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Home My WebLink About11-16-15 ARC Agenda PacketCity of San Luis Obispo, Agenda, Architectural Review Commission ARCHITECTURAL REVIEW COMMISSION AGENDA Council Hearing Room City Hall - 990 Palm Street San Luis Obispo, CA 93401 November 16, 2015 Monday 5:00 p.m. ROLL CALL: Commrs. Patricia Andreen, Ken Curtis, Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. MINUTES: Minutes of October 5, 2015. Approve or amend. PUBLIC COMMENT: At this time, people may address the Commission about items not on the agenda. Persons wishing to speak should come forward and state their name and city of residence. Comments are limited to five minutes per person. Items raised at this time are generally referred to the staff and, if action by the Commission is necessary, may be scheduled for a future meeting. PUBLIC HEARINGS: NOTE: Any court challenge to the actions taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing, or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. Any decision of the Architectural Review Commission is final unless appealed to the City Council within 10 days of the action. Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available in the Community Development Department, City Clerk’s office, or on the City’s website (www.slocity.org). The fee for filing an appeal is $279 and must accompany the appeal documentation. 1. 128 Chorro Street. APPL-1974-2015; Review of an appeal of the Director’s approval of a Guest Quarters permit (GUST-1645-2015); R-1 zone; Holly and Tony Garcia, applicants; Jon Hanlon, appellant. (Kyle Van Leeuwen) 2. 1035 Madonna Road. ARCH-2287-2015; Preliminary review of the Draft Design Guidelines for the San Luis Ranch Specific Plan project, requesting conceptual direction to the project design; Dalidio and Laguna zones; San Luis Ranch, LLC, applicant. (Rachel Cohen) Architectural Review Commission Page 2 The City of San Luis Obispo is committed to include the disabled in all of its services, programs and activities. Please contact the City Clerk or staff liaison prior to the meeting if you require assistance. 3. 224 Tank Farm Road. ARCH-1407-2015; Review of the construction of a new 55-foot tall Verizon Wireless telecommunications facility disguised as a water tower, with a categorical exemption from environmental review; C-S-SP zone, Verizon Wireless, applicant. (Walter Oetzell) COMMENT & DISCUSSION 4. Staff a. Agenda Forecast 5. Commission ADJOURNMENT Presenting Planners: Kyle Van Leeuwen, Rachel Cohen & Walter Oetzell ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of an appeal of the Community Development Director’s Decision to approve the establishment of a guest quarters located at 128 Chorro Street. PROJECT ADDRESS: 128 Chorro Street BY: Kyle Van Leeuwen, Planning Technician Phone Number: (805) 781-7091 e-mail: Kvanleeuwen@slocity.org FILE NUMBER: GUST-1645-2015 FROM: Marcus Carloni, Associate Planner RECOMMENDATION Adopt a Resolution (Attachment 1) that denies the appeal of the Community Development Director’s approval of the project based on findings of consistency with City standards and subject to conditions of approval. SITE DATA Applicant Holly and Antonio Garcia Representative Frances Gibbs, Pults & Associates Architects, LLP Historic Status Contributing Property Zoning R-1 (Low-Density Residential) General Plan Low Density Site Area 0.15 Acres (6,670 square feet) Environmental Status Categorical Exemption, Class 3, Section 15303, New Construction or Conversion of Small Structures, CEQA Guidelines. SUMMARY The applicant has applied for review of a 322 square-foot guest quarters in the R-1 (Low-Density Residential) Zone on a property containing a contributing historic structure. The proposed project includes the conversion of an existing non-conforming structure to be used as a guest quarters with a conforming addition to the structure. The project was reviewed and approved at the staff level on August 27, 2015. The approval was appealed on September 7, 2015 on the grounds of inadequate analysis by staff. Meeting Date: November 16, 2015 Item Number: 1 ARC1 - 1 GUST-1645-2015 128 Chorro Street Page 2 1.0 BACKGROUND In July of 2014 the City’s Code Enforcement Officers opened a case in connection to an unpermitted secondary unit and garage conversion on the subject property (Attachment 5). This unpermitted habitable space included the conversion of an accessory structure which historically functioned as a garage and workshop. The dwelling unit also included the use of an unpermitted addition made to the structure. Through discussions between the property owner and planning staff, it was determined that the property owner could either pursue the approval of a guest quarters or convert the accessory structure back into a garage and workshop. In order to address the code enforcement violation and establish a guest quarters, the project needed to include the removal of the unpermitted addition re- establishing the portion of the structure to be used as a garage, consistent with all other Zoning and Building requirements. An application to establish a guest quarters was filed on July 7, 2015 and was approved on August 27, 2015. During this review period, the applicants’ neighbor, Mr. Hanlon, contacted planning staff to discuss the proposal and present his concerns. These discussions took place in person with planning staff, through an exchange of emails, and over the phone. At the time of approval, staff worked with the applicant to further resolve the concerns from the neighbor, going above what is required by code. This effort was not agreeable to the appellant. Mr. Hanlon appealed the Director’s approval on September 7, 2015. 2.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with Chapter 17.21.020 of the Zoning Regulations (Guest Quarters), the Community Design Guidelines and applicable City standards. 3.0 PROJECT INFORMATION 3.1 Site Information/Setting The project site, 128 Chorro Street, is located on the corner of Chorro and West Streets. The property is in the Low-Density Residential (R-1) zone and is in a neighborhood of Low-Density zoning with single-family residences. The project site contains a single-family dwelling which is listed as a Contributing Historic Resource. The structure is deemed a Contributing Historic Resource due its architectural significance as an example of the Tudor Revival architectural style. The accessory structure located in the northeast corner of the property is not considered a historic structure. The south-facing, West Street frontage of the property is at a slightly higher elevation than the adjacent street and sidewalk. This higher elevation is less prevalent on the Chorro Street frontage where the street has a slight upward slope, eventually meeting the elevation of the ARC1 - 2 GUST-1645-2015 128 Chorro Street Page 3 property to the north. The south facing elevation includes a retaining wall that exists within the public right of way. A covenant agreement exists for this retaining wall in the right of way (Attachment 8). Site Size ~6,670 Present Use Single-family residence and detached accessory structure Topography Mostly level site with retaining wall near southern boundary Access West Street Surrounding Use/Zoning North: Single-Family Residence (R-1 zone) South: Single-Family Residence (R-1 zone) East: Single Family Residences (R-1 zone) West: Single Family Residences (R-1 zone) 3.2 Project Description The project consists of the removal of an unpermitted non-conforming addition made to the accessory structure, and the construction of a conforming addition. This project will also establish a residential occupancy classification for the proposed habitable space, including compliance with all current building and safety code requirements. The resulting structure will consist of a permitted guest quarters attached to a single-car garage. The proposed project includes the following significant aspects: • Removal of non-permitted addition • Reestablish the garage portion of structure to once again be used as garage. • Construct 108 square-foot addition, creating a 322 square-foot Guest Quarters 4.0 PROJECT ANALYSIS As stated above, the approval of this project was made on the determination that the subject property and proposed demolition/construction meets all the requirements of the Zoning Regulations due to the age of the property and the existing structures. The following describes the main aspects of staff’s analysis of the proposed project. Staff analysis was needed to make certain determinations, as described below. 4.1 Site Analysis: Legal Non-Conforming Status: The existing accessory structure is a non-conforming structure due to a building setback which is less than five feet from the property line. This type of non-conformity is common in older neighborhoods such as this. The main residence and accessory structure do not have building permits on record with the City, but are identified in county assessor’s records. This led to the determination that both structures ARC1 - 3 GUST-1645-2015 128 Chorro Street Page 4 were legally constructed. It had been previously determined that the addition to the accessory structure has not been permitted and must be removed, as proposed with the project. Single-Car Garage: The accessory structure, which is not historic, has been determined to historically function as a single-car garage and workshop space. There is no definitive record stating that the structure has always been a single-car garage and not originally a two- car garage. However, it has been determined that the accessory structure be recognized as only accommodating a single vehicle. Staff determination came through review of previous documentation (county assessor’s records and past planning submittals (Attachment 7)) and physical evidence (driveway approach). Both one-car and two-car garages are typical for the neighborhood. Without a definitive record of the structure housing two-cars, required parking for the site has been determined to historically exist in a tandem arrangement (one space in the garage and a second in the driveway approach to the garage). Therefore the project would not be considered a “garage conversion”, as it does not eliminate a required covered parking space. The area being converted into a guest quarters is recognized as a workshop space. Approval of the guest quarters applications does not require any additional onsite parking. 4.2 Compliance with Zoning Regulations Guest Quarters: The guest quarters regulations were created with the intent to allow this particular accessory use in connection with a primary residential unit, and to prevent the conversions of these spaces into separate dwelling units in the future. The general requirements for allowing a guest quarters are: 1) consistency with allowable density and size for the underlying zone; 2) the primary use of the site being a single-family dwelling; 3) owner occupancy of the primary residence; 4) and the exclusion of any kitchen facilities within the guest quarters. These regulations are described in depth in the Zoning Regulations (Attachment 6). These requirements for a guest quarters were met as described below: 1. The property contains a single-family home with a detached accessory structure. A single-family dwelling is counted as one density unit in the R-1 zone, and the addition of a guest quarters does not increase that density calculation. The allowed density for the size of the property is 1.05 units. The project meets all other requirements of the R-1 Zone. 2. The primary use of the site is a single-family dwelling. 3. The property is the applicant’s primary residence, as confirmed through tax records. 4. The project includes the removal of all existing kitchen equipment within the accessory structure, and no new kitchen facilities are proposed. After fully reviewing the proposed project, staff concluded that all applicable zoning regulations are met, including the requirements for a guest quarters, within the current proposal, and conditions of approval of the project. ARC1 - 4 GUST-1645-2015 128 Chorro Street Page 5 5.0 EVALUATION OF APPEAL The appellant has provided a letter explaining the reasons for the appeal (Attachment 4). The major points of the appeal are: 1) the historic use of the accessory structure has been as a garage only, and a past planning application documents the structure labeled as a garage 2) the structure was illegally built at the time of construction. 5.1 Staff Response 1. Historic use of structure. Staff’s analysis of the historic use of the structure is addressed above (§4.1.2). The appellant makes reference to a site plan submitted in 1981 as evidence of the building being used only as a garage. Although plans submitted in relation to that project call out the building as “old garage” or “existing garage”. This does not mean that the entire structure was being utilized as a garage or that it had more than a single-car garage door. To the contrary, the 1981 plan submittal shows that the unpermitted addition was already in place and that the driveway approach leads to a single car entrance. This plan submittal was used by staff during site analysis to help affirm that the structure was not being used as a two-car garage in 1981 (Attachment 7). 2. Legal status of structure. Staff’s analysis of the legal non-conforming status of the structure is addressed above (§4.1.1). The accessory structure was built prior to 1974. The plans submitted in relation to this project do not imply that the accessory structure was built in 1974, but that the layout of the interior was such in 1974. This was the year the applicant purchased the property and was prior to the illegal addition being constructed. This representation of the building layout is what city staff requested be documented with the submittal. To properly assess what changes would be allowed to the structure, documentation of the original layout is needed. It is the City’s position that the accessory structure was legally built, and the existing small addition was not. 5.2 Additional concerns raised in the appeal Other non-conformities and covenants exist on site and should be remedied at this time. All nonconformities associated with the building and within the scope of the project are acceptable as legal non-conforming. Within the scope of this project it was determined by the Engineering staff that the driveway needed to be brought into code with current ADA standards, which is conditioned to be addressed at the time of building permit application. Any other non- conformities or existing covenant agreements are not within the scope of the project. The project will impact onsite parking. The requirements to remedy the code enforcement case and to meet the requirements of the Zoning Regulations for the project include re-establishing a single car garage. The tandem parking space leading to the garage meets the City’s standards for a parking space. This brings the property back into conformance with the City’s parking requirements for the Low-Density Residential zone. The approval of a guest quarters does not require additional onsite parking. ARC1 - 5 GUST-1645-2015 128 Chorro Street Page 6 The project will exacerbate an existing noise issue. The project includes filling-in the existing windows that face the neighboring property and creating a wall thickness that meets current code requirements and would provide interior noise attenuation. There have been no documented noise complaints for over 10 years. The staff did not fully evaluate the proximity of neighboring structures due to an incomplete submittal The project submittal did not include the building footprints of neighboring buildings on site plans. This information is generally needed to address possible impacts to neighboring properties; however this does not mean that those impacts were not evaluated. Due to multiple conversations with Mr. Hanlon about the potential impacts and the evaluation done onsite, these impacts were thoroughly considered when evaluating the project. The level of evaluation given to this aspect by staff is equivalent to or beyond what is provided through the inclusion of neighboring building footprints on a site plan. 6.0 CONCLUSION Staff finds that the property and proposed space meets the requirements for a guest quarters as defined in chapter 17.21.020 of the Zoning Regulations, including the requirements for density, size and owner occupancy. The proposed addition is consistent with all applicable requirements for height, setback, and lot coverage. The proposed addition has also been found to be consistent with the overall design and detailing of the accessory structures, and compatible with the existing residence. 7.0 ALTERNATIVES 1. Uphold the appeal and deny the project based on inconsistency with the Zoning Regulations and applicable City regulations 2. Continue the project to a date uncertain. 8.0 ATTACHMENTS 1. Resolution 2. Vicinity map 3. Project plans 4. Appeal application and letter with appellant’s attachments 5. Notice of Violation 6. Zoning Regulations for Guest Quarters 7. Site plan from 1981 application 8. Covenant for temporary erection of improvements with the public right of way ARC1 - 6 RESOLUTION NO. ####-15 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION DENYING AN APPEAL AND UPHOLDING THE COMMUNITY DEVELOPMENT DIRECTOR’S ACTION TO APPROVE A GUEST QUARTERS IN THE LOW-DENSITY RESIDENTIAL ZONE, AS REPRESENTED IN THE AGENDA REPORT AND ATTACHMENTS DATED NOVEMBER, 16, 2015 (128 CHORRO STREET, FILE NO. GUST-1645-2015) WHEREAS, on July 6, 2015, Antonio and Holly Garcia submitted an application to establish a guest quarters at 128 Chorro Street, San Luis Obispo, in the Low-Density Residential zone; and WHEREAS, on August 27, 2015, the Community Development Director approved the guest quarters application at 128 Chorro Street; and WHEREAS, on July 27, 2015, Jon Hanlon filed an appeal of the Community Development Director’s approval; and WHEREAS, the Architectural Review Commission conducted a duly noticed public hearing in the Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on November 16, 2015, for the purpose of considering the appeal of the Community Development Director’s approval; and WHEREAS, the Architectural Review Commission has considered all relevant evidence, including testimony of interested parties, and the evaluation and recommendations by staff, presented at said hearing. NOW, THEREFORE, BE IT RESOLVED, by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. Based upon all the evidence and review of the relevant City regulations, and project plans, the Architectural Review Commission makes the following findings: 1. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with the site constraints and the character of the neighborhood. 2. As conditioned, the project is consistent with the Community Design Guidelines because the accessory structure and addition respect the architectural style, detailing, scale, and composition of the existing residence. 3. As conditioned, all additions to the property are consistent with the City’s Zoning Regulations because they meet property development standards for the R-1 zone. 4. As conditioned, the project is consistent with the City’s Zoning Regulations because it meets the requirements for a guest quarters. Attachment 1 ARC1 - 7 Resolution No. ####-15 File Number GUST-1645-2015 (128 Chorro Street) Page 2 5. The project is categorically exempt from environmental review (Class 3, Section 15303, New Construction or Conversion of Small Structures, CEQA Guidelines) because the project consists of the conversion of an existing small structure and the construction of a new structure in an urbanized area.…. SECTION 2 Action. The Architectural Review Commission hereby denies the appeal and grants final approval to the project with incorporation of the following conditions: Conditions: Planning Division – Community Development Department 1. A building plan check submittal that is in full conformance with submitted project plans, and incorporating the following conditions of approval, shall be submitted for review and approval of the Community Development Department. