HomeMy WebLinkAboutItem 3 - SBDV-0182-2020 (1230 Monte Vista)Meeting Date: September 9, 2020
Item Number: 3
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Development Review of a Minor Subdivision of one parcel into two lots, with
exceptions from the minimum lot area and lot width standards; construction of two
duplex buildings (four total dwelling units), with associated site improvements, with
exception requests to side and rear setback standards; and adoption of a Mitigated
Negative Declaration of environmental impact for the project.
ADDRESS: 1230 Monte Vista Place BY: Walter Oetzell, Assistant Planner
FILES: ARCH-0115-2020 Phone: 781-7593
SBDV-0182-2020 e-mail: woetzell@slocity.org
EID-0199-2020 FROM: Brian Leveille, Senior Planner
RECOMMENDATION: Adopt a resolution (Attachment 1), approving the project and Mitigated
Negative Declaration of environmental impact, subject to findings and conditions of approval.
SITE DATA
SUMMARY
MVP, LLC proposes to subdivide one parcel of about ¼ acre (9.868 square feet) in area into two
parcels and to construct two new three-story duplex buildings, each accommodating two four-
bedroom dwellings, for a total of four dwelling units in the project. The applicant requests approval
of minor exceptions to minimum lot area and lot width standards, and to building setback
standards, to facilitate subdivision and development of the property.
Applicant MVP, LLC
Representative Aisling Burke, Ten Over Studio
General Plan High Density Residential
Zoning High-Density Residential (R-4)
Site Area 0.23 acres
Environmental
Status
CEQA Initial Study and
Mitigated Negative Declaration
of environmental impact
Item 3
Packet Page 101
SBDV-0182-2020; ARCH-0115-2020; EID-0199-2020 (1230 Monte Vista)
Page 2
1.0 COMMISSION PURVIEW
As provided by Subdivision Regulations § 16.04.020 (A) (3), the
Planning Commission will review tentative maps for minor
subdivisions with requested exceptions to subdivision standards
and take final action. The Community Development Director has
determined the project to be minor, for purposes of Development
Review, and staff have reviewed the proposed new buildings for
consistency with the City’s Community Design Guidelines, as
further discussed within this report. Multiple applications for the
same project are reviewed and acted upon by the highest review
authority (Zoning § 17.102.020 (E) (2)), and the Commission will
review this project for its consistency with policies and goals of the
General Plan, with applicable development standards and
regulations of the Zoning Regulations, Subdivision Regulations,
and with adopted Design Guidelines.
2.0 PROJECT STATISTICS
2.1 Site Details
Parcel 1 Parcel 2
Development Standards Proposed Required Proposed Required
Density (Density Units) 8 8 8 8
Setback - Front 10 10 10 10
Setback-Interior Side and Rear (@ bldg. height)
Minimum 6 ft 5 5
@ 14-17 ft 6-9 ft 6 7-10 ft 6
@ 18-22 ft 6-9 ft1 7 7-10 ft 7
@ 23-26 ft 6-9 ft1 8 7-10 ft1 8
@ 27-31 ft 6-9 ft1 9 7-10 ft1 9
@ 32-35 ft (N/A) 10 7-10 ft1 10
Height 31 ft 35 ft 34 ft 35 ft
Lot Coverage 48% 60% 30% 60%
Vehicle Parking Spaces 52 6 8 6
Bicycle Parking Spaces 4 4 4 4
Environmental Review Mitigated Negative Declaration
1 Discretionary Exception requested (Zoning Regulations § 17.70.170 (D) (2) (e)). See Figure 2.
2 One parking space under Building 2 is to be made available by agreement to occupants of Building 1
Item 3
Packet Page 102
SBDV-0182-2020; ARCH-0115-2020; EID-0199-2020 (1230 Monte Vista)
Page 3
2.2 Subdivision Design Standards
Parcel 1 Parcel 2
Standard Proposed Required Proposed Required
Lot Area (square feet) 4,6451 5,000 5,223 5,000
Lot Depth 102 80 114 80
Lot Width 451 50 461 50
1 Exception to standard requested (Subdivision Regulations § 16.23.010)
3.0 EVALUATION
3.1 General Plan
The Land Use Element (LUE) and Housing Element of the City’s General Plan set out policies
and programs that promote infill development and redevelopment efforts that contribute positively
to existing residential neighborhoods. Relevant policies include:
LUE §2.2.7 – Neighborhood Enhancement. The City shall promote infill development,
redevelopment, rehabilitation, and adaptive reuse efforts that contribute positively to
existing neighborhoods and surrounding areas.
Housing Element § 6.10 – Housing Production. To help meet the Quantified Objectives
(for Housing Production), the City will support residential infill development and promote
higher residential density where appropriate.
Figure 1: 1230 Monte Vista Place (Rendering, from Monte Vista)
Item 3
Packet Page 103
SBDV-0182-2020; ARCH-0115-2020; EID-0199-2020 (1230 Monte Vista)
Page 4
Housing Element § 6.17 – Housing Production. Encourage residential development
through infill development and densification within City Limits and in designated
expansion areas over new annexation of land.
The proposed project is consistent with these policies, as it redevelops a site within an existing
high-density residential neighborhood to its maximum permitted density, directing development
within City Limits and within higher density areas as encouraged by Housing Element Policy 6.10
and Program 6.17. It also replaces an older multi-unit structure lacking in architectural character
with contemporary buildings designed for consistency with the current Community Design
Guidelines.
3.2 Subdivision Regulations
The property is to be divided into two parcels by Minor Subdivision (see Tentative Map,
Attachment 2), to allow for the construction of a new duplex building on each of the resulting
parcels. Consistent with the intent of the Subdivision Design Standards (Subdivision Regulations
Ch. 16.18), the new parcels are compatible with the existing neighborhood, as they are created
from an existing residential parcel, already integrated into the area’s development pattern, on an
existing street, and will provide improved frontage improvements for site access and pedestrian
facilities.
Exceptions: Lot Area and Width. Although the parcels are of a size and shape that is generally
consistent with the neighborhood pattern, Parcel 1 has an irregular shape, due to the unusual “half
cul-de-sac” street alignment and the unusual curved course of the easterly property boundary. The
irregular shape results in a lesser area when compared to the area that would result from a more
regular rectangular lot shape. Nevertheless, the area of Parcel 1, at 4,654 square feet, is 93% of the
minimum lot area for the zone, and so the requested exception is considered minor in nature.
Similarly, the easterly and westerly boundaries of the original parcel converge at shallow angles
toward each other, constricting lot width as the property narrows toward the rear of the site. As a
result, total width of the original parcel at its northerly boundary (rear lot line) is just short of 100
feet, and so each resulting parcel measures slightly less than the minimum 50-foot width standard
for the Zone. At 45 and 46 feet in width (rounded values), the width of each parcel is at least 90%
of the minimum standard for the zone.
Draft findings in support of the requested exceptions from Subdivision Design Standards, as
provided by § 16.23.010 of the Subdivision Regulations are provided in the Draft Resolution
(Attachment 1, Findings 3-6).
3.3 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). While consistent with
nearly all applicable standards (see Site Details above), the applicant has requested minor
exceptions from setback standards, to allow reduced setbacks at the upper floor of each building.
Item 3
Packet Page 104
SBDV-0182-2020; ARCH-0115-2020; EID-0199-2020 (1230 Monte Vista)
Page 5
Setback Exceptions. As depicted in Figure 2 below, and more completely in project plans
(Attachment 3, Sheets A1.2 through A1.4), portions of the upper floor of each building encroach
into the standard setback, with encroachment ranging between 1 and 3 feet, where the required
setback ranges between 7 and 10 feet (see Site Details, above). As provided by Zoning Regulations
§ 17.70.170 (D)(2)(e), exceptions to these setback standards may be allowed under certain
circumstances. In conjunction with the minimum 5-foot setback requirement applicable in this
zone, building separation in excess of 10 feet will be maintained from adjoining development. The
volume of space occluded by these projections is minimal, and the buildings are arranged in a
north-south orientation, such that the projections will have a negligible effect on solar access.
Findings 9-11 of the Draft Resolution (Attachment 1) are provided in support of the requested
exceptions.
Parking. The unusual shape of Parcel 1 constrains its developable area such that it is impractical
to provide all required parking spaces for Building 1 directly underneath that building. Five spaces
are provided under Building 1, and one additional parking space is to be made available under
Building 2 by an Off-Site Parking Agreement. Eight parking spaces are provided under Building 2,
satisfying the requirement for those two units (six-spaces), providing one space for Building 1
occupants, and leaving one extra parking space available. A condition of approval (Condition #3)
is provided in the Draft Resolution to address this arrangement.
3.4 Design Guidelines
The proposed buildings are generally rectangular in form, topped by a gently-sloping roof, and
detailed in a contemporary style. (see Figure 1; and Project Plans, Attachment 3). Smooth stucco
and horizontally-oriented HardiePlank siding in white and grey tones are the primary surface
materials (see Figure 3). Wall surfaces are relieved by changes in wall plane, large window
openings, and balconies. As encouraged by Community Design Guidelines and described in the
Draft Resolution findings (Attachment 1) the design of the project is consistent with the site design
and architecture in the vicinity (CDG § 5.3). Common use of space between the proposed buildings
for site access and access to parking logically locates site elements for efficient operation
(CDG § 2.1), and the buildings exhibit proper proportion, harmony, simplicity, rhythm, and
balance (CDG § 2.2)and are of a height consistent with surrounding development (CDG §5.3).
Figure 2: Building Section, depicting areas of setback exception
Item 3
Packet Page 105
SBDV-0182-2020; ARCH-0115-2020; EID-0199-2020 (1230 Monte Vista)
Page 6
4.0 ENVIRONMENTAL REVIEW
An Initial Study was conducted for the project according to the provisions of the California
Environmental Quality Act (CEQA). Based on the Initial Study, several environmental factors
were identified to be potentially affected by this project: Air Quality, Cultural Resources, Hazards
and Hazardous Materials, Noise, Tribal and Cultural Resources, and Utilities and Service Systems.
The applicant has agreed to implementation of mitigation measures that would avoid the effects or
mitigate potential impacts from this project to a less than significant level. A Mitigated Negative
Declaration of environmental impact (MND) was prepared and circulated for review between
August 6, 2020 and August 26, 2020.1 No comments were received in response to circulation of
the MND. The Initial Study and Mitigated Negative Declaration shall constitute the complete
environmental determination for this project.
5.0 CONCURRENCES
The project plans were reviewed by several City departments and divisions (Building,
Engineering, Fire, Natural Resources, Transportation, and Utilities). Comments received have
been incorporated into conditions of approval within the Draft Resolution.
