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Home My WebLink About03-17-14ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Conceptual review of a mixed-use project with eight residential units, 7,000-square feet of commercial and parking reductions. PROJECT ADDRESS: 3049 & 3099 Broad Street BY:Marcus Carloni, Associate Planner Phone Number: 781-7176 e-mail: mcarloni@slocity.org FILE NUMBER: ARC-C 11-14 FROM:Pam Ricci, Senior Planner RECOMMENDATION:Continue the project to a date uncertain with direction to staff and the applicant on items to be addressed in plans submitted for final approval. SITE DATA Applicant Paul Abbott Representative Randy Russom, RRM Design Group Zoning C-S-S; Service Commercial Special Considerations General Plan Services and Manufacturing Site Area ~18,000 square feet (0.41- acre) Environmental Status Preliminary plans indicate the project is likely categorically exempt from environmental review under section 15332 (In-fill Development) CEQA Guidelines SUMMARY The applicant proposes to redevelop an existing underdeveloped sloping site with a mixed-use project incorporating 7,000 square feet of grade level commercial space with eight upper floor residential units. The applicant is also requesting a 30% parking reduction as well a proposal to utilize tandem and compact parking spaces. Staff has reviewed the project’s consistency with the Community Design Guidelines and Zoning Regulations and has provided an analysis in section 3.0 below and has provided directional items in section 6.0 below. The project has been scheduled for a conceptual review before the ARC to allow staff and the applicant, to receive feedback and direction prior to finalizing plans and returning for final approval. Meeting Date: March 17, 2014 Item Number: 1 $5& 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Community Design Guidelines, Zoning Regulations (for parking reductions), and applicable City standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The project site consists of approximately 18,000 square feet of land in the Service Commercial Special Considerations (C-S-S) zone. The Special Considerations Overlay zone was applied to this site to ensure compatibility with the adjacent residential neighborhood and due to noise exposure. The subject location has an existing residential structure (to be removed), driveway, and trees but is otherwise majority undeveloped (Attachment 3, Project Plans, Sheet A2). The property fronts Broad Street and backs up to the recently redeveloped Alano Club property. Site Size ~18,000 square feet Present Use & Development Majority undeveloped Topography Approximately 10% cross slope Access Broad Street Surrounding Use/Zoning North: C-S-S zone Commercial Uses including the Brickyard commercial center South: C-S-PD zone The Crossroads shopping center East: C-S/C-S-PD Commercial Uses including Chevron Station and the Brickyard commercial center West: C-S-S and R-2-S zones commercial uses and multi-family residences along Rockview Place and Sweeney Lane 2.2 Project Description Significant project features include the following (Attachment 3, Project Plans): 1. Development of a three story mixed-use building with basement parking. a. Eight ~1,300 square foot two-bedroom residences on the upper floors. b. 7,200 square feet of commercial at grade level fronting Broad Street. 