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions of project approval. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. 3. Building materials, trim, window details, and paint scheme shall match the existing house. 4. Plans submitted for a building permit shall include window details 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. 5. Any proposed landscape lighting shall be shown on plans submitted for a building permit and plans shall clearly indicate lighting to utilize a narrow cone of light (no brighter than 15 watts) for the purpose of confining the light to the object of interest. 6. Any proposed exterior lighting shall be shown on plans submitted for a building permit and shall be downward-facing, fully recessed, and shielded to avoid light trespass and adverse impacts to visibility of the night sky consistent with Chapter 17.23 of the Zoning Regulations. 7. There shall be no kitchen area capable of being used for the preparation or cooking of food in the proposed addition/guest house. Prohibited facilities include: an oven/microwave oven, stove, hotplate, refrigerator exceeding six cubic feet, dishwasher, garbage disposal, sink having a drain outlet larger than one and one-half inches, cabinets, counter space, or other areas for storing food. Attachment 1 ARC1 - 8 Resolution No. ####-15 File Number GUST-1645-2015 (128 Chorro Street) Page 3 8. The property shall be occupied by the property owner as the owner’s primary place of residence. In the event that the property is no longer occupied as the owner’s primary place of residence, the guest quarters may continue to be used as habitable space (e.g. office, art studio, play room) but can no longer be used as overnight sleeping quarters. 9. The property owner shall execute an Owner’s Agreement with the City. Prior to the issuance of construction permits, a covenant agreement shall be recorded which discloses the structure’s approved floor plan and status as “guest quarters,” which cannot be used as an independent dwelling unit, and may only be used in conjunction with the primary residence that contains a kitchen. This agreement shall be recorded in the office of the County Recorder to provide constructive notice to all future owners of the property. The covenant agreement also may contain authorization for annual inspections and to allow the City, upon reasonable time and notice, to inspect the premises for compliance with the agreement and to verify continued compliance with requirements of this section and health and safety codes. Engineering Division – Public Works/Community Development Department 10. Projects involving the substantial remodel of existing structures requires that complete frontage improvements be installed or that existing improvements be upgraded to comply with City Standard MC 12.16.050. 11. Any sections of curb, gutter, and sidewalk damaged during construction shall be repaired or replaced to the satisfaction of the Public Works Department. 12. The existing driveway approach shall be altered or upgraded to comply with current standards. The current City and ADA standard requires a four-foot accessible sidewalk extension behind the ramp. 13. The building plan submittal shall show the existing wall/fence combination to honor a ten- foot visibility triangle for the line-of-sight distance between vehicles exiting the driveway and pedestrians using the adjoining public sidewalk area. Unless maneuverability can be accommodated on-site to exit to the street in a forward motion, the ten-foot line-of-sight triangle shall be maintained. 14. The building plan submittal shall show all fence gates to be designed to avoid swinging and encroaching onto or over the public sidewalk. 15. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. Attachment 1 ARC1 - 9 Resolution No. ####-15 File Number GUST-1645-2015 (128 Chorro Street) Page 4 16. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. All work in the public right-of-way shall be shown or noted. 17. The building plan submittal shall show the existing water service to be upgraded in accordance with the approved fire sprinkler plans if a residential fire sprinkler system is needed or required by ordinance for the proposed new guest house. 18. The building plan submittal shall include a complete grading and drainage plan for this project. The plan shall show the existing and proposed contours and/or spot elevations to clearly depict the proposed grading and drainage. Show and label the high point elevation or grade break at the yard areas and drainage arrows to show historic drainage. Include the finished floor elevation of the garage and guest house, existing finish grade elevations, and existing yard drainage. 19. The building plan submittal shall include a Post Construction Stormwater Control Plan Template as available on the City’s Website. The template will be used to document the expected exemption or minor project compliance summary for the requirements of the Regional Water Quality Control Board. 20. The building plan submittal shall show all existing and proposed trees including street trees. The plan shall include the diameter and species of each tree. The plan shall show the tree canopy generally to scale for reference. The plan shall include the disposition of all trees and shall include any proposed tree removals and/or safety pruning. 21. The building plan submittal shall show all required street trees. Street trees are required at a rate of one 15-gallon street tree for each 35 linear feet of frontage. The City Arborist shall approve the tree species and planting requirements. 22. Tree protection measures shall be implemented to the satisfaction of the City Arborist. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees. A City-approved arborist shall complete safety pruning. Any required tr ee protection measures shall be shown or noted on the building plans. 23. The property’s existing sewer lateral to the point of connection at the City main must pass a video inspection, including repair or replacement, as part of the project. The CCTV inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Code Requirements Attachment 1 ARC1 - 10 Resolution No. ####-15 File Number GUST-1645-2015 (128 Chorro Street) Page 5 The following code requirements are included for informational purposes only. They serve to give the applicant a general idea of other City requirements that will apply to the project. This is not intended to be an exhaustive list as other requirements may be identified during the plan check process. Fire Department 1. The building plan submittal shall show fire sprinklers conforming to NFPA 13D which are required for new Group R area (also required for structures with property line setbacks less than three feet).Provide one-hour fire-resistant construction at existing Second Floor openings within exterior walls where fire separation distance is less than three feet to adjacent buildings or property lines. Openings are not permitted. CBC Table 705.8 Upon motion by Commissioner _______________________, seconded by Commissioner _______________________, and on the following vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was adopted this 16th day of November 2015. ____________________________________ Marcus Carloni, Liaison Architectural Review Commission Attachment 1 ARC1 - 11 R-1 R-1 R-1 O R-1 R-1 R-1 R-1 R-1CHORRO MISSION MURRAY WESTBENTON VICINITY MAP GUST-1645-2015128 CHORRO STREET ¯ Attachment 2 ARC1 - 12 128 CHORRO STREETSAN LUIS OBISPOCA 93405(805) 542 - 97041128 CHORRO STREETSAN LUIS OBISPOCA 93405These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice11528T - 11 JUL 15TITLE SHEETDate:Revised:Job No:Sheet:Project:Owner:Sheet Contents:GUEST QUARTERREMODELGARCIARESIDENCEANTONIO & HOLLYGARCIALICENSEDARCHITEC T FRANCESFANGIBB S S TATEOFCALIFORNIANo. C-26942REN.10-31-15SAN LUIS OBISPO, CAGARCIA RESIDENCEVICINITY MAPSITEGUEST QUARTER REMODELPROJECT SUMMARYLEGAL:128 CHORRO STREETCITY OF SAN LUIS OBISPOZONING:R - 1SITE:± 6,635 SFBUILDING:EXISTING MAIN RESIDENCE: 1,199 SFEXISTING GARAGE BUILDING: 388 SFPROPOSED ADDITION:108 SFTOTAL:496 SFTOTAL ORIGINAL GARAGE: 174 SFTOTAL NEW GUEST QUARTER: 322 SFTOTAL:496 SFPARKING:ONE COVERED & ONE UNCOVEREDREQUIRED & PROVIDEDCONST TYPE:VB - NON SPRINKLEREDMAX HEIGHT:± 13'-0" EXISTING GARAGE BUILDINGOCCUPANCY:R-3DWELLINGUGARAGESHEET INDEXT - 1 TITLE SHEETC - 1 SITE PLANARCHITECTURALA - 1 FLOOR PLANSA - 2EXISTING ELEVATIONSA - 3 NEW ELEVATIONSTOTAL 5 SHEETSDIRECTORYARCHITECTSTEVEN D. PULTS, AIA & ASSOCIATES, LLP3592 SACRAMENTO DRIVE, SUITE 140SAN LUIS OBISPO, CA 93401(805) 541-5604CIVIL ENGINEER - SURVEYMBS LAND SURVEYS3563 SUELDO ST, UNIT QSAN LUIS OBISPO, CA 93401(805) 544-8676STRUCTURAL ENGINEERSMITH STRUCTURAL GROUP, LLP811 EL CAPITAN, SUITE 240SAN LUIS OBISPO, CA 93401(805) 439-2110TITLE 24 COMPLIANCEINTEGRATED COMMISSIONING ENERGY3930 HOLLYHOCK WAYSAN LUIS OBISPO, CA 93401(805) 453-0224GENERAL NOTES1. The General Contractor shall be responsible for verifying all existing conditions before commencing with any work.2. All work shall comply with all current codes, ordinances & regulations of applicable administrative authorities; 2013 CBC, CMC, CPC, CEC,CEnC and CALGreen, City of San Luis Obispo, including the 2014 Public Works Department Engineering Standards3. The 2010 Building Energy Efficiency Standards for residential and non-residential buildings have been reviewed, and the building described on these pages is in substantial conformance.4. Special Inspectors shall be a qualified person who shall demonstratecompetence, to the satisfaction of the Building Official. Names andqualifications shall be submitted to Building Department for approval.SYMBOLS11AA11A-1AA-1DIMENSIONAL GRID LINEDOOR MARK REFER TO DOOR SCHEDULEWINDOW MARK REFER TO WINDOW SCHEDULEREFERENCE NOTEWINDOW ABOVE REFER TO WINDOW SCHEDULEDETAIL NUMBERSHEET SHOWN ONSECTIONSHEET SHOWN ONAttachment 3 ARC1 - 13 128 CHORRO STREETSAN LUIS OBISPOCA 93405(805) 542 - 97041128 CHORRO STREETSAN LUIS OBISPOCA 93405These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice11528C - 1SITE PLANDate:Revised:Job No:Sheet:Project:Owner:Sheet Contents:GUEST QUARTERREMODELGARCIARESIDENCEANTONIO & HOLLYGARCIALICENSEDARCHITEC T FRANCESFANGIBB S S TATEOFCALIFORNIANo. C-26942REN.10-31-15EXISTING SITE PLAN1/8" = 1' - 0"PROPOSED SITE PLAN1/8" = 1' - 0"WEST STREETCHORRO STR E E T DNDNDN20% SLOPEMAX2% SLOPEMAX8.3% SLOPEMAX8.3% SLOPEMAXWEST STREETCHORRO STR E E T5'-0"± 1'-8"± 26'-2"± 20'-2"± 14'-8"± 24'-4"12'-4"± 18'-0"± 2'-5"± 1'-8"± 26'-2"± 20'-2"± 14'-8"± 24'-4"12'-0"± 18'-0"± 2'-0"EXISTINGMAIN RESIDENCEEXISTING GARAGEBUILDINGEXISTDECKEXISTPAVERSEXISTBRICKEXIST PAVERSEXISTPORCHEXISTCONCDRIVEEXISTCONCSTEPSEXIST PLANTINGEXIST PLANTINGEXIST PLANTINGEXIST PLANTINGEXIST CONC SIDEWALKEXIST CONC SIDE W A L K EXIST CONC BLOCKRETAINING WALLEXIST DRIVEEXISTTREEEXIST PLANTINGEXIST WD FENCINGEXIST WD FENCINGAND GATEEXISTINGMAIN RESIDENCEEXISTING GARAGEBUILDINGEXISTDECKEXISTPAVERSEXISTBRICKEXIST PAVERSEXISTPORCHEXISTCONCDRIVETO REMAINEXISTCONCSTEPSEXIST PLANTINGEXIST PLANTINGEXIST PLANTINGEXIST PLANTINGEXIST CONC SIDEWALKEXIST CONC SIDEWALK EXIST CONC BLOCKRETAINING WALLEXISTTREEEXIST PLANTINGEXIST WD FENCINGNEW CONC AREAEXIST CONC BLOCKRETAINING WALL &WD FENCINGNEW WDGATE231.86 TC231.76 TC231.87 TC231.97 TC234.03 TC233.93 TC10'-4"231.78 FL231.68 FL234.11 TC234.24 TC234.09 TC8.8'X18.5'PARKINGPADADDITIONEXISTINGNON-PERMITADDITIONAttachment 3 ARC1 - 14 128 CHORRO STREETSAN LUIS OBISPOCA 93405(805) 542 - 97041128 CHORRO STREETSAN LUIS OBISPOCA 93405These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice11528A - 1FLOOR PLANSEXISTING & PROPOSEDDate:Revised:Job No:Sheet:Project:Owner:Sheet Contents:GUEST QUARTERREMODELGARCIARESIDENCEANTONIO & HOLLYGARCIALICENSEDARCHITEC T FRANCESFANGIBB S S TATEOFCALIFORNIANo. C-26942REN.10-31-15FLOOR PLAN • ORIGINAL CIRCA 19741/4" = 1' - 0"FLOOR PLAN • PROPOSED1/4" = 1' - 0"14ABUP14AB23C41EXISTINGMAIN RESIDENCESHOPGARAGENEWBATHNEWGUESTQUARTERNEWCLOGARAGEEXISTINGMAIN RESIDENCEEXISTCONC DRIVE± 21'-612"± 18'-0"± 21'-612"± 18'-0"± 9'-912"± 11'-9"± 9'-912"± 11'-9"12'-4"2'-8"9'-4"2'-8"4'-0"2'-8"2'-8"9'-8"± 9'-612"11'-0"2'-0"± 5'-0"5'-0"± 5'-5"2'-0"1'-6"1'-4"3'-8"3'-4"RELOCATED 2X4 FIXED SKYLITETYP OF 2RELOCATED 4X4 OPERABLE SKYLITETYP OF 2NEW GASFIREPLACEAPPLIANCEPR 2816 AWN(3) 2840 SH26685068 BI-PASS3068 SCPR 4070Attachment 3 ARC1 - 15 128 CHORRO STREETSAN LUIS OBISPOCA 93405(805) 542 - 97041128 CHORRO STREETSAN LUIS OBISPOCA 93405These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice11528A - 2EXISTING ELEVATIONSDate:Revised:Job No:Sheet:Project:Owner:Sheet Contents:GUEST QUARTERREMODELGARCIARESIDENCEANTONIO & HOLLYGARCIALICENSEDARCHITEC T FRANCESFANGIBB S S TATEOFCALIFORNIANo. C-26942REN.10-31-15EXISTING HOUSE ELEVATIONSNOT TO SCALEEXISTING GARAGE ELEVATIONSNOT TO SCALEEASTNORTHSOUTHWESTWEST - REARWEST - FRONTSOUTHAttachment 3 ARC1 - 16 128 CHORRO STREETSAN LUIS OBISPOCA 93405(805) 542 - 97041128 CHORRO STREETSAN LUIS OBISPOCA 93405These drawings are instruments of service and areproperty of Steven D. Pults, AIA & Associates, LLP.All design and other information on the drawingsare for use on the specified projectand shall not be used otherwise without theexpressed written permission ofSteven D.Pults, AIA & Associates, LLP.Architecture, Planning & Graphics3592 Sacramento Dr, Suite 140San Luis Obispo, California 93401805/541-5604 voice11528A - 3EXTERIOR ELEVATIONSDate:Revised:Job No:Sheet:Project:Owner:Sheet Contents:GUEST QUARTERREMODELGARCIARESIDENCEANTONIO & HOLLYGARCIALICENSEDARCHITEC T FRANCESFANGIBB S S TATEOFCALIFORNIANo. C-26942REN.10-31-15EXTERIOR ELEVATIONS • GUEST QUARTERS & GARAGE1/4" = 1' - 0"SOUTHNORTHWESTEASTNEW COMPOSITION SHINGLETO MATCH EXISTING ROOFINGON MAIN HOUSENEW WOOD FASCIA - COLOR & TRIM TO MATCH EXISTING STRUCTURENEW MILGARD WOODCLAD FIBERGLASSWINDOW & TRIM TO MATCH WINDOWSON MAIN HOUSENEW WOOD CARRIAGE GARAGE DOORPAINTED TO MATCH WINDOW TRIMEXTERIOR PLASTER - COLOR & TEXTURETO MATCH EXISTING STRUCTURENEW MAN DOOR - COLOR TO MATCHWINDOW TRIMREPLACEMENT WINDOWSTO MATCH EXISTING WINDOWSON MAIN HOUSEEXISTING STRUCTURE NEW STRUCTUREEXISTING STRUCTURENEW STRUCTUREEXISTING STRUCTURENEW STRUCTUREEXISTING STRUCTURE± 13'-0" (EXISTING)MAX HT± 11'-7" (NEW)FIN FLRAttachment 3 ARC1 - 17 Attachment 4 ARC1 - 18 Attachment 4 ARC1 - 19 Attachment 4 ARC1 - 20 Attachment 4 ARC1 - 21 Attachment 4 ARC1 - 22 Attachment 4 ARC1 - 23 Attachment 4 ARC1 - 24 Attachment 4 ARC1 - 25 Attachment 4 ARC1 - 26 Attachment 4 ARC1 - 27 Attachment 4 ARC1 - 28 Attachment 4 ARC1 - 29 Community Development Department, Building & Safety Division 919 Palm Street, San Luis Obispo, CA 93401, Ph. (805)781-7180, Fax (805) 781-7109 Website: http://www.slocity.org/communitydevelopment/ NOTICE OF VIOLATION July 28, 2014 GARCIA ANTONIO E TRE ETAL 128 CHORRO ST SAN LUIS OBISPO, CA 93405 SUBJECT ADDRESS: 128 CHORRO ST., SAN LUIS OBISPO, CA 93405 APN: 001-022-020 Dear Property Owner: On July 8, 2014, City of San Luis Obispo Community Development Department staff inspected property that you own at the above subject address and observed the following violations of the San Luis Obispo Municipal Code and related State Building and Housing Regulations: 1. A - Unpermitted Construction/Permit Required – An addition has been constructed on the front of the garage without permits. A kitchen and bathroom has been installed in the garage. Plans must be submitted for review and approval and permits obtained for all unpermitted construction. (SLOMC 15.02.010, California Residential Code 105.1) B - Unpermitted Dwelling Unit – The garage has been converted into a second dwelling unit without plan submittal or approval. Plans must be submitted for review and approval. (SLOMC 15.02.010, SLOMC 17.21.050) 2. Lack of Required Smoke Detectors – No smoke detector in the converted bedroom. A smoke detector must be installed on the ceiling or wall in each bedroom, in hallways or rooms providing access to bedrooms, and in each story within a dwelling unit. (SLOMC 15.02.010, CA Residential Code (CRC) R314.6.2 , and CA Health & Safety Code 13113.7) 3. Improper Occupancy – The garage has been converted into an unpermitted second dwelling unit. All buildings or portions thereof occupied for living, sleeping, cooking or dining purposes that were not designed or intended to be used for such occupancies shall be considered substandard. (SLOMC 15.02.010, Uniform Housing Code 1001.14) 4. Lack of Required Covered Parking - The garage conversion eliminated covered parking. Single family dwellings in an R-1 zone are required to have two parking spaces, one of which must be covered. (SLOMC 15.02.010, SLOMC 17.16.060) Attachment 5 ARC1 - 30 128 Chorro Page 2 CEP 5 – Notice of Violation These violations constitute substandard and unsafe housing conditions as defined by law, are a public nuisance and must be corrected by August 8, 2014 to prevent further legal action. Please obtain the necessary Code Correction permit at the City of San Luis Obispo’s Community Development Center at 919 Palm Street, phone (805) 781-7180, to either remove the unauthorized work or to modify it in a manner that complies with applicable codes. Failure to correct these violations will result in additional enforcement action being taken which may include the issuance of Administrative Citations and fines of up to $500 per day, an order to vacate the building, administrative abatement proceedings, or other remedies provided by law as indicated below: 1) The City of San Luis Obispo may seek an injunction or court order which will require the property owners to comply with City laws, be liable for civil penalties of $250.00 per day and pay all costs accrued by the City in its enforcement effort, including attorney fees. Failure to pay associated costs and fines may result in a lien being filed against your property. 2) File a criminal complaint: Each violation constitutes a misdemeanor and carries a maximum penalty of six (6) months in jail and a $1,000.00 fine for each day the violation exists. If you disagree with the findings contained herein you may submit a written appeal within ten (10) days of the date of this Notice. A written Letter of Appeal should be submitted to the Community Development Department at 919 Palm Street, San Luis Obispo, CA, 93401. The written appeal should clearly state the specific finding or action you wish to appeal, the grounds therefore, and include any substantiating documentation. Your appeal will be scheduled for the next available hearing and you will be notified of the date, time and location of the hearing. If you have questions, or would like to make an appointment to meet with me, please call me at (805) 781-7588. We look forward to working with you in resolving this matter. Sincerely, Cassia Cocina Code Enforcement Officer cc: File, Front Counter Code Enforcement Binder Enclosures: Request for Director’s Review of Code Interpretation Attachment 5 ARC1 - 31 City of San Luis Obispo Zoning Regulations March 2015 Page 94 be reviewed for consistency with Secretary of Interior Standards for treatment of a historic property. 2. Application Contents. A Determination of Code Consistency shall be approved prior to the submittal of documents requesting construction approval. No additional application fees for architectural review shall be required. 3. Additional Requirements. a. Owners Agreement with the City. Prior to the issuance of construction permits a covenant agreement shall be recorded which discloses the structure’s approved floor plan and status as a “secondary dwelling unit” and agreeing that the property will be owner-occupied. This agreement shall be recorded in the office of the County Recorder to provide constructive notice to all future owners of the property. The covenant agreement also may contain authorization for annual inspections, and to allow the City upon reasonable time and notice, to inspect the premises for compliance with the agreement and to verify continued compliance with requirements of this section and health and safety codes. If owner occupancy is not possible, then the use will terminate, and the structure will be returned to a condition compliant with applicable regulations, to the satisfaction of the Director. 