HomeMy WebLinkAboutItem 4 - ARCH-0090-2020 (207 Higuera)Meeting Date: October 14, 2020
Item Number: 3
Time Estimate: 60 Min.
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a mixed-use development comprised of 16 one-bedroom dwellings and
390 square-feet of commercial space, with a Density Bonus as an Affordable Housing
Incentive; and exceptions from development standards to reduce the number of
required vehicle and bicycle parking spaces.
ADDRESS: 207 Higuera Street BY: Walter Oetzell, Assistant Planner
FILE: ARCH-0090-2020 Phone: 781-7593
e-mail: woetzell@slocity.org
FROM: Tyler Corey, Principal Planner
RECOMMENDATION: Adopt a resolution (Attachment 1), granting Major Development
Review approval for the project, subject to findings and conditions of approval.
SITE DATA
SUMMARY
The applicant proposes to redevelop a commercial site on the east side of Higuera Street, 100 feet
north of South Street, with a mixed-use project comprised of 16 small one-bedroom dwellings
(each about 440 square feet in floor area) and a 390 square-foot commercial ground-floor suite in
a new three-story building, with associated site improvements, including a 16-space parking area
at the site street frontage. The project is eligible to receive a density bonus as a Standard Housing
Incentive, and further incentives and reductions are requested by the applicant as provided by
California’s Density Bonus Statutes (Govt. Code § § 65915-65918).
Applicant 207 Higuera, LLC
Representative Scott Stokes
General Plan Manufacturing and Services
Zoning Service Commercial and
Mixed-Use Overlay (C-S-MU)
Site Area 0.23 acres
Environmental
Status
Categorically Exempt from
environmental review
(CEQA Guidelines §15322 –
Infill Projects)
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1.0 COMMISSION PURVIEW
As provided by Zoning Regulations § 17.106.030 (C), this project is subject to Major Development
Review. The Planning Commission will review the project for consistency with policies and goals
of the General Plan, applicable development standards and regulations of the Zoning Regulations
and Mid-Higuera Street Enhancement Plan (MHSEP), and with adopted Community Design
Guidelines.
1.1 Prior Review and Recommendation1
On August 3rd the Architectural Review Commission (ARC) reviewed the project to consider its
consistency with applicable design guidelines. The ARC provided direction on several areas of
project design to be given further refinement for better consistency with guidelines, and in response
the applicant made several modifications. A landscaped buffer was added at the street frontage,
providing low bushes to screen the parking area and utility equipment. Building articulation was
enhanced with additional stucco reveals on the front elevation and a planted trellis feature at the
rear elevation. Further refinements were made to the building entry and to site fencing, and the
parking area was given a decorative concrete paving treatment (see Attachment 3).
On September 14th the ARC reviewed the revised plans and forwarded a positive recommendation
to the Planning Commission regarding its consistency with applicable design standards. Several
conditions of approval were suggested to ensure that final plans address screening of ground-
mounted utility equipment and roof-mounted mechanical equipment, site details (fencing and
1 Prior Staff Reports are available online at: https://opengov.slocity.org/WebLink/DocView.aspx?id=125655
(August 3rd) and https://opengov.slocity.org/WebLink/DocView.aspx?id=128602 (Sept. 14th)
Figure 1: 207 Higuera, view from Higuera St
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trellis features) and decorative paving. They have been incorporated as Conditions 5-9 into the
Draft Resolution for this item (Attachment 1).
2.0 PROJECT INFORMATION
2.1 Project Statistics
Site Details Proposed Allowed/Required
Maximum Residential Density (density units) 8.0 8.0
Affordable Housing Incentive
Base Density (rounded up from 5.52)
Density Bonus (27.5%)
6.0
2.0
Setbacks
Front (parking lot and signs)a
Front (Buildings > 20 feet in height)
Interior Side and Rear
4 feet
83 feet
No setback
5 feet
15 feet
No setback
Maximum Building Height 34 feet 35 feet
Max Lot Coverage 35% 75%
Maximum Floor Area Ratio 0.98 1.5
Parking Requirement (Mixed-Use Development)
Multi-Unit Residential
Vehicle Parking Spacesb
(EV-Ready)
(EV-Capable)
Bicyclec – Short Term / Long Term
16
(0)
(2)
0 / 16
16
(2 min.)
(8)
3 / 32
Commercial (e.g. Business Services)
Vehicle Parking Spacesa
Bicycle – Short Term
0
2
1
2
Motorcycle 1 1
Table Notes
a) Setback reduction and reduced vehicle parking requirement requested to accommodate constrained lot
dimensions while preserving project density (Govt. Code § 65915 (e)(1))
b) Alternative Parking Ratio applied as a Standard Incentive for Affordable Housing (Zoning §17.140.040). See “Vehicle
Parking” in § 3.3 (Zoning Regulations) of this report, below, for additional detail.
c) Reduction in required bike parking requested as Additional Incentive for Affordable Housing (Zoning §17.140.070)
3.0 EVALUATION
3.1 General Plan
The Land Use Diagram in the General Plan Land Use Element (LUE) describes residential uses
that are part of mixed-use projects as appropriate uses within a Services and Manufacturing area.
The Land Use Element and Housing Element of the City’s General Plan set out policies and
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programs that promote infill development, encourage densification within City Limits, and
incentivize affordable housing development. Relevant policies include:
LUE §3.8.5 – Mixed Uses. The City encourages compatible mixed uses in commercial
districts.
Housing Element § § 6.17 & 6.19 – Housing Production. Encourage residential
development through infill development and densification within City Limits and in
designated expansion areas over new annexation of land (6.17). Continue to incentivize
affordable housing development with density bonuses, parking reductions and other
development incentives (6.19).
The proposed project is consistent with these policies, as it develops a site within an established
service commercial area with a Mixed-Use Development that provides a significant number of
residential dwellings, including an affordable housing unit. It utilizes a density bonus, parking
reduction, and other incentives offered to encourage production of affordable housing, consistent
with the above-referenced policies.
3.2 Mid-Higuera Street Enhancement Plan
The Mid-Higuera Street Enhancement Plan (MHSEP) was adopted in March 2001 as an
enhancement plan for the area encompassing the Higuera Street corridor and parallel creekway
between Marsh Street and Madonna Road. Among its objectives is the encouragement of
compatible and appropriate mixed-uses, including dwellings, within commercial areas (pg. 17). In
addition to public improvements like street widening, flood protection, street trees, and park
development, the Plan aims to enhance the area through public policy such as land use and
architectural standards (pg. 36).
Land Use. Properties on the east side of Higuera were changed in 2001 (by Ordinance 1398) from
C-S (Service Commercial) to C-S-MU (Service Commercial with a Mixed-Use overlay) to reflect
the land use changes shown in the Plan and to encourage mixed-uses (pgs. 54-56), consistent with
General Plan policies for housing production. Land uses within the Plan area are determined by
the City’s Zoning Regulations (pg. 36), except that new development projects and uses consistent
with the Area’s Mixed-Use Overlay (MU) designation will not require a use permit (pg. 54).
Design Guidelines. The Design Guidelines provided in the Mid-Higuera Street Enhancement Plan
aim to create a “main street” architectural character along Higuera Street by encouraging elements
like pedestrian-oriented building scale and location, varied storefronts and displays, street trees
and other amenities to create a pedestrian-friendly environment. Guidelines for architectural
design promote the existing eclectic mix of building styles that emphasize historic architectural
forms and materials, without mandating any particular style. As noted above, the Architectural
Review Commission has reviewed the project architecture and has provided a positive
recommendation in regard to consistency with applicable design guidelines, subject to several
recommended conditions of approval included in the Draft Resolution (Attachment 1).
For service-commercial uses, parking may be located along the street frontage provided it is well
landscaped and screened from the street with a wall or shrubs, separated from the street by a
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planted area, and at least 10% of parking lot areas shall be landscaped. The parking area for this
project is situated adjacent to Higuera Street with a planted buffer that provides screening at the
street frontage with low screening bushes. Landscaping falls just short of the 10% standard (about
8.5 % of the parking area is landscaped), and the applicant has requested a minor reduction in the
landscape area requirement, as a concession for providing affordable housing (discussed in further
detail in § 3.3 of this report, below).
Staff notes that the constrained dimensions of the lot limit the amount of space available for the
elements of the parking area, and that in this case the landscaped area has been maximized to the
extent feasible, consistent with preserving the project’s proposed residential density, and
incorporates screening features at the street frontage and for associated utility equipment
(transformer, backflow prevention device).
3.3 Zoning Regulations
Mixed-Use Development is a use that is permitted in the Service-Commercial (C-S) Zone. While
the “use table” in Zoning §17.10.120 indicates that such development requires a Minor Use Permit,
the Mixed-Use Overlay (MU) Provisions of the Zoning Regulations (Ch. 17.58) provides that new
mixed-use projects that are consistent with those provisions shall not require a use permit for mixed
uses (§ 17.58.020). Further standards for Mixed-Use Development are provided in Zoning
§ 17.70.130.
Mixed-Use Development Standards (Zoning § 17.70.130)
Location of Units Residential Units are located 83 feet back from
the Higuera Street frontage
Ground Floor Limitations No residential units with 50 feet, adjacent to a
street
Noise Residential units shall be located on the site to
minimize adverse impacts from existing known
noise sources (implementing Noise Element
policies)
Design Standards
Internal Compatibility;
Impacts
Residential character, privacy
Uses are predominantly residential, with only a
small commercial suite at front of building with
minimal potential for impacts or incompatibility
Integration between street pedestrian
environment and non-residential uses
The commercial suite is connected to the
Higuera Street frontage by a walkway
Compatible site planning,
building design
Site and building design utilize conventional
contemporary forms, materials, and color
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Pedestrian Access
Internal Connections
Connections to Circulation Network, Adjacent
Areas, and Transit
Building is directly adjacent to parking area;
Walkway connects building to Higuera Street
sidewalk, and Higuera Street is served by SLO
Transit
Interior Pedestrian Walkway Design The residential and commercial components of
the project are directly adjacent to each other.
Building Orientation and Entrances
Orientation
Entrances and Transitional Space
Building is oriented facing Higuera Street, with
its frontage parallel to the street. Entry faces
the right-of-way; Commercial entry is clearly
defined; Overhanging metal awning provided at
residential entry
Building Articulation Building surfaces are articulated by recesses,
balconies, material changes, and windows
Table Notes
1. Alternative Parking Ratio applied as a Standard Incentive for Affordable Housing (Zoning §17.140.040)
2. Reduced parking requirement requested to accommodate site constraints
The project has been reviewed against 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 project design deviates from normal development
standards in its density, front setback and parking area design, and the number of vehicle and
bicycle parking spaces provided, as described more fully below.
Incentives, Reductions, and Waivers for Affordable Housing. To implement the State’s Density
Bonus Statutes (Govt. Code § § 65915-65918),2 the City’s Zoning Regulations provide three types
of incentives for projects that provide affordable housing,: a Density Bonus (Zoning
§17.140.040 (A)), an Alternative Parking Requirement (Zoning 17.140.040 (K), and, in this case,
one Additional Incentive (Zoning 17.140.070 (A)) that may be requested by an applicant. In
addition to those standard incentives an applicant may also request “the waiver or reduction of
development standards that will have the effect of physically precluding the construction” of a
development providing affordable housing at the density permitted under the Statutes (Govt. Code
§ 65915 (e)(1)). As provided in Density Bonus Statutes, the City may not apply such development
standards, except where necessary to mitigate or avoid a specific adverse impact upon health,
safety, or the physical environment. Therefore, refusal to grant a reduction or waiver of such a
“physically precluding” development standard would need to be supported by a finding describing
a specific adverse impact upon health, safety, or the physical environment, to be avoided by
application of the standard.
2 In particular, Govt. Code § 65915 (b)(1) provides that: A city, county, or city and county shall grant one density
bonus, the amount of which shall be as specified in subdivision (f), and, if requested by the applicant and consistent
with the applicable requirements of this section, incentives or concessions, as described in subdivision (d), waivers or
reductions of development standards, as described in subdivision (e), and parking ratios, as described in subdivision
(p)…
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The incentives and concessions requested by the applicant, and the applicant’s justification in
support of the requests, is discussed below. Relevant findings for the requested incentives and
concessions have been incorporated into the Draft Resolution (Attachment 1), as appropriate.
