Obispo, CaliforniaWILLIAMS HOMESJanuary 3, 2020 | 2019048For exact color refer to manufacturer actual samples.© 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHAROOFINGFASCIA METALROOFSTUCCOSTUCCOTRIMBOARD &BATTENSTRIM @BOARD &BATTENSLAPSIDINGTRIM @ LAPSIDINGAll Buildings GARAGE DOORSUNIT DOORSSCHEME 3CITRUS GROVE AT THE ORCHARDSan Luis Obispo, CaliforniaWILLIAMS HOMESJanuary 3, 2020 | 2019048For exact color refer to manufacturer actual samples.© 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHAROOFINGFASCIA METALROOFGARAGE DOORSSTUCCOSTUCCOTRIMBOARD &BATTENSTRIM @BOARD &BATTENSLAPSIDINGTRIM @ LAPSIDINGAll Buildings UNIT DOORSExterior Color & MaterialsALL BUILDINGSSCHEME 1 OF 3MaterialColorManufacturerRoofing:Composition Shingles2,3Solaris Weathered Wood(Title 24 Compliant)CertainteedMetal Roof (factory finish)ZincalumeCustom-Bilt MetalsVinyl Windows (factory finish)WhiteMilgardGutters & Downspouts (factory finish)Satin WhiteCustom-Bilt MetalsStucco & Stucco Trim Color (16/20 sand finish)1,3Match Sherwin WilliamsSW 7567Natural TanOmegaSiding Color #1 (applied to):Barge BoardsCorner Boards @ Lap SidingEavesFasciaLap SidingOutlookersPostsTrim @ Lap SidingWood FenceSW 7005Pure WhiteSherwin WilliamsSiding Color #2 (applied to):Board & BattensCorner Boards @ Board & BattensTrim @ Board & Battens2,3SW 0010WickerworkSherwin WilliamsTrim Color (applied to):Garage Doors3SW 1015Skyline SteelSherwin WilliamsAccent Color (applied to):Unit Doors3SW 6221Moody BlueSherwin WilliamsMetal RailingTBDTBDGarage Door Weatherstrip (factory finish)Match Garage Door ColorTBDNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Starla Duffy (949) 250-0607© 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.Exterior Color & MaterialsALL BUILDINGSSCHEME 2 OF 3MaterialColorManufacturerRoofing:Composition Shingles2,3Solaris Georgetown Gray(Title 24 Compliant)CertainteedMetal Roof (factory finish)ZincalumeCustom-Bilt MetalsVinyl Windows (factory finish)WhiteMilgardGutters & Downspouts (factory finish)Satin WhiteCustom-Bilt MetalsStucco & Stucco Trim Color(16/20 sand finish)1,3Match Sherwin WilliamsSW 9166 Drift Of MistOmegaSiding Color #1 (applied to):Barge BoardsCorner Boards @ Lap SidingEavesFasciaLap SidingOutlookersPostsTrim @ Lap SidingWood FenceSW 7005Pure WhiteSherwin WilliamsSiding Color #2 (applied to):Board & BattensCorner Boards @ Board & BattensTrim @ Board & Battens2,3SW 0031Dutch Tile BlueSherwin WilliamsTrim Color (applied to):Garage Doors3SW 7658Gray CloudsSherwin WilliamsAccent Color (applied to):Unit Doors3SW 7068Grizzle GraySherwin WilliamsMetal RailingTBDTBDGarage Door Weatherstrip (factory finish)Match Garage Door ColorTBDNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Starla Duffy (949) 250-0607© 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.Exterior Color & MaterialsALL BUILDINGSSCHEME 3 OF 3MaterialColorManufacturerRoofing:Composition ShinglesSolaris Moire Black(Title 24 Compliant)CertainteedMetal Roof (factory finish)ZincalumeCustom-Bilt MetalsVinyl Windows (factory finish)WhiteMilgardGutters & Downspouts (factory finish)Satin WhiteCustom-Bilt MetalsStucco & Stucco Trim Color(16/20 sand finish)110OmegaSiding Color #1 (applied to):Corner Boards @ Lap SidingLap SidingTrim @ Lap Siding3SW 9165Gossamer VeilSherwin WilliamsSiding Color #2 (applied to):Board & BattensCorner Boards @ Board & BattensTrim @ Board & Battens2,3SW 0066Cascade GreenSherwin WilliamsTrim Color #1 (applied to):EavesBarge BoardsFasciaOutlookersPostsWood FenceSW 7005Pure WhiteSherwin WilliamsTrim Color #2 (applied to):Garage Doors2,3SW 7016Mindful GraySherwin WilliamsAccent Color (applied to):Unit Doors3SW 0007Decorous AmberSherwin WilliamsMetal RailingTBDTBDGarage Door Weatherstrip (factory finish)Match Garage Door ColorTBDNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Starla Duffy (949) 250-0607© 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.Item 4Packet Page 212 THE ORCHARD AT SAN LUIS RANCHA46#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201 1 -0 24 36 SHEET 04 160 16 321 16 1 -0 12 1 SHEET THE HARVEST CLUB BLDG #4 - INSPIRATION IMAGESItem 4Packet Page 213 THE ORCHARD AT SAN LUIS RANCHA47#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020THE HARVEST CLUB BLDG #4 - ILLUSTRATIVE SITE PLAN1 10 24 36 SHEET 0 10 2001020 401 20 12 1 SHEET VERED UTD R IVIN R M ITH IREP A E A 20 30 P AND 12 SPA E ME P R H PATI PASS THRU SP RTSBAR IT HENSYNTHETI TUR E AREA IRE PIT N A ST NE PATI H RSE SH ES RED N RETE ENTRY DRIVEP E UIPMENT7 H A ENT A T MAT H AR HITE TURESI NATURE PAVIN SPINEPERIMETER EN E - H IRE STY E ITH TIMBER P STSHIP HEI HT A ENT EANIN A UTD R ENTERTAINMENT SPA E ITH BB UNTERSMAI B EN SURE 1234 67 910111213141 1 14121111101091376 432211CLUBHOUSE DESIGN KEY1 NEI HB RH D SI N161 1616DIRE TI NA SI N1717SHARED STREET1 1 DR P ADIN AREA1919Item 4Packet Page 214 REVISED JANUARY 3RD, 2020HARVEST COMMONS AT SAN LUIS RANCHA4 1 1 -0 24 36 SHEET 04 160 16 321 16 1 -0 12 1 SHEET THE HARVEST CLUB BLDG #4 - FLOOR PLAN#1046-07-RS19JU Y 12TH, 2019638 SFASSEMBLY10758 SFACCESSIBLERESTROOM10358 SFACCESSIBLERESTROOM10240 SFRESTROOM10445 SFRESTROOM105156 SFOFFICE10113 SFCOMM.113123 SFPOOLEQUIP.11055 SFUTILITYROOM11117 SFJAN.CLOSET1123 SFF.R.1081850 SFPOOLDECK114FIRE PITBBQ576 SFPOOL11580 SFSPA116639 SFTRELLISAREA117281 SFKITCHEN10964' - 0"33 SFRESTROOMVESTIBULE1068' - 6"22' - 0"14' - 2"44' - 8"4' - 4"6' - 9"6' - 11"4' - 0"3' - 7"7' - 0"3' - 7"8' - 6"10' - 7"6' - 0"10' - 5"16' - 2"51' - 8"2' - 1"6' - 5"2' - 1"7' - 0"1' - 6"6' - 0"1' - 6"7' - 0"1' - 11"16' - 2"AREA BREAKDOWN101 OFFICE 156 SF102 ACCESSIBLE RESTROOM 58 SF103 ACCESSIBLE RESTROOM 58 SF104 RESTROOM 40 SF105 RESTROOM 45 SF106 RESTROOM VESTIBULE 33 SF107 ASSEMBLY638 SF108 F.R.3 SF109 KITCHEN281 SF110 POOL EQUIP.123 SF111 UTILITY ROOM55 SF112 JAN. 