6.0 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.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vesting Tentative Map SLO 20-0006
3. Project Plans
1 Initial Study and Mitigated Negative Declaration of environmental impact for the project is available on the City’s
website at: www.slocity.org/government/department-directory/community-development/documents-
online/environmental-review-documents/-folder-2098
Item 3
Packet Page 106
R ______
RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA, APPROVING VESTING TENTATIVE
TRACT MAP SLO-20-006 CREATING TWO PARCELS, WITH
EXCEPTIONS FROM MINIMUM LOT AREA AND MINIMUM LOT
WIDTH STANDARDS, GRANTING DEVLOPMENT REVIEW
APPROVAL FOR A MULTI-UNIT RESIDENTIAL DEVELOPMENT
COMPRISED OF FOUR DWELLINGS IN TWO NEW DUPLEX
BUILDINGS, WITH EXCEPTIONS FROM INTERIOR SIDE AND REAR
SETBACK STANDARDS, AND ADOPTING A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT FOR THE PROJECT,
IN THE HIGH-DENSITY RESIDENTIAL (R-4) ZONE (SBDV-0821-2020;
ARCH- 0155-2020; EID-0199-2020)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on September 9, 2020, pursuant to a proceeding instituted under applications
SBDV-0115-2020, ARCH-0155-2020, and EID-0199-2020, MVP, LLC, applicant; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; 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;
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 project:
1.The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the General Plan. The subdivision provides for redevelopment of a site to
provide housing in a developed area designated for high-density residential development,
integrated into the existing development pattern and utilizing existing streets and public
services. The parcels created by the subdivision meet the design standards set out in
Subdivision Regulations Chapter 16.18, except that one parcel measures 355 square feet
less in area that the 5,000 square-foot minimum area standard due to its irregular shape,
and the resulting parcels have widths of 45 feet and 46 feet, where 50 feet is the minimum
width standard; minor exceptions allowable under Subdivision Regulations, subject to the
additional findings set out in this section.
2.The design of the subdivision provides for future passive or natural heating or cooling
opportunities in the subdivision. The resulting parcels are oriented in a generally north-
south alignment that enhances the potential for solar exposure for the proposed buildings,
Item 3
Packet Page 107
Resolution No. _____ (2020 Series) Page 2
and the proposed buildings will be set back from each other and from property lines to
allow for air and circulation and enhance passive or natural cooling opportunities.
3. The property to be divided is of such size and shape that it is impractical in the particular
case to conform to the strict application of the design standards for minimum lot area and
lot width set out in Subdivision Regulations. The original parcel has an unusual shape in
which the easterly and westerly property lines converge at shallow angles toward each
other, constricting lot width as the property narrows slightly toward the rear of the site, and
in which the unusual “half cul-de-sac” street alignment combined with the unusual curved
course of the easterly property boundary constrain the area of the parcel, when compared
with a more conventional regular rectangular lot shape.
4. The cost to the subdivider of strict or literal compliance with lot area and width standards
is not the sole reason for granting the modifications. The modifications are requested
primarily to realize the full opportunity for development of the property that would
otherwise be available except for the unusual size and shape of the property, as described
in Finding 3 above.
5. The modifications will not be detrimental to the public health, safety and welfare, or be
injurious to other properties in the vicinity. The requested exceptions represent reductions
by 10% or less in lot area and lot width standards, which do not have the potential to present
detrimental hazards that would impact public health, safety, and welfare.
6. Granting the modifications is in accord with the intent and purposes of the City’s
Subdivision Regulations, and is consistent with the General Plan and with all applicable
specific plans or other plans of the City. The parcels resulting from the proposed
subdivision will be provided with adequate access, frontage, and developable area,
consistent with the intent of the design requirements set out in Subdivision Regulations
Chapter 16.18.
7. The proposed project is consistent with the goals and policies of the Land Use Element
(LUE) of the City's General Plan applicable to development in a High-Density Residential
Area. High Density Residential areas provide for attached dwellings in two- and three-
story buildings, appropriate in locations near Cal Poly (LUE Table 1). The proposed
buildings are sited and arranged to be integrated with the existing neighborhood and
designed at a scale and in an architectural style that is compatible with the neighborhood
character (LUE § § 2.3.5 & 2.3.9). As encouraged by Housing Element Program 6.17 for
Housing Production, the project provides residential development through infill
development and densification within City Limits rather than by new annexation of land.
8. As conditioned, the project conforms to the standards set forth in the City's Zoning
Regulations. The proposed new structures will provide Multi-Unit Dwellings, a permitted
uses in the High-Density Residential (R-4) Zone (§ 17.10.020) and are designed and sited
in a manner consistent with Property Development Standards (Zoning Regulations
§ 17.22.020, Ch. 17.70). Minor exceptions to setback standards have been requested as
provided by Zoning Regulations § 17.70.170 (D)(2)(e) and are appropriate for this project
because they involve an insignificant portion of total available solar exposure.
Item 3
Packet Page 108
Resolution No. _____ (2020 Series) Page 3
9. The Side and Rear Setback Building Height Exceptions requested pursuant to Zoning
Regulations § 17.70.170 (D)(2)(e) are consistent with the character of the neighborhood.
They will allow for limited portions of the upper floor of the proposed new three-story
buildings to encroach modestly, up to three feet, into the standard upper-floor setback,
while providing for setbacks that exceed the minimum 5-foot standard. These minor
encroachments preserve the buildings’ conventional rectangular form, to be consistent in
scale and form with that of surrounding development.
10. The proposed Side and Rear Setback Building Height Exceptions provide adequate
consideration of any potential adverse effects on surrounding properties. The exceptions
involve limited portions of the upper floor of each building, and preserve building setbacks
that are deep enough to maintain adequate solar access for neighboring property.
11. While site characteristics or existing improvements make strict adherence to the Side and
Rear Setback Building Height Standards impractical or infeasible, the project nonetheless
conforms with the intent of the City’s Zoning Regulations. The exceptions allow the
structures to maintain appropriate proportion and form while providing separation of
building masses, air circulation, and solar access, consistent with the intent of setback
standards set out in Zoning Regulations.
12. The project is consistent with the City's Community Design Guidelines. It is compatible
with site design and architecture in the vicinity, and logically locates site elements for
efficient operation (§ 2.1). Proposed new construction exhibits proper proportion,
harmony, simplicity, rhythm, and balance (§ 2.2). The height of the buildings is consistent
with surrounding development. Stucco and horizontally-oriented fiber-cement siding are
used as primary wall surface materials, which are compatible with adjacent buildings and
those in the immediate neighborhood (§ 5.3), which similarly employ wood and stucco
materials.
SECTION 2. Environmental Review. An Initial Study and Mitigated Negative
Declaration of environmental impact (IS/MND) have been prepared in accordance with the
California Environmental Quality Act CEQA) to evaluate the potential environmental effects of
the proposed project. The Planning Commission hereby adopts the IS/MND, based on
incorporation of the following mitigation measures, which will reduce potential environmental
impacts to less than significant.
Air Quality
AQ-1 During all construction activities and use of diesel vehicles, the applicant shall implement the following idling
control techniques:
1. Idling Restrictions Near Sensitive Receptors for Both On- and Off-Road Equipment.
a. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors if feasible;
b. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted;
c. Use of alternative fueled equipment shall be used whenever possible; and,
d. Signs that specify the no idling requirements shall be posted and enforced at the construction site.
2. California Diesel Idling Regulations. On-road diesel vehicles shall comply with Section 2485 of Title 13
of the California Code of Regulations. This regulation limits idling from diesel -fueled commercial motor
vehicles with gross vehicular weight ratings of more than 10,000 pounds an d licensed for operation on
Item 3
Packet Page 109
Resolution No. _____ (2020 Series) Page 4
highways. It applies to California and non-California based vehicles. In general, the regulation specifies
that drivers of said vehicles:
a. Shall not idle the vehicle’s primary diesel engine for greater than 5 minutes at any lo cation, except
as noted in Subsection (d) of the regulation; and,
b. Shall not operate a diesel-fueled auxiliary power system (APS) to power a heater, air conditioner, or
any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater than
5.0 minutes at any location when within 1,000 feet of a restricted area, except as noted in
Subsection (d) of the regulation.
Signs must be posted in the designated queuing areas and job sites to remind drivers of the 5-minute idling
limit. The specific requirements and exceptions in the regulation can be reviewed at the following website:
www.arb.ca.gov/msprog/truck-idling/2485.pdf.Mitigation Measures]
AQ-2 During all construction and ground-disturbing activities, the applicant shall implement the following
particulate matter control measures and detail each measure on the project grading and building plans. In
addition, the contractor or builder shall designate a person or persons to monitor the fugitive dust emissions
and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible
emissions below the APCD’s limit of 20% opacity for no greater than 3 minutes in any 60 minute period.
Their duties shall include holiday and weekend periods when work ma y not be in progress. The name and
telephone number of such persons shall be provided to the City Community Development Department prior
to commencement of construction. The name and telephone number of such persons shall be provided to the
APCD Compliance Division prior to the start of any grading, earthwork or demolition.
a. Reduce the amount of disturbed area where possible.
b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the
site and from exceeding the SLOAPCD’s limit of 20% opacity for greater than 3 minutes in any 60 -
minute period. Increased watering frequency would be required whenever wind speeds exceed 15 miles
per hour. Reclaimed (non-potable) water should be used whenever possible.
c. All dirt stockpile areas (if any) shall be sprayed daily and covered with tarps or other dust barriers as
needed.
d. Permanent dust control measures identified in the approved project revegetation and landscape plans
shall be implemented as soon as possible, following completion of any soil-disturbing activities.
e. Exposed grounds that are planned to be reworked at dates greater than 1 month after initial grading shall
be sown with a fast germinating, non-invasive, grass seed and watered until vegetation is established.
f All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil
binders, jute netting, or other methods approved in advance by the SLOAPCD.
g. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition,
building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
h. Vehicle speed for all construction vehicles shall not exceed 15 miles per hour on any unpaved surface at
the construction site.
i. All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or shall maintain at least 2
feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with
California Vehicle Code Section 23114.
j. “Track Out” is defined as sand or soil that adheres to and/or agglomerates on the exterior surfaces of
motor vehicles and/or equipment (including tires) that may then fall onto any highway or street as
described in California Vehicle Code Section 23113 and California Water Code Section 13304. To
prevent track out, designate access points and require all employees, subcontractors, and others to use
them. Install and operate a “track-out prevention device” where vehicles enter and exit unpaved roads
onto paved streets. The track-out prevention device can be any device or combination of devices that are
effective at preventing track out, located at the point of intersection of an unpaved area and a paved
road. Rumble strips or steel plate devices need periodic cleaning to be effective. If paved roadways
accumulate tracked out soils, the track-out prevention device may need to be modified;
Item 3
Packet Page 110
Resolution No. _____ (2020 Series) Page 5
k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water
sweepers shall be used with reclaimed water where feasible. Roads shall be pre-wetted prior to sweeping
when feasible.
l. All PM10 mitigation measures required should be shown on grading and building plans.
m. The contractor or builder shall designate a person or persons whose responsibility is to ensure any
fugitive dust emissions do not result in a nuisance and to enhance the implementation of the mitigation
measures as necessary to minimize dust complaints and reduce visible emissions below the SLOAPCD’s
limit of 20% opacity for greater than 3 minutes in any 60-minute period. Their duties shall include
holidays and weekend periods when work may not be in progress (for example, wind -blown dust could
be generated on an open dirt lot). The name and telephone number of such persons shall be provided to
the SLOAPCD Compliance Division prior to the start of any grading, earthwork, or demolition (Contact
Tim Fuhs at 805-781-5912).
AQ-3 Prior to initiation of ground-disturbing activities, the applicant shall retain a registered geologist to conduct
a geologic evaluation of the property, including sampling and testing for NOA in full compliance with
SLOAPCD requirements and the CARB ATCM for Construction, Grading, Quarrying, and Surface Mining
Operations (17 CCR 93105). This geologic evaluation shall be submitted to the City Community
Development Department upon completion. If the geologic evaluation determines that the project would not
have the potential to disturb NOA, the applicant must file an Asbestos ATCM exemption request with the
SLOAPCD.