Density. As shown in Project Statistics, the project density exceeds the maximum permitted
residential density established for the C-S Zone. Zoning Regulations offer a Density Bonus as a
Standard Incentive to encourage projects which incorporate affordable housing units. In
satisfaction of the project’s Inclusionary Housing Requirement, the applicant will provide one unit
designated to be affordable to very-low income households. This unit represents eight percent of
the total units (excluding those added by the Density Bonus), qualifying the project for a 27.5%
density bonus, as provided in Zoning Regulations § 17.140.040 (E) and consistent with State
Density Bonus Statutes.
Front Setback. Zoning Regulations require a five-foot Front Setback for parking areas within
Service Commercial Zones. A five-foot setback is provided for the parking area of this project,
except along the length of one uncovered motorcycle parking space at the northwest corner of the
lot, which encroaches by one foot into the required setback. This is considered a minor
encroachment for which a reduction of the standard is appropriate in order to facilitate construction
of the project at the proposed density, consistent with Govt. Code § 65915 (e), and no impact to
public health and safety is expected to arise from allowing encroachment of the motorcycle space
into the Front Setback.
Parking and Driveway Design. Parking and Driveway Design Standards (Zoning § 17.72.090),
detailed in the City’s Engineering Standards (Uniform Design Criteria § 4) require planting areas
of four feet in minimum dimension after each sixth parking space in a row, and at row ends, and
set a minimum landscape area requirement of five percent of the parking lot surface. The 475
square-feet of landscaping provided satisfies the landscape area requirement for the parking lot,
however the applicant requests waiver of the 4-by-4 foot planting requirement at each sixth space,
noting that the width and area of the lot do not allow for the installation of these features without
Figure 2: Landscape & Site Plan
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reducing the number of parking spaces below the 16 spaces required for the project’s residential
component.
Staff notes that a four-foot planted buffer is provided at the westerly end of the parking area, at the
street frontage, and both rows comprising the parking area contain only eight spaces in a row.
Given the limited number of spaces in the parking area, and that the landscaped area of the parking
lot exceeds the minimum requirements and provides a small tree centered at the edge of each row
of spaces to provide the intended shading and aesthetic value, this is also considered a minor
reduction in this landscape standard, consistent with Govt. Code § 65915 (e), and no impact to
public health and safety is expected to arise from granting the reduction.
Vehicle Parking. An alternative parking requirement is applied to the residential component of this
project as a Standard Incentive for affordable housing, offered by Zoning § 17.140.040 (K),
providing one parking space per each of the 16 one-bedroom units in the project. In addition, one
vehicle parking space is required to serve the 390-square foot commercial component of the
project.
All of the vehicle parking requirement for the residential component is satisfied by the 16 spaces
provided in the parking area. The applicant notes that the constrained lot size and dimensions limit
the space available to provide an additional parking spot in satisfaction of the commerciall parking
requirement while maintaining the proposed project density, and requests a waiver of the parking
requirement for this space. Staff notes that the single space represents about 5% of the total project
parking requirement, and as a Mixed-Use Development, some offset in times of peak parking
demand between the residential and commercial components is anticipated, and so a reduction in
the parking requirement for the commercial space (to zero) is considered a minor reduction in the
parking standard, consistent with Govt. Code § 65915 (e), and no impact to public health and
safety is anticipated from granting this concession.
Bicycle Parking. As reflected in the Project Statistics table above in this report, 16 long-term and
two short-term bicycle parking spaces are proposed to serve the project, an amount below the
normal minimum standard. On the ground floor, each of the four ground-floor units will be
provided with one bicycle parking space inside each dwelling, and a “Bike Room” is provided,
with 12 long-term bike parking spaces along with bike repair tools and a tire inflator to serve the
residents. This results in one long-term bike parking space available for each dwelling. Two
additional short-term rack spaces are provided at the Bike Room entry (see Site Plan and First
Floor Plan, Sheets A1.0 & A2.0 in Project Plans, Attachment 2).
The applicant requests a reduction in the bicycle parking requirement to allow the proposed
configuration as an Additional Incentive for affordable housing. In support of the reduction, the
applicant notes that the proposed dwellings are small one-bedroom units, suggesting that the
demand for bicycle parking in such a unit will be less than that expected for a larger apartment or
condominium dwelling, and that enhanced facilities are provided with the proposed Bike Room.
Staff notes that much of the demand for bike parking for guests of the residents is likely to occur
at different hours than the demand for bike parking for the commercial component of the project,
and so the bicycle rack outside of the Bike Room can satisfy short-term demand for both uses.
Thus, a reduction of the bicycle parking requirement for the residential component of the project
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to 16 long-term spaces is appropriate as an Additional Incentive consistent with Zoning
§ 17.140.070 (A).
Electric Vehicle Parking. Zoning Regulations §17.72.040 (A) sets a requirement for this project
that a minimum of three EV-ready spaces, plus 50% EV-capable spaces, be provided. It is noted
that project plans do not depict sufficient electric vehicle parking facilities to meet this
requirement. A condition of approval (Condition #10) is included in the Draft Resolution
(Attachment 1) to address the provision of these facilities in final project plans.
3.4 Community Design Guidelines
The City’s Community Design Guidelines provide guidance on General Design Principles
(Chapter 2) to be considered in the design of all development, along with guidelines for Site
Planning and Other Design Details (Chapter 6), including landscaping and parking facilities,
applicable to a wide range of projects. More specific guidance for this project may be found in
guidelines for Commercial and Industrial Project Design (Chapter 3), though as a Mixed-Use
Development in a Service Commercial area the project is subject to guidelines from several
Chapters of this document. As previously noted, the Architectural Review Commission has
provided a positive recommendation in regard to consistency with applicable design guidelines,
subject to several recommended conditions of approval included in the Draft Resolution
(Attachment 1). Relevant aspects of the project’s consistency with these guidelines is summarized
in the table below.
General Design Principles
§§ 2.1 & 2.2: Site and
Building Design
The site design is consistent with the character of development in the
surrounding Service Commercial area, exhibiting a simple efficient
layout of parking, residential, and nonresidential elements of this
Mixed-Use Development. The proposed building design exhibits
appropriate balance and proportion, with visual relief of building
surfaces provided by articulation of wall planes, change of material, and
window openings.
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Commercial Project Design Guidelines
§ 3.1 A: Overall
objectives
Guidelines encourage provision of landscaping as a project amenity, and
to help screen parking and equipment areas.
§ 3.1 B: Architectural
Design Guidelines
The project design employs a consistent use of colors, materials, and
detailing throughout the primary elevations of the building and
horizontal and vertical wall articulation are expressed through the use
of wall offsets, recessed windows, balconies, awnings and entries.
Lower portions of these elevations are partially obscured by
surrounding development.
§ 3.1 C.2: Site Planning
Building and Parking
Location
Guidelines provide that: “The visual impact of parking lots should be
minimized by locating these facilities to a portion of the site least visible
from the street and by providing adequate screening and parking lot
landscaping.”
Though site constraints limit the area available for landscaping,
landscaping and screening bushes are provided at the street frontage
and equipment area (transformer, backflow prevention).
Site Planning, Other Design Details
§ 6.1 F: Solid waste
service areas
Solid waste storage is in a dedicated room at the northwest corner of
the proposed building, to be serviced by collection vehicles from within
the parking area.
§ 6.1 G: Utility
Equipment
Provision is made in the project site plan for areas, screened by
landscaping, for placement of utility equipment. A transformer will be
placed in the front setback and below grade placement is not possible,
but it will be screened by landscaping, and is located so as not to
obstruct views of driveways. The exterior backflow prevention device
will be painted to blend in with landscaping, and screened using
landscaping.
§ 6.3: Parking Facilities
Alternative Paving
Materials
The use of innovative paving materials is supported, to minimize the
visual expansiveness of large paved areas. The Site Plan indicates the
use of decorative patterned concrete for the parking area, and
Condition of Approval #10 of the Draft Resolution addresses inclusion of
this in final plans.
4.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental Quality
Act (CEQA) requiring preparation of environmental documents because it is considered to be an
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In-Fill Development Project as descried in CEQA Guidelines § 15332. It is consistent with
applicable General Plan policies for a Manufacturing and Service Area, and with land use
limitation and development standards set out in the City’s Zoning Regulations for Mixed-Use
Development in a Service Commercial Zone with Mixed-Use Overlay (C-S-MU). The project site
is less than five acres in area, surrounded by urban uses, and with no value as habitat for
endangered, rare or threatened species. No significant effects relating to traffic, noise, air quality,
or water quality are expected from approval of this project, and the site can be adequately served
by all required utilities and public services.
5.0 CONCURRENCES
The project plans were reviewed by several City departments and divisions (Building,
Engineering, Fire, 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, Mid-Higuera Street Enhancement Plan, Community Design Guidelines, or
other applicable policies and regulations. Where the applicant has, pursuant to Government
Code 65915 (e), requested a reduction or waiver of a development standard that would that
will have the effect of physically precluding the construction of this development at the
density permitted under State Density Bonus Statutes, denial of such a reduction or waiver
must be supported by findings describing a specific adverse effect on public health, safety,
or the physical environment that the reduction or waiver would cause.
7.0 ATTACHMENTS
1. Draft Resolution
2. Applicant’s Project Description
3. Project Plans
4. Applicant Responses to ARC Direction (Aug 13)
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R ______
RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA GRANTING MAJOR DEVLOPMENT
REVIEW APPROVAL FOR A MIXED-USE DEVELOPMENT
COMPRISED OF SIXTEEN DWELLINGS AND A 390 SQ. FT.
COMMERCIAL SUITE IN A THREE-STORY BUILDING, WITH MINOR
EXCEPTIONS FROM PARKING STANDARDS, TO REDUCE THE
NUMBER OF REQUIRED VEHICLE AND BICYCLE PARKING SPACES,
FROM THE FRONT SETBACK STANDARD, AND FROM DESIGN
STANDARDS RELATED TO PARKING LOT LANDSCAPING, IN THE
SERVICE COMMERCIAL AND MIXED USE OVERLAY (C-S-MU)
ZONES (APPLICATION ARCH- 0090-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted web based public hearings on August 3rd 2020, and on September 14th 2020, pursuant
to a proceeding instituted under application ARCH-0090-2020, 207 Higuera LLC, applicant, and
provided a positive recommendation as to the consistency of the proposed project with applicable
design standards; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on October 14, 2020, pursuant to a proceeding instituted under application
ARCH-0090-2020, 207 Higuera 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 project is consistent with the General Plan and with the Mid-Higuera Street
Enhancement Plan. As described in the General Plan Land Use Element (LUE), the
Services and Manufacturing designation provides for a wide range of uses, including
Residential uses as part of mixed-use projects. The Mid-Higuera Street Enhancement Plan
allows Mixed-Use Development in the Service-Commercial Zone with Mixed-Use
Overlay (C-S-MU). The project is consistent with Land Use Element policy to locate
mixed-use projects near major activity nodes, transportation corridors, and transit
opportunities where appropriate (LUE §2.3.6). The General Plan provides for a density
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bonus and other incentives for projects that include affordable housing for lower income
households (Housing Element § 6.19).
2. As conditioned, the project conforms to the standards set forth in the City's Zoning
Regulations. The proposed project is a Mixed-Use Development, a use permitted in the
Service Commercial (C-S) Zone (§ 17.10.020), and provides a mix of residential and
commercial uses on the same site as required within the Mixed-Use Overlay (MU) Zone
(§ 17.58.010 (A)), and conforms to the standards for Mixed-Use Development set out in
Zoning § 17.70.130. The project includes one very-low income Affordable Dwelling Unit
in satisfaction of Inclusionary Housing Requirements (§ 17.138.040 (A)(1)) and qualifies
for a 27.5% density bonus as an Affordable Housing Incentive because at least five percent
of the total units will be constructed for very-low income households (§17.140.040 (E)).
An alternate parking ratio may be applied as an incentive for affordable housing
(§ 17.140.040 (K)).
3. Minor exceptions from parking standards are appropriate as incentives or concessions for
providing affordable housing. A reduction in the amount of required bicycle parking to
16 long-term spaces, as proposed, is an appropriate Additional Incentive for affordable
housing consistent with Zoning §17.140.070 (A) because the small size of the proposed
dwelling units reduces the demand for long-term bicycle spaces, and sufficient long-term
bicycle parking is otherwise provided within ground-floor dwellings and within a ground-
floor Bike Room providing bicycle parking and related amenities (tire inflation and bicycle
repair tools). A reduction in the required parking for the 390 sq. ft. commercial component
of the project to zero (from one) is appropriate in order to facilitate development of the
project at the proposed density, consistent with Density Bonus Statutes set out in
Government Code § 65915(e), and such a reduction will not have a specific, adverse impact
upon public health or safety. The reduction is minor and the times of peak parking demand
between the residential and commercial components will be offset.