2. Contemporary design incorporating the following: a. Grade level patios for retail uses b. Upper level patios for residential uses c. Bridge connection between buildings at the first residential level d. Wood and steel trellis features e. Brick, stucco, and horizontal siding 3. Proposed 10% shared use parking reduction 4. Proposed 20% mixed use parking reduction 5. Proposed tandem and compact parking spaces ARC1 - 2 2.3 Project Statistics Statistics Item Proposed 1 Ordinance Standard 2 Street Yard 15 feet 15 feet Max. Height of Structure(s) 35 feet 35 feet Building Coverage (footprint) 50% 75 % Building Coverage (FAR) 1.23 FAR 1.5 FAR Parking Spaces 303 423 Notes: 1. Applicant’s project plans dated January 21, 2014 2. City Zoning Regulations 3. Proposed 30% parking reduction (see section 3.2 below) 3.0 PROJECT ANALYSIS 3.1 Site Plan Consistent with the Community Design Guidelines, the proposed buildings are oriented parallel and as close as possible to Broad Street 1 with parking facilities located in the portion of the site least visible from Broad Street 2 (Attachment 3, Project Plans, Sheet A4). Due to the project site’s east to west slope, the applicant proposes a central driveway ramp down to underground parking (see Attachment 3, Project Plans, Sheet A3). However, plans do not delineate a safe path of travel for pedestrians to walk out of the parking garage and access the storefronts along Broad Street. For Consistency with the Community Design Guidelines, the ARC should direct the applicant to provide a delineated path of travel for pedestrians in/out of the parking garage to building entrances 3 (Directional Item #3). 3.2 Parking The applicant is proposing a 10% shared use and 20% mixed use parking reduction for a total of 30%. A shared use parking reduction may be applied for projects with common parking areas 4, which is the case for this project, however, approval of a mixed use parking reduction requires finding the times of maximum parking demand from various uses to not coincide5 (e.g. residences primarily use a shared parking lot in the evening, night, and early morning while commercial uses primarily use a shared parking lot in the middle of the day). Because the proposed tandem parking spaces will likely be designated for residential uses, the mixed use parking reduction may be difficult to support because the parking lot will not actually be shared. Staff is looking to the ARC 1 Community Design Guidelines Chapter 3.1.C2: Building and parking location. Buildings should generally be oriented parallel to streets and should be placed as close to the street as required setbacks and consistent building placement permit. 2 Community Design Guidelines Chapter 3.1.2i: 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. 3 Community Design Guidelines Chapter 3.1.C2k: Parking areas should be connected to building entrances by means of enhanced (patterned or stamped) paving. 4 Zoning Regulations section 17.16.060.B: Shared parking reduction. Where two or more uses share common parking areas, the total number of parking spaces required may be reduced by up to 10%, with approval of an administrative use permit. Where shared parking is located on more than one parcel, affected parties must record an agreement governing the shared parking, to the satisfaction of the Director. 5 Zoning Regulations section 17.16.060.C: Mixed-use parking reduction. By approving an administrative use permit, the Director may reduce the parking requirement for projects sharing parking by up to 20%, in addition to the shared parking reduction, for a total maximum parking reduction of 30%, upon finding that the times of maximum parking demand from various uses will not coincide. ARC1 - 3 to provide feedback as to the level of support for a 30% parking reduction based on the proposed layout of parking spaces. Additionally, the applicant proposes four compact spaces which are allowed only if justified by unusual circumstances such as saving a tree or using otherwise unusable space 6. Directional Item #4 requires the applicant to provide justification of the need for compact spaces with plans submitted for final ARC review. 