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Higuera, San Luis Obispo, CA 93401NO.REVISION DATETHE ORCHARDAT SAN LUIS RANCH11111616Item 4Packet Page 238 Meeting Date: December 2, 2019 Item Number: 2 Item No. 1 ARCHITECTURAL REVIEW COMMISSION REPORT PROJECT DESCRIPTION AND SETTING The proposed project is the multi-family component of the approved San Luis Ranch Specific Plan (SLRSP). The project, known as The Orchard at San Luis Ranch, includes 296 residential units in the NG- 30 (multi-family) zone of the SLRSP. The parcel was established through an approved tentative map (VTTM 3096), which includes the entire San Luis Ranch Specific Plan area. The project site has been approved for early grading to establish the public improvements; this application is specific to the on- site development. Three multi-family configurations are proposed: • (8) three story buildings with 12 units each, providing 96 units in total. Each 12 unit building is comprised of (6) 951 SF two-bedroom units and (6) 1,140 SF three-bedroom units. • (6) three story buildings with 20 efficiency lofts, for a total of 120 doors under 650 square feet (SF) (equivalent to 60 density units based of city ordinance at 0.5 density units for units under 650 SF). Each 20 unit building has studio lofts ranging in size from 380 SF to 580 SF. These are designed to be reviewed and processed as condominiums. • (80) townhome condominium units configured in two- to six-unit attached townhome buildings. Three different three-bedrooms plans each are proposed, ranging in size from 1,423 SF to 1,611 SF. In addition, one common amenity clubhouse of 1,627 SF and with associated common area. The proposed project provides 37,498 SF of community open space, compared to the Specific Plan requirement of 21,600 SF. The project provides 491 parking spaces for automobiles (160 spaces in garages, 162 covered spaces and 169 uncovered. According to the Specific Plan, 436 spaces are required. There will also be 70 short-term bicycle parking spaces and 600 long term bicycle spaces provided throughout the site. The project has been designed to comply with the San Luis Ranch Specific Plan and City of San Luis Obispo Municipal code. No Variances are requested. FROM: John Rickenbach, Contract Planner BY: Kyle Bell, Associate Planner PROJECT ADDRESS: 1035 Madonna Road FILE NUMBER: ARCH-0459-2019 APPLICANT: MI San Luis Ranch, LLC REPRESENTATIVE: Randy Russom, RRM ____________________________________________________________________________________________________ For more information contact: Kyle Bell at 781-7524 or kbell@slocity.org Item 4 Packet Page 239 ARCH-0459-2019 (1035 Madonna Road – The Orchard at San Luis Ranch) Page 2 General Location: The 10.6-acre project site is located on a vacant parcel along the south side of Madonna Road, midway between Oceanaire Drive and Dalidio Drive. Access is via Madonna Road. Present Use: Vacant Land (includes structures from a former ranch complex) Zoning: Neighborhood General-30 (NG- 30; allows multi-family residential under the San Luis Ranch Specific Plan) General Plan: same as zoning (part of San Luis Ranch Specific Plan) Surrounding Uses: East: United States Post Office West: Prefumo Creek; single family homes beyond the creek North: Laguna Lake Park (across Madonna Road) South: Agricultural land across Cerro San Luis Channel (planned residential within the San Luis Ranch Specific Plan) PROPOSED DESIGN Architecture: Farmhouse/Craftsman/Modern Agrarian (per Specific Plan Sections 3.8.2-3.8.4) Design details: Community clubhouse (“Harvest Club”), shared street, pedestrian paseos/walkways, outdoor play areas (tot lots, picnic areas, natural play areas), plaza with fountain and seating, community children’s garden, bike storage facilities, trash enclosures, mailbox kiosks, pervious pavers, carports with solar, decorative lighting, signage (monument, neighborhood and directional). Materials: Buildings (stucco, wood trim, stone veneer, metal awnings, vinyl windows, metal roofs with composition shingles), Stucco, decorative tile work, red clay tile roof, fabric awnings, and wood window headers. Signs (reclaimed wood, stone, metal lettering) Colors: Primary ivory-white palette, secondary gray, beige, and muted red and blue-gray accent colors. FOCUS OF REVIEW The ARC’s role is to 1) review the proposed project in terms of its consistency with the San Luis Ranch Specific Plan (SLRSP) and Community Design Guidelines (CDG), and 2) provide comments and recommendations to the Planning Commission. San Luis Ranch Specific Plan: https://www.slocity.org/home/showdocument?id=24679 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 4.0 DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, SLRSP, and CDG. Notably, upon its adoption the SLRSP was found to be consistent with the General Plan (see Appendix A of the SLRSP for an analysis), and the guidelines contained in the SLRSP were found to be consistent with the CDG. Therefore, consistency with design guidance of the SLRSP is the key consideration for ARC with respect to this project. Figure 1: Subject Property Item 4 Packet Page 240 ARCH-0459-2019 (1035 Madonna Road – The Orchard at San Luis Ranch) Page 3 Staff has identified the discussion items below related to consistency with relevant provisions of the SLRSP (Chapter 3—Neighborhood Form: Table 3-3, Residential Development Standards; Section 3.6, Sign and Monument Development Standards; Section 3.7, San Luis Ranch Design Guidelines; Section 3.8, Architectural Style Reference Guide; Section 3.9, Plant Palette; and portions of Chapters 4 and 6 that relate to open space and circulation design). For reference, this staff report includes a discussion of the applicability of portions of the CDG (Section 5.4, Multi-Family and Clustered Housing Design; Chapter 6, Site Planning & Other Details). Highlighted Sections Discussion Items SLRSP Chapter 3 – Neighborhood Form § Table 3-3: Residential Development Standards The ARC should focus on compliance with building height and setback requirements for the NG-30 zone; other architectural and design standards are referred to elsewhere in the SLRSP or other city regulations. Sheet A2 of the applicant’s submittal provides a summary of design-related information in the context of various City regulations. § Section 3.6: Sign and Monument Development Standards Table 3-11 describes standards for subdivision entry monuments, wall signs and directional signage. No sign may be greater than 20 SF in size. As noted in Section 3.6, the standards in the SLRSP are to be used in conjunction with those in the City’s Sign Regulations. When the two standards conflict, the standards in the SLRSP prevail. Where the SLRSP is silent, the City’s Sign Regulations apply. Proposed signage is included on Sheet A7. § Section 3.7.1: Residential Design Guidelines This section provides general guidance for building form, setback variations, privacy, roofs, windows and doors, garages, and outdoor features, including landscaping. Proposed design information related to these issues may be found on Sheets A2, A5, A6, L1-L4, and L7-L14. Floor plans for the different building types may be found on Sheets A10, A11, A18, A19, A25, A26, A27, A29, A31, A34, A36, A39, A43 and