4. Appeal. Appeal procedures for this section shall be as provided by chapter 2.48.080 (Appeals-Architectural Review). F. Violations. Violation of any of the provisions shall be basic code enforcement action. 17.21.020 Guest Quarters. A. Purpose and Intent. 1. The purpose of this section is to establish regulations for the development of guest quarters as an approved accessory use to a primary residential unit. 2. Regulations on guest quarters are established to prevent conversion of guest quarters into unpermitted living space to ensure that such structures are not used as separate dwelling units. 3. Unpermitted conversion of guest quarters could result in effects detrimental to the public health, safety, and welfare of the community, including but not limited to fire and life safety threats, adverse neighborhood parking, traffic congestion and noise impacts, and creation of nuisances related to increased, unpermitted residential density without appropriate permit conditions and mitigations, and the maintenance of unsafe or unsanitary permanent living quarters not permitted or intended to support primary residential uses. B. Applicability. 1. This section applies to guest quarters as defined in section 17.100.G. “Guest Quarters” and provided below: a. Guest Quarters. A separate accessory space, attached or detached, which contains bathroom facilities including toilets, bathing facilities, showers, or sinks but does not contain a kitchen (see kitchen definition in section 17.100 K). Guest Attachment 6 ARC1 - 32 City of San Luis Obispo March 2015 Zoning Regulations Page 95 quarters may only be used in conjunction with a primary residence that contains a kitchen and may consist of detached structures or additions to primary structures. Guest quarters shall be no larger than 450 square feet. Guest quarters shall comply with the requirements of this section. 2. This section does not apply to legally established dwellings, or secondary dwelling units and accessory structures which are separately defined in sections 17.21.010 and 17.21.030 respectively. 3. This section does not apply to legally established guest quarters (previously titled guest houses) permitted prior to the effective date of this ordinance (August 14, 2014). C. General Requirements. 1. Guest quarters shall conform to all applicable zoning regulations such as height, yards, parking, building coverage, etc., and shall be subject to the following provisions: a. Density and Size. The structure must be consistent with density provisions and development standards of the underlying zone. For the purposes of calculating density in multi-family zones, guest quarters will be considered an additional bedroom, accessory to the primary unit. The structure may not exceed 450 square feet and shall remain in an open floor plan (studio configuration). b. Areas where guest quarters may be allowed. Upon meeting the requirements in this section, guest quarters may be established in the following zones: R-1, R- 2, R-3, R-4, and O, when the primary use on the site is a single-family dwelling. c. Areas prohibited. Guest quarters shall not be allowed on non-conforming lots. Guest quarters shall not be established in any condominium or planned development project unless specifically addressed in the planned development ordinance as adopted or amended, or any mobile home subdivision or trailer park. d. Owner Occupancy. The property must be occupied by the property owner as the owner’s primary place of residence. If a property can no longer be occupied as the owner’s primary place of residence, the guest quarters may continue to be used as habitable space (e.g. office, pool house, art studio) but can no longer be used as overnight sleeping quarters, e. No separate rental. Guest quarters may not be rented separately from the primary dwelling unit. f. No kitchen facilities. No facilities meeting the definition of a “Kitchen” in 17.100.K. may be installed and plumbing shall be provided for bathroom use only. No plumbing may be provided to “wet bars”, dishwashers, or any features which could be used for a kitchen. Plans approved for construction of guest quarters shall not include countertops or plumbing designed for subsequent installation of sinks, dishwashers, garbage disposals, or any other features consistent with the definition of a “Kitchen”. D. Procedure Requirements. Prior to filing building plans with the City Building Division, the following shall be met: 1. Architectural Review Required. All requests shall be reviewed for consistency with the City’s Community Design Guidelines and architectural review ordinance. The Director shall determine, upon receiving a complete application, whether the project shall be forwarded to the Architectural Review Commission for review. All new Attachment 6 ARC1 - 33 City of San Luis Obispo Zoning Regulations March 2015 Page 96 development projects within Historic Districts or within properties that contain designated historic structures shall be referred to the Cultural Heritage Committee to be reviewed for consistency with Secretary of Interior Standards for treatment of a historic property. 2. Application Contents. A Guest Quarters Permit shall be approved by the Director prior to the submittal of documents requesting construction approval. No additional application fees for architectural review shall be required. 3. Additional Requirements. a. Owners Agreement with the City. Prior to the issuance of construction permits a covenant agreement shall be recorded which discloses the structure’s approved floor plan and status as “guest quarters”, which cannot be used as an independent dwelling unit, and may only be used in conjunction with the primary residence that contains a kitchen. This agreement shall be recorded in the office of the County Recorder to provide constructive notice to all future owners of the property. The covenant agreement also may contain authorization for annual inspections, and to allow the City upon reasonable time and notice, to inspect the premises for compliance with the agreement and to verify continued compliance with requirements of this section and health and safety codes. If a property can no longer be occupied as the owner’s primary place of residence, the guest quarters may continue to be used as habitable space (e.g. office, pool house, art studio) but can no longer be used as overnight sleeping quarters, E. Appeal. Appeal procedures for this section shall be as provided by Chapter 17.66 (Appeals). 17.21.030 Accessory Structures. A. Purpose and Intent. 1. The purpose of this section is to establish regulations for the development of accessory structures such as a garage, storage shed, or shop building as an approved accessory use. 2. Regulations on accessory structures are established to provide a distinction between non-habitable accessory structures (e.g. garage, storage shed, shop building) and accessory living spaces (e.g. secondary dwelling units, guest quarters, office, pool house, etc.). These regulations establish standards which prevent the conversion of accessory structures into unpermitted living space to ensure that such structures are not used as separate dwelling units. 3. Unpermitted conversion of accessory structures is detrimental to the public health, safety, and welfare of the community. B. Applicability. 1. This section applies to accessory structures as defined in section 17.100.A. “Accessory Structures” and provided below: a. Accessory structures. “Accessory structures” are located upon the same site as the structure or use to which it is accessory. Accessory structures may consist of detached structures or additions to primary structures. The use of an accessory structure is incidental, and subordinate to the use of the principle Attachment 6 ARC1 - 34 128 Chorro Street – Plan Submittal 1981 Existing Single Car driveway approach “Old Garage” Unpermitted Addition “Old Garage” structure showing footprint with addition. Placement of addition shows that the structure at this time could accommodate only a single vehicle entrance Attachment 7 ARC1 - 35 Attachment 8 ARC1 - 36 Attachment 8 ARC1 - 37 Attachment 8 ARC1 - 38 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Preliminary review of the Draft Design Guidelines for the San Luis Ranch Specific Plan project, requesting conceptual direction on questions related to the project design. PROJECT ADDRESS: 1035 Madonna Road BY: John Rickenbach, Contract Planner Rachel Cohen, Associate Planner Phone Number: 805-781-7574 Email: rcohen@slocity.org FILE NUMBER: ARCH-2287-2015 FROM: Marcus Carloni, Associate Planner RECOMMENDATION: Receive a presentation regarding the San Luis Ranch project and provide input and direction to questions posed by the applicant. No specific formal action is requested at this time. SITE DATA Applicant Representative General Plan and Zoning Site Area Environmental Status Coastal Community Builders Brian Schwartz and Marshall Ochylski Specific Plan Area (various land use designations including—residential, commercial, office, open space and agriculture consistent with the Land Use Element) 131.3 acres An Initial Study has been prepared to identify issues and guide EIR preparation. SUMMARY Coastal Community Builders has proposed a project that includes several entitlements that would ultimately lead to the development of the 131.3-acre property. The project would include a mixture of residential and non-residential uses, as well as the preservation of agricultural uses and open space. The project site is currently outside the City, but within its Sphere of Influence, and would require annexation. The project as proposed is envisioned to implement the policies as articulated in the recent Land Use and Circulation Elements (LUCE) update, and be consistent with the development parameters set forth in the LUCE. Meeting Date: November 16, 2015 Item Number: 2 ARC2 - 1 ANNX-1502-2015; 1035 Madonna Road (San Luis Ranch Project) November 16, 2015 Page 2 1.0 COMMISSION’S PURVIEW The Commission’s purview is to review the portions of the proposed Specific Plan that relate to building design, architecture, building massing and layout. In general, these are embodied in Chapter 3 (“Neighborhood Form”) of the Draft Specific Plan (Attachment 2). Over a series of meetings, different aspects of these design guidelines will be presented to the ARC for conceptual review, and ultimately, potential concurrence. At this time, however, the intent is to present a broad overview of the project and design guidelines, and ask the Commission for input on questions that will assist the applicant team as they refine the document. The ARC will provide additional direction and input at future meetings, which will be coordinated with the Environmental Review process, culminating in public hearings to consider project entitlements. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The site is comprised of approximately 131 contiguous acres in unincorporated San Luis Obispo County, surrounded by areas within the City of San Luis Obispo, and within the City’s Sphere of Influence, generally bounded by Madonna Road, Dalidio Drive and U.S. Highway 101 (Attachment 1, Vicinity Map). Dominant features at the site are the predominantly flat landform seasonally planted with row crops, an existing stand of eucalyptus trees in the southwest portion of the site, and the Dalidio farm home in the northwest portion of the site. Table 1: Site Information Site Size ~131 acres Present Use & Development Agriculture Topography Flat Access Madonna Road, Dalidio Drive and Froom Ranch Road Surrounding Use/Zoning West: R-1 (low density residential) North: PF, C/OS-40, R-1, C-R-PD (Laguna Lake Park and surrounding open space, low density residential, and the U.S. post office) East: PF, O-PD (U.S. Highway 101, the City’s wastewater treatment plant and a drive-in theater) South: C/OS-20, C-S, C-S-PD, C-T-SF, C-R (SLO City Farm, Target, variety of commercial service uses, and auto dealerships) 2.2 Project Description The project is a Specific Plan, General Plan Amendment, and related actions that would allow for the development of the San Luis Ranch (Dalidio) area as identified in the City’s General Plan. The project includes a mix of residential, commercial, and office uses while preserving substantial areas of open space and agriculture on a 131.3-acre property. The intent is for the project to be consistent with the development parameters described in the City’s recently updated Land Use ARC2 - 2 ANNX-1502-2015; 1035 Madonna Road (San Luis Ranch Project) November 16, 2015 Page 3 Element, which envisions up to 500 residential units, 200,000 square feet of commercial uses, 150,000 square feet of office, 200 hotel rooms, at least 5.8 acres of parks, while preserving 50% of the site in agriculture and open space. 2.2.1 Key Principals and Goals The proposed specific plan was conceived with the intent to implement the goals included in the LUCE, and was developed concurrently with the LUCE as it was adopted. It is based on the applicant’s concept “CORE 4”, which refers to the four underlying principles that will guide future development within the Specific Plan area: 1. Maintain and Promote San Luis Obispo’s Agricultural Heritage 2. Provide Open Space and Recreation Areas 3. Deliver Diverse Housing Opportunities, Including Workforce Housing; and 4. Create a Multimodal Community Seamlessly Integrated into the Existing Circulation System The Draft Specific Plan has established the following Goals with respect to Neighborhood Form, which are intended to guide the overall project design: • Provide complete guidance on the land use provisions that will guide future development within the Plan Area. • Offer a diverse mix of housing types that are in keeping with the City’s Housing Element and affordable and workforce housing goals. • Develop a land use classification system that clearly identifies uses allowed in each subarea and provides for an overall mix of uses. • Establish detailed development standards for the Plan Area as a whole, and within each subarea, organized in tables and graphically illustrated wherever possible. • Provide a detailed set of design guidelines that establish the expected level of design while still allowing for flexibility and innovation. The final two goals are the most relevant to the ARC and its purview. 2.2.2 Proposed Land Use Table 2 (from Section 8.1.4 of the LUCE) summarizes the proposed project relative to land use designations and development potential: ARC2 - 3 ANNX-1502-2015; 1035 Madonna Road (San Luis Ranch Project) November 16, 2015 Page 4 Table 2: Proposed land use designations and development potential Type Designations Allowed % of Site Minimum Maximum Residential LDR MDR MHDR HDR 350 units 500 units Commercial NC CC 50,000 SF 200,000 SF Office/High Tech O 50,000 SF 150,000 SF Hotel/Visitor-Serving 200 rooms Parks PARK 5.8 ac Open Space/ Agriculture OS AG Minimum 50% 65.5 ac No maximum Public n/a Infrastructure n/a Figure 1 shows the proposed zoning map for the project, which would accommodate various land uses, including agriculture. Attachment 3 (Specific Plan Zone Table) provides further detail on each of the specific components identified on the map. A larger map can be reviewed on page 3-2 of Attachment 2 (Chapter 3 of Draft Specific Plan (Neighborhood Form)). Figure 1: Proposed land use designations for the San Luis Ranch Specific Plan ARC2 - 4 ANNX-1502-2015; 1035 Madonna Road (San Luis Ranch Project) November 16, 2015 Page 5 2.2.3 Proposed Development Standards Product Types and Massing Characteristics. The project includes several proposed land use categories, which correspond to the types of development proposed. Please refer to Attachment 2 (Chapter 3 of Draft Specific Plan (Neighborhood Form)) for a complete description of all information related to development potential, setbacks, and other design characteristics. Attachment 4 (Summary of Conceptual Illustrative Site Plans and Elevations for Product Types) also shows examples of conceptual layouts and some conceptual sense of architecture to be included in future development (These images are taken from other portions of the Specific Plan that relate to the ARC’s purview.) Table 3: Summary of the proposed lot sizes, lot coverage, and building heights Zone Product Type Lot Sizes/Lot Coverage Max Building Height Neighborhood General One (NG-1): Traditional Single Family 3,200 SF min 35’ Small Lot Front Loaded 2,400 SF min 35’ Small Lot Alley Loaded 2,400 SF min 35’ Neighborhood General One (NG-2): Detached Townhome 1,000 SF min 50’ Attached Townhome 1,000 SF min 50’ Multi-Family 1,000 SF min 50’ Neighborhood Commercial (NC) Commercial, Office and Hotel 80% max 20’ min; 50’ max Parks and Open Space (P-OS) No residential or commercial Agriculture (A) Ag Learning Center 3,000 SF max Market/Farm Stand 3,000 SF max Ag Processing Center 10,000 SF max Food Services 5,000 SF max Ag Accessory Structures * 1,500 SF max 35’ * up to a total of 10,000 SF in structures; historical structures may go to 45’ Architectural Styles. The project proposes a variety of architectural styles, ranging from “Modern Agrarian,” Craftsman, and Contemporary. Please refer to pages 3-55 through 3-61 of Attachment 2 (Chapter 3 of Draft Specific Plan (Neighborhood Form)) for additional details on each style. Sign and Monuments. The Draft Specific Plan provides details on signage standards and is included in Attachment 2 (Chapter 3 of Draft Specific Plan (Neighborhood Form)). In general, the Specific Plan addresses signage standards for all land use types, including residential, commercial, hotel, parks, open space, agricultural heritage center, as well as informational signs and temporary sales signs. Please refer to pages 3-62 through 3-67 of Attachment 2 (Chapter 3 of Draft Specific Plan (Neighborhood Form)) for additional details. ARC2 - 5 ANNX-1502-2015; 1035 Madonna Road (San Luis Ranch Project) November 16, 2015 Page 6 Plant Palette. The Specific Plan provides details on landscaping, including a plant palette for use within each zone. Please refer to pages 3-68 through 3-72 of Attachment 2 (Chapter 3 of Draft Specific Plan (Neighborhood Form)) for additional details. 2.2.4 Entitlements Needed In order to pursue development consistent with the mix of land uses described in the project application, the following entitlements will need to be processed in order to implement development: 1. General Plan Amendment/Pre-Zoning 2. Specific Plan 3. Processing Memorandum of Understanding (outlining a framework for process, fees, and a methodology for determining a fair share for Prado Road improvements) 4. Development Agreement 5. Annexation 6. Development Plan/Tentative Tract Map(s) 7. Architectural Review Additional detail with regard to project entitlements may be found in Attachment 5. 3.0 APPLICANT QUESTIONS The applicant has proposed the following questions for ARC discussion: 1. Are there any significant concerns regarding the general site layout, circulation design, and land use distribution? 2. Please provide general feedback regarding product mix and architectural styles. 4.0 RECOMMENDATION It is recommended that the Commission: 1. Receive a presentation regarding the San Luis Ranch project and provide input and direction specifically relating to questions posed in Section 3.0. 2. Will review a Final Design if the project is ultimately approved, with the following acknowledgement and cautionary note: The ARC’s broad conceptual review of the subject project is based on conceptual information and plans provided by the applicant. Upon full application submittal for project entitlements and detailed review of final plans, the ARC may require additional ARC2 - 6 ANNX-1502-2015; 1035 Madonna Road (San Luis Ranch Project) November 16, 2015 Page 7 changes and or modifications to the project that were not previously known, specifically addressed, or provided as directional items. 