4. A minor reduction in the Front Setback, minor relaxation of the standards for landscaped
area within the parking lot (Mid-Higuera Street Enhancement Plan), and of the requirement
for four-foot planter features each six parking spaces, are appropriate in order to facilitate
development of the project at the proposed density, consistent with Density Bonus Statutes
set out in Government Code § 65915(e), and such a reduction will not have a specific,
adverse impact upon public health or safety. Constrained lot dimensions limit the parking
area available to install four-foot planter features. However, a four-foot planted screening
buffer is provided at the project frontage, trees are provided at the center of the edge of
each row of parking for shading and aesthetic value, and the parking lot is sufficiently
landscaped (about 8.5% of parking area) as proposed, given its location within a Service
Commercial (C-S) Zone.
5. The project is consistent with the City's Community Design Guidelines and with the Design
Guidelines provided in the Mid-Higuera Street Enhancement Plan. 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 project design employs a consistent use of
stucco and wood materials, color, and detailing throughout the primary elevations of the
building and horizontal and vertical wall articulation are expressed through the use of wall
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offsets, recessed windows, balconies, awnings and entries (§ 3.1(B)). Decorative patterned
concrete is used as an alternative paving material to minimize the visual expansiveness of
the parking area (§ 6.3).
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) requiring preparation of
environmental documents because it is considered to be an In-Fill Development Project as descried
in CEQA Guidelines § 15332. It is consistent with applicable General Plan policies for a
Manufacturing and Service Area, and with land use limitation and development standards set out
in the City’s Zoning Regulations for Mixed-Use Development in a Service Commercial Zone with
Mixed-Use Overlay (C-S-MU). The project site is less than five acres in area, surrounded by urban
uses, and with no value as habitat for endangered, rare or threatened species. No significant effects
relating to traffic, noise, air quality, or water quality are expected from approval of this project,
and the site can be adequately served by all required utilities and public services.
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: a reduction in
Front Setback to four feet; waiver of the requirement for four-foot planter features at each
six parking spaces and at the east end of parking rows (planters and street trees will be
provided at the west end); a reduction in required vehicle parking for the commercial
component of the project to zero; and a reduction in required bicycle parking for the
residential component of the project to 16 long-term spaces to be provided in ground-floor
dwellings and in a ground-floor Bike Room; as depicted and described in project plans
approved under this action. Modification of these exceptions shall be subject to review and
approval by the Community Development Director or Planning Commission, as
appropriate.
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
ATTACHMENT 1Item 4
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Resolution No. _____ (2020 Series) Page 4
downward consistent with the requirements of the City’ s Night Sky Preservation standards
contained in Chapter 17.23 of the Zoning Regulations.
5. Roof-Mounted Equipment. Final plans submitted for construction permits to complete this
project shall include details demonstrating that roof-mounted mechanical equipment is
screened by a building parapet or other effective roof design. Plans shall clearly call out
the height of equipment and demonstrate how equipment will be adequately screened,
including, where necessary, a line of sight diagram confirming that proposed screening will
be adequate.
6. Utility Equipment. The location and details of utility equipment (e.g. backflow prevention
devices and transformers) shall be indicated on plans submitted for construction permits.
Such devices will be designed, placed, and screened in a manner consistent with
Community Design Guidelines §6.1(G.3), to the satisfaction of the Community
Development Director.
7. Landscape Plan. Final plans submitted for construction permits to complete this project
shall include a Final Landscape Plan indicating the extent of landscaped area, hardscape,
plant selection, and method of irrigation, consistent with Community Design Guidelines,
Engineering Standards, and Water-Efficient Landscape Standards, as applicable. The
Landscape Plan shall include hedges or equivalent “low screen” plantings to provide a
planted buffer and screening between the project and the street.
8. Alternative Paving Materials. Final plans submitted for construction permits to complete
this project shall depict the use of alternative paving materials, as described in Community
Design Guidelines § 6.3 (E) to minimize the visual expansiveness of the parking area,
consistent with the decorative “paving patterns” depicted in approved plans, to the
satisfaction of the Community Development Director.
9. Site Details. Final plans submitted for construction permits to complete this project shall
depict details for the site fencing at the northerly property line and the trellis feature at the
rear (east) building elevation, which shall be consistent with those features as depicted in
approved plans, to the satisfaction of the Community Development Director.
10. Electric Vehicle Parking. Final plans submitted for construction permits to complete this
project shall include in the Site Plan drawing a depiction of “EV-Ready” and “EV-
Capable” parking spaces, conforming to the requirements set out in Zoning Regulations
§17.72.040 (A) for Parking for Electric Vehicles.
Building & Safety
11. Final plans submitted for construction permits to complete this project shall include a report
from a Certified Access Specialist for location of Accessible parking.
12. When providing Electric Vehicle Charging Stations, EVCS spaces shall comply with
California Building Code § 11A Accessibility and § 11B-812. Accessible EVCS parking
spaces shall be on an Accessible route and shall be required in addition to the number of
Accessible and Van Accessible parking spaces required by § 11B-208 (not used for dual
purpose).
ATTACHMENT 1Item 4
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Resolution No. _____ (2020 Series) Page 5
Engineering Development Review
13. The building plan submittal shall show compliance with the Parking and Driveway
Standards. Standard size vehicles shall be able to access all parking spaces in one motion
and exit to the adjoining street in a forward motion in not more than two maneuvers.
14. The building plan submittal and final site development/parking plan shall show compliance
with the California Building Code for access from the right-of-way, required landings at
doors, and the accessible space loading/unloading zone. The final plans may require
building, site, or parking modifications to eliminate the conflict between the
loading/unloading zone and accessible path/door landing areas.
15. The building plans shall show full compliance with the City’s Floodplain Management
Regulations. All buildings and building service equipment shall be protected or elevated
to a minimum of 1’ above the Base Flood Elevation (BFE). Additional freeboard to 2’
above the BFE is recommended to better protect the building and to provide for reductions
in Flood Insurance premiums. This project is located in a FEMA identified Repetitive Loss
area.
16. The building plan submittal shall include a final drainage report showing and noting
compliance with the Floodplain Management Regulations, Drainage Design Manual, Mid-
Higuera Plan, and the Post Construction Stormwater Regulations (PCR’s). The Mid-
Higuera flood impact analysis strategy has generally been endorsed. The final Drainage
Design Manual compliance strategy and analysis for re-development shall include a
comparative analysis of displaced flood volumes between this project and the previously
entitled project. The analysis shall also include the pre. vs. post City HEC-RAS model
outputs for the existing developed site and proposed development to show compliance with
the elevation and velocity limits of the Drainage Design Manual.
17. The final drainage report, analysis, and exhibits shall evaluate all run-on from the
adjoining developed properties to the north and to the east. The analysis shall include any
site drainage and roof areas. The site development plan and analysis shall clarify how any
run-on will be accepted and conveyed to an approved outlet in a non-erosive manner. The
final building plan submittal shall provide a sized conveyance system between buildings
with limited or zero setbacks from the shared property line(s). The construction of the new
building in the shadow of the upstream buildings is recognized in the DDM and area plan
but a reasonable storm water conveyance path may be necessary.
18. The building plan submittal, drainage report, and PCR documentation shall be consistent.
The building plans may need to be amended to include pervious pavers in the parking
spaces per the preliminary report. The final report and PCR documentation shall be revised
to clarify that DG or other existing yard materials are not considered to be impervious. The
plans and report shall include compliance with Performance Requirement 2 if applicable.
The Post Construction Stormwater Regulation compliance documentation shall include an
Operation and Maintenance Manual and the recordation of a Private Stormwater
Conveyance Agreement.
ATTACHMENT 1Item 4
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Resolution No. _____ (2020 Series) Page 6
19. The building plan submittal shall show and label the existing and proposed sidewalk width.
The sidewalk shall be a minimum of 8’ in width to accommodate the proposed street tree
plantings in 4’x4’ tree wells per City Engineering Standards. Any design exception or
transition to a parkway standard shall be approved by the Public Works Department.
Fire
20. Final plans submitted for construction permits to complete this project shall depict a
NFPA 13 system required for mixed use buildings.
21. The fire sprinkler riser room shall have an exterior door for fire department access.
22. The Fire backflow device shall have a minimum of 3 feet of clearance around it, protected
from vehicular impact, and the Fire Department Connection shall be on a fire access road.
23. The electrical room shall have exterior door access and not require the fire department to
traverse through the building to shut off the power in an emergency.
24. Final plans submitted for construction permits to complete this project shall include t he
wall rating opening percentage calculations and balcony setbacks must clearly be defined
on the plan submittal.
Transportation
25. Left turns into the site shall be restricted per the Access Management policy adopted in our
Engineering Standards as the new/modified driveway is within the functional area of the
adjacent signalized intersection.
Utilities
26. The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained and shall have reasonable
alignments needed for maintenance of public infrastructure along public roads.
27. To be reused, any existing sewer laterals proposed to serve the project must pass a video
inspection per Chapter 13.08.395 of the City’s Municipal Code, including repair or
replacement, as part of the project. The CCTV inspection shall be submitted during the
Building Permit Review Process to Matt LaFreniere, Permit Technician, Community
Development, Engineering Development Review for review and approval by the Utilities
Department prior to issuance of a Building Permit. Existing laterals that are not proposed
to be reused shall be abandoned at the City main consistent with City standards.
28. The project shall provide a video inspection of the existing sewer lateral, connecting to the
18-inch sewer main within Higuera Street, to be reused as part of the building permit
submittal.
29. Water service meter(s) shall be adequately sized to serve the project’s proposed units.
Residential units shall be separately metered from the non-residential/commercial units.
ATTACHMENT 1Item 4
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Resolution No. _____ (2020 Series) Page 7
30. Water meter configuration shall meet the City’s Engineering Standards for meter
manifolds.
31. 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.
32. Projects having landscape areas greater than 500 square feet shall provide a Maximum
Applied Water Allowance calculation as required by the Water Efficient Landscape
Standards; Chapter 17.87 of the City’s Municipal Code.
33. Commercial and residential refuse services shall be separate unless a letter of agreement
between the tenants and a Conditional Exception Application from the City’s Development
Standards for Solid Waste Services are provided to the City with the building permit
submittal.
34. 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.
35. The proposed trash room shall conform the requirements by the San Luis Garbage
Company and refuse bins shall be sized to provide a reasonable level of service. Separate
refuse bins shall be accommodated within the site for the three (3) waste streams, trash,
recycling, and organics.
36. Driveways and access routes to all refuse receptacles shall be designed to accommodate
the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project
Indemnification
37. 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
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 14th day of October 2020.
____________________________________
Tyler Corey, Secretary
Planning Commission
ATTACHMENT 1Item 4
Packet Page 288
address: 245 Higuera Street
San Luis Obispo, CA 93401
phone: (805) 540-5115
web: www.abovegradeengineering.com
www.abovegradeengineering.com
A California Corporation • Scott Stokes PE # 58256
February 18, 2020
Project: 207 Higuera Apartments
Project Description
207 Higuera is an existing 0.23 acre lot with street frontage on Higuera Street. The proposed
project is a multifamily project with (16) 1-bedroom apartment units that are about 440 sf each
and common area. This density is achieved with an affordable housing component that allows an
increase in density and deviation from the development standards.
Project Data
207 Higuera Street, San Luis Obispo, CA
APN 003-721-039
Gross Lot Area: 0.23 acres
Zoning: CS-MU
Code Analysis
ZONING per Chapter 17 of City of San Luis Obispo Municipal Code
Maximum development density – sloped sites Section 17.70.040 (A)(2)
The average slope of this property is 2%, which falls in the 0-15% slope category so regular
zoning regulations apply per section 17.18.020.
Development Standards (Section 17.18.020) for CS - MU Zoning provides a maximum density
of 24 units per net acre.