A48. § Section 3.8: Architectural Style Reference Guide Sections 3.8.2 through 3.8.4 define the three allowed architectural types to be used in San Luis Ranch—Farmhouse, Craftsman, and Modern Agrarian. This section provides guidance on massing, building Figure 2: Condominium (12-pack) concept character rendering Item 4 Packet Page 241 ARCH-0459-2019 (1035 Madonna Road – The Orchard at San Luis Ranch) Page 4 form and composition, materials, colors, and various architectural features. The ARC should focus on consistency with these guidelines. Proposed building elevation and architectural inspiration are shown on Sheets A9-A53. § Section 3.9: Plant Palette Section 3.9 discusses the appropriate plant palette to be used in project landscaping, with a focus on native and drought-tolerant plants. Table 3-12 provides a plant list, which ARC can refer to in order to determine consistency. The project’s proposed plant palette information may be found on Sheet L2. § Section 4.4.3: Community Gardens Section 4.4.3 encourages the use of community gardens in the project, but little additional guidance is provided relative to function or form. The ARC should evaluate proposed community gardens based on their utility relative to where people will live, and how well they are integrated into the overall project design. Project information related to common open space areas may be found on Sheets L7 and L9-L14. § Section 6.2: Multimodal Approach Section 6.2 encourages a multimodal transportation network, where the project design allows for easy internal circulation by walking or bicycling, with good connectivity to areas outside the project area. The transportation design should be mindful of public safety, with slow vehicle speeds and high pedestrian visibility. Project circulation information is on Sheet L6, with parking information on Sheet L8. CDG Chapter 5 – Residential Project Design Guidelines § Section 5.4: Multi-Family and Clustered Housing Design The SLRSP was previously found to be consistent with the City’s Community Design Guidelines. However, the CDG provides a framework upon which the SLRSP builds, and provides additional direction with respect to basic design issues. The applicant has provided an analysis of how the proposed design meets the intent of the CDG (Sheet A2 of Attachment 1). Thus, ARC does not need to determine the project’s consistency with the CDG. However, these are identified for reference, in the event ARC needs further clarification when evaluating the project’s consistency with the SLRSP. 5.0 PROJECT STATISTICS Site Details Proposed Requirement* Dwelling Units 296 Up to 299 (SLRSP Table 2-3) Setbacks 10 feet along Madonna Road; 5 feet on east and west side of project site; Attached units have zero setback; 35 feet from Prefumo Creek; 20 feet from Cerro San Luis Channel; 10 feet from open space (see Sheet A4 of Attachment 1) Dwellings and Porches: 5 feet from street frontage; Alley-loaded garages: 3 feet to side; 4 feet to rear Side – Interior Lot –Townhomes: Zero feet Side street – Corner Lot: 10 feet Rear – no requirement (per SLRSP Table 3-3) Item 4 Packet Page 242 ARCH-0459-2019 (1035 Madonna Road – The Orchard at San Luis Ranch) Page 5 Creek Setbacks 35 feet from Prefumo Creek; 20 feet from Cerro San Luis Channel 35 feet from Prefumo Creek; 20 feet from Cerro San Luis Channel (per Municipal Code 17.70.170) Maximum Building Height All Residential Buildings – 40’ Harvest Club - 25’ 10” Bike Storage Buildings – 20’ 2” (see Sheets A2, A8, A12, A20, A28, A33, A35, A37, A38, A41 and A42 of Attachment 1) 40’ (3 stories) (Per SLRSP Table 3-3) Maximum Building Coverage 70.5% 100% (per SLRSP Table 3-3) Monument Sign (1) Max Height Max Area Neighborhood Signs (4) Max Height Max Area Directional Sign (1) Max Height Max Area 3 feet 19.5 SF 1.5 feet 15 SF 5 feet 12.5 SF (see Sheet A7 of Attachment 1) As approved by ARC 20 SF As approved by ARC 20 SF As approved by ARC 20 SF (per SLRSP Table 3-11) Public Art Not provided Public art only required for commercial portion of SLRSP; project subject to Municipal Code 17.70.140 Parking Automobile spaces Electric Vehicle Parking Bicycle Parking Motorcycle Parking 491 (322 covered; 11 ADA) 29 670 25 (see Sheets A4 and L8 of Attachment 1) 385 (193 covered; 8 ADA) (per SLRSP Section 5.4.3) 592 25 (per SLR SP Table 3-3 and Municipal Code 17.72.030 and 17.72.040) Environmental Status Project is consistent with the certified Final EIR for San Luis Ranch Specific Plan and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182 (Residential Projects Implementing Specific Plans). 6.0 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 SLRSP Design Guidelines and Community Design Guidelines. Item 4 Packet Page 243 ARCH-0459-2019 (1035 Madonna Road – The Orchard at San Luis Ranch) Page 6 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, SLRSP, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 1. Project Plans Item 4 Packet Page 244 Minutes - DRAFT ARCHITECTURAL REVIEW COMMISSION Monday, December 2, 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, December 2, 2019 at 5:02 p.m. in the Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Chair Allen Root. ROLL CALL Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Christie Withers, and Chair Allen Root Absent: Commissioner Micah Smith and Vice Chair Amy Nemcik (arrived at 5:04 p.m.) Staff: Senior Planner Shawna Scott, Associate Planner Kyle Bell and Deputy City Clerk Megan Wilbanks 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 October 21, 2019 and November 4, 2019. ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER PICKENS, CARRIED 5-0-1 (Commissioner Smith and Vice Chair Nemcik absent) to approve the minutes of the Regular Architectural Review Commission meeting of October 21, 2019. ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER PICKENS, CARRIED 5-0-1 (Commissioner Smith and Vice Chair Nemcik absent) to approve the minutes of the Regular Architectural Review Commission meeting of November 4, 2019. Vice Chair Nemcik joined the ARC meeting at 5:04 p.m. Item 4 Packet Page 245 DRAFT Minutes – Architectural Review Commission Meeting of December 2, 2019 Page 2 PUBLIC HEARINGS 2. Project Address: 1035 Madonna Road; Case #: ARCH-0495-2019; Zone: C/OS-SP, R-4- SP; MI San Luis Ranch, owner; Coastal Community Builders, applicant. Review of the 296-unit multi-family component of the approved San Luis Ranch Specific Plan, known as The Orchard at San Luis Ranch, including proposed signage. The project includes a variety of unit types, a common amenity clubhouse and common area, and community open space. Project is consistent with the certified Final EIR for San Luis Ranch Specific Plan and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182 (Residential Projects Implementing Specific Plans). Associate Planner Kyle Bell presented the staff report and responded to Commissioner inquiries. Applicant representative, Scott Martin with RRM Design Group, responded to Commissioner inquiries. Public Comments: None. --End of Public Comment-- ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER DIMARTINI, CARRIED 5-1-1 (Commissioner Withers dissenting and Commissioner Smith absent) to forward the project to the Planning Commission with the following direction to the applicant: • The applicant should revise the proposed signage on the Condo Buildings to be better integrated into the architectural character of the structures. • The applicant should revise the proposed signage plan to provide illumination on the proposed directional signage. • The applicant should consider providing a lighter color palette and more variation related to articulations and materials of the townhome buildings. RECESS The Commission recessed at 6:30 p.m. and reconvened the meeting at 6:40 p.m. with all ARC Commissioners present. Item 4 Packet Page 246 DRAFT Minutes – Architectural Review Commission Meeting of December 2, 2019 Page 3 3. Project Address: 12165 and 12393 Los Osos Valley Road; Case #: SPEC 0143-2017 / GENP 0737-2019 / EID 0738-2019; General Plan (Land Use Element) designated: Specific Plan Area SP-3 (Madonna on Los Osos Valley Road Specific Plan); JM Development Group, Inc., applicant. Review of the Froom Ranch Specific Plan Draft Land Use and Development Standards and Design Guidelines, including review of the Aesthetics and Visual Resources evaluation in the Draft Environmental Impact Report (EIR) prepared for the Froom Ranch Specific Plan during the 45-day public review period (State Clearinghouse No. 2017071033). Senior Planner Shawna Scott and contract planner Emily Creel presented the staff report and responded to Commissioner inquiries. Applicant representative, Victor Montgomery with RRM Design Group, responded to Commissioner inquiries. Public Comments: None. --End of Public Comment-- ACTION: THE COMMISSIONERS PROVIDED THE FOLLOWING RECOMMENDATIONS FOR DEVELOPMENT OF THE DRAFT EIR • Incorporate another emergency access road through the wetlands area, connecting to Calle Joaquin • Building heights in AA and BB (page 5.2) show some layering between the apartments, but could allow for additional layering between the other apartment buildings • Include images showing the relationship of the relocated Froom Creek to Calle Joaquin so the Commission can get a better feeling for the accuracy of KVA 1 and 3 • Explore means of ventilating the subterranean parking lot without mechanical mechanisms • Do not consider moving the park to the upper location; having it in a remote area could become a nuisance. COMMENT AND DISCUSSION Senior Planner Shawna Scott provided a brief agenda forecast. ADJOURNMENT The meeting was adjourned at 7:37 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, December 16, 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 Item 4 Packet Page 247 Page intentionally left blank. Packet Page 248 PLANNING COMMISSION AGENDA REPORT SUBJECT: Review of amendments to Title 17 (Zoning Regulations) of the Municipal Code associated with allowable incentives for development standards with the provision of new all-electric buildings with Exemptions from Environmental Review. PROJECT ADDRESS: Citywide BY: Teresa McClish, Special Projects Manager Phone Number: (805) 783-7840 E-mail: tmcclish@slocity.org FILE NUMBER: CODE-0062-2020 FROM: Tyler Corey, Principal Planner RECOMMENDATION: Adopt the attached Planning Commission resolution (Attachment 1) recommending that the City Council introduce and adopt an Ordinance amending Title 17 (Zoning Regulations) of the Municipal Code regarding temporary incentives for development standards with the provision of new all-electric buildings with a sunset date of December 31, 2022. SUMMARY In September of 2018 and February of 2019, Council directed staff to develop a proposal to avoid generating new greenhouse gas emissions as the result of energy use in new buildings. Given rapid improvements in electric appliances, a better understanding of how natural gas contributes to the climate crises, changes to the California Energy Code, and the City purchasing its electricity supply from carbon neutral resources via Monterey Bay Community Power, the City Council considered on September 3, 2019, establishment of a Clean Energy Choice Program 1. Three main components of the program include: 1) A “Clean Energy Choice” policy that new buildings should be all-electric and that energy use in new buildings should not cause net additional greenhouse gas emissions, (Approved Resolution 11044, [2019 Series]); 2) A “Reach Code” Ordinance establishing local amendments to the California Energy Code requiring solar panels on new nonresidential buildings, requiring new buildings with natural gas to be built to a substantially higher performance standard, and requiring new residential buildings with natural gas to include “retrofit ready” requirements (Introduced Ordinance No. 1068 [2019 Series]); 3) An Ordinance establishing a “Carbon Offset” requirement wherein new buildings with natural gas would be required to offset the proposed natural gas use by directly retrofitting existing buildings, or in-lieu of that, by paying a fee to support a retrofit program implemented by a City 1 September 3, 2019 Council Agenda Report and attachments Meeting Date: February 26, 2020 Item Number: 5 Item 5 Packet Page 249 CODE-0062-2020 Page 2 partner, such as Community Action Partnership of San Luis Obispo’s Energy Services Program (Introduced Ordinance 1069 [2019 Series]). The Clean Energy Choice Program was developed with significant input from local developers, electricians, architects, builders, designers, technical consultants, the California Energy Commission, peer cities, utility partners, and community members. In order to implement the program, the City Council directed staff to develop and return to the Council for approval of an implementation plan to include: 1. In-lieu fee schedule for various building types; 2. Community education and outreach; 3. Development of a program making professional consultation and design services available to property owners; and 4. Identification of a series of incentives, such as permit streamlining and property development standard allowances in exchange for all-electric development. During the development of the incentive program identified by Item No. 4 above, builders identified flexibility as an important initial component to facilitate construction of all-electric buildings. The proposed Ordinance amends the City’s zoning regulations to provide temporary minor allowances to site development standards for the placement of mechanical equipment on compact development sites that include new all-electric buildings. After Planning Commission recommendation, it is scheduled to be considered by City Council in April 2020, along with the other components of the program. 