3.3 Design: Front Elevation. Consistent with the Community Design Guidelines, the design of the front (Broad Street) elevation incorporates articulation through the use of awnings, trellis features and second floor balconies for the residential units (Attachment 3, Project Plans, Sheet A1). The upper floor balconies along Broad Street also help to create a stepped appearance to the design of these buildings where the majority of the mass is central to the façade. However, the central mass of these buildings (facing Broad Street) is represented by a 34-foot tall wall of horizontal siding. This tall feature of the primary façade has a monotonous appearance and the ARC should add articulation 7 to this feature and/or direct the applicant to step back the upper floors of the building (Directional item 11). Rear Elevation. The rear elevation of the buildings incorporates the same design features as the front (Broad Street) elevation; material change, trellis features, and balconies (Attachment 3, Project Plans, Sheet A6). The rear elevation is at the downhill side of the property which incorporates the height of the parking garage and appears as a 44-foot tall four-story structure. 6 Parking and Driveway Standards 2230: Use of compact spaces requires approval of an exception by the Community Development Director or the ARC. Compact spaces are allowed only if justified by unusual circumstances such as saving a tree or using otherwise unusable space. 7 Community Design Guidelines Chapter 5.4.C1: Facade and roof articulation. A structure with three or more attached units should incorporate significant wall and roof articulation to reduce apparent scale. Changes in wall planes and roof heights, and the inclusion of elements such as balconies, porches, arcades, dormers, and cross gables can avoid the barracks-like quality of long flat walls and roofs. ARC1 - 4 Special attention should be provided at this rear elevation due to the smaller scale structures7&8 west of the project site (Alano Club and Multi-Family residences along Rockview Place and Sweeny Lane). The ARC should consider adding articulation to this elevation including stepping back upper floors 9 of the building to help reduce the mass and scale of this taller façade (Directional item 11). Side Elevations. Inconsistent with the Community Design Guidelines, the side elevations of the building are shown as tall monotonous wall areas which appear disjointed from the front and rear elevations; lacking the same use of material change, articulation, and façade features (Attachment 3, Project Plans, Sheet A7). For consistency with the Community Design Guidelines, the ARC should consider adding articulation by stepping back upper floors and directing the applicant to provide the same level of architectural treatment and interest on side elevations as that used on the front and rear elevations (Directional Item 11 and 12). 4.0 OTHER DEPARTMENT COMMENTS Comments from the other departments have been incorporated into the directional items in section 5.0 below. Code requirements have been provided to the applicant separately. 5.0 RECOMMENDATION Continue the project to a date uncertain with the following directional items: Planning Department 1. Plans submitted for final ARC review shall incorporate all requirements from the ARC Development Projects application checklist. a. Ensure elevation plans include elevation views of both buildings that face the central access-way (Building 1: north elevation, Building 2: south elevation). 2. The applicant shall clarify if a subdivision is proposed. If a subdivision is proposed, plans shall show compliance with the City’s Submission Regulations. 