5.0 ATTACHMENTS 1. Vicinity Map 2. Chapter 3 of Draft Specific Plan (Neighborhood Form) 3. Specific Plan Zone Table 4. Summary of Conceptual Illustrative Site Plans and Elevations for Product Types 5. Required Project Entitlements ARC2 - 7 PF PF C-R C-R-PD C/OS-20 C-R R-1 C-S-PD R-2-S R-1 PF-S C-S-S R-1 C-S C-T-SF O-PD R-1 C/OS-40 R-1 R-1 R-1 C-R-PD R-1 C/OS-20 C-C-SF C-S-S R-1 R-1 R-1 C/OS-5 C-S C-S ELKSMADONN A O C E A N A I R E DA L I D I O EL M E R C A D O LI M A PINEBEECH ZACA PRAD OGU L F PI N E C O V ESEAWARD CEDARAUTO PARKCAYUCOSCENTERACAC I A H U A S N A RED W O O D ATASCA DER O CALLE JOAQUINHOLLEYMADONNA MADONN A PINE VICINITY MAP ANNX-1502-2015 1035 MADONNA ROAD ¯ ATTACHMENT 1 ARC2 - 8 Chapter 3 NEIGHBORHOOD FORM 1014024 - MAY 22, 2015 san luis ranch neighborhooD Center ATTACHMENT 2 ARC2 - 9 This Page Left Intentionally Blank ATTACHMENT 2 ARC2 - 10 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-1 3.1 Introduction This chapter sets forth general provisions for development within the San Luis Ranch Specific Plan Area and details zoning, allowable land uses, development standards, and design guidelines. While the San Luis Obispo General Plan is the primary guide for growth and development, this Specific Plan focuses on the San Luis Ranch Specific Plan Area in greater detail by organizing land use and residential development products within customized zoning designations. The intent is to establish a regulating document that implements the “Core 4” values identified within Section 1.2 that includes providing diverse housing opportunities, creating a multi modal community, maintaining and promoting San Luis Obispo’s agricultural heritage, and providing open space and recreation areas. Using this Chapter The Specific Plan area is organized into five (5) unique zones. These include Neighborhood General 1 (NG- 1), Neighborhood General 2 (NG-2), Neighborhood Commercial (NC), Parks and Open Space (P-OS), and Agriculture (A). Table 3-1 describes the general vision for each zone in greater detail. Zone boundaries were determined based upon protection of 50% of the Specific Plan area as agriculture and open space, incorporation of Prefumo Creek as an open space trail amenity, the desire to locate higher density residential within walking distance to commercial areas; and maximizing commercial visibility along Highway 101 while buffering internal residential uses. The uses shown in each table as Allowed (A) are acceptable anywhere in the zone in which they are located. They will not require special conditions when developed in accordance with this Specific Plan. Several uses are shown as either “D” or “PC” as a result of potentially incompatible characteristics. “D” or Director’s Administrative Use Permit requires the applicant to submit documents to the City as prescribed by the Director. These documents may include site plans, written descriptions of activities to be conducted, and/or technical studies of site characteristics. 3 NEIGHBORHOOD FORM NEIGHBORHOOD FORM GOALS Provide complete guidance on the land use provisions that will guide future development within the Plan Area. Offer a diverse mix of housing types that are in keeping with the City’s Housing Element and affordable and workforce housing goals. Develop a land use classification system that clearly identifies uses allowed in each subarea and provides for an overall mix of uses. Establish detailed development standards for the Plan Area as a whole, and within each subarea, organized in tables and graphically illustrated wherever possible. Provide a detailed set of design guidelines that establish the expected level of design while still allowing for flexibility and innovation. ATTACHMENT 2 ARC2 - 11 3-2 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft The Director will review the project to ensure the project is properly located with respect to its effects on surrounding properties. Uses that require Planning Commission Use Permit are indicated “PC.” Planning Commission Use Permit uses may require special conditions to make them acceptable at particular locations. This may be because of their hours of operation or their potential nuisance aspects such as litter, light, odors, glare, or noise. Uses that are conditionally permitted must submit a Planning Commission Use Permit application to the City. This application is obtainable from the Community Development Department or the City’s website. Planning Commission Use Permits are subject to public review and therefore require a Planning Commission hearing. Uses not identified within one of the zoning designation allowable use tables in this chapter are not permitted within the San Luis Ranch Specific Plan Area. Within each zone there is a summary of permitted uses, development standards, and design guidelines. Permitted uses within each zone have been customized to reinforce the activities and livable environment. In addition, the Neighborhood General zones incorporate unique residential product types with tailored development standards and guidelines. Development standards constitute the constraints for a project’s building envelope in which new construction is permitted. This approach provides guidance for the built environment while allowing both certainty and flexibility to the built environment. Development standards typically include the words “shall,” “minimum,” “maximum,” “must,” “required,” or “will.” Design guidelines shape development of the built environment and are intended to serve as a guide for developers, architects, and designers when preparing development plans. Flexibility in interpretation of the design guidelines is permitted as long as the intent is followed. Design guidelines typically include the word “should.” A NG-1 P-OS NG-2 NC Neighborhood General One Neighborhood General Two Neighborhood Commercial Parks and Open Space Agriculture Figure 3.1 Zoning Map ATTACHMENT 2 ARC2 - 12 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-3 Table 3-1 Specific Plan Zones Neighborhood General 1 (NG-1) This zone allows for attached and detached single family residential units on lots ranging from 2,400 sf to 3,200 sf with up to 10% exception on irregular shaped lots. Residential products envisioned for this zone include Traditional Single Family, Small-Lot Front Loaded, and Small-Lot Alley Loaded. These products will appeal to a wide variety of home buyers and will support workforce housing needs on the Central Coast. Neighborhood General 2 (NG-2) This zone allows for attached and detached units on lots as small as 1,000 sf to lot sizes that can accommodate multi-family residential structures. Residential products envisioned for this zone include Detached Townhomes, Attached Townhomes, and Multi-Family structures such as apartments or condos. Neighborhood Commercial (NC) This zone allows commercial development intended to serve neighborhood residents as well as visitors. Table 3-10 includes a wide variety of allowable uses. The vision for this zone is to include a blend of retail, office, hotel, and horizontal mixed-use buildings. Parks and Open Space (P-OS) The primary intent of this zone is to provide areas for active and passive recreation that includes community parks, neighborhood parks, pedestrian paths, and habitat restoration areas. This zone accommodates trails, paths, playground equipment, and limited structures necessary to support the specific uses. Agriculture (A) The primary intent of this zone is to preserve and maintain agriculture uses consistent with the San Luis Obispo General Plan, as well as integrate agricultural history into the community. Physical development should promote the Specific Plan area’s agricultural uses and heritage. ATTACHMENT 2 ARC2 - 13 3-4 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft This Page Left Blank ATTACHMENT 2 ARC2 - 14 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-5 SPECIFIC PLAN ZONENeighborhood General One (NG-1) ATTACHMENT 2 ARC2 - 15 3-6 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft Neighborhood General - One (NG-1) LAND USE PERMIT REQUIREMENTS USE REGULATION Caretaker quarters A Community Gardens D Day care - Family day care home (small/large)A 17.08.100 Home occupation Home Occ Permit 17.08.090 Mobile home as temporary residence at building site A Outdoor/temporary/seasonal sales A Park, playground A Secondary dwelling units A 17.21 Small-Lot Alley Loaded dwelling A See Section 3.4 herein Small-Lot Front Loaded dwelling A See Section 3.3 herein Traditional Single Family dwelling A See Section 3.2 herein Transit stop A D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required, A = Allowed by right Table 3-2: NG-1 Allowable Uses Neighborhood General - One NG-1 Figure 3.2 NG-1 Zone Map ATTACHMENT 2 ARC2 - 16 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-7 DEVELOPMENT STANDARDS & DESIGN GUIDELINES Traditional Single Family ATTACHMENT 2 ARC2 - 17 3-8 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3.2 Traditional Single Family Overview Traditional Single Family residential units are permitted on 3,200 sf minimum lots with a 10% exception on irregular shaped lots. These front-loaded, two story homes evoke a familiar and inviting neighborhood environment. Emphasis should be placed on street setback variations, enhanced articulation of building forms, and incorporation of high-quality materials and architectural detailing. In order to create a diverse and interesting streetscape, garages are setback from the front of the building, turned to the side, or pushed to the rear of the property. 3.2.1. Traditional Single Family Development Standards Table 3-3 includes development standards to guide development of Traditional Single Family homes. Table 3-3: Traditional Single Family Development Standards Development Standards LAND USE Zone NG-1 Allowable Uses See Table 3-2 LOT REQUIREMENTS Lot Area 3,200 sf minimum (Lot Area may vary up to 10% on irregular shaped lots) Lot Width 40’ minimum Lot Depth 80’ minimum Lot Coverage 75% maximum BUILDING HEIGHT Building Height 35’ maximum SETBACKS Street Front 10’ minimum Porch, Portico 8’ minimum. Minimum porch dimension shall be six (6) feet. Garage Interior Lot 18’ minimum Side Interior Lot 0’ minimum. Detached buildings are subject to building code separation requirements. Street Side Corner Lot 5’ minimum Rear 10’ minimum OTHER Automobile Parking 2 spaces per unit. At least one parking space shall be covered. Bicycle Parking See SLOMC Section 17.16.060 Landscaping Street setback area shall be landscaped prior to occupancy. One 15 gallon (minimum) production tree shall be planted per unit. Turf is prohibited within the street yard area. Exterior Lighting All lighting shall be downward focused except for ambient string-style patio lights. Fences/Walls/Hedges See SLOMC Section 17.16.050 Signs See Table 3.15 Traditional Single Family site plan Traditional Single Family product type 10’ 18’ 8’ 10’ ATTACHMENT 2 ARC2 - 18 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-9 Building Form A. A variety of architectural details, elevations, and setbacks create visual interest to homes. Designs for Traditional Single Family units should not be repeated more frequently than every fourth house. B. Architectural features such as porches, balconies, chimneys, door placement, window proportions, dormers, wood detailing, fencing, siding, and color scheme should be used to complement the overall building design, site, and neighborhood context. C. Building facades should incorporate various setbacks and utilize different materials to minimize singular wall planes. D. Designs should be oriented to incorporate a relationship between indoor and outdoor spaces. Setback Variations A. In order to improve the visual quality of the streetscape, every third house should include a variation to the front yard setback. B. Setback variations should not be less than twenty-five percent (25%) of the standard minimum front yard setback (e.g., a front yard setback of ten [10] feet would include an offset of two-and-a-half [2.5] feet). An offset may be an increase or decrease in setback, as long as the minimum setback is met. Privacy A. Windows adjacent to a neighboring home should be offset to prevent direct views into neighbor’s windows, with specific attention paid to second story windows that look down into first floor windows on adjacent properties. B. Balconies and decks should avoid direct sight lines to neighbor’s windows or livable outdoor areas. Balconies or decks located on a second story should be recessed or enclosed. Roofs A. A variety of roof planes and pitches, porches, overhangs, and accent details should be incorporated into house designs to increase the visual quality and character of a building, while reducing the bulk and size of the structure. B. Roof tiles and colors consistent with the architectural style of the house should be incorporated to enhance the diversity and character of the community. Roofing colors should be soft earth tones to minimize reflective glare and visual impacts. C. Roof penetrations for vents should be consolidated and located on the rear side of roof ridges whenever possible. Vents should be painted to 3.2.2. Traditional Single Family Design Guidelines The following design guidelines apply to Traditional Single Family residential homes within San Luis Ranch. Use of front yard setback variation Example of home that incorporates architectural features such as porches and siding Offset windows and recessed second story to avoid direct sight lines and views Home with varying roof planes and pitches, accent details enhance the visual quality ATTACHMENT 2 ARC2 - 19 3-10 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft match the roof color. Windows and Doors A. Entries should be enhanced to reflect the architectural style and details of the building. B. Windows should be articulated with accent trim, sills, kickers, shutters, window flower boxes, balconies, awnings, or trellises authentic to the architectural style of the building. C. Windows, garage windows, and doors should complement the architectural style of the building. Porches A. Porches should have a minimum depth of six (6) feet and should accommodate a small seating area for chairs or a bench. B. Homes located on corner lots should have porches that wraparound and address both the primary and secondary building frontages. Private Yard Areas A. Traditional Single Family houses should have at least one usable private yard area. Multiple usable outdoor areas (i.e. front, side, and/ or rear) are preferable and encouraged where possible. B. When used as an outdoor living area, private yards should be a minimum of one hundred and twenty-five (125) square feet with a minimum dimension of eight (8) feet. C. When used as a private yard area, side yards should be a minimum one hundred and twenty-five (125) square feet with a minimum dimension of eight (8) feet. Side yards utilized as private yard areas should be integrated into the floor plan of the house to emphasize indoor/outdoor living opportunities. Garages A. Garages should be recessed behind the home’s main facade to minimize the visual impact of the garage door and parking apron from the street. B. Corner side street-loaded garages may be used on corner lots if the garage is located in the rear half of the lot. C. Garage doors should incorporate architectural detailing that is consistent with the overall architectural style of the building. Landscaping A. Landscaping should be comprised of edible, drought-tolerant, or native plant and tree varietals. Enhanced and articulated entry to reflect architectural style of the house Seating area has been incorporated into the entry porch of this house This home recessed the garage in order to help minimize visual impact of garage door Drought- tolerant plants have been used in the landscaping of this home’s front yard ATTACHMENT 2 ARC2 - 20 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-11 DEVELOPMENT STANDARDS & DESIGN GUIDELINES Small Lot Front Loaded ATTACHMENT 2 ARC2 - 21 3-12 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3.3 Small Lot Front Loaded Overview Small Lot Front Loaded residential units are permitted on 2,400 sf minimum lots with a 10% exception on irregular shaped lots. Due to the compact nature of this product type, it is assumed that homes will be two-to-three stories high. As a result, an emphasis should be placed on varying street setbacks, use of high- quality materials, and enhanced articulation of building forms. Tandem garages are permitted to minimize the visual effect of garages along the street. 3.3.1. Small Lot Front Loaded Development Standards Table 3-4 includes development standards to guide development of Small Lot Front Loaded homes. Table 3-4: Small Lot Front Loaded Development Standards Development Standards LAND USE Zone NG-1 Allowable Uses See Table 3-2 LOT REQUIREMENTS Lot Area 2,400 sf minimum (Lot Area may vary up to 10% on irregular shaped lots) Lot Width 30’ minimum Lot Depth 80’ minimum Lot Coverage 75% maximum BUILDING HEIGHT Building Height 35’ maximum SETBACKS Street Front 10’ minimum Porch 8’ minimum. Minimum porch dimension shall be six (6) feet. Garage 18’ minimum Side Interior Lot 0’ minimum. Detached buildings are subject to building code separation requirements. Street Side Corner Lot 5’ minimum Rear 5’ minimum OTHER Automobile Parking 2 spaces per unit. At least one parking space shall be covered. Bicycle Parking See SLOMC Section 17.16.060 Private Yard At least one (1) private side or rear yard shall be provided at a minimum of 125 sf with a minimum dimension of 8’. Landscaping Street setback area shall be landscaped prior to occupancy. One 15 gallon (minimum) production tree shall be planted per unit. Turf is prohibited within the street yard area. Exterior Lighting All lighting shall be downward focused except for ambient string-style patio lights. Signs See Table 3.15 Fences/Walls/Hedges See SLOMC Section 17.16.050 Small Lot Front Loaded site plan Small Lot Front Loaded product type 8’10’18’ 5’ ATTACHMENT 2 ARC2 - 22 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-13 Building Form A. A variety of architectural details, elevations, and setbacks create visual interest to homes. Designs for Small Lot Front Loaded units should not be repeated more frequently than every fourth house. B. Architectural features such as porches, balconies, chimneys, door placement, window proportions, dormers, wood detailing, fencing, siding, and color scheme should be used to complement the overall building design, site, and neighborhood context. C. Building facades should incorporate various setbacks and utilize different materials to minimize singular wall planes. D. Designs should be oriented to incorporate a relationship between indoor and outdoor spaces. Setback Variations A. In order to improve the visual quality of the streetscape, every third house should include a variation to the front yard setback. B. Setback variations should not be less than twenty percent (20%) of the standard minimum front yard setback (e.g., a front yard setback of ten [10] feet would include an offset of two [2] feet). An offset may be an increase or decrease in setback, as long as the minimum setback is met. Privacy A. Windows adjacent to a neighboring home should be offset to prevent direct views into neighbor’s windows, with specific attention paid to second story windows that look down into first floor windows on adjacent properties. B. Balconies and decks should avoid direct sight lines to neighbor’s windows or livable outdoor areas. Balconies or decks located on a second story should be recessed or enclosed. Roofs A. A variety of roof planes and pitches, porches, overhangs, and accent details should be incorporated into house designs to increase the visual quality and character of a building, while reducing the bulk and size of the structure. B. Roof tiles and colors consistent with the architectural style of the house should be incorporated to enhance the diversity and character of the community. Roofing colors should be soft earth tones to minimize reflective glare and visual impacts. C. Roof penetrations for vents should be consolidated and located on the rear side of roof ridges whenever possible. Vents should be painted to Setback variation improve streetscape quality Architectural features such as porch, wood detailing, and siding enhance this home Offset windows prevent direct views from neighboring homes Overhangs and accent details on the roof enhance the visual quality of the building 3.3.2. Small Lot Front Loaded Design Guidelines The following design guidelines apply to Small Lot Front Loaded residential homes within San Luis Ranch. ATTACHMENT 2 ARC2 - 23 3-14 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft match the roof color. Windows and Doors A. Entries should be enhanced to reflect the architectural style and details of the building. B. Windows should be articulated with accent trim, sills, kickers, shutters, window flower boxes, balconies, awnings, or trellises authentic to the architectural style of the building. C. Windows, garage windows, and doors should complement the architectural style of the building. Porches A. Porches should have a minimum depth of six (6) feet and should accommodate a small seating area for chairs or a bench. B. Homes located on corner lots should have porches that wraparound and address both the primary and secondary building frontages. Private Yard Areas A. Private Yard Areas may include balconies, terraces, patios, roof decks, and/or side and rear yards. B. Small Lot Front Loaded houses should have at least one usable private yard area. Multiple usable outdoor areas (i.e. front, side, and/or rear) are preferable and encouraged where possible. C. Side yards utilized as private yard areas should be integrated into the floor plan of the house to emphasize indoor/outdoor living opportunities. Garages A. Garages should be recessed behind the home’s main facade to minimize the visual impact of the garage door and parking apron from the street. B. Corner side street-loaded garages may be used on corner lots if the garage is located in the rear half of the lot. C. Garage doors should incorporate architectural detailing that is consistent with the overall architectural style of the building. Landscaping A. Landscaping should be comprised of edible, drought-tolerant, or native plant and tree varietals. B. All landscape plans should be reviewed by a licensed landscape architect. Window accent trim enhances the architectural style of the building Porch that incorporates seating area Private side yard which integrates indoor/ outdoor living Native plants and tree varieties were used in landscaping this home ATTACHMENT 2 ARC2 - 24 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-15 DEVELOPMENT STANDARDS & DESIGN GUIDELINES Small Lot Alley Loaded ATTACHMENT 2 ARC2 - 25 3-16 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3.4 Small Lot Alley Loaded Overview Small-Lot Alley Loaded residential units are permitted on 2,400 sf minimum lots with a 10% exception on irregular shaped lots. The inviting nature of this product type creates warm and friendly street environments with homes that will be two stories high. Use of high-quality materials, enhanced articulation of building forms, and varying street setbacks contribute to the intricacies of the product type. Garages within this product type contain a variety of single, double, and tandem designs with access taken from rear alleys. 