AQ-4 If naturally occurring asbestos (NOA) is determined to be present onsite, proposed earthwork and
construction activities shall be conducted in full compliance with the various regulatory jurisdictions
regarding ACM, including the ARB Asbestos Air Toxics Control Measure (ATCM) for Construction,
Grading, Quarrying, and Surface Mining Operations (93105) and requirements stipulated in the National
Emission Standards for Hazardous Air Pollutants (40 CFR 61, Subpart M – Asbestos; NESHAP). These
requirements include, but are not limited to, the following:
a. Written notification, within at least 10 business days of activities commencing, to the SLOAPCD;
b. Preparation of an asbestos survey conducted by a Certified Asbestos Consultant; and
c. Implementation of applicable removal and disposal protocol and requirements for identified NOA.
AQ-5 Prior to initiation of demolition/construction activities, the applicant shall implement the following measures
to reduce the risk associated with disturbance of ACM and lead-coated materials that may be present within
the existing structure onsite:
a. Demolition of the on-site structure shall comply with the procedures required by the National Emission
Standards for Hazardous Air Pollutants (40 CFR 61, Subpart M – Asbestos) for the control of asbestos
emissions during demolition activities. SLOAPCD is the delegated authority by the U.S. EPA to
implement the Federal Asbestos NESHAP. Prior to demolition of on-site structures, SLOAPCD shall be
notified, per NESHAP requirements. The project applicant shall submit proof that SLOAPCD has been
notified prior to demolition activities to the City Community Development Department.
b. If during the demolition of the existing structure, p aint is separated from the construction materials (e.g.,
chemically or physically), the paint waste shall be evaluated independently from the building material
by a qualified hazardous materials inspector to determine its proper management. All hazardous
materials shall be handled and disposed of in accordance with local, state, and federal regulations.
According to the Department of Toxic Substances Control (DTSC), if the paint is not removed from the
building material during demolition (and is not chippin g or peeling), the material can be disposed of as
non-hazardous construction debris. The landfill operator shall be contacted prior to disposal of lead -
based paint materials. If required, all lead work plans shall be submitted to SLOAPCD at least 10 days
prior to the start of demolition. The applicant shall submit proof that paint waste has been evaluated by a
qualified hazardous waste materials inspector and handled according to their recommendation to the
City Community Development Department.
Monitoring Program: These measures shall be incorporated into project grading and building plans for review
and approval by the City Community Development Department. Compliance shall be verified by the City during
regular inspections, in coordination with the County of San Luis Obispo Air Pollution Control District, as necessary.
Item 3
Packet Page 111
Resolution No. _____ (2020 Series) Page 6
The applicant shall submit the geologic evaluation detailed in measure AQ-3 and documentation showing compliance
with measures AQ-4 and AQ-5 to the City Community Development Department upon completion and prior to
issuance of grading permits.
AQ-6 Portable equipment and engines 50 horsepower (hp) or greater require California statewide portable
equipment registration (issued by the Air Resources Board) or an Air District Permit. The followin g list is
provided as a guide to equipment and operations that may have permitting requirements, but should not be
viewed as exclusive:
• Power screens, conveyors, diesel engines, and/or crushers;
• Portable generators and equipment with engines that are 50 hp or greater;
• Internal combustion engines;
• Unconfined abrasive blasting operations;
• Concrete batch plants;
• Rock and pavement crushing;
• Tub grinders; and,
• Trommel screens.
Cultural Resources
CR-1 In the event historic, or archeological resources and/or human remains are unearthed or discovered during
any construction activities, the following standards shall apply:
a) Construction activities shall cease, and the City Community Development Department shall be
notified so that the extent and location of discovered materials may be recorded by a qualified specialist
(paleontologist, historian, archaeologist) and disposition of artifacts may be accomplished in accordance with
state and federal law.
b) If human remains are unearthed, the applicant shall noti fy the City Community Development
Department and shall comply with State Health and Safety Code Section 7050.5, which requires that no
further disturbance shall occur until the County of San Luis Obispo Coroner has made a determination of
origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be
notified of the find immediately. If the human remains are determined to be Native American, the County
Coroner will notify the Native American Heritage Commission within 24 hours, which will determine and
notify a Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours
of notification and may recommend scientific removal and nondestructive analysis of human remains and
items associated with Native American burials.
Monitoring Program: These conditions shall be noted on all grading and construction plans. The City Community
Development Department shall verify compliance, including preparation and implementation of the Monitoring Plan,
and review and approval of cultural resources monitoring reports documenting compliance with required mitigation
measures.
Noise
N-1 For the entire duration of the construction phase of the project, the following Best Management Practices
(BMPs) shall be adhered to:
1. Stationary construction equipment that generates noise that exceeds 60 dBA at the project boundaries
shall be shielded with the most modern noise control devises (i.e. mufflers, lagging, and/or motor
enclosures).
2. Impact tools (e.g., jack hammers, pavement breakers, rock drills, etc.) used for project construction shall
be hydraulically or electrically powered wherever possible to avoid noise associated with compressed -
air exhaust from pneumatically powered tools.
3. Where use of pneumatic tools is unavoidable, an exhaust muffler on the compressed -air exhaust shall be
used.
4. All construction equipment shall have the manufacturers’ recommended noise abatement methods
installed, such as mufflers, engine enclosures, and engine vibration insulators, int act and operational.
Item 3
Packet Page 112
Resolution No. _____ (2020 Series) Page 7
5. All construction equipment shall undergo inspection at periodic intervals to ensure proper maintenance
and presence of noise control devices (e.g., mufflers, shrouding, etc.).
N-2 Construction plans shall note construction hours, truck routes, and all construction noise Best Management
Practices (BMPs) on project plans, which shall be reviewed and approved by the City Community
Development Department prior to issuance of grading/building permits. The City shall provide and post signs
stating these restrictions at construction entry sites prior to commencement of construction and maintained
throughout the construction phase of the project. All construction workers shall be briefed at a pre -
construction meeting on construction hour limitations and how, why, and where BMP measures are to be
implemented.
N-3 Construction activities shall be conducted so that the maximum noise levels at affected properties will not
exceed 75 dBA for single-family residences where feasible.
N-4 For all construction activity at the project site, additional noise attenuation techniques shall be employed as
needed to ensure that noise levels are maintained within levels allowed by the City of San Luis Obispo
Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such techniques shall include, but are not limited to:
• Sound blankets shall be used on noise-generating equipment.
• Stationary construction equipment that generates noise levels above 65 dBA at the project boundaries
shall be shielded with a barrier that meets a sound transmission class (a rating of how well noise barriers
attenuate sound) of 25.
• All diesel equipment shall be operated with closed engine doors and shall be equipped with factory -
recommended mufflers.
• The movement of construction-related vehicles, with the exception of passenger vehicles, along
roadways adjacent to sensitive receptors shall be limited to the hours between 7:00 A.M. and 7:00 P.M.,
Monday through Saturday. No movement of heavy equipment shall occur on Su ndays or official
holidays (e.g., Thanksgiving, Labor Day).
• Temporary sound barriers shall be constructed between construction sites and affected uses.
N-5 The project contractor shall inform residents and business operators at properties within 300 feet of the
project of proposed construction timelines and noise complaint procedures to minimize potential annoyance
related to construction noise. Signs shall be in place prior to and throughout grading and construction
activities informing the public that no ise-related complaints shall be directed to the construction manager
prior to the City’s Community Development Department.
Monitoring Program: These measures shall be incorporated into project grading and building plans for review
and approval by the City Community Development Department. Compliance shall be verified by the City during
regular inspections.
SECTION 3. Action. The Planning Commission hereby grants final approval to the
project, subject to the following conditions:.
Planning
1. Plan conformance. Final project design and construction drawings submitted for
construction permits to complete this project shall be in substantial compliance with the
project plans approved under this application, and with the conditions of approval herein.
Any change to approved design, colors, materials, landscaping, or conditions of approval
must be approved by the Director or Planning Commission, as deemed appropriate.
2. Limited exception. Exceptions granted under this approval are limited to those for
minimum lot area for Parcel 1 and minimum lot width for Parcels 1 and 2, as depicted and
Item 3
Packet Page 113
Resolution No. _____ (2020 Series) Page 8
described in Vesting Tentative Map SLO 20-0006, and for the Side and Rear Setbacks as
depicted in Sheet A1.2 of plans submitted for this project with application
ARCH-0115-2020. Modification of these exceptions shall be subject to review and
approval by the Planning Commission.
3. Colors and materials. Plans submitted for construction permits will clearly indicate, on
building elevation drawings, the colors and materials of all building surfaces, trim, and
detail.
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.
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. Final landscape plan. 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.
Engineering Development Review
8. The subdivision shall be recorded with a final map. The map preparation and
monumentation shall be in accordance with the city’s Subdivision Regulations,
Engineering Standards, and the Subdivision Map Act. The parcel map shall use U.S.
Customary Units in accordance with the current City Engineering Standards.
Item 3
Packet Page 114
Resolution No. _____ (2020 Series) Page 9
9. The map exhibits and legal descriptions shall be prepared by a California Licensed Land
Surveyor or Civil Engineer authorized to practice land surveying.
10. Park In-Lieu fees shall be paid for the proposed new dwelling units/lots prior to map
recordation. Credit for the existing units will be applicable.
11. A separate subdivision improvement or miscellaneous public improvement plan is not
required. The building plan submittal may be used to show some or all of the required
private on-site subdivision improvements. Improvements 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 and inspection of the public subdivision/development
improvements and map in accordance with the most current fee resolution.
12. 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 parcel 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 parcel if
applicable. Any utility relocations, demolitions, and/or other on-site work shall be
completed with proper permits and receive final inspection approvals prior to recordation
of the parcel map.
13. Gas service may not be required to each parcel 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 parcel(s).
14. The proposed water service lateral(s), meter sizing, and private service laterals shall be
sized in accordance with the approved fire sprinkler plans.
15. Any easements including but not limited to provisions for all public and private utilities,
access, grading, drainage, storm drain systems, 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.
16. A 10’ Street Tree easement and 10’ PUE shall be shown and noted on the map along Monte
Vista street frontage.
17. A separate public pedestrian easement may be required behind the new or redeveloped
driveway approach(es) to accommodate the ADA sidewalk extension(s).
18. 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
Item 3
Packet Page 115
Resolution No. _____ (2020 Series) Page 10
by the preparation and approval of a subdivision improvement plan. A subdivision
agreement and guarantee will be required for this process.
19.An Operation and Maintenance Manual 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.
20.The final map shall include reference to the project soils report in accordance with the
subdivision regulations. The report may be included on the cover sheet of the map or could
be included on an “additional map sheet”.
21.The building plan submittal shall show and label all property lines, dedications, public
easements, and private easements in accordance with the parcel map. The building plans
shall show and label all existing and proposed survey monumentation for reference. The
plan shall note the required monument preservation or replacement for any disturbed
monuments
22.The building plan submittal shall show and label all existing and proposed frontage
improvements and sidewalk furniture located within the public right-of-way to scale on the
site plan for reference. Improvements to be shown include but are not limit ed to curb,
gutter & sidewalk, driveway approaches, catch basins, curb ramps, fire hydrants, street
lights, utility poles, parking meters, curb and street painting, overhead and underground
utility services, utility vaults, water meter vaults, water and sewer services, utility
abandonments, street signs, sidewalk underdrains, fences, retaining walls, landscape
improvements, and street trees. Plan must differentiate between existing frontage
improvements and new frontage improvements. New improvements shall include reference
to the applicable Engineering Standards.
23.Projects involving the construction of new structures require that complete frontage
improvements be installed and that existing improvements be up graded per City
Engineering Standards. MC 12.16.050.
24.Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall
be repaired or replaced to the satisfaction of the Public Works Director. Contact this office
to set up a site visit to discuss sections to be repaired or replaced. All areas to be repaired
or replaced shall be shown on the building plan submittal for reference.