3. Provide a delineated/enhanced (e.g. patterned or stamped) path of travel for pedestrians in/out of the parking garage to retail building entrances. 4. Plans submitted for final ARC review shall provide justification of the need for compact spaces per Parking and Driveway Standard 2230. 5. Plans submitted for final ARC review shall clearly dimension and demonstrate vehicle circulation at the lower level parking area per City standards, including additional width of stalls adjacent to obstructions. Vehicles shall be able to maneuver into all spaces in one motion and exit to the street in not more than 8 Community Design Guidelines Chapter 5.4.C2: Scale. Because multi-family projects are usually taller than one story, their bulk can impose on surrounding uses. The larger scale of these projects should be considered within the context of their surroundings. Structures with greater height may require additional setbacks at the ground floor level and/or upper levels (stepped-down) along the street frontage so they do not shade adjacent properties or visually dominate the neighborhood. 9 Community Design Guidelines Chapter 5.3.C: Visual impacts from building height. The height of infill projects should be consistent with [the height] of surrounding residential structures. Where greater height is desired, an infill structure should set back upper floors from the edge of the first story to reduce impacts on adjacent smaller homes, and to protect solar access. ARC1 - 5 two maneuvers. The minimum driveway width for this development is 20-feet which may not be enough space for vehicles to turn from the driveway into the parking areas. 6. Plans submitted for final ARC review shall clearly indicate the floor areas used to calculate parking for commercial floor area. 7. Plans submitted for final ARC review shall provide a dashed line indicated the floor above on all floor plan drawings. 8. Plans submitted for final ARC review shall include window details (including storefront and residential windows) indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. 9. Plans submitted for final ARC review shall incorporate a sign program including information on the sizes, locations, colors, materials, and types/illumination of signage proposed for the buildings and the overall site. Project signs shall be designed to be compatible with the architecture of proposed buildings. 10. Public art will need to be provided or the in-lieu fee paid as a part of this project. During this early design phase of the project the applicant shall consider providing public art within the project rather than paying the public art in-lieu fee. Examples of public art can be found at the following location: http://slocity.maps.arcgis.com/apps/MapTour/index.html?appid=fbad3e2447f14621abf1733fd999ebf6& webmap=fa674701ae904514857472be1ecd4bfd 11. The applicant shall step the residential floors back from the grade level commercial floors (horizontal articulation) to reduce the mass and scale of all building elevations. 12. Provide four-sided architecture by providing the same level of architectural treatment and interest to the side elevations as is used on the front and rear elevations. Engineering Department 13. The final ARC plans shall include complete site, utility, grading, and drainage plans. The final ARC submittal shall include a preliminary drainage report. The plans and report shall show and note compliance with the pertinent City Interim Low-Impact Development Standards for a Tier 2 project and the Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board. These regulations became effective March 6, 2014. 