1.0 COMMISSION’S PURVIEW The recommended amendments are being brought before the Planning Commission to provide Commissioners with an opportunity to evaluate the proposed zoning code amendments and make a recommendation to the City Council in accordance with Government Code Sections 65854 to 65857 inclusive. 2.0 BACKGROUND City residents and businesses routinely rank climate change as an important issue that is included in the City’s budget process development and Major City Goals2. The Climate Action Major City Goal Work Program seeks to actively create economic opportunity and ensure the community remains a dynamic, high quality place to live and work, while protecting and stewarding the natural environment within and surrounding the City. The Work Program provides tasks to vet and establish the 2035 carbon neutrality target and to continue implementation work that establishes the foundations for a low carbon future with a focus on civility, sustainability, diversity and inclusivity, regionalism and partnership, and resiliency. 2 The Climate Action Major City Goal Workplan appears in its entirety in the 2019 -21 Financial Plan: https://www.slocity.org/Home/ShowDocument?id=23630 Item 5 Packet Page 250 CODE-0062-2020 Page 3 The Clean Energy Choice Program allows new all-electric buildings to comply with minimum state law standards while requiring new buildings that use natural gas (“Mixed-Fuel Buildings) to offset their natural gas use and be substantially more efficient than the 2019 baseline code currently requires. New mixed-fuel residential development would be required to include “electric ready” measures to facilitate fuel switching through a future retrofit project. In addition, nonresidential buildings would be required to include solar panels for onsite energy generation. Figures 1 and 2 illustrate the proposed pathways for obtaining a City building permit for a new building through compliance with the adopted components of the Clean Energy Choice Program. Two key definitions of terms used throughout this report and in the attached resolution, follow. 1. “ALL-ELECTRIC BUILDING” is a building that has no natural gas plumbing installed within the building and that uses electricity as the source of energy for all space heating, water heating, cooking appliances, and clothes drying appliances. An All-Electric Building may be plumbed for the use of natural gas as fuel for appliances in a commercial kitchen. 2. “MIXED-FUEL BUILDING” is a building that is plumbed for the use of natural gas as fuel for space heating, water heating, cooking or clothes drying appliances. Item 5 Packet Page 251 CODE-0062-2020 Page 4 The California Energy Code, Part 6 of the California Building Standards Code, contains energy efficiency standards for residential and nonresidential buildings, new construction, remodels and additions, and includes a process that allows local adoption of energy standards that are more stringent than statewide standards as long as it is cost effective and uses less energy than standard requirements. As part of the City’s Clean Energy Program, the City made the findings that the proposed amendments are both cost effective and use less energy than the standard requirements. To support successful implementation of the Clean Energy Choice Program, staff has developed a four part incentive package for new all-electric multifamily and affordable housing units through Monterey Bay Community Power, establishing an on-call technical support service, commitment to assist with communications and outreach, and proposing incentives in site development standards. The site development standards incentives are the subject of this Staff Report. 3.0 DISCUSSION General Plan Consistency The proposed ordinance is supported by policies in Chapter 9 of the City’s General Plan Land Use Element, specifically Policy 9.4, that states: Item 5 Packet Page 252 CODE-0062-2020 Page 5 Climate Action Plan The City shall maintain and implement its Climate Action Plan to reduce community and municipal GHG emissions consistent with State laws and objectives. and Policy 9.7: Sustainable Design. The City shall promote and, where appropriate, require sustainable building practices that consume less energy, water and other resources, facilitate natural ventilation, use daylight effectively, and are healthy, safe, comfortable, and durable. Projects shall include, unless deemed infeasible by the City, the following sustainable design features. A. Energy-Efficient Structure Utilize building standards and materials that achieve or surpass best practices for energy efficiency. B. Energy-Efficient Appliances Utilize appliances, including air conditioning and heating systems that achieve high energy efficiency. Incorporation of alternative energy systems (e.g. passive and/or active solar, heat pumps) is encouraged. C. Natural Ventilation Optimize potential for cooling through natural ventilation. D. Plumbing Utilize plumbing fixtures that conserve or reuse water such as low flow faucets or grey water systems and implement a builder incentive program that will encourage new homes to be built with onsite water/heat recycling systems to help achieve the goal of net zero water and energy use. E. Efficient Landscaping Include landscaping that reduces water use through use of drought-tolerant / native plant species, highefficiency irrigation (drip irrigation), and reduction or elimination of the use of turf. Collection and use of site runoff and rainwater harvesting in landscape irrigation is encouraged. F. Solar Orientation Optimize solar orientation of structures to the extent possible. G. Privacy and Solar Access New buildings outside of the downtown will respect the privacy and solar