So with 0.23 acres x 24 du/ac = 5.52 du
The density calculation (Section 17.70.040 (A)(1)) provides maximum CS-MU density as
follows:
a.Studio and one-bedroom dwellings less than six hundred square feet = 0.50 unit;
b.One-bedroom dwellings between six hundred one and one thousand square feet = 0.66 unit;
c.Two-bedroom dwelling = 1.00 unit;
d.Three-bedroom dwelling = 1.50 units;
e.Dwelling with four or more bedrooms = 2.00 units.
ATTACHMENT 2Item 4
Packet Page 289
address: 245 Higuera Street
San Luis Obispo, CA 93401
phone: (805) 540-5115
web: www.abovegradeengineering.com
www.abovegradeengineering.com
A California Corporation • Scott Stokes PE # 58256
Inclusionary Housing
Base Density
Based on the CS zoning, the residential density is 24 du/ac
0.23 acres x 24 du/ac = 5.52 du
The CA Density Bonus Statute 65915(q) and (r) allow, “each component of any density
calculation including base density and bonus density, resulting in fractional units shall be
separately rounded up to the net whole number. The Legislature finds and declares that this
provision is declaratory of existing law. (r) This chapter shall be interpreted liberally in favor of
producing the maximum number of total housing units.” Further, per Section 65915(a)(1) below,
“When an applicant seeks a density bonus for a housing development within ………the
jurisdiction of a city, county or county and city, that local government shall comply with this
section.” Meaning the entire section, including (q) and (r) above. 7
So our base density for this project would be 6 dwelling units.
Bonus Density
Section 65915(a)(1) “When an applicant seeks a density bonus for a housing development
within, or for the donation of land for housing within the jurisdiction of a city, county or city and
county, that local government shall comply with this section. A city, county, or city and county
shall adopt an ordinance that specifies how compliance with this section will be
implemented. Failure to adopt an ordinance shall not relieve a city, county or city and county
from complying with this section”
Our county has complied with the foregoing provisions in Title 22 by providing Inclusionary
Housing 22.12.080C and 22.12.080(C)(6)(c) which provides for other land use categories, such
as this project, zoned Residential Suburban.
65915(b)(1) A city, county, or city and county shall grant one bonus density, the amount of
which shall be as specified in subdivision (f), and, if requested by the applicant and consistent
with the applicable requirements of this section, incentives or concessions, as described in
subdivision (d), waivers or reduction of development standards as described in subdivision (e),
and parking ratios described in subdivision (p), when an applicant for a housing development
seeks and agrees to construct a housing development, excluding any units permitted by the bonus
density award pursuant to this section, that will contain at least any one of the following:
Our project complies with section 65915(b)(1)B, in which, “Five percent of the total units of a
housing development for very low income households, as defined in Section 50105 of the Health
and Safety Code. The statute further provides a chart under (f)(2): For housing developments
meeting the criteria of subparagraph (B) of paragraph (1) of subdivision (b), the density bonus
shall be calculated as follows:
ATTACHMENT 2Item 4
Packet Page 290
address: 245 Higuera Street
San Luis Obispo, CA 93401
phone: (805) 540-5115
web: www.abovegradeengineering.com
www.abovegradeengineering.com
A California Corporation • Scott Stokes PE # 58256
Percentage Very Low Income Units Percentage Density Bonus
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
The project is proposing 16 studio units which is a total of 8 density units since studios count a
0.5 density units per the City ordinance. Based on that, we are designating 8.33% of the units as
very low income (ie 0.5 density unit of the 6 base density units), gaining a 27.5% bonus
density.
So 27.5% x 6 (base density) units is 1.65 additional units. 1.65 density bonus + 6 (base density)
allows the 7.65 density units which would be rounded up to 8 density units per above statutes.
Thus, this property may legally be entitled to 8 density units, 0.5 density unit would be
designated as very low income.
Development Standards
State Law defines development standards in section (o) (1) and specifically states:
“Development standard” includes a site or construction condition, including, but not
limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-
space requirement, or a parking ratio that applies to a residential development pursuant to
any ordinance, general plan element, specific plan, charter, or other local condition, law,
policy, resolution, or regulation.”
In order to get the necessary units on the site and 1 parking space per dwelling unit for 1 bedrooms
and studios as required, it is necessary to deviate from the City and Mid Higuera Specific Plan.
The plans identify the development standards that are being deviated from either in tables, words,
or graphical images. Each item may not be specifically identified but is still requested.
ATTACHMENT 2Item 4
Packet Page 291
address: 245 Higuera Street
San Luis Obispo, CA 93401
phone: (805) 540-5115
web: www.abovegradeengineering.com
www.abovegradeengineering.com
A California Corporation • Scott Stokes PE # 58256
Consessions and Incentives
Section 65915(e)(2) of the state bonus statute says, “A proposal for the waiver or reduction of
development standards pursuant to this subdivision shall neither reduce nor increase the number
of incentives or concessions to which the applicant is entitled pursuant to subdivision (d).
Section 65915(d)(2)(B) gives us 1 concession, “One incentives or concessions for projects that
include at least 5% of the total units for very low income households……” This project has
designated 8% for very low income and we request an incentive/concession of no commercial
space being required for the project. This will allow us to either provide community spaces for
the residence.
ATTACHMENT 2Item 4
Packet Page 292
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 1 of 2
207 HIGUERA MIXED-USE
SUMMARY OF DEVIATIONS
DATE: April 29th, 2020
PROJECT: 207 Higuera Mixed-Use
ADDRESS: 207 Higuera
San Luis Obispo, CA 93401
APPLICATION: ARCH-0090-2019
SUBJECT: Summary of Deviations
FROM: TEN OVER STUDIO
CONTACT: jessies@tenoverstudio.com
City of SLO ZONING ORDINANCE- Chapter 17
PARKING
1) Reduction in required Bicycle Long term spaces from 32 to 16.
(One per 1-bd unit, rather than 2)
2) Reduction in short term spaces from 3 to 2.
MIXED-USE DEVELOPMENT
1) Reduction of required 6’ interior pedestrian walkway to 4’.
Mid-Higuera Street Enhancement Plan
SITE PLANNING AND DESIGN
1) Location of the parking to the front of lot.
Parking behind the building is not possible on this site without a significant reduction in density,
parking or both. Any of which would make the development not feasible.
All the adjacent lots north and south, (from South St to High Street) have at least two street
frontages making a rear-loaded parking lot feasible. 207 Higuera is not a thru-lot and is the only
property that fronts only one street.
The attached Exhibit A shows the underutilization of the site when a driveway to connect South
Street to the rear of the property is provided. This exhibit shows a similar building size, with the
significantly smaller area remaining for parking.
2) No planters provided between stalls.
3) No planter/ signage strip at first 5’ of site provided.
4) Reduction of required Landscape area from 10% to 3%.
If you have any questions, please reach out to me directly.
Sincerely,
Jessie Skidmore 805.541.1010 x105
ATTACHMENT 2Item 4
Packet Page 293
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 2 of 2
ATTACHMENT 2Item 4
Packet Page 294
207 HIGUERA
MIXED-USE
ENTITLEMENTS PACKAGE, 08/17/2020
Prepared by TEN OVER STUDIO
207 Higuera Mixed-Use is bringing 16 new 1-bedroom apartments along with an office suite to the
southern end of San Luis Obispo that is emerging as an eclectic & artistic district. The project’s
amenties will include parking, on-site laundry, bike storage, views of Cerro San Luis and all within
walking distance from downtown and open space trails.ATTACHMENT 3Item 4
Packet Page 295
ATTACHMENT 3Item 4
Packet Page 296
CLIENT
ABOVE GRADE ENGINEERING
245 HIGUERA ST., SAN LUIS OBISPO, CA 93401
CONTACT: SCOTT STOKES
scott@abovegradeengineering.com
ARCHITECT
TEN OVER STUDIO
539 MARSH ST., SAN LUIS OBISPO, CA 93401
805.541.1010
CONTACT: Jessie Skidmore
jessies@tenoverstudio.com
PROJECT INFO & DATA T1.0 - T1.2
CONTEXTUAL SITE PLAN T2.0
TOPOGRAPHIC MAP C-0.2
PRELIMINARY GRADING C-1.1
AND DRAINAGE PLAN
PRELIMINARY UTILITY PLAN C-2.1
LANDSCAPE SITE PLAN L1.0
PLANT SCHEDULE & IMAGES L1.1
WATER CALCULATIONS L1.2
DEMO PLAN & TREE REMOVAL A1.0
SITE PLAN & SITE ELEVATION A1.1
FIRST & SECOND FLOOR PLAN A2.0
THIRD FLOOR & ROOF PLAN A2.1
BUILDING ELEVATIONS A3.0
MATERIAL BOARD A4.0
PROJECT IMAGE A5.0
CONTACTS
indexATTACHMENT 3Item 4
Packet Page 297
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE T1.0
207 HIGUERA ST. APN 003-721-039CURRENT USE RETAIL
10019 SF .23 ACRE
MAX SITE COVERAGE ALLOWABLE 75%PROPOSED 35.00%
FAR ALLOWABLE 1.5 PROPOSED 0.98
DENSITY ALLOWABLE 24 / ACRE= 5.52 (6)PROPOSED
DENSITY BONUS 27.50%
AFFORDABLE UNITS PROPOSED 8% (OR 1) VERY-LOW INCOME
HEIGHT LIMIT ALLOWABLE 35'PROPOSED 35'-0"
LANDSCAPE AREA REQUIRED 1000 SF PROPOSED 475 SF
ADJACENT ZONES NORTH C-S, MU
EAST C-S, MU
SOUTH C-S, MU
WEST N/A
ALLOWED SETBACKS FRONT
SIDE NONE
REAR NONE
PARKING DIMENSION STALL 8.6' x 18.4'AISLE 24'-0"
ENTITLEMENTS/USE PERMIT REQUIRED Y
8, SEE ATTACHED
LETTER
≤ 20' HEIGHT = 10', > 20' HEIGHT = 15'
LAND USE REQUIREMENTS ZONINGOVERLAY ZONESSPECIFIC AREA DESIGN GUIDELINES
LOT SIZE
C-SMUMID-HIGUERA STREET ENHANCEMENT PLANADDRESSPROPOSED USE MIXED-USE DEVELOPMENT ALLOWED USE IN ZONE Y
OCCUPANCY RESIDENTIAL (R-2), B
CONSTRUCTION TYPE VB
SPRINKLER SYSTEM NFPA 13R
STORIES PROPOSED 3
HEIGHT PROPOSED 35'-0"
BUILDING AREA SF 9781 SF
BUILDING INFO
PROJECT DESCRIPTION
This project proposes a (N) 9,781 SF, mixed-use building. The property has an existing 900 SF, commercial
building, currently being leased as an artist studio which will be demolished. The mixed-use building consists of
(16) 440 SF apartment units, and 360 SF of commercial space, to be for office use. Affordable units will be
provided to obtain a density bonus of 27.5%. ATTACHMENT 3Item 4
Packet Page 298
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE T1.1
UNIT#SIZE (SF)<600SF 600-1000SF 2-BD 3-BD 4-BD+FIRST FLOOR UNIT 104 440 XUNIT 105 440 XUNIT 106 440 X
UNIT 107 440 X
SECOND FLOOR UNIT 200 440 X
UNIT 201 440 X
UNIT 202 440 X
UNIT 203 440 X
UNIT 204 440 X
UNIT 205 440 X
THIRD FLOOR UNIT 300 440 X
UNIT 301 440 X
UNIT 302 440 X
UNIT 303 440 X
UNIT 304 440 X
UNIT 305 440 X
TOTAL 7040 16 0 0 0 0
AFFORDABLE UNITS UNIT#SIZE (SF)<600SF 600-1000SF 2-BD 3-BD 4-BD+
104 440 X
TOTAL 7040 1 0 0 0 0
5.52, ROUND UP TO 6
DENSITY CALC UNIT TYPE
<600 SF 16 0.5 8
600SF-1000SF 0 0.66 0
2 BEDROOM 0 1 0
3 BEDROOM 0 1.5 0
4+BEDROOM 0 2 0
TOTAL PROPOSED 8
DENSITY BONUS 8% VERY-LOW AFFORDABLE = 27.5% DENSITY BONUS
6 DU x .275 = 1.65, ROUND UP TO 2 DU
6 DU + 2 DU = 8 DU
AVERAGE UNIT SF: 440AVERAGE UNIT SIZE TOTAL UNIT SF: 7040UNIT TYPES
DENSITY
DENSITY ALLOWED: 24 / ACRE
DENSITY ALLOWED:
UNIT COUNT DU FACTOR
DENSITY CALCULATIONS
TOTAL DENSITY ALLOWED LOT SIZE:10019
TOTAL # UNITS: 16
5.52, ROUND UP TO 6
DENSITY CALC UNIT TYPE
STUDIO 16 0.5 8
1 BEDROOM 0 0.66 0
2 BEDROOM 0 1 0
3 BEDROOM 0 1.5 0
4+BEDROOM 0 2 0
TOTAL PROPOSED 8
DENSITY BONUS 8% VERY-LOW AFFORDABLE = 27.5% DENSITY BONUS
6 DU x .275 = 1.65, ROUND UP TO 2 DU
6 DU + 2 DU = 8 DU
DENSITY
DENSITY ALLOWED:24 / ACRE
DENSITY ALLOWED:
UNIT COUNT DU FACTOR
DENSITY CALCULATIONS
TOTAL DENSITY ALLOWED LOT SIZE:10019
USE ROOM NAME MAIN OCC. SF INCIDENTAL SF ACCESSORY SFFIRST FLOOR U TRASH 100 127R-2 COMMUNITY ROOM 101 360S-2 BIKE 102 132R-2 LAUNDRY 103 137R-2 1-BR 104 440R-2 1-BR 105 440
R-2 1-BR 106 440
R-2 1-BR 107 440
CIRCULATION 673
TOTAL:3052 0 137
AREA %: 0.00%4.49%
SECOND FLOOR R-2 1-BR 200 440
R-2 1-BR 201 440
R-2 1-BR 202 440
R-2 1-BR 203 440
R-2 1-BR 204 440
R-2 1-BR 205 440
CIRCULATION 656
TOTAL:3296 0 0
AREA %: 0.00%0.00%
THIRD FLOOR R-2 1-BR 300 440
R-2 1-BR 301 440
R-2 1-BR 302 440
R-2 1-BR 303 440
R-2 1-BR 304 440
R-2 1-BR 305 440
CIRCULATION 656
TOTAL:3296 0 0
AREA %: 0.00%0.00%
FLOOR AREASPARKING REQUIRED USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIREDRESIDENTIAL<600SF 16 1 / BED 16COMMERCIALOFFICE360 SF 1 / 300 1REQ'D TOTAL W/ 6% MIXED-USE REDUCTION 16TOTAL PROVIDED 16ADA SPACES USE # OF SPACES ADA FACTOR ADA REQUIRED
RESIDENTIAL 17 2% OF SPACES 1
REQ'D TOTAL 1
PROVIDED TOTAL 1 VAN, 0 STD
EV REQUIRED USE # OF SPACES EV FACTOR EV REQUIRED
RESIDENTIAL 16 10% OF PARKING
ROUNDED UP
2 CAPABLE
REQ'D TOTAL 2 CAPABLE
PROVIDED TOTAL 2 CAPABLE
PARKING CALCULATIONS
BICYCLE PARKING REQ'D
UNIT COUNT (OR SF)