3.4.1. Small Lot Alley Loaded Development Standards Table 3-5 includes development standards to guide development of Small-Lot Alley Loaded homes. Table 3-5: Small Lot Alley Loaded Development Standards Development Standards LAND USE Zone NG-1 Allowable Uses See Table 3-2 LOT REQUIREMENTS Lot Area 2,400 sf minimum (Lot Area may vary up to 10% on irregular shaped lots) Lot Width 30’ minimum Lot Depth 80’ minimum Lot Coverage 75% maximum BUILDING HEIGHT Building Height 35’ maximum SETBACKS Street Front 10’ minimum Porch 8’ minimum. Minimum porch dimension shall be six (6) feet. Garage (alley loaded)0’ minimum to side; 3’ minimum to side street; 0’ minimum to rear Side Interior Lot 0’ minimum. Detached buildings are subject to building code separation requirements. Street Side Corner Lot 5’ minimum Rear 3’ minimum OTHER Automobile Parking 2 spaces per unit. At least one parking space shall be covered. Bicycle Parking See SLOMC Section 17.16.060 Private Yard At least one (1) private side or rear yard shall be provided at a minimum of 100 sf with a minimum dimension of 8’. Landscaping Street setback area shall be landscaped prior to occupancy. One 15 gallon (minimum) production tree shall be planted per unit. Turf is prohibited within the street yard area. Exterior Lighting All lighting shall be downward focused except for ambient string-style patio lights. Signs See Table 3.15 Fences/Walls/Hedges See SLOMC Section 17.16.050 Small Lot Alley Loaded site plan Small Lot Alley Loaded product type 3’ 10’ 8’ ATTACHMENT 2 ARC2 - 26 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-17 Building Form A. A variety of architectural details, elevations, and setbacks create visual interest to homes. Designs for Small Lot Alley Loaded units should not be repeated more frequently than every fourth house. B. Architectural features such as porches, balconies, chimneys, door placement, window proportions, dormers, wood detailing, fencing, siding, and color scheme should be used to complement the overall building design, site, and neighborhood context. C. Building facades should incorporate various setbacks and utilize different materials to minimize singular wall planes. D. Designs should be oriented to incorporate a relationship between indoor and outdoor spaces. E. Articulation along alleys should create visual interest through variation in garage and building massing. Setback Variations A. In order to improve the visual quality of the streetscape, every third house should include a variation to the front yard setback. B. Setback variations should not be less than twenty percent (20%) of the standard minimum front yard setback (e.g., a front yard setback of ten [10] feet would increase an offset of two [2] feet). An offset may be an increase or decrease in setback, as long as the minimum setback is met. Privacy A. Windows adjacent to a neighboring home should be offset to prevent direct views into neighbor’s windows, with specific attention paid to second story windows that look down into first floor windows on adjacent properties. B. Balconies and decks should avoid direct sight lines to neighbor’s windows or livable outdoor areas. Balconies or decks located on a second story should be recessed or enclosed. Roofs A. A variety of roof planes and pitches, porches, overhangs, and accent details should be incorporated into house designs to increase the visual quality and character of a building, while reducing the bulk and size of the structure. B. Roof tiles and colors consistent with the architectural style of the house should be incorporated to enhance the diversity and character of the community. Roofing colors should be soft earth tones to minimize reflective glare and visual impacts. C. Roof penetrations for vents should be consolidated and located on the rear side of roof ridges whenever possible. Vents should be painted to match the roof color. 3.4.2. Small Lot Alley Loaded Design Guidelines The following design guidelines apply to Small Lot Alley Loaded residential homes within San Luis Ranch. A variety of different architectural features were used on these neighboring homes This home incorporates elevation setbacks, porches, chimneys, and siding Setback variation improves the visual quality of the streetscape Varying roof planes, pitches and accent details enhance the design of this house ATTACHMENT 2 ARC2 - 27 3-18 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft Windows and Doors A. Entries should be enhanced to reflect the architectural style and details of the building. B. Windows should be articulated with accent trim, sills, kickers, shutters, window flower boxes, balconies, awnings, or trellises authentic to the architectural style of the building. C. Windows, garage windows, and doors should complement the architectural style of the building. Porches A. Porches should have a minimum depth of six (6) feet and should accommodate a small seating area for chairs or a bench. B. Homes located on corner lots should have porches that wraparound and address both the primary and secondary building frontages. Private Yard Areas A. Private Yard Areas may include balconies, terraces, patios, roof decks, and/or side and rear yards. B. Small Lot Alley Loaded houses should have at least one usable private yard area. Multiple usable outdoor areas (i.e. front, side, and/or rear) are preferable and encouraged where possible. C. Side yards utilized as private yard areas should be integrated into the floor plan of the house to emphasize indoor/outdoor living opportunities. Garages A. Corner, detached alley-loaded garages may be used on corner lots if the garage is consistent with the architectural style of the building and addresses the streetscape. B. Garage doors should incorporate architectural detailing that is consistent with the overall architectural style of the building. Landscaping A. Landscaping should be comprised of edible, drought-tolerant, or native plant and tree varietals. B. All landscape plans should be reviewed by a licensed landscape architect. Accent trim such as sills and shutters make this house authentic to it’s architectural style This seating porch enhances the home’s front exterior Detailed garage doors were used in these alley loaded garages A variety of trees and native plants were used on these homes ATTACHMENT 2 ARC2 - 28 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-19 SPECIFIC PLAN ZONENeighborhood General Two (NG-2) ATTACHMENT 2 ARC2 - 29 3-20 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft Neighborhood General - Two (NG-2) LAND USE PERMIT REQUIREMENTS USE REGULATION Attached Townhome dwelling A See Section 3.6 herein Caretaker quarters A Club, lodge, private meeting hall D Community Gardens D Day care - Family day care home (small/large)A Detached Townhome dwelling A See Section 3.5 herein Fitness/health facility D Home occupation Home Occ Permit 17.08.090 Library, museum D Library, branch facility D Live/work unit A 17.08.130 Mobile home as temporary residence at building site A Multi-Family dwelling A See Section 3.7 herein Outdoor/temporary/seasonal sales A Park, playground A Parking facility D Senior citizen housing development D Transit stop A Work-live units A 17.08.130 D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required, A = Allowed by right Table 3-6: NG-2 Allowable Uses Neighborhood General Two NG-2 Figure 3.3 NG-2 Zone Map ATTACHMENT 2 ARC2 - 30 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-21 DEVELOPMENT STANDARDS & DESIGN GUIDELINES Detached Townhome ATTACHMENT 2 ARC2 - 31 3-22 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3.5 Detached Townhome Overview Detached Townhome residential units occur on compact, alley loaded lots that are a minimum of 1,000 sf. This higher-density detached product type provides an urban composition with three-story high units containing optional roof decks. Enhanced articulation of building forms, use of high-quality materials, and integrated balcony spaces contribute to the attractiveness of this product type. Auto access to individual garages within this product type is provided via rear alleys. 3.5.1. Detached Townhome Development Standards Table 3-7 includes development standards to guide development of Detached Townhomes. Table 3-7: Detached Townhome Standards Development Standards LAND USE Zone NG-2 Allowable Uses See Table 3-6 LOT REQUIREMENTS Lot Area 1,000 sf minimum Lot Width 25’ minimum Lot Depth 40’ minimum Lot Coverage 100% maximum BUILDING HEIGHT Building Height 50’ maximum SETBACKS Street Front 5’ minimum Terrace/Patio/Porch 5’ minimum. Minimum dimension shall be six (6) feet. Garage (alley loaded)0’ minimum to side; 3’ minimum to side street; 0’ minimum to rear Side Interior Lot 0’ minimum. Detached buildings are subject to building code separation requirements. Street Side Corner Lot 10’ minimum Rear 5’ minimum OTHER Automobile Parking 2 spaces per unit. At least one parking space shall be covered. Bicycle Parking See SLOMC Section 17.16.060 Private Yard At least one (1) private side or rear yard shall be provided at a minimum of 100 sf with a minimum dimension of 8’. Landscaping Street setback area shall be landscaped prior to occupancy. One 15 gallon (minimum) production tree shall be planted per unit. Turf is prohibited within the street yard area. Exterior Lighting All lighting shall be downward focused except for ambient string-style patio lights. Signs See Table 3.15 Fences/Walls/Hedges See SLOMC Section 17.16.050 Detached Townhome site plan Detached Townhome product type 5’ ATTACHMENT 2 ARC2 - 32 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-23 Building Form A. A variety of architectural details, elevations, and setbacks create visual interest to homes. Designs for Detached Townhome units should not be repeated more frequently than every fourth house. B. Architectural features such as porches, balconies, chimneys, door placement, window proportions, dormers, wood detailing, fencing, siding, and color scheme should be used to complement the overall building design, site, and neighborhood context. C. Building facades should incorporate various setbacks and utilize different materials to minimize singular wall planes. D. Designs should be oriented to incorporate a relationship between indoor and outdoor spaces. E. Articulation along alleys should create visual interest through variation in garage and building massing. Privacy A. Windows adjacent to a neighboring home should be offset to prevent direct views into neighbor’s windows, with specific attention paid to second story windows that look down into first floor windows on adjacent properties. B. Balconies and decks should avoid direct sight lines to neighbor’s windows or livable outdoor areas. Balconies or decks located on a second story should be recessed or enclosed. Roofs A. A variety of roof planes and pitches, porches, overhangs, and accent details should be incorporated into house designs to increase the visual quality and character of a building, while reducing the bulk and size of the structure. B. Roof tiles and colors consistent with the architectural style of the house should be incorporated to enhance the diversity and character of the community. Roofing colors should be soft earth tones to minimize reflective glare and visual impacts. C. Roof penetrations for vents should be consolidated and located on the rear side of roof ridges whenever possible. Vents should be painted to match the roof color. Windows and Doors A. Entries should be enhanced to reflect the architectural style and details of the building. A variety of different materials and wall planes complement this house Varying architectural features such as porches and dormers enhance these homes Varying roof planes, overhangs, and accent details increase visual quality Vents were painted to match the trim which help enhance the visual quality 3.5.2. Detached Townhome Design Guidelines The following design guidelines apply to Detached Townhomes within San Luis Ranch. ATTACHMENT 2 ARC2 - 33 3-24 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft B. Windows should be articulated with accent trim, sills, kickers, shutters, window flower boxes, balconies, awnings, or trellises authentic to the architectural style of the building. C. Windows, garage windows, and doors should complement the architectural style of the building. Terraces, Patios, and Porches A. Terraces, Patios, and Porches should have a minimum depth of six (6) feet and should accommodate a small seating area for chairs or a bench. B. Homes located on corner lots should have terraces, patios, and/ or porches that wraparound and address both the primary and secondary building frontages. Private Yard Areas A. Private Yard Areas may include balconies, terraces, patios, roof decks, and/or side and rear yards. B. Detached Townhomes should have at least one usable private yard area. Multiple usable outdoor areas (i.e. front, side, and/or rear) are preferable and encouraged where possible. C. Side yards utilized as private yard areas should be integrated into the floor plan of the house to emphasize indoor/outdoor living opportunities. D. In order to take advantage of surrounding views, roof decks are encouraged for units where other private yard areas may be limited. Garages A. Garages should be recessed from the property’s rear yard setback to minimize the visual impact of the garage door and parking apron along the alley. B. Garage doors should incorporate architectural detailing that is consistent with the overall architectural style of the building. Landscaping A. Landscaping should be comprised of edible, drought-tolerant, or native plant and tree varietals. B. All landscape plans should be reviewed by a licensed landscape architect. Window accent trim such as shutters and balconies enhance the style of this building Private patios were integrated into the design of these units Garage doors were recessed and alley loaded to minimize visual impact Drought- tolerant plants were used on this home’s landscaping ATTACHMENT 2 ARC2 - 34 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-25 DEVELOPMENT STANDARDS & DESIGN GUIDELINES Attached Townhome ATTACHMENT 2 ARC2 - 35 3-26 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3.6 Attached Townhome Overview Attached Townhome residential units are constructed with a variety of facades on the same building to distinguish units in rows, blocks, or clusters that are a minimum of 1,000 sf. This higher-density attached product type provides an urban composition with three-story high units containing optional roof decks. Enhanced articulation of building forms, use of high-quality materials, and integrated balcony spaces contribute to the attractiveness of this product type. Auto access to individual garages within this product type is provided via rear alleys or a private shared driveway or autocourt. 