access of neighboring buildings and outdoor areas, particularly where multistory buildings or additions may overlook backyards of adjacent dwellings. H. Solar Ready The City shall encourage new development to be built “solar ready” so that owners may easily install solar infrastructure, as appropriate. I. Solar Canopies The City shall encourage the inclusion of solar canopies that include solar panels (such as structures over parking lots) on new construction, as appropriate. Further, Program 9.13 states: Item 5 Packet Page 253 CODE-0062-2020 Page 6 Incentive Program. The City shall consider the feasibility of providing incentives for new and renovated projects that incorporate sustainable design features such as constructing new buildings that are solar ready, or off-setting significant operational energy use through use of solar water heating, photovoltaic systems, geothermal or wind energy systems. Modifications to City Ordinance Title 17 of the Municipal Code comprises the zoning code and includes Site Development and General Development Standards in Chapter 17.70. Included in sections of this chapter are statements of purposes for standards, specifics on measurement and calculation, and processes for exceptions that are not proposed to be modified by this ordinance. The proposed ordinance includes a provision for minor allowances to specific site development standards in order to provide flexibility for new all- electric buildings that may be granted by the Director of Community Development automatically as long as specific circumstances are met. Additionally, findings currently included in Section 17.108.040 of the Zoning Code that are required for exceptions allowed by the Director are also required for the purposes of this ordinance. The draft ordinance includes the following new section to be added to Chapter 17.70: SECTION 3. Add Section 17.70.095 – Incentives related to new all-electric buildings A. Purpose. The purpose of these regulations is to support the City’s Clean Energy Choice program by providing temporary incentives in the application of site development standards, for the provision of all-electric buildings. B. Applicability. This Section shall apply to new all-electric buildings. C. Standards. Site Development Standards included in this Chapter for Accessory Structures; Edge conditions; FAR; Fences, Walls and Hedges; Height Measurement and Exceptions; Hillside Development Standards; Lot Coverage; Mixed Use Development and Setbacks, may be exceeded to the minimum extent deemed necessary to allow for equipment installations or similar accommodation of new all-electric buildings. D. The Director may grant incentives to site development standards of this Chapter that are minor in nature without application for Director Action in the following circumstances: 1. The request directly relates to construction of an all-electric structure and may include, but is not limited to, issues such as the installation of mechanical equipment: 2. The request provides the minor flexibility needed to design a project with all- electric buildings and results in better implementation of other Zoning Regulations or General Plan policies while allowing reasonable use of sites. 3. The request is minor in nature and does not have the potential to cause a significant effect on the environment. Item 5 Packet Page 254 CODE-0062-2020 Page 7 4. The Findings in Section 17.108.040 are met. D. Term. The provisions in this section shall apply to building permits with an application date prior to December 31, 2022. Importantly, as these incentives are intended to help facilitate the initial promotion of the City’s Clean Energy Program, they are temporary and will be rescinded upon adoption of the next Building Code Update that will be required prior to December 31, 2022. It is anticipated that designers and builders will not require such allowances as incorporating infrastructure and design considerations for all electric buildings become more routine over time. Staff expects that most projects can accommodate design changes related to all electric buildings without request for any incentives related to site development standards. However, some requests may be desired to accommodate space for the placement of equipment such as water heaters in developments that have already been designed with tankless heaters, compressors for heat pumps, additional transformers incorporated into previously designed neighborhoods, or additional solar installation. Accommodation for such equipment may precipitate other minor design changes or minor projections of other building features. The incentives are specifically intended for minor accommodations and as such are generally provided for as a temporary incentive measure for the initial stage of the program. Finally, the proposed definition below will be added to Section 17.158.006.A as follows: “ALL-ELECTRIC BUILDING” is a building that has no natural gas plumbing installed within the building and that uses electricity as the source of energy for all space heating, water heating, cooking appliances, and clothes drying appliances. An All-Electric Building may be plumbed for the use of natural gas as fuel for appliances in a commercial kitchen. 4.0 ENVIRONMENTAL REVIEW The proposed code amendments have been assessed in accordance with the authority and criteria contained in the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the environmental regulations of the City. Specifically, the proposed amendments have been determined to be exempt from further environmental review pursuant to CEQA Guidelines Section 15061(b)(3) because the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment, and it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The amendment to zoning regulations; 1)does not lead to physical improvements beyond those typically exempt; and 2)is not specifically listed as categorical or statutory exemptions but exhibit characteristics similar to one or more specific exemptions; and 3)provides allowances to specific development standards that are minor in nature, for a limited time in the area immediately surrounding and attached to approved structures and existing improvements and is not anticipated to have a significant effect on the environment. The ordinance additionally is categorically exempt from environmental review under the Class 3 exemptions for (1) construction and location of limited Item 5 Packet Page 255 CODE-0062-2020 Page 8 numbers of new, small facilities or structures and (2) installation of small new equipment and facilities in small structures (§15303, CEQA Guidelines.) 