25.The subdivision improvement plans may be included within the building permit plan set.
Separate record drawings (as-built) plans may be required at the completion of the project.
A separate subdivision improvement plan review fee will be required based on the fee
schedule in effect at the time of plan submittal. A separate encroachment permit will be
required to cover the required Public Works Department inspections.
26.The building permit submittal shall show and note compliance with the Post Construction
Stormwater Regulations and the City’s Drainage Design Manual. This project is
considered to be a common plan and is not a single-family residential project for purposes
of evaluating the Performance Requirement triggers. The altered and/or replaced frontage
improvements shall be included in the area analysis. Unless the net impervious area is less
than 5000 square feet, compliance with Performance Requirement 2 will be expected.
Item 3
Packet Page 116
Resolution No. _____ (2020 Series) Page 11
27. The building plan submittal shall include an operations and maintenance manual as
required for the Post Construction Stormwater improvements, if applicable. A private
stormwater conveyance agreement will be required and shall be recorded prior to final
inspection approvals.
28. Provide compliance with the grading ordinance of the adopted building code. Provide a
summary drainage report or note on the plans the pre vs. post drainage analysis for the 2
through 100-year storm. Improved or diverted drainage shall not be directed across the
side or rear property lines unless conveyed in an existing waterway, or a drainage
easement.
29. The building plan submittal shall include a complete grading and drainage plan for this
project. The plan shall show the existing and proposed contours and/or spot elevations to
clearly depict the proposed grading and drainage. Show and label the high point elevation
or grade break at the yard areas and drainage arrows to show the proposed drainage.
Include the FF of the residences/garage, patio finish surface elevations, finish grade
elevations, and yard drainage.
30. The building submittal shall include a complete site utility plan. The utility plan shall show
all existing and proposed on-site and off-site utilities. Show the location of all overhead
and underground utilities along with the location of any utility company meters. Show all
existing and proposed improvements located within the public right-of-way if applicable.
31. New wire utility services 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 wood utility poles.
32. Unless otherwise waived by the City Engineer, the existing fire hydrant located along the
project frontage shall be upgraded to current City Standards.
33. Unless otherwise waived by the City Engineer a new streetlight shall be installed.
Requirements would be in accordance with Engineering Standards.
34. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimensions, maneuverability, slopes, drainage, and materials.
Alternate paving materials are recommended for surface parking lots for water quality
and/or quality control purposes. Alternate paving material shall be approved to the
satisfaction of the Planning Division.
35. The building plan submittal shall show all existing trees to be removed and trees to be
retained. The plan shall show any neighboring trees with canopies/root zones within the
area of construction disturbance. Tree preservation measures shall be shown and noted on
the building plans to the satisfaction of the City.
36. Safety pruning may be required for any existing street trees depending upon the scope of
proposed work and required construction activities. If required, any existing street trees
along the property frontage shall be safety pruned to the satisfaction of the City Arborist
prior to permit issuance.
Item 3
Packet Page 117
Resolution No. _____ (2020 Series) Page 12
37. Street trees are generally required at the rate of one tree per each 35 lineal feet of frontage.
The City Arborist shall approve the proposed tree species based on the location, soils type,
and overhead wiring conflicts. The City Arborist shall review and approve the tree species
for the newly planted parkway trees prior to acceptance as satisfying the street tree
requirement.
Fire
38. Prior to commencement of demolition activities, a Lead and Asbestos Abatement Report
shall be submitted for review, to the satisfaction of the Fire Marshal.
39. Final plans for construction permits to complete this project shall demonstrate that all
exterior construction methods and materials comply with Chapter 7A of the California
Building Code for exposure to wildfire.
Utilities
40. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
41. Any existing sewer lateral that is reused shall be inspected per Chapter 13.08.395 of the
City’s Municipal Code. The subdivider shall submit the inspection to the Utilities
Department prior to final recordation of subdivision.
42. A separate water meter shall be provided for each new parcel per Chapter 13.04.120 of the
City’s Municipal Code. Each unit shall have its own water meter and must be placed per
the Engineering Standards. Water service meter(s) shall be adequately sized to s erve the
project's proposed units.
43. Recycled water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program.
44. Final plans for construction permits to complete this project shall include a calculation of
the landscaped area (expressed in square feet), and shall demonstrate compliance with the
City’s Water Efficient Landscape Standards (SLOMC Ch. 17.87), including provision of a
Maximum Applied Water Allowance calculation where applicable.
45. Final plans for construction permits to complete this project shall include sufficient detail
about solid waste storage and collection facilities to verify compliance with the City’s
Development Standards for Solid Waste and with access requirements of the City’s
franchise waste hauler (San Luis Garbage Company). Separate refuse bins shall be
accommodated within the site for waste, recycling, and organics.
Indemnification
46. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or
officers and employees from any claim, action or proceeding against the City or its agents,
officers or employees, to attack, set aside, void, or annul, in whole or in part, the City's
Item 3
Packet Page 118
Resolution No. _____ (2020 Series) Page 13
approval of this project. In the event that the City fails to promptly notify the Owner /
Applicant of any such claim, action or proceeding, or that the City fails to cooperate fully
in the defense of said claim, this condition shall thereafter be of no further force or effect.
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 3
Packet Page 119
ATTACHMENT 2Item 3Packet Page 120
MONTE VISTA APARTMENTSENTITLEMENT PACKAGE, 08/28/20Prepared by TEN OVER STUDIOATTACHMENT 3Item 3Packet Page 121
CONTACTSindexCLIENTMONTAGE DEVELOPMENT23945 CALABASAS ROAD, SUITE 116, CALABASAS, CA 91302CONTACT: STEPHEN ROSSsross@montagedev.comARCHITECT TEN OVER STUDIO539 MARSH ST., SAN LUIS OBISPO, CA 93401805.541.1010CONTACT: AISLING BURKE aislingb@tenoverstudio.comPROJECT INFO & DATA T1.0CONTEXTUAL SITE PLAN T1.1PRELIM. GRADING AND DRAINAGE PLAN C1PRELIM. UTILITY PLAN C2LANDSCAPE PLAN L1.0PLANT PALETTE L1.1IRRIGATION CALCULATIONS L1.2DEMOLITION SITE PLAN A1.0ARCHITECTURAL SITE PLAN A1.1SETBACK SITE PLAN A1.2SITE SECTIONS A1.3 TO A1.4BUILDING 1 FIRST FLOOR PLAN A2.0BUILDING 1 SECOND FLOOR PLAN A2.1BUILDING 1 THIRD FLOOR PLAN A2.2BUILDING 1 ROOF PLAN A2.3BUILDING 2 FIRST FLOOR PLAN A2.4BUILDING 2 SECOND FLOOR PLAN A2.5BUILDING 2 THIRD FLOOR PLAN A2.6BUILDING 2 ROOF PLAN A2.7BUILDING ELEVATIONS A3.0MATERIAL BOARD A3.1PROJECT IMAGE A6.0ATTACHMENT 3Item 3Packet Page 122