14. The final ARC plans shall show and label the diameter and species of all existing trees to remain and trees to be removed. Tree removals may be approved by the ARC and City Arborist. If tree removals are appealed and/or not supported by the ARC and City Arborist, a separate Tree Committee action to remove trees will be required. Compensatory tree plantings on-site or off-site may be conditioned as part of the ARC approval process. The front yard landscaping plan should incorporate additional street tree plantings beyond the existing trees in tree wells. 15. The applicant shall clarify whether easements and maintenance agreements exist for a shared fire service and that a common fire sprinkler underground system complies with the Fire Code and is approved by the Fire Department. Otherwise, the final ARC plans shall show the location of the existing and proposed double-check assemblies. If a dedicated assembly is required for the two new buildings, the applicant should explore the option of installing an internal vertical double-check assembly. ARC1 - 6 Public Works Department – Transportation 16. To further ensure pedestrian safety, project driveway exits shall provide a minimum of ten feet clear visibility to the back of sidewalk on both sides of the exit, unobstructed by building corners, columns, or any other visual impediments. The distance shall be measured from 8 feet behind the stop bar and two feet to the right of the centerline where a driver would be located in a stopped vehicle and shown on building plans. 17. The project’s Broad Street frontage does not have a parking lane to accommodate on-street deliveries so the project shall be designed to allow for on-site deliveries for both residential and commercial uses. Prospective tenants shall be notified of the project’s on-site delivery limitations so they can determine if it will meet their needs. 18. Prospective tenants shall be notified of the project’s requested and approved tandem parking. Additionally, tenants should be advised that they should ensure that the amount of on-site parking is adequate for their needs because they will not be able to obtain on-street parking permits for any additional parking needs. 6.0 ATTACHMENTS 1. Vicinity map 2. Project Plans 3. Expanded Site Map and Street Elevation Included in Committee member portfolio: Project Plans ARC1 - 7 M M R-2-S R-2-S C/OS-40 R-3-PD C-C-S C-S-PD C-S R-2-S R-2-PD M-PD R-2-S C-S C-S-S C-S-S R-1 C-S-PD C-S-S C-S R-2-S C-S R-2 R-1-PD R-4-PD C-C-PD R-2-PD R-1-PD C-C-PD R-1 R-2 R-3-PD B R O A D R O C K V I EW McMILLANGARIBALDIPERKINSORCUTTSWEENEYSTONERIDGEMUTSUHITO VICINITY MAP File No. 11-143099 & 3049 Broad ¯ ARC1 - 8 A California Corporation | Victor Montgomery, Architect #C11090 | Jerry Michael, PE #36895, LS #6276 | Jeff Ferber, LA #2844P: (805) 543-1794 | F: (805) 543-4609 | www.rrmdesign.com3765 South Higuera St., Ste. 102, San Luis Obispo, CA 93401A1BROAD STREET MIXED USEDATE: JANUARY 21, 2014TITLE SHEETPROJECT STATISTICSPROJECT DIRECTORYVACINITY MAPSHEET INDEXOWNER:VELLUM / PAUL ABBOTT3590 BROAD STREET STE. 130 SAN LUIS OBISPO, CA 93401ARCHITECT: RRM DESIGN GROUP 3765 S.HIGUERA STREET, SUITE 102 SAN LUIS OBISPO, CA 93401 CONTACT: RANDY RUSSOM PHONE: (805)-543-1794 EMAIL: RWRUSSOM@RRMDESIGN.COMPROJECT ADDRESS:3049 & 3099 BROAD STREET SAN LUIS OBISPO, CA 93401APN NUMBERS: 004-583-052: PARCEL 1 004-583-053: PARCEL 2PROJECT DESCRIPTION: THREE (3) - STORY MIXED USE PROJECT WITH ASSOCIATED OUTDOOR AMMENITIES AND BASEMENT PARKING. PROJECT CONSISTS OF RETAIL / COMMERICAL CONDO SPACE ON BROAD STREET WITH EIGHT (8) RESIDENTIAL TWO-BEDROOM TOWNHOUSES ON THE SECOND AND THIRD FLOORS.ZONING: C-SMAX HEIGHT: 35 FT. (40 FT. PER BSC)DENSITY ALLOWED: 24 DU/ACMAX LOT COVERAGE: 75% (13’539 SF)PROPOSED COV.: 50% (9074 SF)MAX F.A.R.: 1.5 (27’078 SF) PROPOSED F.A.R.: 1.23 (22’160 SF)LOT SIZE: SF AC DUPARCEL 1 9048 .21 5PARCEL 2 9004 .21 5TOTAL 18052 .41 9.9TOTAL SF: COMMERCIAL 