BUILDING
COMMERCIAL 390 1/1500 +GST 75%0 25%0
RESIDENTIAL 16 2 / UNIT+GST 1 / 5 UNITS 3 2 / UNIT 32
TOTAL 3 32
REQUIRED TOTAL 3 32
PROVIDED TOTAL 2 16
1 BIKE HOOK PROVIDED IN EACH GROUND FLOOR UNIT, 12 IN BIKE STORAGE.
BICYCLE PARKING CALCULATIONS
SHORT TERM LONG TERMTOTAL BICYCLEATTACHMENT 3Item 4
Packet Page 299
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE T1.2
MID-HIGUERA STREET ENHANCEMENT PLANSEE ALSO LAND USE REQUIREMENTS FOR GENERAL COMPLIANCESITE PLANNING AND DESIGNPARKING AREAS REQUIRED PROPOSEDAFRONTING HIGUERA, SEE EXHIBIT A FOR DESIGN CONSTRAINTS FOR REAR-LOADED
PARKING
B SHRUBS PROVIDED, SEE LANDSCAPE PLAN
C SEE PROPOSED LANDSCAPE PLAN
D SEE EXHIBIT A DESIGN CONSTRAINST
SEE ALSO LAND USE FOR LANDS. AREA
PEDESTRIAN AREAS REQUIRED PROPOSED
A PUBLIC ACCESS TO REAR LOTS N/A
B FRONTING HIGUERA, SEE EXHIBIT
C CLEAR GLASS AT STREET LEVEL N/A
D N/A, SEE SITE PLAN
E AWNING PROVIDED AT ENTRIES
F SEE ELEVATION
UTILITY AREAS REQUIRED PROPOSED
A
B
C-S MAY FRONT HIGUERA PROVIDED IT IS
SCREENED WITH 3FT WALL OR SHRUBS
PLANTER EVERY (6) SPACES, 5FT WIDE
PLANTER SHOULD SEPARATE LOT FROM
STREET
ALONG HIGUERA, NEW LOTS SHALL BE
LOCATED AT REAR, ACCESSED FROM ADJ.
STREETS AND/OR COMMON DRIVED. AT LEAST
10% OF LOT SHALL BE LANDSCAPED
BUILDINGS SHOULD BE SITED CLOSE TO, AND
ORIENTED TOWARD STREET
PEDESTRIAN LINKAGES SHOULD BE PROVIDED
WITHIN THE PROJECT TO OTHER
COMMERCIAL PROJECTS AND ADJACENT
NEIGHBORHOODS
PORTICOES, ARCADES, ROOF OVERHANGS,
AWNINGS AND SIGNAGE SHOULD BE USED AT
ENTRIES TO HELP ORIENT PEDESTRIANS
EACH PROJECT IS ENCOURAGED TO HAVE ITS
OWN ARCHITECTURAL IDENTITY, YET THE SITE
MUST WORK WITH ADJACENT PROPERTIES TO
PROVIDE SAFE VEHICLE AND PEDESTRIAN
CIRCULATION
LOCATE NOISE AND/OR ODOR PRODUCING
USES AWAY FROM PEDESTRIAN AND
RESIDENTIAL AREAS; UTILITY AREAS SHOULD
BE GROUPED, SCREENED AND DESIGNED TO
THE MAIN STRUCTURE
ALL UTILITY IS WITHIN BUILDING, WHERE
POSSIBLE, AND CONDENSERS ON ROOF,
HIDDEN BEHIND PARAPET WALL.
DEVELOPMENT STANDARD COMPLIANCE LOCATED TO THE REAR OR BETWEEN BUILDINGS
SERVICE, DELIVERY STORAGE, UTILITY, AND
TRASH AREAS SHOULD BE INTEGRATED INTO
THE PROJECT DESIGN AND SCREENED FROM
THE PUBLIC VIEW
INTEGRATED TRASH ROOM,
SEE FLOOR PLAN
FLOODPLAIN REQUIRED PROPOSEDACOMPLIESBREQUIREDPROPOSEDFORM, MASSING , ORIENTATION
A
B
C
D
E
F
G
ROOFS
A
B
C
D
E
F
WALLS/ FACADES
A
B
C
D
WINDOWS, DOOR STOREFRONTS
A
B
C
RESPECT FOR VIEWS
A
COMPLIES. SEE ELEVATIONS.
ARCHITECTURAL DESIGN
MULTIFORM ROOFS COMPLIES. SEE ELEVATIONS.
DOORS, WINDOWS, OPENINGS COMPLIES. SEE ELEVATIONS.
PEDESTRIAN SCALE AT STREET
FOUR-SIDED ARCHITECTURE COMPLIES. SEE ELEVATIONS.
AVOID BOX-LIKE APPEARANCE COMPLIES. SEE ELEVATIONS.
MATERIALS CONSISTENT WITH STYLE
EMPHASIZE WINDOWS, TRELLIES, ARCADES,
ROOF OVERHANGS, RECESSES, OR
PROJECTED STORIES, COLUMNS, BALCONIES,
WAINSCOTS AND AWNINGS.
COMPLIES. SEE ELEVATIONS.
WINDOWS MATCH STYLE COMPLIES. SEE ELEVATIONS.
COMPLIES. SEE ELEVATIONS. DISCOURAGED MATERIALS
SCREENED ROOF MOUNTED EQUIP ROOFS HIDDEN BY PARAPET
COMPLIES. SEE ELEVATIONS. USE OF REVEALS, MATERIAL CHANGES, BLDG
POP-OUTS, RECESSES
COMPLIES. SEE ELEVATIONS.
PARAPET TREATMENT COMPLIES. SEE ELEVATIONS.
COMPLIES. SEE ELEVATIONS.
COLOR SHADOW & INTERESTING FORMS
COMPLIMENT BLDG STYLE COMPLIES. SEE ELEVATIONS.
PRESERVE VIEW FROM HIGUERA N/A
NEW DEVELOPMENT SHALL NOT COVER MORE LOT AREA THAN DEVELOPMENT IN REPLACES UNLESS IT WILL NOT INCREASE FLOOD HAZARD N/A
RECOGNIZABLE BASE, ROOF AND ENTRY COMPLIES. SEE ELEVATIONS.
COMPLIES. SEE ELEVATIONS.
IMPLEMENTATION OF DRAINAGE ROUTES FOR PROJECTS BTW HIGUERA AND CREEK
APPROPRIATE MATERIAL- PITCHED ROOF N/A
N/A
DECORATIVE LIGHTING
AVOID BLANK AND PLIN BUILDING FACADES
DOORS AND WINDOWS COORDINATE COMPLIES. SEE ELEVATIONS.
AWNINGS WITH SIGNAGE COMPLIES, SEE ELEVATIONSATTACHMENT 3Item 4
Packet Page 300
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE T2.0
CONTEXTUAL SITE PLAN
SCALE: N.T.S.
DWELLINART - EXISTING BUILDING TO BE REMOVED
PAUL’S DRY CLEANERS - RETAIL STORE
DUNN EDWARDS PAINTS - RETAIL STORE
PREVIOUS USE AS “THE POND PLACE”
BAY AUTO & TIRE - REPAIR SHOP
1
4
2 3
1
Our site is primarily surrounded by retail establishments. The buildings are all one-story, however many of the adjacent neighbors have a height that is percieved as two-story, see #2 and #4. The surrounding material palette is a varied mix of stucco, brick, CMU, and metal paneling.
A structure on this site goes back to at least 1949 when a permit was
issued for a 373 SF addition to a 576 SF structure. This combined
size of 949 SF is still the current size of the existing building on
site. In 1960 a renovation for 724 SF was permitted, followed by
an 801 SF renovation in 2000, presumably for the use as The Pond
Place, (pictured on this page) where it remained as such until the
site was purchased by the current owners. The building is currently
being leased to as an artist studio/ retail space. (pictured on this
page)
SUMMARY OF CONTEXT
PROPERTY HISTORY
NATTACHMENT 3Item 4
Packet Page 301
HIGUERA STREET( IN FEET )
1 INCH = FT.
10 2020
20
400
SHEET:
DATE:
C-0.1
JOB NUMBER:
SCALE:
17093
BY:
207 HIGUERA
MIXED USE
DLL, CDP
02/10/2020
TOPOGRAPHIC MAP
1" = 20'ATTACHMENT 3Item 4
Packet Page 302
PROPOSED
MIXED-USE BUILDING
165.70 FF
3.4%
4.1%
165.0 TG 165.0 TG 165.0 TG
165.0 TG 165.0 TG
(163.54 EG)
165.0 TG 165.0 FG
(164.2 EG)
165.0 FG
(163.9 EG)
(162.90 ES)
162.89 TG
162.89 BSW
162.70 TG
162.70 BSW
(162.02 FL)
165.60 FS 165.70 FS
165.55 FS
165.45 FS/TC
165.65 FS
165.75 FS(163.47 FS)165.75 FS(163.80 FS)
(162.36 FL)
165.45 FS
162.65 FS/TG 164.0 FS
162.75 FS
162.85 FS/TG
M
162.16 FS
162.08 FL
162.64 FS
162.33 FS
162.25 FL
162.83 FS
164.84 FS/TG
(N) DRIVEWAY RAMP
(E) SIDEWALK
TO REMAIN
(N) FLUSH CURB
(N) CONCRETE ADA
VAN ACCESSIBLE
PARKING STALL
(N) PARKING STALLS
(N) TREE WELL
(N) TREE WELL
EXISTING BUILDING
EXISTING BUILDING
EXISTING BUILDING
(N) DECORATIVE CONCRETEHIGUERA STREETPROTECT-IN-PLACE
(E) RETAINING WALL
MATCH (E) SIDEWALK
(N) FLUSH CURB
(N) PARKING STALLS
( IN FEET )