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20T1.0BICYCLE PARKING REQ'DUNIT COUNT (OR SF) RESIDENTIAL 42 / UNIT+GST 1 / 5 UNITS 1 2 / UNIT 8TOTAL18PROVIDED TOTAL1028BICYCLE PARKING CALCULATIONSSHORT TERM LONG TERMTOTAL BICYCLEHWY 101CHORRO ST.FOOTHILL BLVD.CAL POLYCAMPUSCALIFORNIA BLVD.PROJECT LOCATION1230 MONTE VISTA PLACEVICINITY MAPNBUILDING 01OCCUPANCY5CONSTRUCTION TYPE9%SPRINKLER SYSTEM'STORIES PROPOSEDHEIGHT PROPOSED
BUILDING AREA SF6)BUILDING 02OCCUPANCY5CONSTRUCTION TYPE9%SPRINKLER SYSTEM'STORIES PROPOSEDHEIGHT PROPOSED
BUILDING AREA SF6)BUILDING INFOBUILDING 01 COV'D DECK SF LIVING SFGARAGE SF STORAGE SF BLDG. TOTAL),567)/225 6(&21')/225 7+,5')/225 0 3266 1406 0 4672BUILDING 02 COV'D DECK SF LIVING SFGARAGE SF STORAGE SF BLDG. TOTAL),567)/225 6(&21')/225 7+,5')/225 0 4974 2150 100 7224BUILDING AREA352-(&7'(6&5,37,217KLVSURMHFWSURSRVHVWKHGHPROLWLRQRIDQH[LVWLQJVWRU\DSDUWPHQWEXLOGLQJDQGSDUNLQJORWIRU QHZVWRU\GXSOH[EXLOGLQJV(DFKEXLOGLQJFRQWDLQV VLQJOHVWRU\UHVLGHQFHVRYHUJDUDJHSDUNLQJ7KHH[LVWLQJORWLVWREHVSOLWLQWRWZR5]RQHGORWVSHUDVHSDUDWHDSSOLFDWLRQ 6/2TOTAL DENSITY: 8DENSITY CALC UNIT TYPESTUDIO 0 0.5 01 BEDROOM 0 0.66 02 BEDROOM 0 1 03 BEDROOM 0 1.5 04+BEDROOM 2 2 4TOTAL PROPOSED PER PARCEL 4DENSITYALLOW. DENSITY: 4 PER PARCELPROPOSED DENSITY: 4 PER PARCELUNIT COUNT DU FACTORDENSITY CALCULATIONSTOTAL DENSITY ALLOWEDLOT SIZE: 2 PARCELS1230 MONTE VISTA PL, SAN LUIS OBISPO, CA 93405APN052-071-022CURRENT USERESIDENTIAL APARTMENTS9868 SF .23 ACRE4645 SF .11 ACRE5223 SF .12 ACREMAX SITE COVERAGEALLOWABLE60%PROPOSED38%MAX COVERAGE LOT AALLOWABLE60%PROPOSED48%MAX COVERAGE LOT BALLOWABLE60%PROPOSED30%FARALLOWABLEN/APROPOSEDN/ADENSITYALLOWABLE4/PARCEL, 2 PARCELSPROPOSED8HEIGHT LIMITALLOWABLE35'-0"PROPOSEDBLDG 1: 31'-3"BLDG 2: 34'-3"ADJACENT ZONESNORTHR-4EASTR-4SOUTHR-4WESTR-4SETBACKSFRONT10'-0"SIDEVARIES: 5'-0" @ 1-13' HEIGHT, 10'-0" @ 35' HEIGHTREARVARIES: 5'-0" @ 1-13' HEIGHT, 10'-0" @ 35' HEIGHTSETBACK EXCEPTIONS REFER TO A1.2, A4.0, & A4.1 FOR SETBACK EXCPETIONS AND LOCATIONSENTITLEMENTS/USE PERMIT REQUIREDN - PLANNING COMMISSION APPROVAL ONLYPRELIMINARY LOT A SIZEPRELIMINARY LOT B SIZELAND USE REQUIREMENTS ZONINGOVERLAY ZONESSPECIFIC AREA DESIGN GUIDELINESOVERALL LOT SIZER-4N/AN/AADDRESSPROPOSED USERESIDENTIAL DUPLEXESALLOWED USE IN ZONEYPARKING REQUIRED USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIREDBUILDING 1 4-BED 2 0.75 / BED 6BUILDING 2 4-BED 2 0.75 / BED 6GUEST 4 1 / 5 UNITS 0REQUIRED TOTAL 12PROVIDED TOTAL 13EV REQUIRED USE # OF UNITS EV FACTOR EV REQUIREDRESIDENTIAL 4 1 / UNIT 4REQ'D TOTAL 4PROVIDED TOTAL 7MOTORCYCLE USE # OF SPACES PARKING FACTOR MOTORCYCLE REQ'DRESIDENTIAL 131 / 20 @ 10+SPCS 1REQ'D TOTAL 1PROVIDED TOTAL1PARKING CALCULATIONSNOTE: BUILDING 1 PROVIDES (5) PARKING SPACES AND BUILDING 2 PROVIDES (8). THE PROJECT WILL BE RECORDING A SHARED PARKING AGREEMENT FOR BUILDING 1 TO UTILIZE THE EXTRA PARKING IN BUILDING 2. ATTACHMENT 3Item 3Packet Page 123
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20T1.1CONTEXTUAL SITE PLANSCALE: N.T.S.NEXISTING BUILDING ON SITE TO BE DEMOLISHEDSINGLE STORY HOUSE2-STORY APARTMENT BUILDING 3-STORY APARTMENT BUILDING2-STORY APARTMENT BUILDING2-STORY APARTMENT BUILDING142536Our site is primarily surrounded by student housing and the Cal Poly campus. The buildings range from 1 to 3 stories. The surrounding buildings combine stucco with horizontal and vertical siding with trim details. The material palette mixes a lot of tans and browns.SUMMARY OF CONTEXTCAL POLY CAMPUSCALI
F
O
R
NI
A
B
L
V
DE FOOTHILL BLVDMONTE VISTA PLCRANDALL WAY CARPENTER STR-4R-4R-4R-4R-4R-4R-1R-1123456ATTACHMENT 3Item 3Packet Page 124
277.41FSBLDG #1FF=279.20BLDG #2FF=278.9015.1%17.9%3.5%2.2%275.05 FS(274.97 FL)277.00 FS(276.92 FL)275.55FS275.61FS277.35 FS278.60 FS278.90 FS278.9 FGMATCH (E)279.4 TC278.9 FS279.1 FG278.6 TC278.6 FS278.90 FS278.60 FS278.9 FS279.2 FS279.2 FS279.7 TC279.2 FS279.5FL279.0 FL279.6 FG279.0 FL278.6 FL(282.0 EG)281.3 FL281.5 FG280.2 FG279.3 FG(272.47 TC)(272.47 FL)(272.64 BSW)1.5%1.5%1.5%7.0%10.0%2.0% MIN2.0% MIN2.0% IN2.0% MIN281.5 FG279.0 FL282.3 FG279.7 FS280.3 TC279.3 FG279.6 TC279.1 FS275.33 TW(275.1 EG)279.0 FS273.36 BSW(5.1%)273.4 FS273.45 FS273.5 FS273.45 FS274.0 TW(273.2 EG)275.33 TW275.2 FG279.1 FS279.1 FG279.3 TC278.8 FS278.9 FS1.8%2.8%CONCRETE DRIVEWAY APRONGPER CITY STANDARDSCURB &SIDEWALK PERCITY STANDARDSASPHALT PAVEMENTDRIVEWAYPERMEABLE PAVERSASPHALT PAVEMENTDRIVEWAYCONCRETE PAVEMENT18" MAX GARDENWALLBUILDING STEMWALL (TYP)BUILDING STEMWALL (TYP)GRADED SWALE(TYP)GRADED SWALE(TYP)GRADED SWALE(TYP)PROPOSED (N)PROPERTY LINEEXISTINGPROPERTY LINEEXISTING WALLTO REMAINEXISTING WALLTO REMAINCONCRETE CURBCONCRETE CURBFLUSH CURBFLUSH CURBEXISTING CURB, GUTTER& SIDEWALK TO REMAINEXISTING CURB, GUTTER& SIDEWALK TO REMAINGRADE BREAKGRADE BREAKGRADED SWALE(TYP)36" MAXWALL36" MAXWALLCONCRETE PAVEMENTSHEET:DATE:C1JOB NUMBER:SCALE:19189BY:MONTE VISTADLL04/27/2020PRELIMINARY GRADING &DRAINAGE PLAN1" = 10'( IN FEET )1 INCH = FT.5101010200ATTACHMENT 3Item 3Packet Page 125
WWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWOHOHOHOHOHOHOHOHOHOOHOHOHOHOHOHBLDG #1FF=279.20BLDG #2FF=278.90SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWSSSSWWWWWWWWWWWWWWWWWWWSDWWWWSDSDSDSDEEEEEEEEEEEEEEEEEEEEEEEEEEEEEEE E E E E E
LVLVLVLVLVLVLVLVLVLVLVLV LV LV LV LV LV LV
LVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVLVSEWER CLEANOUT(TYP)SEWER CLEANOUT(TYP)50"x52" PAD MOUNTEDTRANSFORMER SIZETO BE VERIFIED BY PG&E4" PRIMARYCONDUIT4" PRIMARYCONDUIT3" SECONDARYCONDUITSECONDARYCONDUITSECONDARYCONDUITPANEL LOCATIONPANEL LOCATIONOVERHEAD LINES ACROSSMONTE VISTA PER PG&ENEW POLEPRIMARY RISER#5 BOX PERPG&E1" WATER LINE(2) 1" WATER LINE(2) 1" WATER LINE1" WATER LINE4" SEWER LINE4" SEWER LINE4" SEWER LINE4" SEWER LINE4" PERFORATEDUNDERDRAIN12" SQUARECATCH BASIN4" STORMDRAIN LINE12" SQUARECATCH BASINSIDEWALK DRAINPER CITY STANDARD(N) 2" MANIFOLDPER CITYSTANDARD(2) 1" RESIDENTIALWATER METERS(2) 1" RESIDENTIALWATER METERS(N) 2" MANIFOLDPER CITYSTANDARDREPLACE WITH WETBARREL HYDRANT(E) POLE TO REMAINBACKFED BY (N) TRANSFORMERBOLLARDS PERPG&E (TYP)EXISTING WATERMETER TO BERETURNED TO CITY(E) SEWER MAIN4" PRIMARYCONDUIT4" PRIMARYCONDUITSHEET:DATE:C2JOB NUMBER:SCALE:19189BY:MONTE VISTADLL04/27/2020PRELIMINARY UTILITY PLAN1" = 10'( IN FEET )1 INCH = FT.5101010200ATTACHMENT 3Item 3Packet Page 126
ATTACHMENT 3Item 3Packet Page 127
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20L1.1PLANt PALETTEPLANt schedule PLANt paletteTREESQTYBOTANICAL / COMMON NAMECONTREMARKS6 Lophostemon confertus / Brisbane Box 24"box SIZE: 40`-60` TALL & 15`-25` WIDEWUCOLS PF: .4-.6SHRUBSQTYBOTANICAL / COMMON NAMESIZEREMARKS26 Arctostaphylos x `Emerald Carpet` / Emerald Carpet Manzanita 1 gal SIZE: <1` TALL & 3`-5` WIDEWUCOLS PF: .4-.64 Beschorneria yuccoides `Besys` / Flamingo Glow Beschorneria 5 gal SIZE: 4`-6` TALL & WIDEWUCOLS PF: .1-.330 Chondropetalum tectorum / Cape Rush 1 gal SIZE: 2`-3` TALL & 3`-4` WIDEWUCOLS PF: .1-.326 Hesperaloe parviflora `Perpa` TM / Brakelights Red Yucca 1 gal SIZE: 2`-3` TALL & WIDEWUCOLS PF: .1-.369 Lomandra longifolia `Breeze` TM / Breeze Mat Rush 1 gal SIZE: 2`-3` TALL & 2-4` WIDEWUCOLS PF: .1-.3BRISBANE BOXEMERALD CARPET MANZANITABRAKELIGHTS RED YUCCAFLAMINGO GLOW BESCHORNERIABREEZE MAT RUSHCAPE RUSHATTACHMENT 3Item 3Packet Page 128
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.com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ŽŽĨŝƚLJĨƌŽŵDt >KĚĂƚĂ(7Ž;ŝŶĐŚĞƐͬLJĞĂƌͿ2YHUKHDG/DQGVFDSH$UHD IWϮͿ'ULS/DQGVFDSH$UHD IWϮͿ6/$ IWϮͿ7RWDO/DQGVFDSH$UHDIWϮ5HVXOWV (7R [ [> (7$)[/$ (7$) [6/$@ *DOORQVSHU\HDU+&) +XQGUHG&XELF)HHW SHU\HDU$FUHIHHWSHU\HDU6DQ/XLV2ELVSR7DQ&HOOV6KRZ5HVXOWV(QWHU9DOXHLQ%OXH&HOOV0D[LPXP$SSOLHG:DWHU$OORZDQFH&DOFXODWLRQVATTACHMENT 3Item 3Packet Page 129
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20DYHN22°57'16"W 113.55'N59°31'44"E 91.06'N31°51'20"W 45.33'2 1230 MONTE VISTA PLACEAPN: 052-071-022314567812111091313ADJACENT PROPERTYAPN: 052-071-014ADJACENT PROPERTYAPN: 052-071-028
MONTE VISTA PLACE
DYH6666
6666
6666
6666
6666666666
6666
:::::::
66
6666
66
6666
66
66