1ST FLOOR: 9074 SF RESIDENTIAL 2ND FLOOR: 7633 SF RESIDENTIAL 3RD FLOOR: 5453 SF TOTAL: 22’160 SFDECKS: 3156 SF STORAGE: 1443 SFTYPICAL RESIDENTIAL UNIT:TOWNHOME2 BEDROOM2.5 BATHTECH OR LOFT SPACE+/- 1,300 SQ.FT LIVING+ DECKPARKINGRESIDENTIAL UNITS PARKING REQUIRED2 BEDROOM 8 16 SPACESGUEST 1PER 5 2 SPACESSUBTOTAL 18 SPACESCOMMERCIAL AREA PARKING REQUIREDBUILDING 1 3,400 SF 11 SPACESBUILDING 2 3,800 SF 13 SPACESSUBTOTAL 7,200 SF 24 SPACESPARKING REQUIRED 42 SPACES30% MIXED-USEREDUCTION -12 SPACESPROVIDED 30 SPACESLANDSCAPE AREA: 1650 SFIMPERVIOUS SURFACE: 9550 SFBROA D S T R E E T ORCUTT ROADPROJECTSITEA1 TITLE SHEETA2 EXISTING SITE PLANA3 PARKING LEVEL PLANA4 COMMERCIAL - GRADE LEVEL PLANA5 RESIDENTIAL- LEVEL ONE AND TWO PLANSA6 ELEVATIONSA7 ELEVATIONSA8 SITE SECTIONC1 GRADING AND DRAINAGE PLANARC1 - 9 A California Corporation | Victor Montgomery, Architect #C11090 | Jerry Michael, PE #36895, LS #6276 | Jeff Ferber, LA #2844P: (805) 543-1794 | F: (805) 543-4609 | www.rrmdesign.com3765 South Higuera St., Ste. 102, San Luis Obispo, CA 93401A2BROAD STREET MIXED USEDATE: JANUARY 21, 2014EXISTING SITE PLAN0SCALE 1”=20’20 40 6010239’240’241’242’243’244’245’246’247’248’250’EXISTING STREET TREEBROAD STREETEXISTING STREET TREE15’ SETBACK7’ SEWER EASEMENT4’ BIKE LANE20’ DRIVEWAY EASMENT18’ DRIVEWAY 5’ SETBACKPROPERTY LINEEXISTING TREESTO BE REMOVED149.97’149.97’119.25’119.25’(E)HOUSETO BE REMOVEDARC1 - 10 5’18’18’25’15’ FRONT SETBACK5’ SIDE SETBACK26’9’TYP.9’8’9’18’9’-6”9’A California Corporation | Victor Montgomery, Architect #C11090 | Jerry Michael, PE #36895, LS #6276 | Jeff Ferber, LA #2844P: (805) 543-1794 | F: (805) 543-4609 | www.rrmdesign.com3765 South Higuera St., Ste. 102, San Luis Obispo, CA 93401A3BROAD STREET MIXED USEDATE: JANUARY 21, 2014FLOOR PLAN0SCALE 1”=8’816244CCCSECTION ACTRASHENCLOSUREUPUPSTORAGESTORAGESTORAGETANDEMTANDEMTANDEMTANDEMTANDEMTANDEMSTORAGESTOR.STOR.STOR.STOR.STOR.STOR.STOR.MECH./STOR.RAMP DOWNENTRYELEV.PARKINGBROAD STREETHCHCSECTION AARC1 - 11 11’72’54’59’13’71’15’ FRONT SETBACK5’ SIDESETBACK5’ A California Corporation | Victor Montgomery, Architect #C11090 | Jerry Michael, PE #36895, LS #6276 | Jeff Ferber, LA #2844P: (805) 543-1794 | F: (805) 543-4609 | www.rrmdesign.com3765 South Higuera St., Ste. 102, San Luis Obispo, CA 93401A4BROAD STREET MIXED USEDATE: JANUARY 21, 2014FLOOR PLANS0SCALE 1”=8’816244COMMERCIAL-GRADE LEVELBROAD STREETUPDN DNDNRAMPPATIOPATIORAMPRETAIL3,400 SFRETAIL3,800 SFRAMP DOWNDECKDECKUPDNELEVARC1 - 12 40’31’71’A California Corporation | Victor Montgomery, Architect #C11090 | Jerry Michael, PE #36895, LS #6276 | Jeff Ferber, LA #2844P: (805) 543-1794 | F: (805) 543-4609 | www.rrmdesign.com3765 South Higuera St., Ste. 102, San Luis Obispo, CA 93401A5BROAD STREET MIXED USEDATE: JANUARY 21, 2014FLOOR PLANS0SCALE 1”=8’816244RESIDENTIAL- LEVEL ONE AND TWOLEVEL ONELEVEL TWOGREAT ROOMUNIT 1UNIT 2UNIT 3UNIT 5UNIT 6UNIT 7UNIT 8UNIT 4GREAT ROOMGREAT ROOMGREAT ROOMGREAT ROOMGREAT ROOMGREAT ROOMGREAT ROOMDININGDININGDININGDININGMSTR. BEDMSTR. BEDMSTR. BAMSTR. BAMSTR. BAMSTR. BAMSTR. BAMSTR. BAMSTR. BAMSTR. BAM. CLM. CLM. CLM. CLM. CLM. CLBED 2BED 2DNDNDNDNDNDNDNDNTECHTECHTECHTECHTECHOPENOPENOPENOPENOPENOPENOPENOPENLOFTLOFTBABABABABAWWWWWW DW DW DDDDDDBED 2BED 2BED 2BED 2BED 2BED 2MSTR. BEDMSTR. BEDMSTR. BEDMSTR. BEDMSTR. BEDMSTR. BEDDININGDININGDECKDECKDECKDECKDECKDECKDECKDECKDININGDININGKITCHENKITCHENKITCHENKITCHENKITCHENKITCHENKITCHENKITCHENPOWDERPOWDERPWDRPWDRPWDRUPUPUPUPUPUPPWDRPWDRENTRYENTRYENTRYENTRYENTRYENTRYENTRYENTRYENTRYBUILDING ONEBUILDING ONEBUILDING TWOBUILDING TWO35’40’40’26’24’50’31’10’48’22’26’40’83’31’12’35’75’75’26’24’50’31’10’26’62’26’ARC1 - 13 A California Corporation | Victor Montgomery, Architect #C11090 | Jerry Michael, PE #36895, LS #6276 | Jeff Ferber, LA #2844P: (805) 543-1794 | F: (805) 543-4609 | www.rrmdesign.com3765 South Higuera St., Ste. 102, San Luis Obispo, CA 93401A6BROAD STREET MIXED USEDATE: JANUARY 21, 2014ELEVATIONS0SCALE 1”=8’816244FRONT ELEVATIONREAR ELEVATIONT.O.S.282’PARKING LEVEL BELOW270’ F.F.261’ F.F.248’ F.F.238’ F.F.T.O.S.282’270’ F.F.261’ F.F.248’ F.F.238’ F.F.ARC1 - 14 A California Corporation | Victor Montgomery, Architect #C11090 | Jerry Michael, PE #36895, LS #6276 | Jeff Ferber, LA #2844P: (805) 543-1794 | F: (805) 543-4609 | www.rrmdesign.com3765 South Higuera St., Ste. 102, San Luis Obispo, CA 93401A7BROAD STREET MIXED USEDATE: JANUARY 21, 2014ELEVATIONS0SCALE 1”=8’816244LEFT ELEVATIONBROAD ST.BROAD ST.RIGHT ELEVATIONPARKING LEVEL BELOWPARKING LEVEL BELOW279’ T.O.R.279’ T.O.R.270’ F.F.270’ F.F.261’ F.F.261’ F.F.248’ F.F.248’ F.F.238’ F.F.238’ F.F.ARC1 - 15 8’40’Max. Allowable Height 279.125’Proposed Max. Allowable Height per Broad Street Corridor Plan35’8’12’9’Avg. Nat. Grade 244.125’South Broad Street Corridor Area Plan – PC Hearing Draft February 2012Building Façade. Building façade shall be built to the BTL for at least eighty percent (80%) of the lot width, except when a smaller building façade width is required to meet driveway standards. Building façade at BTL may include offsets or jogs of up to twenty-four (24) inches in depth. Buildings should have a main ground floor entrance facing the primary street. Rear-facing buildings, loading docks, overhead doors, and other service entries are prohibited on primary street façades.Building Heights. See Table 3.3 and Figure 3.4. Table 3.3 Building Height RequirementsStreet Wall or Fence Height. Any section along the BTL not defined by a building, driveway, or pedestrian access-way should be defined by a thirty six (36) inch high fence, railing, wall, or hedge. Minimum Height Maximum Height A(General requirement)25' 35' A(Mixed-use or historic designation buildings)25' 40' B(For balconies)12' C(For balconies)4’ maximum projection into public right-of-way D(Ground story, clear interior height)12' - E(Upper stories, clear interior height)8' - Not illustrated: Finished floor height above adjacent sidewalk Up to 3’Figure 3.4 Building Section A California Corporation | Victor Montgomery, Architect #C11090 | Jerry Michael, PE #36895, LS #6276 | Jeff Ferber, LA #2844P: (805) 543-1794 | F: (805) 543-4609 | www.rrmdesign.com3765 South Higuera St., Ste. 102, San Luis Obispo, CA 93401A8BROAD STREET MIXED USEDATE: JANUARY 21, 2014SITE SECTION0SCALE 1”=8’816244238’ FF248’ FF261’ F.F.270’ F.F.279’ T.O.R.T.O.S. PROPOSED 282’ MAX. HEIGHTCOMMERCIALLEVEL 2 - RESIDENTIALLEVEL 3 - RESIDENTIALLEVEL 2 - RESIDENTIALLEVEL 3 - RESIDENTIALDECKPARKING LEVELUNIT 2UNIT 2UNIT 1UNIT 1BROAD ST.SRI%URDG6WUHHW6SHFL¿F3ODQARC1 - 16 C1A California Corporation | Victor Montgomery, Architect #C11090 | Jerry Michael, PE #36895, LS #6276 | Jeff Ferber, LA #2844P: (805) 543-1794 | F: (805) 543-4609 | www.rrmdesign.com3765 South Higuera St., Ste. 102, San Luis Obispo, CA 93401BROAD STREET MIXED USEDATE: JANUARY 14, 2014GRADING AND DRAINAGE PLANRAMP DOWN249.74’241.44’239.71’6% SLOPE2% MAX SLOPE238.81’237.65’ F.S.+/-5%SLOPE+/-5%SLOPEF.F. 238’F.F. 238’15’SAGVERTICAL CURVERAMP 47’ 8”15% SLOPE248.49’(E) NATURAL GRADE BUILDING HIGH248.5’ 10’CREST VERTICAL CURVE239’240’241’242’243’244’245’246’247’248’249’(E) NATURAL GRADE BUILDING LOW 239.75’AVERAGE NATURAL GRADE BELOW BUILDING FOOTPRINT(248.5’+239.75’)/2 = 244.75’MAX ALLOWABLE HEIGHT244.75’+35’ = 279.125’0SCALE 1”=20’2040 6010ARC1 - 17 BROAD STREET MIXED USEFEBRUARY 24 , 2014SITE PLAN AND STREET ELEVATIONBROAD STREETSite PlanStreet ElevationBROAD STREETCROSS ROADS SHOPPING CENTERBLDG 1Crossroads Shopping CenterBLDG 2GASSTATIONBLDG 2BLDG 1ORCUTT RDARC1 - 18