1 INCH = FT.
10 2020
20
400
SHEET:
DATE:
C-1.1
JOB NUMBER:
SCALE:
17093
BY:
207 HIGUERA
MIXED USE
DLL/CDP
08/06/2020
PRELIMINARY GRADING &
DRAINAGE PLAN
1" = 20'
LEGEND
PROPOSED CEMENT CONCRETE PAVEMENT
FEMA 100-YR FLOOD
ELEVATION = 164.50ATTACHMENT 3Item 4
Packet Page 303
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWWWWWWWWPROPOSED
MIXED-USE BUILDING
165.70 FF
161.0 INV
165.0 TG
163.5 INV
162.55 TG
162.2 INV
162.85 TG
160.00 INV
165.62 TG
161.6 INV
165.0 TG
163.5 INV
160.5 INV
160.6 INV
164.84 TG
161.7 INV
EXISTING BUILDING
EXISTING BUILDING
EXISTING BUILDING
(N) 4" FIRE WATER
SERVICE
(E) 16" SEWER MAIN
CONNECT TO (E)
6" PVC WATER MAIN
CONNECT TO (E)
18" SEWER MAIN
NEW 2" DOMESTIC
WATER METER
(N) DRAIN INLET
(N) 6" SEWER
LATERAL
(N) 12" STORM DRAIN
JUNCTION BOX
(N) SIDEWALK
UNDERDRAIN
NEW 3/4" COMMERCIAL
WATER METER
(N) 2" WATER LINE
(N) DOUBLE DETECTOR
CHECK VALVE
HIGUERA STREET(N) DRAIN INLET(N) DRAIN INLET
(N) 6" STORM
DRAIN LINE
(N) 6" STORM
DRAIN LINE
(N) TRENCH DRAIN
(N) 6" STORM DRAIN LINE
(N) CLEANOUT
(N) CLEANOUT
(N) PAD-MOUNTED
TRANSFORMER
UNDERGROUND
CHAMBERS
(N) 12" STORM DRAIN
JUNCTION BOX
(N) 8" STORM DRAIN LINE
( IN FEET )
1 INCH = FT.
10 2020
20
400
SHEET:
DATE:
C-2.1
JOB NUMBER:
SCALE:
17093
BY:
207 HIGUERA
MIXED USE
DLL/CDP
08/06/2020
PRELIMINARY UTILITY PLAN
1" = 20'
LEGEND
DOMESTIC WATER LINE
FIRE WATER LINE
GAS LINE
SEWER LINE
STORM DRAIN LINEATTACHMENT 3Item 4
Packet Page 304
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE L1.0
SCALE: 1/16” = 1’-0”
landscape & site plan
legend
PROPOSED BUILDING
FOOTPRINT
(E) ADJA
(E) ADJACENT BUILDING - ACHIEVEMENT HOUSE
APN: 003-511-035
HIGUERA ST.
P.L. 117.11'
P.L. 149.49' P.L. 43.05'
P.L. 117.11'
1
ADA/VAN
2
ADA
3
4
5
6
7
8
9
ADA/EV/VAN
10
EV
11
EV
12
EV
13
14
15
(N) MIX
(N) MIXED-USE - BLDG A
19,724 SF
24
ADA/EV
25
ADA/VAN
30 SPACES
2-LEVEL LIFT
MC
TRASH
(6) 3-CY BINS
2
1
4
5
1
5
66
(N
(N) MIXED-USE - BLDG A
19,724 SF
N
1
1
2
3 3 3
3
ADJACENT BLDG, TYP.
11 12 13 14 15
8
1610
3 4 5 6 712
C C
C C
M
9
ADJACENT BLDG, TYP.HIGUERA ST.(N) 16-UNIT
MIXED-USE BUILDING
10,595 SF
4
2 5
62'-0"2'-4"8'-0"8'-6"42'-3"16'-6"80'-4"
5'-5"3'-11"
4'-0"
KEYNOTES
NEW TREE WELL & STREET TREE
PROPERTY LINE
PRIVATE PATIO
DOUBLE DETECTOR CHECK VALVE,
REFER TO CIVIL SHEETS
DECORATIVE CONCRETE
6'-0" HIGH WOOD SLAT FENCE W/
GROWING VINE ACCENTS
1
2
3
4
5
6
1
1
2
3 3 3
3
ADJACENT BLDG, TYP.
11 12 13 14 15
8
1610
3 4 5 6 712
C C
C C
M
9
ADJACENT BLDG, TYP.HIGUERA ST.(N) 16-UNIT
MIXED-USE BUILDING
10,595 SF
4
2 5
6
2'-0"2'-4"8'-0"8'-6"42'-3"16'-6"80'-4"
5'-5"3'-11"
4'-0"
KEYNOTES
NEW TREE WELL & STREET TREE
PROPERTY LINE
PRIVATE PATIO
DOUBLE DETECTOR CHECK VALVE,
REFER TO CIVIL SHEETS
DECORATIVE CONCRETE
6'-0" HIGH WOOD SLAT FENCE W/
GROWING VINE ACCENTS
1
2
3
4
5
6
keynotes
paving patternsATTACHMENT 3Item 4
Packet Page 305
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE L1.1
plant palette
PLANT schedule PLANTING PALETTETREESQTYBOTANICAL / COMMON NAME REMARKS2 Garrya elliptica `James Roof` / Coast Silk Tassel SIZE: 8`-12` WIDE, 12`-15` TALLWUCOLS PF: .1 - .3
2 Lophostemon confertus / Brisbane Box SIZE: 15`-25` WIDE, 40`-60` TALL
WUCOLS PF: .4-.6
SHRUBS QTY BOTANICAL / COMMON NAME REMARKS
15 Arctostaphylos x `Emerald Carpet` / Emerald Carpet Manzanita SIZE: 3`-5` WIDE, <1` TALL
WUCOLS PF: .4 - .6
23 Lomandra longifolia `Roma 13` TM / Platinum Beauty Variegated Mat Rush SIZE: 2-3` TALL & WIDE
WUCOLS PF: .1-.3
7 Passiflora x `Snow Queen` / Snow Queen Passion Vine SIZE: SPREADING/CLIMBING TO 10`
WUCOLS PF: .4-.6
36 Pennisetum spathiolatum / Rye Puffs SIZE: 1`-2` TALL & WIDE
WUCOLS PF: .4-.6
PLANT SCHEDULE
Coast Silk Tassel
Emerald Carpet Manzanita Platinum Beauty Variegated Mat Rush Snow Queen Passion Vine
Rye Puffs
Brisbane BoxATTACHMENT 3Item 4
Packet Page 306
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE
Instructions Plant Water Use
Type Plant Factor
Cells with blue background are for entering data Very Low 0 - 0.1
Results show in cells with tan background Low 0.1 - 0.3
Errors will show in RED text.Moderate 0.3 - 0.6
High 0.6 - 1.0
1) Enter Plant Factor (PF)
The plant factor used shall be from WUCOLS or from horticultural researchers with
academic institutions or professional associations as approved by the California
Department of Water Resources (DWR). (23 CCR § 492.4)Hydrozone
Plant Water Use
Type (low,
moderate, high)
Plant Factor
(PF)
Hydrozone Area
(HA) (ft2) Without
SLA
Enter Irrigation
Type (PF x HA (ft2))/IE
Zone 1 Moderate 0.40 96 Drip Irrigation 47.41
2) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low 0.30 476 Drip Irrigation 176.30
Zone 3 Moderate 0.40 42 Drip Irrigation 20.74
3) Select Irrigation Type from drop-down menu.Zone 4
Drip System Irrigation Efficiency (IE) 0.81 Zone 5
Spray System Irrigation Efficiency (IE) 0.75 Zone 6
Zone 7
4) ETWU results show at the bottom of the page Zone 8
Zone 9
Total Landscape Area (LA) must be equal to the LA in the MAWA calculator.Zone 10
ETWU must be equal to or less than MAWA. Mistakes will show in RED.Zone 11
Zone 12
Zone 13
Zone 14
Zone 15
Zone 16
Zone 17
Zone 18
Zone 19
Zone 20
HA Area 614 244.44
SLA
Total LA 614
Results:MAWA=9,170.6
ETWU=6,638.1 Gallons
8.9 HCF (Hundred Cubic Feet) per year
0.0204 Acre-feet per year
Estimated Total Water Use
Enter Values in Blue Cells
Tan Cells Show Results
ETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA]
L1.2
IRRIGATION calcs
Type of Project Residential
ETo of City from MWELO data 43.80 ETo (inches/year)
Overhead Landscape Area (ft2)
614 Drip Landscape Area (ft2)
SLA (ft2)
Total Landscape Area 614 ft2
as
as
re turf
Results:
(ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA]9,170.6 Gallons per year
12 HCF (Hundred Cubic Feet) per year
0.028 Acre-feet per year
San Luis ObispoTan Cells Show Results Enter Value in Blue CellsMaximum Applied Water Allowance Calculations
ATTACHMENT 3Item 4
Packet Page 307
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A1.0
demo plan & Tree removal
keynotes
SCALE: 1/16” = 1’-0”
N
KEYNOTES(E) PAVERS TO BE REMOVED(E) STRUCTURE TO BE REMOVED(2) 6" DIA. CREPE MYRTLE TO BE REMOVED
(E) CURB AND WALL TO BE REMOVED
(E) CONCRETE TO BE REMOVED
(E) WELL TO BE REMOVED
(E) PLANTERS TO BE REMOVED
(E) DECOMPOSED GRANITE
(E) PERIMETER FENCE TO BE REMOVED
(E) ROCK FORMATION TO BE REMOVED
(E) SITE SIGNAGE TO BE REMOVED
123
4
5
6
7
8
9
10
11
11
11
KEYNOTES
(E) PAVERS TO BE REMOVED
(E) STRUCTURE TO BE REMOVED
(2) 6" DIA. CREPE MYRTLE TO BE REMOVED
(E) CURB AND WALL TO BE REMOVED
(E) CONCRETE TO BE REMOVED
(E) WELL TO BE REMOVED
(E) PLANTERS TO BE REMOVED
(E) DECOMPOSED GRANITE
(E) PERIMETER FENCE TO BE REMOVED
(E) ROCK FORMATION TO BE REMOVED
(E) SITE SIGNAGE TO BE REMOVED
1
2
3
4
5
6
7
8
9
10
11
11
11ATTACHMENT 3Item 4
Packet Page 308
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A1.1
SITE PLAN
SCALE: 1/16” = 1’-0”
N
65'-9"
MAXIMUM HEIGHT LIMIT 35'-0"
EXTENTS OF PROPERTY
PL PL
HIGUERA STREET site elevation
SCALE: 1/16” = 1’-0”
keynotes
ADJACENT BLDG, TYP.
11 12 13 14HIGUERA ST. 15
8
1610
3 4 5 6 712
C C
C C
86'-7"SETBACK
1'-10"2
1 34
4
5
66'-6"
6
83'-2"
SETBACK
7
M 5'-3"SETBACK9 56'-2"19'-6"11'-10"9'-8"2'-5"82'-9"2'-4"16'-6"24'-0"4'-0"CLR.ADJACENT BLDG, TYP.HIGUERA ST. 5'-3"5'-0"
STUDIO
102
440 SF
STUDIO
103
440 SF
STUDIO
104
440 SF
STUDIO
105
440 SF
LAUNDRY
101
145 SF
25'-6" TRASH100138 SF UTILITY101115 SF
OFFICE
101
390 SF
17'-8"
1'-10"
3'-10"
1'-6"
62'-8"6"(N) 16-UNIT
MIXED-USE BUILDING
10,595 SF
8 9'-0"8'-712"8'-712"8'-0"8'-0"9'-0"9'-0"9'-0"16'-0" TYP.4'-11"8'-0"8'-712"8'-712"8'-712"8'-0"8'-0"9'-0"9'-0"9'-0"16'-0" TYP.18'-6"9
10
KEYNOTES
TRASH ROOM ACCESS
ELECTRICAL TRANSFORMER
BIKE ROOM ACCESS
NEW LANDSCAPE PLANTER
(2) EV CAPABLE SPACES
(2) SHORT TERM BICYCLE STORAGE,
GROUND CONTROL SYSTEMS HOOP
RUNNER - HR100 BIKE RACK, TOP HOOP
32-3/8" A.F.S.