:::2+2+2+2+2+2+2+2+2+2+2+2+2+2+2+2+:::::::::::::::::1415151644177666717181818181819202021202122222222236666666666666666666666666666666666666666666666666624 3,498 SQ.FT.ONE STORY - SINGLE FAMILY (R-4)14'-0" TALL ONE STORY12'-0" TALL ONE STORY15'-0" TALL 697 SQ.FT.ONE STORY GARAGE13'-0" TALL FURNISH & INSTALL STABILIZEDCONSTRUCTION ENTRANCESTOCKPILE OF DEMOLISHEDMATERIALSEXACT SEWER LOCATION TO BE LOCATED IN THE FIELD29'-4"14'-9"6'-6"9'-11"3'-7"3'-1"GAS #GAS #GAS #GAS #GAS #PG&E #PG&E #PG&E #PG&E #PG&E #ELECGASD=39°25'30" R=40.00' L=27.52'D=39°02'00" R=49.60' L=33.79'N18°03'44"E 10.88'N59°31'44"E 49.75'DEMOLITION FLOOR PLAN LEGENDAREA TO BE DEMOLISHEDKEYNOTES(E) PROPERTY LINE(E) CURB AND SIDEWALK PROTECT IN PLACE. CONTRACTOR SHALL REPAIR ANY DAMAGED CURB, GUTTER,OR SIDEWALK WHICH IS DAMAGED DURING DEMOLITION TO THE SATISFACTION OF THE PUBLIC WORKSDEPARTMENT. REFER TO CIVIL SHEETS(E) EXISTING CONCRETE DRIVEWAY APRON TO BE REMOVED. REPLACE WITH NEW SIDEWALK DURINGCONSTRUCTION TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR. SEE PROPOSED CIVIL PLANS FORPROJECT.(E) BUILDING TO BE REMOVED(E) CONCRETE WALK TO BE REMOVED(E) FENCE TO BE REMOVED AND REPLACED IN LIKE-KIND AS REQUIRED FOR (N) WORK, REFER TOLANDSCAPE SHEETS(E) CMU WALL TO REMAIN, PORTIONS TO BE REMOVED AS REQUIRED FOR GRADING(E) FIRE HYDRANT TO BE REPLACED WITH WET BARREL HYDRANT(E) EUCALYPTUS TREE ON ADJACENT PROPERTY WITH CANOPY EXTENDING OVER PROPERTY LINE; TREEMAY REQUIRE TRIMMING AND MAINTANENCE(E) 18" PEPPER TREE TRUNK TO BE REMOVED AND REPLACED, REFER TO LANDSCAPE SHEETS(E) 22" PEPPER TREE TO BE REMOVED, REFER TO LANDSCAPE SHEETS(E) 20" PEPPER TREE TO BE REMOVED, REFER TO LANDSCAPE SHEETS(E) RED CURB TO REMAIN123456789101112130N81/8" = 1'-0"SCALE:421161DEMOLITION SITE PLAN1. DUST CONTROL SHALL BE MAINTAINED TO THESATISFACTION OF THE CITY OF SAN LUIS OBISPO.2. CONSTRUCTION NOISE WILL COMPLY WITHMUNICIPAL CODE SECTION 9.12 AND IS LIMITED TOTHE HOURS SPECIFIED IN THE NOISE REGULATIONS.3. EXISTING WATER METER (1) ARE TO BEREMOVED, SALVAGED, & RETURNED TO THE CITYFOR CREDITS TOWARDS THE NEW WATER METERS.EXISTING WATER SERVICES TO BE ABANDONED PERCURRENT CITY STANDARD 6050.4. A SEPARATE ENCROACHMENT PERMIT ISREQUIRED FOR ANY WORK IN THE PUBLIC RIGHT OFWAY OR WITHIN CITY EASEMENTS FORCONNECTIONS TO PUBLIC UTILITIES. WORKREQUIRING AN EN ENCROACHMENT PERMITINCLUDES, BUT IS NOT LIMITED TO, DEMOLITIONS,UTILITIES, WATER, SEWER, FIRE SERVICELATERALS, CURBS, GUTTER, SIDEWALKS,DRIVEWAY APPROACHES, STORM DRAINIMPROVEMENTS, STREET TREE PLANTING ORPRUNING, CURB RAMPS, STREET PAVING, ANDPEDESTRIAN PROTECTION OR CONSTRUCTIONSTAGING IN THE RIGHT OF WAY.5. "REMODELING OR DEMOLITION OF PRE-1978STRUCTURES WITHOUT USING LEAD SAFE WORKPRACTICES IS A VIOLATION OF THE CALIFORNIAHEALTH AND SAFETY CODE SECTION 105256.CONTRACTORS, REMODELERS, AND PAINTERS AREREQUIRED TO USE "LEAD-SAFE" WORK PRACTICESPURSUANT TO TITLE 17, CALIFORNIA CODE OFREGULATIONS SECTION 36050. CONSTRUCTIONDEBRIS KNOW TO CONTAIN LEAD-BASED PAINTMUST BE DISPOSED AT AN APPROVED LOCATION.CONTACT UTILITIES CONSERVATION AT 781-7213.6. ALL WORK SHALL BE IN CONFORMANCE THE2016 EDITIONS OF THE CALIFORNIA BUILDINGCODES BASED ON THE 2015 IBC, 2015 UMC & 2015UPC, THE 2016 EDITION OF THE CALIFORNIAELECTRICAL CODE BASED ON THE 2014 NEC ANDTHE 2016 CALIFORNIA GREEN BUILDING CODE.7. EROSION CONTROL MEASURES SHALL BEIMPLEMENTED AND MAINTAINED DURING ALLCONSTRUCTION OR DEMOLITION AND GROUNDDISTURBING ACTIVITIES PER THE CITY OF SAN LUISOBISPO STANDARDS.8. THE OWNER/CONTRACTOR SHALL BERESPONSIBLE FOR PLACEMENT OF SAFETY DEVICESSUCH AS FENCING, BARRICADES, SAFETY TAPE,ETC., AND SHALL FOLLOW ALL APPLICABLEINDUSTRIAL SAFETY REGULATIONS.9. PER 2016 CBC SECTION 3307.1 / ADJOININGPROPERTY SHALL BE PROTECTED FROM DAMAGEDURING DEMOLITION ACTIVITY. THE PERSONCAUSING THE EXCAVATION TO BE MADE SHALLPROVIDE WRITTEN NOTICE TO THE OWNERS OF THEADJOINING PROPERTY ADVISING THEM THAT THEEXCAVATION WILL BE MADE AND THE ADJOININGBUILDINGS WILL BE PROTECTED. NOTIFICATIONSHALL BE DELIVERED NOT LESS THAN 10 DAYSPRIOR TO THE SCHEDULED BUILDINGS BEINGPROTECTED. NOTIFICATION SHALL BE DELIVEREDNOT LESS THAN 10 DAYS PRIOR TO THESCHEDULED START DATE.10. WASTE MATERIALS SHALL BE REMOVED IN AMANNER WHICH PREVENTS INJURY OR DAMAGE TOPERSONS, ADJOINING PROPERTIES AND PUBLICRIGHTS-OF-WAY PER 2016 CBC 3302.2.11. ALL WORK LOCATED WITHIN THE PUBLICRIGHT-OF-WAY OR WITHIN THE JURISDICTION OFTHE UTILITIES AND PUBLIC WORKS DEPARTMENTSSHALL COMPLY WITH THE MOST CURRENT EDITIONOF THE ENGINEERING STANDARD SPECIFICATION(2016).12. ANY SECTIONS OF THE DAMAGED ORDISPLACED CURB, GUTTER & SIDEWALK, ORDRIVEWAY APPROACH SHALL BE REPAIRED ORREPLACED TO THE SATISFACTION OF THE PUBLICWORKS DIRECTOR.13. CONTACT THE PUBLIC WORKS INSPECTIONHOTLINE AT 781-7554 WITH AT LEAST A 48 HOURNOTICE FOR ANY REQUIRED ENCROACHMENTPERMIT INSPECTION OR FINAL INSPECTION.14. THE ADJOINING STREET SHALL BE CLEANED BYSWEEPING TO REMOVE DIRT, DUST, MUD, ANDCONSTRUCTION DEBRIS AT THE END OF EACH DAY.15. A TRAFFIC AND PEDESTRIAN CONTROL PLANSHALL BE SUBMITTED TO THE PUBLIC WORKSDEPARTMENT FOR REVIEW AND APPROVAL PRIORTO ENCROACHMENT PERMIT ISSUANCE.16. ANY EXISTING SURVEY MONUMENTS SHALL BEPROTECTED IN PLACE OR SHALL BE TIED OUT BY ALICENSED LAND SURVEYOR PRIOR TODISTURBANCE AND THEN REPLACED PRIOR TOOCCUPANCY IN ACCORDANCE WITH SECTION 8771OF THE CALIFORNIA BUSINESS AND PROFESSIONSCODE.17. EROSION CONTROL MEASURES SHALL BEIMPLEMENTED AND MAINTAINED TO THESATISFACTION OF THE BUILDING OFFICIAL ANDPUBLIC WORKS DIRECTOR DURING ALLDEMOLITIONS, CONSTRUCTION AND GROUNDDISTURBING ACTIVITIES.18. CONTACT THE CITY ARBORIST AT 781-7023 TOREVIEW THE PROPOSED TREE PROTECTIONMEASURES PRIOR TO COMMENCING WITH ANYDEMOLITION, GRADING, OR CONSTRUCTION. ANYSAFETY PRUNING OR THE CUTTING OFSUBSTANTIAL ROOTS SHALL BE APPROVED BY THECITY AND COMPLETED BY THE CITY APPROVEDARBORIST. CONTACT THE CITY ARBORIST AT781-7023 AT LEAST 48 HOURS PRIOR TOCONSTRUCTION IN AREAS WHERE TREEPROTECTION AND INSPECTION IS REQUIRED.19. HAND DIGGING IS REQUIRED WITHIN THE DRIPLINE OF TREES TO REMAIN; ANY EXPOSED ROOTSSHALL BE OBSERVED BY CITY ARBORIST BEFOREREMOVING. CONTACT CITY ARBORIST RON COMBSAT 781-7023 BEFORE COMMENCING WITHCONSTRUCTION, GRADING, OR EXCAVATIONS.(E) WATER METER TO BE SALVAGED. CONTRACTOR SHALL REMOVE THE ONSITE WATER PIPING TO METER.WATER LATERALS SHALL BE ABANDONED AT THE CITY MAIN PER CITY STANDARD IN ACCORDANCE WITHGENERAL NOTE #3. CONTACT CITY UTILITY DEPARTMENT FOR WATER METER REMOVAL.14(E) BOLLARDS TO PROTECT (E) FIRE HYDRANT15(E) WATER VALVE TO REMAIN16(E) ASPHALT DRIVEWAY AREA TO BE REMOVED17(E) CONCRETE HARDSCAPE TO BE REMOVED18(E) (5) GAS METERS TO BE REMOVED BY GAS COMPANY19INSTALL TEMPORARY 6'-0" HIGH CHAIN LINK FENCE WITH SCREENING PRIOR TO THE START OF DEMOLITION.20INSTALL NEW SCREENING TO EXISTING FENCING PRIOR TO THE START OF DEMOLITION. (E) FENCING VARIESIN HEIGHT FROM 6'-0" TO 10'-0".21GENERAL DEMOLITION NOTESFURNISH AND INSTALL FIBER ROLL AT PERIMETER OF SITE.22(E) (5) ELECTRICAL METERS TO BE REMOVED BY PG&E.23(E) SEWER LATERALS SHALL BE ABANDONED AT THE MAIN PER CITY ENGINEERING STANDARDS UNLESSOTHERWISE APPROVED FOR REUSE. ANY SEWER LATERAL TO BE REUSED SHALL BE TELEVISED ANDREVIEWED FOR APPROVAL PRIOR TO THE BUILDING PERMIT ISSUANCE.24A1.0demolition SITE PLANSCALE: N.T.S.NATTACHMENT 3Item 3Packet Page 130
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A1.1architectural SITE PLANSCALE: 1/16” = 1’-0”NKEYNOTES1. (E) PROPERTY LINE2. (N) LOT SPLIT PROPERTY LINE3. (E) CURB AND SIDEWALK4. (N) DRIVEWAY APRON5. (N) MOTORCYCLE PARKING SPACE6. (N) SHORT TERM BIKE PARKING, TYP. OF (2) SPACES7. (N) EV CAPABLE SPACE WITHIN RES. GARAGE, TYP. OF (1) SPACE PER GARAGE FOR A TOTAL OF (7) SPACES8. 64 GAL TRASH RECEPTACLE TYP. OF (6), 64 GAL RECYCLING RECEPTACLE TYP. OF (6), AND 32 GAL ORGANICS RECEPTACLE TYP. OF (6), WITHIN RES. GARAGES9. (N) LONG TERM BIKE RACK WITHIN RES. GARAGE, TYP. OF (2) SPACES PER GARAGE FOR A TOTAL OF (14) SPACES10. LINE OF BUILDING ABOVE11. (E) TREES12. (E) FIRE HYDRANT TO REMAIN13. (N) TREE, REFER TO LANDSCAPE PLAN14. (E) POWER POLE, REFER TO UTILITY SHEETS15. (E) SITE WALL16. (N) PG&E TRANSFORMER AND BOLLARDS17. (N) PAVERS PER CIVIL18. SETBACK, REFER TO A1.219. (E) REDCURB TO REMAIN. PAINT (N) CURB THAT REPLACED DEMOLISHED DRIVEWAY APRON RED TO MATCH20. (E) TURNAROUND TO BE PAINTED RED21. (18) BINS TO BE STORED FOR PICK-UP ALONG RED CURB, AT LEAST 3’-0” CLEAR OF (E) FIRE HYDRANT22. (N) DECOMPOSED GRANITE PATH5'-0"5'-0"UPEVCAPABLEMONTE VISTA PLACE