3.6.1. Attached Townhome Development Standards Table 3-8 includes development standards to guide development of Attached Townhomes. Table 3-8: Attached Townhome Standards Development Standards LAND USE Zone NG-2 Allowable Uses See Table 3-6 LOT REQUIREMENTS Lot Area 1,000 sf minimum Lot Width 20’ minimum Lot Depth 40’ minimum Lot Coverage 60% maximum BUILDING HEIGHT Building Height 50’ maximum SETBACKS Street Front 5’ minimum Terrace/Patio/Porch 5’ minimum. Minimum dimension shall be six (6) feet. Garage (alley loaded)0’ minimum to side; 3’ minimum to side street; 0’ minimum to rear Side Interior Lot 0’ minimum Street Side Corner Lot 10’ minimum Rear 5’ minimum OTHER Automobile Parking 2 spaces per unit. At least one parking space shall be covered. Bicycle Parking See SLOMC Section 17.16.060 Private Outdoor Space At least one (1) private outdoor space or rear yard shall be provided at a minimum of 100 sf with a minimum dimension of 8’. Landscaping Street setback area shall be landscaped prior to occupancy. One 15 gallon (minimum) production tree shall be planted per unit. Turf is prohibited within the street yard area. Exterior Lighting All lighting shall be downward focused except for ambient string-style patio lights. Signs See Table 3.15 Fences/Walls/Hedges See SLOMC Section 17.16.050 Attached Townhome site plan Attached Townhome product type ATTACHMENT 2 ARC2 - 36 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-27 Building Form A. A variety of architectural details, elevations, and setbacks create visual interest to homes. Designs for Attached Townhome units should not be repeated more frequently than every fourth house. B. Architectural features such as porches, balconies, chimneys, door placement, window proportions, dormers, wood detailing, fencing, siding, and color scheme should be used to complement the overall building design, site, and neighborhood context. C. Building facades should incorporate various setbacks and utilize different materials to minimize singular wall planes. D. Designs should be oriented to incorporate a relationship between indoor and outdoor spaces. E. Articulation along alleys should create visual interest through variation in garage and building massing. Privacy A. Windows adjacent to a neighboring home should be offset to prevent direct views into neighbor’s windows, with specific attention paid to second story windows that look down into first floor windows on adjacent properties. B. Balconies and decks should avoid direct sight lines to neighbor’s windows or livable outdoor areas. Balconies or decks located on a second story should be recessed or enclosed. Roofs A. A variety of roof planes and pitches, porches, overhangs, and accent details should be incorporated into house designs to increase the visual quality and character of a building, while reducing the bulk and size of the structure. B. Roof tiles and colors consistent with the architectural style of the house should be incorporated to enhance the diversity and character of the community. Roofing colors should be soft earth tones to minimize reflective glare and visual impacts. C. Roof penetrations for vents should be consolidated and located on the rear side of roof ridges whenever possible. Vents should be painted to match the roof color. Windows and Doors A. Entries should be enhanced to reflect the architectural style and details of the building. B. Windows should be articulated with accent trim, sills, kickers, shutters, window flower boxes, balconies, awnings, or trellises authentic to the architectural style of the building. Roof accent details and varying pitches increase the visual quality of this home Varying elevations, setbacks and materials were used to create visual interest Offset balconies and decks prevent direct views into the neighboring windows Window details reflect the architectural style of this home 3.6.2. Attached Townhome Design Guidelines The following design guidelines apply to Attached Townhomes within San Luis Ranch. ATTACHMENT 2 ARC2 - 37 3-28 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft C. Windows, garage windows, and doors should complement the architectural style of the building. Terraces, Patios, and Porches A. Terraces, Patios, and Porches should have a minimum depth of six (6) feet and should accommodate a small seating area for chairs or a bench. B. Homes located on corner lots should have terraces, patios, and/ or porches that wraparound and address both the primary and secondary building frontages. Private Yard Areas A. Private Yard Areas include balconies, terraces, patios, roof decks, and/ or side and rear yards. B. Attached Townhomes should have at least one usable private yard area. C. Side yards utilized as private yard areas should be integrated into the floor plan of the house to emphasize indoor/outdoor living opportunities. D. In order to take advantage of surrounding views, roof decks are strongly encouraged for units where other private yard area may be limited. Garages A. Garages should be recessed from the property’s rear yard setback to minimize the visual impact of the garage door and parking apron along the alley. B. Corner, detached alley-loaded garages may be used on corner lots if the garage is consistent with the architectural style of the building and addresses the streetscape. C. Garage doors should incorporate architectural detailing that is consistent with the overall architectural style of the building. Landscaping A. Landscaping should be comprised of edible, drought-tolerant, or native plant and tree varietals. B. All landscape plans should be reviewed by a licensed landscape architect. Garage windows complement the architectural style of this building Use of private patios were used on this project to emphasize indoor /outdoor living Alley loaded , recessed garage doors with architectural detail enhance this project A blend of turf, drought-tolerant, and native plants comprised this landscaping ATTACHMENT 2 ARC2 - 38 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-29 DEVELOPMENT STANDARDS & DESIGN GUIDELINES Multi-Family ATTACHMENT 2 ARC2 - 39 3-30 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3.7 Multi-Family Overview Multi-family residential units may be comprised of apartments, condos, and/ or flats. This product type is oriented towards a variety of age and income demographics and provides ease of access to nearby park and open space areas. Use of high-quality materials, enhanced building form articulation, and integrated balcony spaces contribute to the attractiveness of this product type. Parking for residential units are integrated into the site while minimizing visibility from the street. 3.7.1. Multi-Family Development Standards Table 3-9 includes development standards to guide development of multi-family residential units. Table 3-9: Multi-Family Standards Development Standards LAND USE Zone NG-2 Allowable Uses See Table 3-6 LOT REQUIREMENTS Lot Area 1,000 sf minimum Lot Width 25’ minimum Lot Depth 40’ minimum Lot Coverage 100% maximum BUILDING HEIGHT Building Height 50’ maximum SETBACKS Street Front 5’ minimum Terrace/Patio/Porch 5’ minimum. Minimum dimension shall be six (6) feet. Side Lot 0’ minimum Rear 5’ minimum OTHER Automobile Parking 1 space per unit. 0.25 guest space per unit. Required residential parking shall not be visible from a public street. Bicycle Parking See SLOMC Section 17.16.060 Outdoor Space A minimum of 100 square feet of private yard space shall be provided for first floor units. A minimum of 50 square feet of private outdoor space shall be provided for upper floor units. A minimum of 400 square feet of community open space shall be provided per unit. Exterior Lighting All lighting shall be downward focused except for ambient string-style patio lights. Signs See Table 3.15 Fences/Walls/Hedges See SLOMC Section 17.16.050 Multi-Family site plan Multi-Family product type ATTACHMENT 2 ARC2 - 40 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-31 Building Form A. Attached residential units should be designed and detailed to correlate with neighboring single-family detached and/or attached homes. The architecture should incorporate the best features of the neighboring units. B. Architectural features such as porches, balconies, chimneys, door placement, window proportions, dormers, wood detailing, fencing, siding, and color scheme should be used to complement the overall building design, site, and neighborhood context. C. Building facades should incorporate various setbacks and utilize different materials to minimize singular wall planes. D. Designs should be oriented to incorporate a relationship between indoor and outdoor spaces. Privacy A. Windows adjacent to a neighboring home should be offset to prevent direct views into neighbor’s windows, with specific attention paid to second story windows that look down into first floor windows on adjacent properties. B. Balconies and decks should avoid direct sight lines to neighbor’s windows or livable outdoor areas. Balconies or decks located above the first story should be recessed or enclosed on three (3) sides. Roofs A. A variety of roof planes and pitches, porches, overhangs, and accent details should be incorporated into multi-family designs to increase the visual quality and character of a building, while reducing the bulk and size of the structure. B. Roof tiles and colors consistent with the architectural style of the multi-family units should be incorporated to enhance the diversity and character of the community. Roofing colors should be soft earth tones to minimize reflective glare and visual impacts. C. Roof penetrations for vents should be consolidated and located on the rear side of roof ridges whenever possible. Vents should be painted to match the roof color. Windows and Doors A. Entries should be enhanced to reflect the architectural style and details of the building. B. Windows should be articulated with accent trim, sills, kickers, shutters, window flower boxes, balconies, awnings, or trellises authentic to the architectural style of the building. C. Windows, garage windows, and doors should complement the 3.7.2. Multi-Family Design Guidelines The following design guidelines apply to Multi-Family residential units within San Luis Ranch. Varying wall planes and building materials create visual interest Balconies and wood detailing complement this building’s visual quality The use of a variety of roof pitches increases the visual quality of this home Details on the entry on the home reflect it’s architectural style ATTACHMENT 2 ARC2 - 41 3-32 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft architectural style of the building. Terraces, Patios, and Porches A. Terraces, Patios, and Porches should have a minimum depth of six (6) feet and should accommodate a small seating area for chairs or a bench. B. Units located on corner lots should have terraces, patios, and/ or porches that wraparound and address both the primary and secondary building frontages. Private Yard Areas A. Multi-family units should provide multiple usable outdoor areas where feasible. B. Functional and usable outdoor porches, patios, courtyards, roof decks, and/or other areas for the use of all building residents are encouraged for multi-family buildings. Garages/Carports A. Garage entries, carports, and parking areas should be internalized in building groups or oriented away from street frontages to minimize visual impact on the street where practical. B. Garage doors should incorporate architectural detailing that is consistent with the overall architectural style of the building. Accessory Structures A. Community accessory structures, including garages, carports, grouped mailboxes, storage and maintenance facilities, recreational facilities, picnic shelters, and outdoor shade structures, should incorporate compatible materials, scale, colors, architectural details, and roof slopes as the primary multi-family building or buildings they serve. B. Rear or end walls of detached garages and carports that face a perimeter street should be screened with landscaping and articulated through the use of trellises or attached arbors, windows, or variation in wall or roof planes. C. Trash enclosure and recycling storage areas should be located in convenient areas with reduced visual prominence, such as inside parking courts or at the end of parking bays. Lighted access that meets applicable accessibility standards should be incorporated. Landscaping A. Landscaping should be comprised of edible, drought-tolerant, or native plant and tree varietals. B. All landscape plans should be reviewed by a licensed landscape architect. Terraces with seating areas were incorporated to increase visual interest Garage entries were orientated away from street frontages to reduce visual impact This accessory structure used compatible building materials to match the project Native landscaping and varying trees comprised this project’s landscaping ATTACHMENT 2 ARC2 - 42 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-33 SPECIFIC PLAN ZONENeighborhood Commercial (NC) ATTACHMENT 2 ARC2 - 43 3-34 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft Neighborhood Commercial - (NC) LAND USE PERMIT REQUIREMENTS USE REGULATION Antennas and telecommunications facilities D 17.16.120 Bar/tavern D Bed and Breakfast inn A Building and landscape materials, sales, indoor/ outdoor D Caretaker quarters A Catering service D Club, lodge, private meeting hall A Commercial recreation facility - Indoor A 17.08.060 Commercial recreation facility - Outdoor D Community Gardens D Copying and quick printer service A Convenience store A 17.08.095 Day care - Day care center (child/adult)A 17.08.100 Day care - Family day care home (small/large)A 17.08.100 Educational conference D 17.08.010(c)(6) Extended hour retail D Fitness/health facility A General retail - 15,000 sf or less A General retail - more than 15,000 sf up to 60,000 sf D General retail - more than 60,000 sf up to 140,000 sf PC Home occupation Home Occ Permit 17.08.090 Hotel, motel A Library, museum D Library, branch facility D Liquor store/alcohol sales D 17.11, 17.100.180 Live/work units A 17.08.130 Medical service - doctor office A Medical service - clinic, laboratory, urgent care A Mobile home as temporary residence at building site A Multi-family dwelling A 17.22.010(G) Night club PC 17.95 Outdoor/temporary/ seasonal sales A 17.08.020 Park, playground A Parking facility D (3) Parking facility - multilevel D (3)17.95 Parking facility - temporary D Personal services A Personal services - restricted PC Produce stand A Public assembly facility D Public safety facilities A Recreational vehicle (RV) park accessory to hotel, motel PC Table 3-10: NC Allowable Uses ATTACHMENT 2 ARC2 - 44 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-35 Notes: 1. Safe parking is only allowed to a public assembly use, such as a club, lodge, private meeting hall, or religious facility. Safe parking is prohibited on properties where residential uses are the primary use. 2. Behind ground floor use only. Allowed as a ground floor use with Administrative Use Permit. 3. Parking as a Principal Use. Use permit approval may include deviations to otherwise applicable setback requirements and building height limits. A multi-level parking facility will require the approval of a use permit by the planning commission. D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required, A = Allowed by right Table 3:10: NC Allowable Uses continued Recycling facilities - small collection facility D Religious facility PC Residential care facilities - 7 or more residents PC Residential support services A (2) Rest Home PC Restaurant A Safe parking (1)PC 17.08.115 School - Specialized education/training D Service station D 18.08.030 Social services organization A Special Event D 17.08.010 Sports and active recreation facility PC Studio - Art, dance, martial arts, music, etc.A Theater D 17.95 Transit stop A Vehicle services - car wash D Veterinary clinic/hospital, boarding, small animal indoor A Wine/cider/beer tasting room or distillation facility D NC Neighborhood Commercial Figure 3.4 NC Zone Map ATTACHMENT 2 ARC2 - 45 3-36 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft This Page Left Blank ATTACHMENT 2 ARC2 - 46 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-37 DEVELOPMENT STANDARDS & DESIGN GUIDELINES Commercial, Office, Hotel ATTACHMENT 2 ARC2 - 47 3-38 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3.8 Commercial, Office, Hotel Overview Commercial areas within San Luis Ranch include restaurant, retail, office, hotel, and other complementary land uses. The variety of uses and enhanced pedestrian orientation creates a friendly, welcoming neighborhood center serving the adjacent residential neighborhoods while at the same time providing a wide-range of regional services for Central Coast residents and visitors. Use of high-quality materials, enhanced articulation of building forms, and consistent architectural styles contribute to the connection between commercial and adjacent residential neighborhoods. An integrated transit hub within the commercial area provides convenient access to local and regional transit services for both residents and visitors. 3.8.1. Commercial Development Standards Table 3-11 includes development standards to guide development of Commercial, Office, and Hotel (NC) designated areas. A variety of uses will provide a wide-range of regional services for Central Coast residents Enhanced pedestrian orientation create friendly neighborhood centers ATTACHMENT 2 ARC2 - 48 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-39 Table 3-11: Commercial, Office, Hotel Standards Development Standards LAND USE Zone NC Allowable Uses See Table 3-10 LOT REQUIREMENTS Lot Coverage 80% maximum BUILDING ORIENTATION Orientation Buildings shall be oriented toward the street. BUILDING HEIGHT Building Height 20’ minimum; 50’ maximum SETBACKS Street Front 5’ minimum Side Interior Lot 0’ minimum Street Side Corner Lot 0’ minimum Parking 15’ minimum (Setback shall be landscaped when located adjacent to public street.) Rear 10’ minimum; 25’ minimum when adjacent to residential uses. OTHER Automobile Parking A. Retail Sales (all types) 1 space per 500 sf B. Grocery, specialty food: 1 space per 500 sf C. Bar/Tavern: see SLOMC Section 17.16.060 Table 6 D. Office: 1 space per 400 sf E. Hotel: 1 space per room; 1 space per manager quarters F. Multi-family: 1 space per unit Guest Parking: 0.25 space per unit Bicycle Parking See SLOMC Section 17.16.060 Landscaping 20% minimum lot area. Up to 1/3 of the required landscape area may be hardscape or plaza. Parking is not permitted within this area. 10% of landscape requirement can be met through use of pervious paving. A minimum 6’ wide landscape area as measured perpendicularly from the building shall be provided around the perimeter of the building where visible from a public street. Loading zones, building entrances, and street setbacks areas excluded. A minimum 10’ landscape buffer shall be provided adjacent to residential uses. Architectural Lighting All upward-aimed light shall be fully shielded, fully confined from projecting into the sky by eaves, roofs, or overhangs, and mounted as flush to a wall as possible. Building facade lighting shall be fully shielded, aimed downward, and mounted as flush to a wall as possible. Signs See Table 3.15 Fences/Walls/Hedges See SLOMC Section 17.16.050 Building Facades A. No building facade visible from a public street shall extend more than 30’ in length without a 2’ minimum variation in the wall plane. B. Buildings shall be designed to meet the intent of the design guidelines in Section 3.8.2. Transit Center A transit hub containing benches, covered awnings, and signage designed in the architectural style of adjacent buildings shall be provided along the Commercial project frontage near the Dalidio Road and Froom Ranch Way intersection. Applicant shall coordinate with SLO Transit and SLORTA for final placement and design detailing. ATTACHMENT 2 ARC2 - 49 3-40 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft Site Planning and Design A. Buildings should be sited close to and oriented toward external and interior streets. Building design should incorporate pedestrian walkways, outdoor seating, and landscape areas where possible. B. Outdoor spaces should reflect careful planning and provide plaza spaces with defined edges, benches, and lighting that establish a sense of place. C. Plazas, courtyards, pocket parks, and outdoor cafes should be designed in an inviting manner that encourages pedestrian use through the incorporation of trellises, fountains, art, seating, and shade trees. D. Public art is encouraged as an on-site amenity for all projects. Building Form A. 360-Degree architecture is the concept of designing a building where all sides of the building have been detailed to complement the primary street elevation in architecture, massing, and materials. Buildings should be aesthetically pleasing from all angles, especially for buildings that have high visibility. B. Roofs covering the entire building such as hips and gables, are preferred over mansard roofs. C. The appearance of several smaller buildings, rather than one large building is preferred to foster a more intimate, pedestrian-friendly scale. Vertical elements such as pilasters help create bays to give the appearance of several smaller buildings. D. Vertical elements such as towers can be used to accent horizontal massing and provide visual interest, especially on corner buildings. Building Elements and Articulation A. Human scale should be created through the use of awnings, arches, walls, trellises, arbors, pergolas, and other architectural elements. These elements should be integrated into the building design to avoid the look of “tacked on” architectural features. B. Storefront windows, display cases, and other elements that provide visual interest to facades should be provided. C. Details such as wall surfaces constructed with patterns, changes in materials, building pop-outs, columns, and recessed areas should be used to create shadow patterns and depth on the wall surfaces. D. Building materials and finishes should be true to the structure’s architectural style. E. Building facades facing paseos should be articulated with detail and display windows. F. Murals, trellises, or vines should be placed on large expanses of walls Building should be aesthetically pleasing from all angles Outdoor plaza spaces with water features help to establish a sense of place The use of towers accent horizontal massing and provide visual interest Change in building materials, pop-outs, and columns create shadow