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Home My WebLink AboutItem 3 - ARCH-0150-2019 (564 Higuera) 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 $$$ *8(67%,.(5$&.3$5.,1**$5$*(9(+,&/(63$&(602725&<&/(63$&(6 7<367$//:,'7+ &/($5'5,9(&/($5$,6/( 7<367$//'(37+ /2%%<)/2:(56+23(/(&175$6+/,0,72)%8,/',1*$5($&211(&7,2172&5($0(5<$'-$&(176+236$77+(&5($0(5< $&&(66,%/(3$7+723$7,2(0(5*(1&<(*5(665287(7238%/,&5,*+72):$<2A101A10EXIT DISCHARGETHROUGH CREAMERY4X8 MOTORCYCLE PARKING SPACESEXIT DISCHARGETO PUBLIC RIGHT OF WAYREFER TO SITEPLAN ON A7July 15, 2019#1234-01-CO17THE LOFTS AT THE CREAMERYA6SCALE: 1/8” = 1’-0" (24X36 sheet)SCALE: 1/16” = 1’-0" (12X18 sheet)16328164800GROUND FLOOR PLANATTACHMENT 2Item 3Packet Page 97 $'1(/(9$$ 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