ADJACENT PROPERTYAPN: 052-071-014ADJACENT PROPERTYAPN: 052-071-028UP26'-0"7'-0"SETBACK26'-0"26'-412"26'-0"CAR BACKUP13'-0"SETBACK27528027227327427627727827913'-0"SETBACK7'-1"SETBACK8'-3"SETBACK91'-0"14'-4"SETBACK10'-0"FRONT YARDSETBACKWHWHWH WHEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLE3A3.02A3.05A3.06A3.01A3.0BUILDING #1FIRST FLOOR1371 SQ. FT.BUILDING #2FIRST FLOOR2150 SQ. FT.GARAGE(UNIT 102)GARAGE(UNIT 101)GARAGE(UNIT 201 & 102 SHARED)GARAGE(UNIT 201)GARAGE(UNIT 202)GARAGE(UNIT 202) 1230 MONTE VISTA PLACEAPN: 052-071-022SEE A2.0SEE A2.1GARAGE(UNIT 102)STOR.100 SQ. FT.-A1.2-A1.34A3.0M5'-0"
SIDE YARD
SETBACK
SIDE YARD SETBACKS10'-0"PROPERTY LINE 111.54'PROPERTY LINE 91.04'PROPERTY LINE 45.33'LOT 'B'LOT 'A'FRONT YARDSETBACKLOWEST POINT =+/-277.3'LOWEST POINT =+/-275.2'HIGHEST POINT= +/-278.0'HIGHEST POINT= +/-281.8'8'-6"5'-0"3'-8"143789105611212141513131617192120899221818±28'-0"13131313ATTACHMENT 3Item 3Packet Page 131
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A1.2SETBACK SITE PLANSCALE: 1/16” = 1’-0”NKEYNOTES1. (E) PROPERTY LINE2. (N) PROPOSED PROPERTY LINE3. LINE OF BUILDING ABOVE4. REQUIRED SETBACK IN RELATION TO HEIGHT, PER SAN LUIS OBISPO ZONING REGULATIONS 17.22.020.B, REFER TO T1.0, A4.0, AND A4.15'-0"5'-0"MONTE VISTA PLACE
ADJACENT PROPERTYAPN: 052-071-014ADJACENT PROPERTYAPN: 052-071-02826'-0"7'-0"SETBACK26'-0"26'-412"13'-0"SETBACK13'-0"SETBACK7'-1"SETBACK8'-3"SETBACK91'-0"14'-4"SETBACK10'-11"SETBACK10'-9"SETBACK6'-4"SETBACK6'-7"SETBACK7'-0"
SETBACK 1230 MONTE VISTA PLACEAPN: 052-071-0225'-0"
SIDE YARD
SETBACK
SIDE YARD SETBACKS10'-0"PROPERTY LINE 111.54'PROPERTY LINE 91.04'PROPERTY LINE 45.33'LOT 'B'LOT 'A'FRONT YARDSETBACKBUILDING #1SEE A2.0BUILDING #2SEE A2.1A9'-0"
SETBACKB
12'-1112"SETBACKEXCEPTION5'-1"SETBACKEXCEPTION15'-2"SETBACKEXCEPTIONCD9'-7"SETBACKDF21'-212"SETBACK EXCEPTION21'-212"SETBACK EXCEPTION8'-0"SETBACKD8'-1"SETBACK EXCEPTIONE48'-7"SETBACK EXCEPTIONFG21'-212"SETBACK EXCEPTION21'-212"SETBACK EXCEPTION9'-0"SETBACK11'-012"SETBACKEXCEPTION10'-3"SETBACK132435'-0"8'-0"9'-0"10'-0"45'-0"6'-0"7'-0"8'-0"9'-0"SETBACK site plan LEGEND SETBACK EXCEPTION REQUESTED,REFER TO T1.0, A4.0 AND A4.1SETBACKSA. HEIGHT: 31’-3” MIN. SETBACK REQUIRED: 9’-0” MIN. SETBACK PROVIDED: 7’-0” (VARIES) MAX. SETBACK EXCEPTION: 2’-0” (VARIES)B. HEIGHT: 31’-3” MIN. SETBACK REQUIRED: 9’-0” MIN. SETBACK PROVIDED: 6’-7” (VARIES) MAX. SETBACK EXCEPTION: 2’-5” (VARIES)C. HEIGHT: 31’-1” MIN. SETBACK REQUIRED: 9’-0” MIN. SETBACK PROVIDED: 6’-4” (VARIES) MAX. SETBACK EXCEPTION: 2’-8” (VARIES)D. HEIGHT: 33’-0” MIN. SETBACK REQUIRED: 10’-0” SETBACK PROVIDED: 8’-0” SETBACK EXCEPTION: 2’-0”E. HEIGHT: 34’-1” MIN. SETBACK REQUIRED: 10’-0” MIN. SETBACK PROVIDED: 8’-6” (VARIES) MAX. SETBACK EXCEPTION: 1’-6”(VARIES)F. HEIGHT: 34’-3” MIN. SETBACK REQUIRED: 10’-0” SETBACK PROVIDED: 7’-0” SETBACK EXCEPTION: 3’-0”G. HEIGHT: 34’-2” MIN. SETBACK REQUIRED: 10’-0” SETBACK PROVIDED: 9’-0” SETBACK EXCEPTION: 1’-0”ATTACHMENT 3Item 3Packet Page 132
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A1.3SITE SECTIONSCALE: 1/8” = 1’-0”BUILDING 1BUILDING 28'-0"9'-0"9'-0"1'-6"1'-6"1'-3"34'-2" HIGH BUILDING HT.10'-0" @ 32'-35'35'-0" MAX. ALLOW.ABOVE A.N.G.10'-0" SETBACKREQUIREDPL VARIES1'-0" SETBACKEXCEPTIONSLOPE1/2:12SLOPE1/2:129'-0" SETBACKPROVIDED10'-0" SETBACKREQUIRED2'-0" SETBACKEXCEPTION8'-0" SETBACKPROVIDED32'-1112" LOW BUILDING HT.10'-0" @ 32'-35'10'-212"278.9' FF279.2' FF8'-0"9'-0"9'-0"1'-6"1'-6"1'-3"10'-1"31'-012" HIGH BUILDING HT.9'-0" @ 27'-31'35'-0" MAX. ALLOW.ABOVE A.N.G.29'-1112" LOW BUILDING HT.9'-0" @ 27'-31'6'-4" SETBACKPROVIDED(@ CLOSEST POINT)276.6' AVERAGE NATURAL GRADE311.2' MAX. ALLOWABLE HEIGHTSLOPE1/2:12279.5' AVERAGE NATURAL GRADE315.15' MAX. ALLOWABLE HEIGHT310.5' ROOF310.8' ROOF9'-0" SETBACKREQ'D & PROVIDEDSETBACK VARIESFROM 6'-4" TO 7'-0"278.0' HIGH POINT275.2' LOW POINT276.6' ANG281.8' HIGH POINT277.3' LOW POINT279.5' ANG5'-0"SETBACK5'-0"SETBACK5'-0"SETBACK5'-0"SETBACK9'-0" SETBACKREQUIRED2'-8" SETBACKEXCEPTIONSLOPE3/4:12site section LEGEND SETBACK EXCEPTION REQUESTED,REFER TO T1.0 AND A1.2ATTACHMENT 3Item 3Packet Page 133
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A1.4SITE SECTIONSCALE: 1/8” = 1’-0”BUILDING 1BUILDING 28'-0"9'-0"9'-0"1'-6"1'-6"1'-3"34'-3" HIGH BUILDING HT.10'-0" @ 32'-35'35'-0" MAX. ALLOW.ABOVE A.N.G.10'-0" SETBACKREQUIREDPL VARIES3'-0" SETBACKEXCEPTIONSLOPE1/2:12SLOPE1/2:127'-0" SETBACKPROVIDED10'-0" SETBACKREQUIRED2'-0" SETBACKEXCEPTION8'-0" SETBACKPROVIDED32'-1112" LOW BUILDING HT.10'-0" @ 32'-35'10'-312"278.9' FF279.2' FF8'-0"9'-0"9'-0"1'-6"1'-6"1'-3"10'-3"31'-212" HIGH BUILDING HT.9'-0" @ 27'-31'35'-0" MAX. ALLOW.ABOVE A.N.G.29'-1112" LOW BUILDING HT.9'-0" @ 27'-31'6'-7" SETBACKPROVIDED(@ CLOSEST POINT)276.6' AVERAGENATURAL GRADE311.2' MAX.ALLOW. HEIGHT279.5' AVERAGE NATURAL GRADE315.15' MAX. ALLOWABLE HEIGHT310.5' ROOF310.8' ROOF9'-0" SETBACKREQ'D & PROVIDEDSETBACK VARIESFROM 6'-7" TO 12'-0"278.0' HIGH POINT275.2' LOW POINT276.6' ANG281.8' HIGH POINT277.3' LOW POINT279.5' ANG5'-0"SETBACK5'-0"SETBACK5'-0"SETBACK5'-0"SETBACK9'-0" SETBACKREQUIRED2'-5" SETBACKEXCEPTIONSLOPE1/2:12SLOPE3/4:12site section LEGEND SETBACK EXCEPTION REQUESTED,REFER TO T1.0 AND A1.2ATTACHMENT 3Item 3Packet Page 134
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.0building 1 first floor planSCALE: 1/8” = 1’-0”NEV CAPABLEUP37'-112"65'-212"4'-512"5'-10"4'-0"19'-712"8'-512"4'-512"16'-1"FIRST FLOOR1406 SQ. FT.GARAGE(UNIT 102)GARAGE(UNIT 101)GARAGE(UNIT 102)8'-512"20'-512"20'-512"15'-10"26'-412"21'-11"4'-0"26'-412"8'-1"21'-312"WH WHEV CAPABLE EV CAPABLE65'-212"15'-10"7'-9"10'-2"11'-112"64 GAL TRASH BIN64 GAL RECYCLING BIN32 GAL ORGANICS BIN, TYP.WALL MOUNTEDVERTICAL BIKE RACKTYP. OF (2) SPACESPER RACKWALL MOUNTEDHORIZONTAL BIKE RACKTYP. OF (1) SPACE PERRACK12341234ABCDEABCDEATTACHMENT 3Item 3Packet Page 135
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.1building 1 second floor planSCALE: 1/8” = 1’-0”NWDNUP30'-412"19'-712"5'-10"13'-1"2'-312"16'-1"8'-512"13'-012"12'-9"12'-1112"4'-512"2'-312"5'-712"5'-512"4'-0"13'-1"5'-712"5'-512"12'-912"19'-912"8'-512"SECOND FLOOR - UNIT 1011633 SQ. FT.BEDROOM 310'-8" X 11'-0"BATH 2BEDROOM 210'-10" X 12'-4"BEDROOM 110'-10" X 12'-4"BATH 3BEDROOM 410'-8" X 11'-0"BATH 1BATH 4LIVINGKITCHEND3'-912"37'-112"65'-212"3'-112"10'-012"2'-312"11'-112"56'-9"30'-412"12341234ABCDEABCDEATTACHMENT 3Item 3Packet Page 136
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.2building 1 third floor planSCALE: 1/8” = 1’-0”NDNTHIRD FLOOR - UNIT 1021633 SQ. FT.WBEDROOM 310'-8" X 11'-0"BEDROOM 210'-10" X 12'-4"BEDROOM 110'-10" X 12'-4"BEDROOM 410'-8" X 11'-0"LIVINGKITCHEND3'-912"3'-112"10'-012"2'-312"11'-112"30'-412"19'-712"5'-10"13'-1"2'-312"16'-1"8'-512"13'-012"12'-9"12'-1112"4'-512"2'-312"5'-712"5'-512"4'-0"13'-1"5'-712"5'-512"12'-912"19'-912"8'-512"37'-112"65'-212"56'-9"30'-412"BATH 2BATH 3BATH 1BATH 412341234ABCDEABCDEATTACHMENT 3Item 3Packet Page 137
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.3building 1 rOOF planSCALE: 1/8” = 1’-0”Nroof plan LEGEND APPROX. LOCATION FOR FUTURE PV PANELS: +/- 1,240 SF34'-412"17'-712"5'-2"16'-9"8'-512"2'-0"30'-412"2'-512"2'-0"2'-0"56'-9"2'-0"6'-512"2'-0"69'-212"69'-212"34'-412"12341234ABCDEABCDE37'-112"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"%8,/',1*522)ATTACHMENT 3Item 3Packet Page 138