patterns and depth 3.8.2. Commercial, Office, Hotel Design Guidelines The following design guidelines apply to Commercial, Office, and Hotel development within San Luis Ranch. ATTACHMENT 2 ARC2 - 50 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-41 at the rear or sides of buildings to soften the appearance and create visual interest. Commercial Plazas A. Specialized, defined, public outdoor spaces should be incorporated into the overall building and project design. These outdoor spaces should have clear, recognizable shapes that reflect careful planning and should not be a result of “leftover” areas between structures. B. Site amenities, including benches, drinking fountains, provisions for bicyclists, water features, and public art, should be utilized and should complement the project’s architectural character. C. Pedestrian links should be provided between buildings on the same site, public open spaces, and parking areas and should be visually emphasized through the use of landscaping or trellis features, lighting, walls, and/or distinctive paving. Pedestrian links should be consistent with Title 24 California Code of Regulations accessibility requirements. Sidewalk Cafes A. Sidewalk cafe areas should be screened with semi-permanent decorative screens, walls, or planters. Screens can be solid or semi- solid and should be consistent with building facade design and/or restaurant theme. B. Screen layout needs to enclose the entire outdoor cafe area, leaving required exit width accommodations for occupancy of facility. C. Tables and chairs can be of varying type, but those designed for exterior use are recommended. Plastic chairs are prohibited. Tabletop sunshades, pole shades, and sunscreens are recommended. Lighting A. Lighting should be designed to provide ambiance, safety, and security without unnecessary spillover or glare onto adjacent properties. B. The quality of light, level of light as measured in foot-candles, and the type of bulb or source should be carefully addressed. Lighting levels should not be so intense as to draw attention to the flow or glare of the project site. The lighting plan should incorporate current energy- efficient fixtures and technology. C. Building light fixtures should be designed or selected to be architecturally compatible with the main structure, which should complement the theme of the surrounding area. D. Accent lighting that is downlit and focused on key architectural elements and trees can be effective and attractive; however, light sources should be screened from view. Defined outdoor plazas enhance the pedestrian experience Public seating should be used to complement the project’s character Sidewalk cafes should be screened with decorative walls or planters Light fixtures should be architecturally compatible to the building’s style ATTACHMENT 2 ARC2 - 51 3-42 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft Signs reflect the type of business through design and shape This sign was constructed to reflect a high quality of craftsmanship The use of brick complements the architectural style of this building Plant material was used to screen this trash from public view E. Pedestrian areas, paseos, sidewalks, and building entrances should be adequately lit to provide safety and security. Signs A. Signs should be in scale with and in proportion to the primary building facade so that the signs do not dominate the appearance. B. Signs that reflect the type of business through design, shape, or graphic form are encouraged. C. The method of attaching the sign to the building should be integrated into the overall sign design. D. Signs should not cover up windows or important architectural features. E. Where several tenants occupy the same site or building, individual wall-mounted signs should be used in combination with a monument sign identifying the development and address. F. Flush mounted signs should be positioned within architectural features such as the window panel above the storefront or flanking the doorway. G. Project architect should be consulted when preparing a signage program to ensure consistency with the project architecture and character. H. Sign construction should reflect a high level of craftsmanship. Building Materials A. Building materials should consist of materials commonly associated with the architectural style of the building. Highly reflective or tinted glass, imitation stone or brick, corrugated fiberglass, plastic roof tiles, and undecorated concrete block should be avoided. B. Smooth plaster finishes are preferred over rough, textured stucco. Stucco may be used in combination with other materials such as siding and brick. Stucco should be primarily used for side and back walls that are not as visible from public view; with the richer materials used on the front or to accent architectural features. Exterior Colors A. Exterior colors should be consistent with the architectural style of the building. Color schemes that involve a minimum of three (3) colors should be utilized. B. Different colors accentuating different aspects and details of the building architecture should be utilized. Except for accenting different aspects and details of a building, bright colors should be avoided. C. Certain materials, such as stone and brick, have distinct coloring in ATTACHMENT 2 ARC2 - 52 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-43 Plant material was used to screen this mechanical equipment from view This trash enclosure was design to match the architectural style of the project Decorative landscaping was used to enhance this parking lot Bicycle parking was provided in a convenient place out of pedestrian’s way their natural state and should be thought of as an element of the color palette used. These materials should not be painted. Utilitarian Aspects of Buildings A. Outdoor storage areas, including trash and recycling, should be located to the rear or sides of a building and should be screened from public view with walls, berms, or landscaping. B. All mechanical equipment on the roof or ground, including air conditioners and heaters, should be screened from public view. Screening elements should be architecturally compatible in color, shape, size, and material with the primary building and should be carefully integrated into the overall building design. C. Utility service areas, such as electrical panels, should be placed within enclosures that are architecturally integrated into the building design. D. Trash enclosures and loading areas should be designed using similar materials and colors as the surrounding buildings within the project and must be screened with landscaping or wall materials and sited where least visible to the public. E. Trash enclosures should be combined among buildings where possible and should be large enough to handle the refuse generated by the users and accessible for service vehicles. F. A pedestrian entrance to the trash enclosure should be provided so the large access gates do not have to be opened as often. G. Sheet metal vents, pipe stacks, and flashing should be painted to match the adjacent roof or wall material. H. Gutters and downspouts on the exterior of the building should be decorative or designed to integrate with the building facade. I. Roof access should be provided from the interior of the building. Exterior roof access ladders should be avoided if possible. Parking Lot Design and Screening A. Parking should be located at the rear of buildings, where feasible. B. Large areas of parking should be avoided. It is preferable to create small, connected parking lots utilizing shared driveways, pedestrian connections, and landscape buffers. C. Parking lots should provide areas for bicycle and motorcycle parking and are encouraged to incorporate electrical vehicle charging stations. D. Decorative landscaping and lighting will enhance parking areas and reduce the visual impact. Shade trees and lampposts reflecting the desired architectural style of the project should be provided. E. Parking areas abutting a public sidewalk or street should provide a landscaped stop or planter that includes a combination of trees and ATTACHMENT 2 ARC2 - 53 3-44 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft Bike parking should be conveniently located and not conflict with pedestrians Landscaping should be comprised of edible, native, and drought-tolerant plants Parking areas should be screened as much as possible from public streets shrubs. F. Patterns and colors should be installed in paving treatments using tile, brick, or textured concrete in order to provide clear identification of pedestrian access points into buildings and to highlight parking features. Bicycle and Pedestrian Circulation A. All development within the Commercial area of San Luis Ranch should provide bicycle parking per the City of San Luis Obispo’s standards. B. Bicycles parking should be conveniently located, but should not conflict with pedestrian or auto circulation. Parking areas can be combined and placed in locations that do not conflict with stores and pedestrian circulation. C. All buildings within the Commercial area of San Luis Ranch should provide paved access to the stores from adjacent walks along parkways and streets. This hard surface accessway shall have minimal number of conflicts with interior auto circulation and meet all accessibility codes and requirements. Project Landscape and Hardscape A. Landscaping should be comprised of edible, production, drought- tolerant, or native plant and tree varietals. B. Trees and shrubs should be located and spaced to allow for mature and long-term growth. C. Trees should be selected based on performance basis with the objective of producing fruit, minimizing water use, providing shade, minimizing hazardous litter, minimizing root intrusion, and providing color and contrast. A. Vines and potted plants should be incorporated to provide wall, column, and post texture and color, as well as for accentuating entryways, courtyards, and sidewalks. B. Plantings should be used to screen or separate less desirable areas from public view, such as trash enclosures, parking areas, storage areas, loading areas, and public utilities. Screen Walls and Fences A. Where serving as a visual or noise barrier for enclosure of storage areas, open work areas, or refuse collection areas, wall and fence heights and materials should be sufficient to ensure that adjacent properties and public streets are protected from visual or noise impacts. B. Parking areas should be screen as much as possible from outside streets. This can be accomplished through the use of low walls, hedges, berms and grade changes. This screening does not need to obscure sight lines to commercial structures. ATTACHMENT 2 ARC2 - 54 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-45 SPECIFIC PLAN ZONEParks and Open Space (P-OS) ATTACHMENT 2 ARC2 - 55 3-46 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft Parks/Open Space (P-OS) LAND USE PERMIT REQUIREMENTS USE REGULATION Community gardens A Park, playground A Special event D 17.08.010 Sports and active recreation facility PC Outdoor/temporary/seasonal sales A Transit stop A D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required, A = Allowed by right Table 3-12: P-OS Allowable Uses P-OS Parks and Open Space Figure 3.5 P-OS Zone Map ATTACHMENT 2 ARC2 - 56 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-47 SPECIFIC PLAN ZONEAgriculture (A) 1014024 - MAY 22, 2015 SAN LUIS RANCH BIRDSEYE VIEW OF PROJECT ATTACHMENT 2 ARC2 - 57 3-48 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft Agricultural (A) Allowed Uses LAND USE PERMIT REQUIREMENTS USE REGULATION Agricultural events D Agricultural retail sales D Animal keeping D Bar/tavern D Caretaker quarters A Catering service PC Commercial recreation facility - outdoor D Community garden D Crop production and processing A General retail - 15,000 sf or less D Grazing D Greenhouse/plant nursery, commercial PC Library, museums (Heritage Learning Center)D Liquor store/alcohol sales D 17.11, 17.100.180 Outdoor/BBQ/grill, accessory to restaurant D Outdoor/temporary/seasonal sales A 17.08.020 Parking facility - temporary D Produce Stand A Public assembly facility D Restaurant D Special event D 17.08.010 Wine/local beer tasting room D D = Director’s Use Permit approval required, PC = Planning Commission Use Permit approval required, A = Allowed by right Table 3-13: A Allowable Uses A Agriculture Figure 3.6 A Zone Map ATTACHMENT 2 ARC2 - 58 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-49 DEVELOPMENT STANDARDS & DESIGN GUIDELINES Agricultural Heritage & Learning Center ATTACHMENT 2 ARC2 - 59 3-50 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3.9 Agricultural Heritage Facilities and Learning Center Overview The Agricultural Heritage Facilities and Learning Center includes a learning center, market/farm stand, agricultural processing center, food services, and agricultural accessory structures. This community and visitor serving cultural destination will provide a venue for locally grown and produced products, educational and hands-on learning opportunities, and seasonal community gathering spaces. With a major portion of the site remaining in agricultural production, agricultural operations will be supported by an appropriately scaled agricultural processing center and a limited amount of accessory structures. Historic structures identified on-site will be integrated into the site plan design and utilized as part of the Agricultural Heritage Facilities and Learning Center operations. 3.9.1. Agricultural Heritage Facilities and Learning Center Development Standards Table 3-14 includes development standards to guide development of the Agricultural Heritage Facilities and Learning Center. Table 3-14: Agricultural Heritage Facilities and Learning Center Standards Development Standards LAND USE Zone A Allowable Uses See Table 3-13 DEVELOPMENT POTENTIAL Learning Center 3,000 sf maximum Market/Farm Stand 3,000 sf maximum Ag Processing Center 10,000 sf maximum Food Services 5,000 sf maximum Ag Accessory Structures 10,000 sf maximum with no structure greater than 1,500 sf BUILDING HEIGHT Building Height 35’ maximum; Historical structures may exceed height limit up to 45’ maximum. SETBACKS Street Front 20’ minimum Side Interior Lot 20’ minimum Street Side Corner Lot 20’ minimum Rear 20’ minimum OTHER Automobile Parking 1 space per 500 sf Bicycle Parking See SLOMC Section 17.16.060 Landscaping Landscape plantings shall be comprised of native, drought tolerant, and/or edible plant varietals. Lighting All lighting shall be downward focused except for ambient string-style patio lights. Signs See Table 3.15 Fences/Walls/Hedges See SLOMC Section 17.16.050 Plan view illustrative of Agricultural Heritage Facilities and Learning Center Site Birdseye view of Agricultural Heritage Facility ATTACHMENT 2 ARC2 - 60 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-51 Site Planning and Design A. Site design should consider the highly visible character of this site and place loading/delivery/back of house uses in various inconspicuous locations. B. Buildings should be aesthetically pleasing from all angles, especially for buildings that have high visibility from Highway 101. C. Site design should incorporate pedestrian walkways, outdoor seating, and landscape areas. D. Outdoor spaces should reflect careful planning and provide plaza spaces with defined edges, benches, and lighting that establish a sense of place. E. Building forms, materials, and finishes should reflect the agrarian heritage of the site. F. Murals, trellises, or vines should be placed on large expanses of walls at the rear or sides of buildings to soften the appearance and create visual interest. G. A series of pedestrian promenades and plazas should link the various structures placed on-site for the Agricultural Heritage Facilities and Learning Center. H. A variety of outdoor seating areas should be incorporated to encourage formal and informal on-site dining. I. Site amenities, including benches, drinking fountains, provisions for bicyclists, water features, and public art, should be utilized and should complement the project’s architectural character. J. Flexible spacing for use by food trucks, formal and informal events, live music, and other agricultural related activities should be incorporated adjacent to the planned Agricultural Heritage Facilities and Learning Center. K. Lighting should be designed to provide ambiance, safety, and security without unnecessary spillover or glare onto adjacent properties. L. Building light fixtures, such as barn style or gooseneck, should be designed or selected to be architecturally compatible with the main structures, which should complement the agrarian theme of the site. M. Signs should be in scale with and in proportion to the primary building facade so that the signs do not dominate the appearance. N. Building materials should consist of materials commonly associated with the architectural style of the building. Highly reflective or tinted glass, imitation stone or brick, corrugated fiberglass, plastic roof tiles, and undecorated concrete block should be avoided. Building materials such as barn wood were consistent with character of this building Site design of highly visible areas should reflect mountain viewsheds Pedestrian promenades link various uses Site amenities such as a public gardens complement the project’s character 3.9.2. Agricultural Heritage Facilities and Learning Center Design Guidelines The following design guidelines apply to the Agricultural Heritage Facilities and Learning Center within San Luis Ranch. ATTACHMENT 2 ARC2 - 61 3-52 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft O. Exterior colors should be consistent with the architectural style of the building. Color schemes that involve a minimum of three (3) colors should be utilized. P. Different colors accentuating different aspects and details of the building architecture should be utilized. Except for accenting different aspects and details of a building, bright colors should be avoided. Q. Landscaping should be comprised of edible, production, drought- tolerant, or native plant and tree varietals. R. Trees and shrubs should be located and spaced to allow for mature and long-term growth. S. Trees should be selected based on performance basis with the objective of producing fruit, minimizing water use, providing shade, minimizing hazardous litter, minimizing root intrusion, and providing color and contrast. T. Vines and potted plants should be incorporated to provide wall, column, and post texture and color, as well as for accentuating entryways, courtyards, and sidewalks. U. Plantings should be used to screen or separate less desirable areas from public view, such as trash enclosures, parking areas, storage areas, loading areas, and public utilities. The color red was selected to be reminiscent to it’s barn-like inspiration Trees were selected that produce fruit and minimize water use ATTACHMENT 2 ARC2 - 62 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-53 REFERENCE GUIDE ARCHITECTURAL STYLE ATTACHMENT 2 ARC2 - 63 3-54 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3.10 Architectural Style Reference Guide 3.10.1. San Luis Ranch Buildings and Houses The Architectural Style Reference Guide is intended to be used as a resource for developing design strategies for residential, commercial, office, hotel, and other land uses within the San Luis Ranch Specific Plan. There are three (3) distinct architectural styles permitted within San Luis Ranch: Modern Agrarian, Craftsman, and Contemporary. Each architectural style includes design criteria for a variety of elements and the composition of that style. ATTACHMENT 2 ARC2 - 64 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-55 3.10.2. Modern Agrarian Style Introduction Modern agrarian architecture is a hybrid style that combines local, utilitarian farmhouse materials with modern accents. Stone base accents, simple massing, a clean roofline, and an open floor plan are a typical mix of style components. Details may include an entry court, multiple breezeways or open- air walkways, classic barn colors such as red, yellow, white or black, shutters, metal