FUTURE ACCESSIBLE EV SPACE AND
FUTURE STRIPED SPACE, BOTH SPACES 17'
WIDE TOTAL, TO BE RE-STRIPED AFTER
CHARGER INSTALL
DOUBLE DETECTOR CHECK VALVE, REFER
TO CIVIL SHEETS
6'-0" HIGH WOOD SLAT FENCE W/ GROWING
VINE ACCENTS
DECORATIVE CONCRETE
1
2
3
4
5
6
7
8
9
10
ADJACENT BLDG, TYP.
11 12 13 14HIGUERA ST. 15
8
1610
3 4 5 6 712C C
C C
1'-10"2
1
4
66'-6"83'-2"
SETBACK
M 5'-3"SETBA9 56'-2"11'-10"2'-4"16'-6"24'-0"4'-0"CLRADJACENT BLDG, TYP.HIGUERA ST. 5'-3"5'-0" STUDIO102440 SF
STUDIO
103
440 SF
STUDIO
104
440 SF
STUDIO
105
440 SF
LAUNDRY101145 SF TRASH100138 SF UTILITY101115 SF OFFICE101390 SF
1'-10"
1'-6"
(N) 16-UNITMIXED-USE BUILDING10,595 SF9'-0" 8'-712" 8'-712" 8'-0" 8'-0" 9'-0" 9'-0" 9'-0"16'-0" TYP.4'-11"8'-0"8'-712" 8'-7
12" 8'-7
12" 8'-0" 8'-0" 9'-0" 9'-0" 9'-0"16'-0" TYP.18'-6"10 KEYNOTESTRASH ROOM ACCESSELECTRICAL TRANSFORMERBIKE ROOM ACCESS
NEW LANDSCAPE PLANTER
(2) EV CAPABLE SPACES
(2) SHORT TERM BICYCLE STORAGE,
GROUND CONTROL SYSTEMS HOOP
RUNNER - HR100 BIKE RACK, TOP HOOP
32-3/8" A.F.S.
FUTURE ACCESSIBLE EV SPACE AND
FUTURE STRIPED SPACE, BOTH SPACES 17'
WIDE TOTAL, TO BE RE-STRIPED AFTER
CHARGER INSTALL
DOUBLE DETECTOR CHECK VALVE, REFER
TO CIVIL SHEETS
6'-0" HIGH WOOD SLAT FENCE W/ GROWING
VINE ACCENTS
DECORATIVE CONCRETE
12
3
4
5
6
7
8
9
10ATTACHMENT 3Item 4
Packet Page 309
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A2.0
first floor PLAN SECOND floor PLAN
SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0”
N N56'-0"19'-1"
1-BR
104
440 SF
1-BR
105
440 SF
1-BR
106
440 SF
1-BR
107
440 SF
TRASH100
138 SF
BIKE102
144 SF
OFFICE
SUITE
101
390 SF
9'-4"
66'-7"
66'-7"
19'-1"19'-1"19'-1"9'-4"56'-0"19'-6"6'-0"5'-0"25'-6"25'-6"5'-0"25'-6"A G H
A C E G H
B F34'-4"
1
3
4
5
2
1
3
2
5
B
3'-10"
3'-10"
LDRY
103
76 SF
FIRE
RISER
UTIL.
(3) TRASH (96 GA.)
(2) REC. (96 GA)
(1) ORG. (64 GA)2'-6"2'-6"TYP.5'-0"
ELEC.108
65 SF
66'-7"56'-0"66'-7"3'-10"A G H
A C E G H
1
3
4
5
2
1
3
2
B D F
B
5
19'-1"19'-1"9'-4"19'-1"25'-6"5'-0"25'-6"19'-1"19'-1"19'-1"9'-4"56'-0"19'-6"3'-10"6'-0"5'-0"25'-6"
1-BR
202
440 SF
1-BR
203
440 SF
1-BR
204
440 SF
1-BR
205
440 SF
1-BR
201
440 SF
1-BR
200
440 SF
(12) BIKE SPACES, GROUNDCONTROL SYSTEMS VERTICALBIKE RACKS, BOTTOM OF RACKMOUNTED AT 42" A.F.F.
(1) BIKE SPACE EA. UNIT,
GROUND CONTROL SYSTEMS
UTIL.
DASHED LINE
OF CANOPY
ABOVE
ATTACHMENT 3Item 4
Packet Page 310
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A2.1
66'-7"56'-0"66'-7"3'-10"A G H
A C E G H
1
3
4
5
2
1
3
2
B D F
B
5
19'-1"19'-1"9'-4"19'-1"25'-6"5'-0"25'-6"19'-1"19'-1"19'-1"9'-4"56'-0"19'-6"3'-10"6'-0"5'-0"25'-6"UTIL.
66'-7"56'-0"66'-7"A G H
A C E G H
1
3
4
5
2
1
3
2
B D F
B
556'-0"19'-6"9'-4"
SLOPE
1/2:12
MECH.
EQUIP.
1-BR
302
440 SF
1-BR
303
440 SF
1-BR
304
440 SF
1-BR
305
440 SF
1-BR
301
440 SF
1-BR
300
440 SF
THIRD floor PLAN ROOF PLAN
SCALE: 1/16” = 1’-0”SCALE: 1/16” = 1’-0”
N NATTACHMENT 3Item 4
Packet Page 311
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE
TOP OF ROOF33'-8" A.F.F.413 1
1 1
2 2
2 23
3
3
4
4
5 5
5 5
6 7 8
810
10
8
15
9
11
12 13
12 13
12
3RD FLOOR
21'-6" A.F.F.
2ND FLOOR
12'-0" A.F.F.
1ST FLOOR
0'-0" A.F.F.
MAX. BLDG. HEIGHT
35'-0" A.F.F.
1416
MAX. BLDG.HEIGHT35'-0" A.F.F.KEYNOTES2X WOOD FASCIA PAINTED - BLACK
VERTICAL CORRUGATED METAL SIDING
STUCCO - SMOOTH
VERTICAL HPL EXTERIOR PANEL RAINSCREEN
METAL GUARD-RAIL - BLACK
ALUMINUM CLAD STOREFRONT WINDOW WITH
TRANSPARENT GLASS AND TRANSPARENT CLERESTORY
ABOVE
ALUMINUM STOREFRONT DOOR WITH TRANSPARENT
GLASS PANEL
METAL AWNING - BLACK
HOLLOW METAL DOOR - BLACK FRAME AND DOOR
STEEL LIGHTING CO., THE GARDENA, FULLY-SHIELDED
WALL-MOUNTED DOWNWARD FACING SCONCE, 3000K LED
LAMP
STANDING SEAM METAL ROOF
BLACK VINYL WINDOW WITH TRANSPARENT GLASS
BLACK VINYL DOOR WITH TRANSPARENT GLASS
STUCCO REVEAL, TYP.
FIRE RATED EXTERIOR DOOR - BLACK FRAME AND DOOR
METAL TRELLIS
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
PL PL
PL
PL PL
PL PLPL
A3.0
BUILDING ELEVATIONS
WEST ELEVATION
EAST ELEVATION
SOUTH ELEVATION
NORTH ELEVATION
SCALE: 1/16” = 1’-0”
TOP OF ROOF33'-8" A.F.F.413 1
1 1
2 2
2 23
3
3
4
4
5 5
5 5
6 7 8
810
10
8
15
9
11
12 13
12 13
12
3RD FLOOR
21'-6" A.F.F.
2ND FLOOR
12'-0" A.F.F.
1ST FLOOR
0'-0" A.F.F.
MAX. BLDG. HEIGHT
35'-0" A.F.F.
1416
MAX. BLDG.HEIGHT35'-0" A.F.F.KEYNOTES2X WOOD FASCIA PAINTED - BLACK
VERTICAL CORRUGATED METAL SIDING
STUCCO - SMOOTH
VERTICAL HPL EXTERIOR PANEL RAINSCREEN
METAL GUARD-RAIL - BLACK
ALUMINUM CLAD STOREFRONT WINDOW WITH
TRANSPARENT GLASS AND TRANSPARENT CLERESTORY
ABOVE
ALUMINUM STOREFRONT DOOR WITH TRANSPARENT
GLASS PANEL
METAL AWNING - BLACK
HOLLOW METAL DOOR - BLACK FRAME AND DOOR
STEEL LIGHTING CO., THE GARDENA, FULLY-SHIELDED
WALL-MOUNTED DOWNWARD FACING SCONCE, 3000K LED
LAMP
STANDING SEAM METAL ROOF
BLACK VINYL WINDOW WITH TRANSPARENT GLASS
BLACK VINYL DOOR WITH TRANSPARENT GLASS
STUCCO REVEAL, TYP.
FIRE RATED EXTERIOR DOOR - BLACK FRAME AND DOOR
METAL TRELLIS
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
PL PL
PL
PL PL
PL PLPL
keynotes
ATTACHMENT 3Item 4
Packet Page 312
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A4.0
MATERIAL BOARD
TRESPA
PRODUCT IMAGE
STOREFRONT - FIRESTONE UNA-CLAD
ANODIZED ALUMINUM, BLACK COIL.
WALL SCONCE
STEEL LIGHTING CO., THE GARDENA
VERTICAL 7/8” CORRUGATED METAL SIDING
TAYLOR METAL PRODUCTS
STONE WHITE SRI-85
PAINTED TRIM AND METAL ACCENTSBLACK METAL
WOOD SOFFIT PANELS
EAVES AND AWNING
SMOOTH STUCCO SIDING
MAIN BODY STUCCO, LA HAMBRA - CLAY
STANDING SEAM METAL ROOF
LIGHT GRAY
DARK RED - TRESPA PANEL COLOR
RUST ORANGE - TRESPA PANEL COLOR
LIGHT TAN - TRESPA PANEL COLORATTACHMENT 3Item 4
Packet Page 313
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
San luis obispo, ca
DATE: 08/17/2020
207 HIGUERA MIXED-USE A5.0
LOOKING EAST ACROSS HIGUERA STREETATTACHMENT 3Item 4
Packet Page 314
ATTACHMENT 3Item 4
Packet Page 315
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 1 of 2
ARC DIRECTIONAL ITEMS- RESPONSE
207 HIGUERA MIXED-USE
DATE: August 13th, 2020
PROJECT: 207 Higuera Mixed Use
ADDRESS: 207 Higuera St.
San Luis Obispo, CA 93401
APPLICATION: #ARCH-0090-2019
SUBJECT: ARC Directional Items
FROM: TEN OVER STUDIO
CONTACT: Jessie Skidmore, jessies@tenoverstudio.com 805.541.1010
COMPLETENESS REVIEW #1: ARCH-1017-2019
See the following response and attached documents for 207 Higuera Mixed-Use Responses for comments
received from the City of San Luis Obispo Community Development labeled “Direction Summary”. Please call
me directly with any questions or issues with the re-submittal.
Sincerely,
Jessie Skidmore
FRONTAGE BUFFER AND SCREENING (PARKING LOT)
1. 1 motorcycle space has been removed. Additional space has been used for landscaping,
providing between 3’-11” to 9’-4” of landscape buffer, See L1.0.
2. A reduced transformation size has been established and allows for 4’ of landscape buffer
between the equipment and the public sidewalk. See L1.0
3. A fence along the frontage property line has been replaced with an expanded landscape
buffer. See L1.0
ARTICULATION - @ FRONT ELEVATION
1. The following updates have been made to the Front Elevation:
- Stucco reveals and larger unit window (at north side of west elevation)
- Further setback residential entry to separate it from the commercial entry
- Exit stair at feature wall rotated around corner to downplay it as an entry door (functions as
egress door)
We looked at adding awnings at the windows but found them to make the elevation too busy.
The suggested awning over the door in the feature wall is now N/A as we have moved it
around the corner. See Floor Plans and Elevations.
ARTICULATION - @REAR ELEVATION
1. The following updates have been made to the rear elevation:
- Widened the recess portion to have more impact on the façade.
ATTACHMENT 4Item 4
Packet Page 316
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 2 of 2
- Updated the treatment to a solid wall (without windows) as we are prohibited from having
openings within 5’ of the property line per building code.