5.0 ALTERNATIVES 1. The Commission may modify the proposed amendments to Zoning Regulation Sections 17.70.095 and 17.158.006.A. 2. The Commission may continue action, if additional information is needed. Specific direction should be given to staff. ATTACHMENTS: 1. Draft Planning Commission Resolution 2. Resolution 11044, [2019 Series] Item 5 Packet Page 256 ATTACHMENT 1 R _____ RESOLUTION NO. PC- _____-2020 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO RECOMMENDING THE CITY COUNCIL INTRODUCE AND ADOPT AN ORDIANCE AMENDING TITLE 17 (ZONING REGULATIONS) OF THE MUNICIPAL CODE SUPPORTING THE CLEAN ENERGY CHOICE PROGRAM (PL-CODE-0062-2020) WHEREAS, the State of California enacted Senate Bill (SB) 32 to require greenhouse gas emissions to be reduced to 40 percent below 1990 levels by 2030; and WHEREAS, former Governor Brown issued Executive Order B-55-18 establishing a statewide target of carbon neutrality by 2045; and WHEREAS, City of San Luis Obispo residents and businesses have repeatedly identified climate action as a top community priority; and WHEREAS, the City of San Luis Obispo City Council has directed staff to evaluate strategies and options to achieve community-wide carbon neutrality by 2035; and WHEREAS, the inventoried greenhouse gas emissions in the City of San Luis Obispo come from a variety of sources, primarily transportation and energy use in buildings and facilities; and WHEREAS, as of January 2020, the community has access to carbon neutral electricity procured by Monterey Bay Community Power; and WHEREAS, the remaining source of greenhouse gas emissions from energy use in buildings will come from the onsite combustion of fossil fuels, primarily natural gas; and WHEREAS, the direct global warming impact of natural gas is considerably higher than previously thought; and WHEREAS, in order to achieve carbon neutrality, new sources of greenhouse gas emissions need to be substantially reduced or eliminated; and WHEREAS, all-electric buildings are operationally carbon neutral; and WHEREAS, Resolution No. 11044 (2019 Series) establishes a “Clean Energy Choice Policy” preference for all-electric buildings and resolves that new buildings in the city shall not cause a net increase in community greenhouse gas emissions as the result of on -site energy use; and WHEREAS, although all-electric buildings are common in the U.S., local and regional developers may be designing their first electric building; and Item 5 Packet Page 257 Resolution No. (2020 Series) Page 2 R _____ WHEREAS, highly efficient electric appliances may require mechanical equipment that projects in the building pipeline may not have planned for; and WHEREAS, local and regional builders have expressed certain design standards as potential obstacles to designing and constructing all-electric buildings; and WHEREAS, minor allowances within Zoning Code Chapter 17.070 (Site Development and General Development Standards) for a specified time period would assist local and regional builders construct all-electric buildings that are in the building pipeline; and WHEREAS, the proposed ordinance is supported by policies in Chapter 9 of the City’s General Plan Land Use Element, specifically Policies 9.4 relating to implementation of the City’s Climate Action Plan and 9.7 relating to the promotion of sustainable design, and Program 9.13 to provide incentives for projects that incorporate sustainable design features; and WHEREAS, the proposed requirements specified in this Ordinance provide temporary incentives to support the initial implementation of the City’s Clean Energy Program and will end on December 31, 2022 to coincide with the next adoption of the City’s Building Code Update; and WHEREAS, the requirements specified in this Ordinance were reviewed via public comment and through a publicly noticed public hearing process; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. Based upon all the evidence, the Planning Commission recommends that the City Council makes the following findings: 1. The proposed amendments to Title 17 will not significantly alter the character of the City or cause significant health, safety, or welfare concerns, since the amendment is consistent with the General Plan and directly implement City goals and policies to facilitate All-Electric buildings and the Clean Energy Choice Program. 2. The proposed amendments to Title 17 are consistent with existing zoning practices by establishing reasonable regulations to authorize the Director of Community Development to act on certain applications on an administrative basis due to the minor nature of a proposed improvement, use of land or allowed deviation from development standards. 3. The proposed amendment to the text of the Zoning Ordinance is consistent with the purpose of the Zoning Ordinance to promote the growth of the City in an orderly manner and to promote and protect the public health, safety, and general welfare in that the proposed allowances to development standards are minor in nature and will and otherwise maintain the existing policies, standards and regulations of the Zoning Ordinance. Item 5 Packet Page 258 Resolution No. (2020 Series) Page 3 R _____ 4. Periodic amendments, updates, and corrections of the Municipal Code are consistent with General Plan Policy to maintain regulations which are effective in implementing policies consistent with the General Plan. 5. The amendment is temporary and includes a sunset date of December 31, 2022. SECTION 2. Environmental Review. The Planning Commission finds that the adoption of this ordinance is exempt from the California Environmental Quality Act (“CEQA”), in that the Zoning Amendment contained herein do not have the potential for causing a significant effect on the environment, pursuant to Sections 15061(b)(3). The amendment to zoning regulations; 1)does not lead to physical improvements beyond those typically exempt ; and 2)is not specifically listed as categorical or statutory exemptions but exhibit characteristics similar to one or more specific exemptions; and 3)provides allowances to specific development standards that are minor in nature, for a limited time in the area immediately surrounding and attached to approved structures and existing improvements and is not anticipated to have a significant effect on the environment. The ordinance additionally is categorically exempt from environmental review under the Class 3 exemptions for (1) construction and location of limited numbers of new, small facilities or structures and (2) installation of small new equipment and facilities in small structur es (§15303, CEQA Guidelines.) SECTION 3. Recommendation. The Planning Commission does hereby recommend the City Council introduce and adopt an Ordinance amending Title 17 (Zoning Regulations) of the Municipal Code supporting the Clean Energy Choice Program by providing temporary authority to the Community Development Director to grant incentives related to the standards set forth in various sections of Municipal Code Chapter 17.70 (Site Development and General Development Standards) as set forth in Attachment A. Be it further recommended that the Ordinance shall be effective for a limited term beginning July 1, 2020 and concluding December 31, 2022. Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: The foregoing resolution was adopted this _____ day of _____________________ 2020. ____________________________________ Tyler Corey, Secretary Planning Commission Item 5 Packet Page 259 Resolution No. (2020 Series) Page 4 R _____ RESOLUTION NO. PC- _____-2020 ATTACHMENT A CHAPTER 17.70 SITE DEVELOPMENT AND GENERAL DEVELOPMENT STANDARDS Add Section 17.70.095 – Incentives related to new all-electric buildings A. Purpose. The purpose of these regulations is to support the City’s Clean Energy Choice program by providing temporary incentives in the application of site development standards, for the provision of all-electric buildings. B. Application. This Section shall apply to new all-electric buildings. C. Standards. Site Development Standards included in this Chapter 17.70 for Accessory Structures; Edge conditions; FAR; Fences, Walls and Hedges; Height Measurement and Exceptions, Hillside Development Standards; Lot Coverage; Mixed Use Development and Setbacks, may be exceeded to the minimum extent deemed necess ary to allow for equipment installations or similar accommodation of all-electric buildings. D. The Director may grant incentives to site development standards of this Chapter that are minor in nature without application for Director Action in the following circumstances: 1. The request directly relates to construction of an all-electric building and may include, but is not limited to, issues such as the installation of mechanical equipment. 2. The request provides the minor flexibility needed to design a project with all-electric buildings and results in better implementation of other Zoning Regulations or General Plan policies while allowing reasonable use of sites. 3. The request is minor in nature and does not have the potential to cause a significant effect on the environment. 4. The Findings in Section 17.108.040 are met. E. Term. The provisions in this section shall apply to building permits with an application date after July 1, 2020 and prior to December 31, 2022. Amend Section 17.158.006 - A by adding the following: “ALL-ELECTRIC BUILDING” is a building that has no natural gas plumbing installed within the building and that uses electricity as the source of energy for all space heating, water heating, cooking appliances, and clothes drying appliances. An All-Electric Building may be plumbed for the use of natural gas as fuel for appliances in a commercial kitchen. Item 5 Packet Page 260 RESOLUTION NO. 11044 (2019 SERIES) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, ESTABLISHING A "CLEAN ENERGY CHOICE POLICY" TO GUIDE THE REDUCTION OF GREENHOUSE GAS EMISSIONS AND USE OF FOSSIL FUELS FOR BUILDINGS AND TRANSPORTATION. WHEREAS, greenhouse gas accumulation in the atmosphere as the result of human activity is the primary cause of the global climate crisis; and WHEREAS, in California alone, the initial impacts of climate change have resulted in unprecedented disasters with tremendous human, economic, and environmental costs; and WHEREAS, the Intergovernmental Panel on Climate Change estimates that global emissions need to be reduced by 45 percent from 2010 levels by 2030, and 100 percent by 2050 to prevent global catastrophe; and WHEREAS, the State of California enacted Senate Bill (SB) 32 to require greenhouse gas emissions to be reduced to 40 percent below 1990 levels by 2030; and WHEREAS, Governor Brown issued Executive Order B-55-18 establishing a statewide target of carbon neutrality by 2045; and WHEREAS, City of San Luis Obispo residents and businesses have repeatedly identified climate action as a top community priority; and WHEREAS, the City of San Luis Obispo City Council has directed staff to evaluate strategies and options to achieve community-wide carbon neutrality by 2035; and WHEREAS, the inventoried greenhouse gas emissions in the City of San Luis Obispo come from a variety of sources, primarily transportation and energy use in buildings and facilities; and WHEREAS, as of January 2020, the community will have access to carbon neutral electricity procured by Monterey Bay Community Power; and WHEREAS, the remaining source of greenhouse gas emissions from energy use m buildings will come from the onsite combustion of fossil fuels, primarily natural gas; and WHEREAS, the direct global warming impact of natural gas is considerably higher than previously thought; and WHEREAS, in order to achieve carbon neutrality, new sources of greenhouse gas emissions need to be substantially reduced or eliminated. R 11044 ATTACHMENT 2Item 5 Packet Page 261 Resolution No. 11044 (2019 Series) Page 2 NOW, THEREFORE, BE IT RESOLVED by the Council of the City of San Luis Obispo as follows: SECTION 1. The recitals set forth above are hereby adopted as the findings of the City in adopting the policies herein. SECTION 2. It is the policy of the City that new buildings should be all -electric. SECTION 3. The Community Development Department should only issue a building permit for a new building if it is an all -electric building or if the applicant meets the City's current Reach Code and Carbon Offset Program requirements. Upon motion of Vice Mayor Pease, seconded by Council Member Gomez and on the following roll call vote: AYES: Council Members Christianson and Gomez, Vice Mayor Pease and Mayor Harmon NOES: Council Member Stewart ABSENT: None The foregoing resolution was adopted this 3rd day of September 2019. Mayor Heidi ATTEST: Teresa Purrington City Clerk LNU J./ehris-Fine Dietrick ty Attorney IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this It;" day o , 2019. Teresa Purrington City Clerk R 11044 Item 5 Packet Page 262