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.4building 2 first floor planSCALE: 1/8” = 1’-0”NGARAGE(UNIT 102 & 201 SHARED)GARAGE(UNIT 202)UP21'-512"21'-512"5'-0"WHWH5'-0"91'-0"FIRST FLOOR2150 SQ. FT.GARAGE(UNIT 202)GARAGE(UNIT 201)STORAGE100 SQ. FT.4'-612"4'-612"20'-1012"20'-7"8'-1"20'-1012"20'-7"41'-512"41'-512"26'-0"26'-0"91'-0"EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE10'-8"10'-212"10'-412"8'-612"10'-212"10'-212"10'-212"10'-412"10'-212"64 GAL TRASH BIN64 GAL RECYCLING BIN32 GAL ORGANICS BIN, TYP.WALL MOUNTEDVERTICAL BIKE RACKTYP. OF (2) SPACESPER RACK, TYP.123456123456ABCDEABCDEATTACHMENT 3Item 3Packet Page 139
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.5building 2 second floor planSCALE: 1/8” = 1’-0”NBUILDING #2SECOND FLOOR - UNIT 2012487 SQ. FT.13'-512"3'-912"UPDNW/D21'-212"13'-9"3'-912"31'-0"21'-212"W/D5'-712"10'-512"16'-1012"10'-312"5'-4"21'-212"13'-9"13'-512"5'-4"14'-11"8'-1"14'-712"5'-712"21'-212"BEDROOM 220'-4" X 13'-2"FAMILYKITCHENLIVINGDINING OFFICEBEDROOM 120'-4" X 13'-2"BEDROOM 420'-4" X 13'-2"BEDROOM 320'-4" X 13'-2"48'-7"48'-7"91'-0"31'-0"BATH 1BATH 3BATH 4BATH 2123456123456ABCDEABCDEATTACHMENT 3Item 3Packet Page 140
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.6building 2 third floor planSCALE: 1/8” = 1’-0”NDNBUILDING #2THIRD FLOOR - UNIT 2022487 SQ. FT.13'-512"3'-912"21'-212"13'-9"3'-912"31'-0"21'-212"5'-712"10'-512"16'-1012"10'-312"5'-4"21'-212"13'-9"13'-512"5'-4"14'-11"8'-1"14'-1112"5'-312"21'-212"48'-7"48'-7"91'-0"31'-0"W/DW/DBEDROOM 220'-4" X 13'-2"FAMILYKITCHENLIVINGBATH 1DINING OFFICEBEDROOM 120'-4" X 13'-2"BEDROOM 420'-4" X 13'-2"BEDROOM 320'-4" X 13'-2"BATH 3BATH 4BATH 2123456123456ABCDEABCDEATTACHMENT 3Item 3Packet Page 141
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.7building 2 roof planSCALE: 1/8” = 1’-0”N%8,/',1*522)2'-0"31'-0"2'-0"2'-0"31'-0"35'-0"2'-0"91'-0"2'-0"2'-0"2'-0"21'-212"95'-0"48'-7"95'-0"35'-0"123456123456ABCDEABCDE21'-212"2'-0"roof plan LEGEND APPROX. LOCATION FOR FUTURE PV PANELS: +/- 1,907 SFATTACHMENT 3Item 3Packet Page 142
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20FIRST FLOOR0'-0"SECOND FLOOR9'-6"THIRD FLOOR20'-0"MAX. BLDG HEIGHT31'-4"MAX. ALLOW. BLDG HEIGHT35'-0"A3.0building elevationsSCALE: 1/16” = 1’-0”1. BUILDINGS 1 AND 2 NORTH ELEVATIONS2. BUILDING 1 EAST ELEVATION4. BUILDINGS 1 AND 2 SOUTH ELEVATIONS3. BUILDING 1 WEST ELEVATION5. BUILDING 2 EAST ELEVATION6. BUILDING 2 WEST ELEVATIONATTACHMENT 3Item 3Packet Page 143
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A3.1MATERIAL BOARDSITE WHITEPEPPERCORNBOOTHBAY BLUEDOORS AND WINDOWS, AWNINGS, GARAGEBRONZEWALL SCONCEBRONZESTUCCO SIDINGSW 7070HARDIEPLANK LAP SIDINGJAMES HARDIE CEDARMILLSTUCCO SIDINGSW 7674WIRE TRELLISATTACHMENT 3Item 3Packet Page 144
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A6.0VIEW FROM CUL DE SACCALIFORNIA BLVD.MONTE VISTA PL.ATTACHMENT 3Item 3Packet Page 145
ATTACHMENT 3Item 3Packet Page 146
Item 3
Packet Page 147
Item 3
Packet Page 148
Item 3
Packet Page 149
Item 3
Packet Page 150
Item 3
Packet Page 151
Item 3
Packet Page 152
Item 3
Packet Page 153
Item 3
Packet Page 154
Item 3
Packet Page 155
Item 3
Packet Page 156
Item 3
Packet Page 157
Item 3
Packet Page 158
Item 3
Packet Page 159
Item 3
Packet Page 160
Item 3
Packet Page 161
Item 3
Packet Page 162
Item 3
Packet Page 163
Item 3
Packet Page 164
Item 3
Packet Page 165
Item 3
Packet Page 166
Item 3
Packet Page 167
Item 3
Packet Page 168
Item 3
Packet Page 169
Item 3
Packet Page 170
Item 3
Packet Page 171
Item 3
Packet Page 172
Item 3
Packet Page 173
Item 3
Packet Page 174
Item 3
Packet Page 175
Item 3
Packet Page 176
Item 3
Packet Page 177
Item 3
Packet Page 178
Item 3
Packet Page 179
Item 3
Packet Page 180
Item 3
Packet Page 181
Item 3
Packet Page 182
Item 3
Packet Page 183
Item 3
Packet Page 184
Item 3
Packet Page 185
Item 3
Packet Page 186
Item 3
Packet Page 187
Item 3Packet Page 188
Item 3Packet Page 189
Item 3Packet Page 190
Item 3Packet Page 191
Item 3Packet Page 192
Item 3Packet Page 193
Item 3Packet Page 194
Item 3Packet Page 195
Item 3Packet Page 196
Item 3Packet Page 197
Item 3Packet Page 198
Item 3Packet Page 199
Item 3Packet Page 200
Item 3Packet Page 201
Item 3Packet Page 202
Item 3Packet Page 203
Item 3Packet Page 204
Item 3Packet Page 205
Item 3Packet Page 206
Item 3Packet Page 207
Item 3Packet Page 208
Item 3Packet Page 209
Item 3Packet Page 210
Item 3Packet Page 211
Item 3Packet Page 212
1
SBDV-0182-2020 (1230 Monte Vista)
Minor Subdivision (with exceptions); Construction
of two duplex buildings (four dwelling units)
9/9/2020 PC Meeting -Staff
Presentation
29/9/2020 PC Meeting -Staff
Presentation
39/9/2020 PC Meeting -Staff
Presentation
49/9/2020 PC Meeting -Staff
Presentation
59/9/2020 PC Meeting -Staff
Presentation
6
Two New Duplex Buildings (One Each Parcel)
9/9/2020 PC Meeting -Staff
Presentation
7
Land Use Element §2.2.7 –Neighborhood Enhancement.
The City shall promote infill development,redevelopment,rehabilitation,and
adaptive reuse efforts that contribute positively to existing neighborhoods and
surrounding areas.
Housing Element §6.10 –Housing Production.
To help meet the Quantified Objectives (for Housing Production),the City will
support residential infill development and promote higher residential density
where appropriate.
Housing Element §6.17 –Housing Production.
Encourage residential development through infill development and densification
within City Limits and in designated expansion areas over new annexation of land.
General Plan
9/9/2020 PC Meeting -Staff
Presentation
8
Parcel 1 Parcel 2
Standard Proposed Required Proposed Required
Lot Area (square feet)4,6451 5,000 5,223 5,000
Lot Depth 102 80 114 80
Lot Width 451 50 461 50
1 Exception to standard requested (Subdivision Regulations §16.23.010)
Subdivision Regulations
9/9/2020 PC Meeting -Staff
Presentation
9
Exceptions (Lot Width; Lot Area)
9/9/2020 PC Meeting -Staff
Presentation
10
Site Details
Parcel 1 Parcel 2
Development Standards Proposed Required Proposed Required
Density (Density Units)4 4 4 4
Setback -Front 10 10 10 10
Setback-Interior Side and Rear (@ bldg. height)
Minimum 6 ft 5 7-10 ft 5
@ 14-17 ft 6-9 ft 6 7-10 ft 6
@ 18-22 ft 6-9 ft1 7 7-10 ft 7
@ 23-26 ft 6-9 ft1 8 7-10 ft1 8
@ 27-31 ft 6-9 ft1 9 7-10 ft1 9
@ 32-35 ft (N/A)10 7-10 ft1 10
Height 31 ft 35 ft 34 ft 35 ft
Lot Coverage 48%60%30%60%
Vehicle Parking Spaces 52 6 8 6
Bicycle Parking Spaces 4 4 4 4
Environmental Review Mitigated Negative Declaration
1 Discretionary Exception requested (Zoning Regulations §17.70.170 (D)(2)(e))
2 One parking space under Building 2 is to be made available by agreement to occupants of Building 1
9/9/2020 PC Meeting -Staff
Presentation
11
Exceptions (Setbacks with Building Height)
9/9/2020 PC Meeting -Staff
Presentation
12
Exceptions (Setbacks with Building Height)
9/9/2020 PC Meeting -Staff
Presentation
13
Parking Agreement
9/9/2020 PC Meeting -Staff
Presentation
14
General Design Principles
§2.1 –Site Design Each project should be designed with careful consideration of site
character and constraints…,fit in with the best examples of appropriate site design and
architecture in the vicinity of the site…,
§2.2 –Building Design Proportion,continuity,harmony,simplicity,rhythm and balance
should prevail in building design,…well-articulated building elevations encouraged
Infill Development
§5.3 Be compatible in scale,siting,detailing,and overall character with adjacent buildings
and those in the immediate neighborhood...;Continue existing neighborhood patterns...;
incorporate the traditional architectural characteristics of existing houses in the
neighborhood;...height of infill projects should be consistent with of surrounding
residential structures
Community Design Guidelines
9/9/2020 PC Meeting -Staff
Presentation
15
Environmental Review
(Mitigated Negative Declaration)
9/9/2020 PC Meeting -Staff
Presentation
SBDV-0182-2020 (1230 Monte Vista)
Action
Adopt the Draft Resolution approving applications SBDV-0182-2020 and ARCH-0115-2020,
subject to findings and conditions; Adopt a Mitigated Negative Declaration for the project