- Provided trellis to add interest to this façade. The trellis will tie in with the new fence
proposed at the entry path along the north property line.
See Floor Plans and Elevations.
ARTICULATION - ROOF
1. We looked at additional parapet forms for the roof line, but the negative impact of not
providing shading to the storefront windows below brought us back to the original design. In
addition, the original design does provide a 1/3 : 2/3 ratio of parapet to shed roof that is a
preferred balance for composition.
2. We expanded the parapet roof towards the east and north to accommodate all of the roof top
equipment. The parapet will be approx.. 42” above the roof surface to easily screen 26” tall
condensers. This allows for the equipment to be hidden by the feature wall, and no additional
mechanical screening will be needed.
See Elevations & Roof Plan
EDGE DETAILS
1. A 6’ tall fence constructed of metal posts & wood slats is proposed at the North property line.
Intermittent breaks occur to provide cable ties for climbing plants. The design will tie into the
trellis structure on the East Wall, as well as the wood at the roof soffit.
The neighboring property to the South has walls, and a garbage enclosure along the south
property line, so an additional fence would be infeasible. We kept our landscape strip on our
property in this location. See L1.0
ALTERNATIVE PAVING
1. The project will provide concrete paving throughout with a decorative concrete paving
treatment in the drive aisle to help distinguish the parking stalls from the entry drive. See L1.0
ATTACHMENT 4Item 4
Packet Page 317
ARCH-0090-2020 (207 Higuera)
Mixed-Use Development: 16 one-bedroom
dwellings and a nonresidential suite
Purview: Development Review (Major)
Zoning §17.106.040 (D) –Major Development Review is a discretionary Planning
Commission review process that includes public notice with a public hearing
conducted as is required for all Planning Commission actions
▪Multi-unit residential developments with more than 10 units
Prior Review: Architectural Review Commission
August 3rd –Continued, with direction provided on several areas of project design,
for better consistency with design guidelines
September 14th –Positive recommendation forwarded to Planning Commission,
as to consistency of the project with applicable design guidelines, subject to several
suggested conditions of approval (included in Draft Resolution)
Revisions in Response to ARC Direction
▪Enhanced buffer between street and parking lot; enhanced site fencing at northern site edge
▪Decorative concrete to enhance attractiveness; Detail for utility equipment areas and screening
▪Added articulation of wall surfaces; building entry improvements
▪Refined details for roof-top equipment area and its screening
Land Use Element §3.8.5
Mixed Uses
The City encourages compatible mixed uses in commercial
Districts
The proposed project develops a site within an established service
commercial area with a Mixed-Use Development that provides a
significant number of residential dwellings.
Housing Element
§§6.17 & 6.19 –
Housing Production
Encourage residential development through infill development and
densification within City Limits and in designated expansion areas
over new annexation of land (6.17). Continue to incentivize affordable
housing development with density bonuses, parking reductions and
other development incentives (6.19).
The proposed project develops a site within City Limits, that includes
affordable housing. It utilizes a density bonus, parking reduction, and
other incentives offered to encourage production of affordable
housing.
General Plan
Site Details Proposed Allowed/
Required
Maximum Residential Density (density units)8.0 8.0
Affordable Housing Incentive
Base Density (rounded up from 5.52)
Density Bonus (27.5%)
6.0
2.0
Setbacks
Front (parking lot and signs)
Front (Buildings > 20 feet in height)
Interior Side and Rear
4 feet
83 feet
No setback
5 feet
15 feet
No setback
Maximum Building Height 34 feet 35 feet
Max Lot Coverage 35%75%
Maximum Floor Area Ratio 0.98 1.5
Parking Requirement (Mixed-Use Development)
Multi-Unit Residential
Vehicle Parking Spaces
(EV-Ready)
(EV-Capable)
Bicycle –Short Term / Long Term
16
(0)
(2)
0 / 16
16
(2 min.)
(8)
3 / 32
Commercial (e.g. Business Services)
Vehicle Parking Spaces
Bicycle –Short Term
0
2
1
2
Motorcycle 1 1
General Design Principles
§§2.1 & 2.2: Site and
Building Design
The site design is consistent with the character of development in the surrounding Service
Commercial area, exhibiting a simple efficient layout of parking, residential, and
nonresidential elements of this Mixed-Use Development. The proposed building design
exhibits appropriate balance and proportion, with visual relief of building surfaces
provided by articulation of wall planes, change of material, and window openings.
Commercial Project Design Guidelines
§3.1 A: Overall objectives Guidelines encourage provision of landscaping as a project amenity, and to help screen
parking and equipment areas.
§3.1 B: Architectural Design
Guidelines
The project design employs a consistent use of colors, materials, and detailing throughout
the primary elevations of the building and horizontal and vertical wall articulation are
expressed through the use of wall offsets, recessed windows, balconies, awnings and
entries. Lower portions of these elevations are partially obscured by surrounding
development.
§3.1 C.2: Site Planning
Building and Parking
Location
Guidelines provide that: “The visual impact of parking lots should be minimized by
locating these facilities to a portion of the site least visible from the street and by
providing adequate screening and parking lot landscaping.”
Though site constraints limit the area available for landscaping, landscaping and
screening bushes are provided at the street frontage and equipment area (transformer,
backflow prevention).
Design Guidelines
Site Planning, Other Design Details
§6.1 F: Solid waste service
areas
Solid waste storage is in a dedicated room at the northwest corner of the proposed
building, to be serviced by collection vehicles from within the parking area.
§6.1 G: Utility Equipment Provision is made in the project site plan for areas, screened by landscaping, for
placement of utility equipment. A transformer will be placed in the front setback and
below grade placement is not possible, but it will be screened by landscaping, and is
located so as not to obstruct views of driveways. The exterior backflow prevention
device will be painted to blend in with landscaping, and screened using landscaping.
§6.3: Parking Facilities
Alternative Paving
Materials
The use of innovative paving materials is supported, to minimize the visual
expansiveness of large paved areas. The Site Plan indicates the use of decorative
patterned concrete for the parking area, and Condition of Approval #10 of the Draft
Resolution addresses inclusion of this in final plans.
Design Guidelines, cont…
Density Bonus
Zoning §17.140.040 (E)
Projects that provide affordable housing are allowed up to a 35
percent density bonus.
When a developer agrees to construct at least five percent of the
total units of a housing development for very-low income
households, the Director shall grant the developer, upon the
developer’s request, a density bonus
Parking Requirements
Zoning §17.140.040 (K)
Upon the request of the developer, parking ratios of a development
meeting the criteria of this Section (five or more dwelling units,
affordable housing provided), inclusive of handicapped and guest
parking shall be one onsite parking space per one bedroom unit; An
applicant may request additional parking incentives or concessions
beyond those provided in this Section
Additional Incentive
Zoning §17.140.070 (A)(1)
When a developer agrees to construct housing for households of
very-low income households, and desires an incentive other than a
density bonus, the developer shall receive one incentive or
concession for housing developments that include at least five
percent for very-low income households.
Incentives and Concessions
Density Bonus
Zoning §17.140.040 (E)
Percentage Very Low Income Units = 8%
Percentage Density Bonus = 27.5%
Parking Requirements
Zoning §17.140.040 (K)
One onsite parking space per one bedroom unit (inclusive of
handicapped and guest parking
Additional Incentive
Zoning §17.140.070 (A)(1)
Reduction in Required Bicycle Parking for Residential Component:
Reduce number of required long-term spaces from two to one per
dwelling; and number of short-term spaces from three to two
Small unit site; provision of enhanced bicycle facilities with Bike
Room, including inflation station and repair tools; ground-floor units
have in-unit bicycle parking; short-term rack for non-residential
component available in off-hours
Incentives and Concessions
Density Bonus Statutes
Govt. Code. 65915 (e)(1)
In no case may a city apply any development standard that will have
the effect of physically precluding the construction of a development
[containing at least 5% of total units for Very Low Income
Households] at the densities or with the concessions or incentives
permitted by this section.
… an applicant may submit to a city a proposal for the waiver or
reduction of development standards that will have the effect of
physically precluding the construction of a development meeting the
criteria of subdivision (b) at the densities or with the concessions or
incentives permitted under this section, …
Nothing in this subdivision shall be interpreted to require a local
government to waive or reduce development standards if the waiver
or reduction would have a specific, adverse impact (as defined in
paragraph (2) of subdivision (d) of Section 65589.5) upon health,
safety, or the physical environment, and for which there is no feasible
method to satisfactorily mitigate or avoid the specific adverse impact.
Reductions and Waivers
Landscape Area Reduce minimum parking lot area landscaping area standard (Mid-
Higuera Street Enhancement Plan) by about 1.5% (from 10% to about
8.5%)
Constrained lot dimensions; screening of frontage and utility
equipment provided
Front Setback Reduce the minimum front setback standard (Zoning §17.36.020) by
one foot at the street frontage
Constrained lot dimensions; landscape buffer provided at frontage
Parking & Driveway Design
(4-foot Planting Areas)
Reduce the Parking & Driveway Standard (Zoning §17.72.090 &
Uniform Design Standards §4) requiring 4-foot planting areas after
each six parking spaces, and at row ends to allow 2-foot border
plantings with small tree in center of rows
Constrained lot dimensions; parking rows only eight spaces each,
with tree in center
Reduced Parking for
Non-Residential
Component
Reduce number of required spaces for 390 sq. ft. non-residential
space from one to zero
Constrained lot dimensions
Reductions and Waivers
10. Electric Vehicle Parking Final plans submitted for construction permits to complete this project shall
include in the Site Plan drawing a depiction of “EV-Ready” and “EV-Capable”
parking spaces, conforming to the requirements set out as described in Zoning
Regulations §17.72.040 (A) for Parking for Electric Vehicles , to the satisfaction
of the Community Development Director
12. Code Compliance When providing Any Electric Vehicle Charging Stations provided shall comply
with the provisions of the California Building Code for accessibility. §11A
Accessibility and §11B-812. Accessible EVCS parking spaces shall be on an
Accessible route and shall be required in addition to the number of Accessible
and Van Accessible parking spaces required by §11B-208 (not used for dual
purpose)..
Revised Conditions of Approval
Code Compliance Notes
Electric Vehicle Parking. Final plans submitted for construction permits to complete this project
shall include in the Site Plan “EV-Ready” and “EV-Capable” parking spaces, as described in Zoning
Regulations §17.72.040 (A) for Parking for Electric Vehicles,to the satisfaction of the Community
Development Director
Any Electric Vehicle Charging Stations provided shall comply with the provisions of the
California Building Code for accessibility.
25. Left Turns Left turns into exiting the site shall be restricted per the Access Management
policy adopted in our Engineering Standards as the new/modified driveway is
within the functional area of the adjacent signalized intersection
Revised Conditions of Approval
Left turns exiting the site shall be restricted per the Access Management policy adopted in our
Engineering Standards as the new/modified driveway is within the functional area of the adjacent
signalized intersection
Recommendation and Action Alternatives
Recommendation Adopt a resolution (Attachment 1), granting Major Development
Review approval for the project, subject to findings and conditions of
approval (with conditions modified as suggested in this staff
presentation)
ARCH-0090-2020 (207 Higuera)
Action
Adopt a resolution (Attachment 1), granting Major Development Review approval for the
project, subject to findings and conditions of approval (with conditions modified as
suggested in this staff presentation)
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.6 MILES TO THE CREAMERY
.6 MILES TO SOUTH HILL TRAIL 6
MEADOW PARK WEST ENTRANCE.
EASY HIGHWAY ACCESS FOR
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SMALL AFFORDABLE UNITS,
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OFFERS PRIVACY AND
SOUND MITIGATION
RECESSED BALCONIES FOR
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UNITS TO THE NORTH HAVE
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1UN0 CONTROL SYSTEMS
COMMERCIAL FACADE
FLOOR: CEILING
COMMERCIAL STOREFRONT
FACES STREET
METAL AWNINGS PROVIDE
ENTRY COVER
LOW -SLOPE SHED ROOF FOR
SOLAR ARRAY
INDUSTRIAL AESTHETIC
FEATURE WALL WHERE
EGRESS STAIR REQUIRED
DARK RED-
TRESPA PANEL
RUST ORANGE -
TRESPA PANEL
MATERIALS
TRESPA - PRODUCT IMAGE
MEDIUM TONE GRAY BLACK METAL WIWOOD
CORRUGATED METAL AWNINGS, SOFFITS
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