roofs, and limited stone accents. Style Essentials Low pitched roofline with gabled, hipped, shed, or simple single primary roof Decorative vented cupolas Covered porches with square posts and brackets Regularly placed and shaped multi-paned windows that are vertically oriented with divided lights Massing and Composition Single front gabled with steep to moderate pitch Single front gabled roof pitch is typically 5:12. Front porch or interior bay is located under main roof or in front projection. Cross gabled with steep to moderate pitch Cross gabled roof pitch is typically 5:12. Front porch or interior bay is located under main roof or in front projection. Side gabled with shed roof Side gabled roof pitch is typically 5:12. Front porch or interior bay is located under main roof or in front projection. Possibilities and Precedents Modern Agrarian style example ATTACHMENT 2 ARC2 - 65 3-56 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft Materials Siding/Cladding • Wood or fiber cement board and batten • Wood or fiber-cement lap siding • Stucco up to 50% • Metal siding either corrugated or paneled Roofing • Standing seam metal, corrugated metal, composite shingles, or concrete tile with flat profile Windows • Single- or double-hung and casement, sliders to meet egress only • Energy-efficient wood, PVC-clad, cellular PVC, aluminum clad, aluminum, or vinyl • Traditional wood profiles Trim • Wood, composition board, cellular PVC, or polyurethane Columns/Brackets • Square posts • Wood or composite Railings • Flat or profiled • Wooden top and bottom rails with square balusters Soffits and Porch Ceiling • Exposed rafters at soffits with starter board or v-groove sheathing • T&G wood, beaded plywood, exterior-grade plywood, or stucco ceiling Gutters • Ogee, half-round, or square, primed or pre- finished metal • Fascia gutter permitted Downspouts • Rectangular or round • Primed or pre-finished metal Shutters • Raised or flat-paneled • Louvered or plank • Wood or composite material, or colored vinyl • Hinges, shutter dogs, and latches are encouraged Chimneys • Manufactured stone or brick veneer or siding to match house Front Yard Fences • Wood picket, prefinished metal, stone, masonry, or stucco finish • Vinyl picket permitted Rear Yard Fences • Cedar, redwood, or masonry with stucco finish • Vinyl and pressure-treated wood are permitted Details • Knee brackets Colors Siding and Trim • White, cream, or natural colors Windows • White or sashes and frames to match trim color Roof Shingles • Natural shake color Gutters and Downspouts • Match color of siding/cladding and trim Front Yard Fences • Wood to be white ATTACHMENT 2 ARC2 - 66 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-57 3.10.3. Craftsman Style Introduction Craftsman style architecture highlights natural materials, simplicity, and handiwork. Open porches feature overhanging beams and exposed rafters. A low-pitched roof and projecting eaves are typical of this style. Typical details can include shingle siding and stone details. Gables and dormers are accentuated with decorative trim. Porches are often supported with square or round columns and stone supports. Style Essentials • Low sloped roof with smaller gable over the porch or alternatively a shed roof facing the front with a broad dormer for an upper story room • Open or enclosed front porch serves as an extension of the indoor living space • Variety of window sizes with various patterns based on style • More than one material is utilized, often dividing the main floor from the second story. Massing and Composition One and a half-story side gabled with dormer Simple shed roof pitch is typically 8:12. Front porch is located under main roof. Optional side bays with one-story shed roof. One-story front gable with bay or porch projection Front gable roof with max pitch 8:12. Front porch or interior bay is in the front projection. Optional side bays under eaves. Possibilities and Precedents Craftsman style example ATTACHMENT 2 ARC2 - 67 3-58 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft One and a half-side gabled with shed porch Front facing shed roof with dual pitch at max 8:12. Front porch is included within the main building massing. Front dormer is aligned with exterior entry door. Optional one-story side bays with shed roof. One and a half-story front gabled Simple gable roof with max pitch 8:12. Front porch is included within the main building massing. Optional side bays under eaves. Cross-gable roof Shed roof on main massing facing the front. Projecting front porch or bay is gable-front. Optional wrap around porches for corner lots fronting onto two streets. Low-pitched hipped Low pitched hipped roof on main massing facing the front. Front porch or interior bay is in the front projection. ATTACHMENT 2 ARC2 - 68 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-59 Materials Siding/Cladding • Wood or fiber-cement lap siding • Wood of fiber cement shingles/shake • Brick or river stone Roofing • Composition shingles, concrete tile with flat profile Windows • Single- or double-hung and casement, sliders to meet egress only. • Energy-efficient wood, PVC-clad, cellular PVC, aluminum clad, aluminum, or vinyl • Traditional wood profiles Trim • Wood, composition board, cellular PVC, or polyurethane Columns/Porch Supports • Low piers of wood or stone with column above • Column style - battered, square, groupings of square Railings • Flat or profiled • Wooden top and bottom rails • Balusters - flat board or rectangular pattern rhythmic spacing • Wood sided or stone porch walls acceptable Soffits and Porch Ceiling • Exposed rafters at soffits with starter board, or v-groove sheathing at eaves • T&G wood, beaded plywood, exterior-grade plywood, or stucco ceiling at porches or box soffits Gutters • Ogee or half-round, primed or pre-finished metal • Fascia gutter permitted Downspouts • Rectangular or round • Primed or pre-finished metal Shutters • Not common for Craftsman style Chimneys • Manufactured stone or brick veneer or siding to match house Front Yard Fences • Wood picket, prefinished metal or river stone • Vinyl picket permitted Rear Yard Fences • Cedar or redwood • Vinyl and pressure-treated wood are permitted Details • Decorative (false) beams • Outlookers and knee braces • Gable and roof vents Colors Siding and Trim • White, cream, or natural colors Windows • White or sashes and frames to match trim color Roof Shingles • Natural shake color Gutters and Downspouts • Match color of siding/cladding and trim Front Yard Fences • Wood to be white ATTACHMENT 2 ARC2 - 69 3-60 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3.10.4. Contemporary Style Introduction The Contemporary style home features a range of sleek and contemporary architectural styles. Clean and simple lines, minimal decoration or ornamentation, generous amounts of glass, and a flat or shed-like roofline characterize this style. The floor plan is typically unusual and open featuring indoor/outdoor living spaces. Details may include multiple flat rooflines, irregular massing, clean lines, minimal decoration, and oversized windows Style Essentials • Multiple flat or shed-like rooflines with irregular massing and clean lines defining different stories • Features multiple indoor/outdoor living spaces • Generous amounts of glass in various sizes and patterns • Minimal decoration or ornamentation but material accents define some portion of each facade at different stories Massing and Composition Two and/or three-story flat roof Flat roof is typically below 2:12. Front porch may be located under or projecting from front massing. Two and/or three story shed-like roof Shed-like roof ranges from 4:12 to 8:12. Front porch may be located under or projecting from front massing. Possibilities and Precedents Contemporary style example ATTACHMENT 2 ARC2 - 70 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-61 Materials Siding/Cladding • Wood or fiber cement board and batten • Wood or fiber-cement lap siding • Stucco up to 65% • Metal siding either corrugated or paneled Roofing • Standing seam metal, corrugated metal, composite shingles, or concrete tile with flat profile Windows • Single- or double-hung and casement, sliders to meet egress only • Energy-efficient PVC-clad, cellular PVC, aluminum clad, aluminum, or vinyl Trim • Wood, composition board, cellular PVC, or polyurethane Columns/Brackets • Not common for Contemporary style • Emphasis on clean lines Railings • Flat or profiled • Metal top and bottom rails with square balusters Soffits and Porch Ceiling • Stucco soffits • T&G wood, beaded plywood, exterior-grade plywood, or stucco ceiling Gutters • Ogee, half-round, or square, primed or pre- finished metal • Fascia gutter permitted Downspouts • Rectangular or round • Primed or pre-finished metal Shutters • Not common for Contemporary style Chimneys • Manufactured stone or brick veneer, concrete block, stucco or siding to match house Front Yard Fences • Wood picket, prefinished metal, stone, masonry, or stucco finish • Vinyl picket permitted Rear Yard Fences • Cedar, redwood, or masonry with stucco finish • Vinyl and pressure-treated wood are permitted Details • Flat profile, metal window awning Colors Siding and Trim • White, cream, gray or natural colors Windows • White or sashes and frames to match trim color Roof Shingles • Natural shake color Gutters and Downspouts • Match color of siding/cladding and trim Front Yard Fences • Wood to be white • Metal to be gray ATTACHMENT 2 ARC2 - 71 3-62 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft Development Standards Signs and Monuments ATTACHMENT 2 ARC2 - 72 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-63 3.11 Sign and Monument Development Standards The following standards shall be used in conjunction with Chapter 15.40 - Sign Regulations of the San Luis Obispo Municipal Code. Where conflict occurs, the standards herein shall prevail. Where silent, the Municipal Code shall be used. The standards below will be used to develop specific sign programs for different project components as they move forward through the City’s architectural review process. All sign programs will require the review and approval of the City’s Architectural Review Commission (ARC). Table 3-15: Sign and Monument Development Standards Use Sign Type Max Quantity Max Square Feet 1 Max Height 2 General Location Lighting Standards Residential Subdivision Entry Monument 1 per street frontage 20 sf As ap- proved by the ARC Shall be located in a landscaped planter typically at the neighborhood entrance. Illumination is not permitted except for external directed and shielded lights. Wall Sign, Directory Sign 1 each per street frontage 20 sf NA Wall Signs shall be located over building entrances. Illumination is not permit- ted except for direc- tory signs. Directory Signs shall be consis- tent with Section 15.40.430 of the Municipal Code. Address Address signs shall comply with Article 901.4.4 of the 1997 Uniform Fire Code Sales See Temporary Sales Below ATTACHMENT 2 ARC2 - 73 3-64 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft Use Sign Type Max Quantity Max Square Feet 1 Max Height 2 General Location Lighting Standards Commercial Monument 1 per street frontage 24 sf 6 Shall be located in a landscaped planter. May be located in required street front setback. External or halo lighting is preferred. Internally illuminated signs shall have a dark background with light lettering. Fixtures shall be selected that do not allow light or glare to shine onto any public right-of-way or adjoining property. Wall Sign, Awning Sign, Window Sign, Projecting Sign, Hanging Sign Single Buildings shall be permitted up to 4 signs. Multiple tenant buildings are limited to 2 signs per tenant. 200 sf total for primary anchor tenants with no sign permitted larger than 100 sf. All other tenants - 50 sf. total for all signs. NA Shall be consistent with Section 15.40.470 of the Municipal Code. Shall be consistent with Section 15.40.430 of the Municipal Code. Shopping Center 1 per street frontage Subject to approval of ARC. 16 Shall be consistent with Section 15.40.430 of the Municipal Code. Pylon/Pole 1 per center 72 sf 16 Shall be located outside of required setbacks. Shall be consistent with Section 15.40.430 of the Municipal Code. Table 3-15: Sign and Monument Development Standards continued ATTACHMENT 2 ARC2 - 74 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-65 Use Sign Type Max Quantity Max Square Feet 1 Max Height 2 General Location Lighting Standards Hotel Monument 1 per street frontage 24 sf 6 Shall be located in a landscaped planter. May be located in required street front setback. External or halo lighting is preferred. Internally illuminated signs shall have a dark background with light lettering. Fixtures shall be selected that do not allow light or glare to shine onto any public right-of-way or adjoining property. Wall Sign "3 Additional 2 signs allowed for porte- cochere." "50 sf each. Porte- cochere sign area shall be propor- tionate with fascia." 3 Shall be consistent with Section 15.40.470 of the Municipal Code. Pylon/Pole 1 72 sf 16 Shall be located outside of required street front setback. Shall be consistent with Section 15.40.430 of the Municipal Code. Table 3-15: Sign and Monument Development Standards continued ATTACHMENT 2 ARC2 - 75 3-66 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft Use Sign Type Max Quantity Max Square Feet 1 Max Height 2 General Location Lighting Standards Park Monument 1 per street frontage 24 sf 4 Shall be located in a landscaped planter. External or halo lighting is preferred. Internally illuminated signs shall have a dark background with light lettering. Fixtures shall be selected that do not allow light or glare to shine onto any public right-of-way or adjoining property. Open Space Monument 1 per street frontage 24 sf 4 Shall be located in a landscaped planter. Shall be consistent with Section 15.40.430 of the Municipal Code. Wayfinding/ Directional Signage 10 20 sf each NA NA Shall be consistent with Section 15.40.430 of the Municipal Code. Table 3-15: Sign and Monument Development Standards continued ATTACHMENT 2 ARC2 - 76 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-67 Use Sign Type Max Quantity Max Square Feet 1 Max Height 2 General Location Lighting Standards Heritage Center Monument 1 20 sf 4 Shall be located in a landscaped planter. May be located in required street front setback. Wall Sign, Awning Sign, Window Sign, Projecting Sign 4 50 sf each. Signs greater than 24 sf in size are subject to archi- tectural review. 3 Shall be consistent with Section 15.40.470 of the Municipal Code. External or halo lighting is preferred. Internally illuminated signs shall have a dark background with light lettering. Fixtures shall be selected that do not allow light or glare to shine onto any public right-of-way or adjoining property. Informational Wayfinding/ Directional Signage 6 within the Specific Plan Area 20 sf each NA NA Shall be consistent with Section 15.40.430 of the Municipal Code. Temporary Sales Signage As needed 20 sf each 4 Shall be located outside of public right-of-way. Prohibited Table 3-15: Sign and Monument Development Standards continued ATTACHMENT 2 ARC2 - 77 3-68 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft REFERENCE GUIDE Plant Palette ATTACHMENT 2 ARC2 - 78 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-69 3.12 Plant Palette 3.12.1. Tree and Shrub Recommendations Table 3.16 includes trees and shrubs recommended for all San Luis Ranch zoning designations. Table 3-16: Plant Palette PLANT NAME SIZE (FEET) WATER USE TYPE ZONE LANDSCAPE USES TREES HEIGHTWIDTHEVERGREEN (E)/DECIDUOUS (D)NG1NG2NCPARKS/OPEN SPACEAGRICULTURERIPARIANVEGETATED BUFFERPATIO TREEPARKING LOTPARKWAYSPECIMENPRODUCTIONDETENTION BASIN/SWALECALIFORNIA NATIVESTREET TREEAcer circinatum Vine Maple 15 20 Moderate D •••• Acer macrophyllum Big Leaf Maple 100 50 Moderate D ••••• Acer negundo v. Californicum Box Elder 60 20 Moderate D •••• Aesculus californica California Buckeye 20 20 Very Low D ••••• Alnus Rhombifolia White Alder 80 40 High D ••••• Arbutus marina Marina Madrone 40 40 Low E •••••••• Betula nigra River Birch 90 60 High D ••• Brachychiton acerifolius Australian Flame Tree 60 30 Low D •• Calocedrus decurrens Incense Cedar 100 30 Moderate E ••• Cassia leptophylla Gold Medallion Tree 30 20 Low Semi- E •••• ATTACHMENT 2 ARC2 - 79 3-70 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft PLANT NAME SIZE (FEET) WATER USE TYPE ZONE LANDSCAPE USES TREES HEIGHTWIDTHEVERGREEN (E)/DECIDUOUS (D)NG1NG2NCPARKS/OPEN SPACEAGRICULTURERIPARIANVEGETATED BUFFERPATIO TREEPARKING LOTPARKWAYSPECIMENPRODUCTIONDETENTION BASIN/SWALECALIFORNIA NATIVESTREET TREEChionanthus retusus Chinese Fringe Tree 20 20 Moderate D ••••••• Citrus x ‘Bearss’ Lime 15 15 Moderate E ••••• Citrus x ‘Eureka’ Eureka Lemon 20 20 Moderate E ••••• Citrus x sinensis ‘Washington Navel’ Orange 20 20 Moderate E ••••• Cedrus deodara Deodar Cedar 80 40 Low E •• Eriobotrya deflexa Bronze Loquat 15 10 Moderate E ••• Fagus sylvatica Common Beach 70 40 Moderate D • Geijera parviflora Australian Willow 30 20 Moderate E ••• Ginkgo biloba Maidenhair Tree 50 30 Moderate D ••••• Jacaranda mimosifolia Jacaranda 40 30 Moderate D ••• Lagerstroemia faurei Japanese Crape Myrtle 30 30 Low D ••• Table 3-16: Plant Palette continued ATTACHMENT 2 ARC2 - 80 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft 3-71 PLANT NAME SIZE (FEET) WATER USE TYPE ZONE LANDSCAPE USES TREES HEIGHTWIDTHEVERGREEN (E)/DECIDUOUS (D)NG1NG2NCPARKS/OPEN SPACEAGRICULTURERIPARIANVEGETATED BUFFERPATIO TREEPARKING LOTPARKWAYSPECIMENPRODUCTIONDETENTION BASIN/SWALECALIFORNIA NATIVESTREET TREELiriodendron tulipifera Tulip Tree 70 40 Moderate D • Lyonothamnus floribundus Ironwood 35 15 Low E •• Malus x ‘Braeburn’ Braeburn Apple 20 10 Moderate D •••• Malus x ‘‘Dorsett Golden’ Dorsett Golden Apple 20 10 Moderate D •••• Persea americana ‘Fuerte’ Fuerte Avocado 40 20 Low E •••• Persea americana ‘Hass’ Hass Avocado 20 10 Low E •••• Pistacia chinensis Chinese Pistache 60 40 Low D •••• Platanus acerifolia London Plane Tree 80 40 Moderate D •••• Platanus racemosa California Sycamore 80 50 Moderate D ••••• Table 3-16: Plant Palette continued ATTACHMENT 2 ARC2 - 81 3-72 SAN LUIS RANCH | SPECIFIC PLAN | City of San Luis Obispo, CA | August 28, 2015 Preliminary Draft PLANT NAME SIZE (FEET) WATER USE TYPE ZONE LANDSCAPE USES TREES HEIGHTWIDTHEVERGREEN (E)/DECIDUOUS (D)NG1NG2NCPARKS/OPEN SPACEAGRICULTURERIPARIANVEGETATED BUFFERPATIO TREEPARKING LOTPARKWAYSPECIMENPRODUCTIONDETENTION BASIN/SWALECALIFORNIA NATIVESTREET TREEPopulus fremontii Fremont’s Cottonwood 100 50 Moderate D ••••• Prunus salicina ‘Beauty’ Beauty Plum 15 10 Low D ••••• Prunus x ‘Satsuma’ Satsuma Plum 15 15 Moderate D •••• Pyrus calleryana Aristocrat Flowering Pear 40 20 Moderate D •••• Quercus agrifolia Coast Live Oak 70 70 Very Low E ••••• Quercus ilex Holly Oak 60 60 Low E ••• Quercus lobata Valley Oak 70 70 Low E •••• Quercus suber Cork Oak 60 60 Low E ••• Tristaniopsis laurina Water Gum 15 10 Moderate E •••• Ulmus parvifolia Chinese Evergreen Elm 60 60 Low E •••••• Table 3-16: Plant Palette continued ATTACHMENT 2 ARC2 - 82 ATTACHMENT 3 Specific Plan Zones (from San Luis Ranch Specific Plan, Chapter 3, pg. 3-3) ARC2 - 83 ATTACHMENT 4 PRODUCT TYPES Imager y related to various product types envisioned under the proposed Specific Plan: ARC2 - 84 Page 2 ATTACHMENT 4 ARC2 - 85 Page 3 ATTACHMENT 4 ARC2 - 86 Page 4 ATTACHMENT 4 ARC2 - 87 Page 5 ATTACHMENT 4 ARC2 - 88 Page 6 ATTACHMENT 4 ARC2 - 89 Page 7 ATTACHMENT 4 ARC2 - 90 Page 8 ATTACHMENT 4 ARC2 - 91 ATTACHMENT 5 Required Project Entitlements In order to pursue development consistent with the mix of land uses shown in the project application, the following entitlements will need to be processed in order to implement development on the site: 1. General Plan Amendment/Pre-Zoning 2. Specific Plan 3. Processing Memorandum of Understanding (outlining a framework for process, fees, and a methodology for determining a fair share for Prado Road improvements) 4. Development Agreement 5. Annexation 6. Development Plan/Tentative Tract Map(s) 7. Architectural Review 1. General Plan Amendment and Pre-Zoning. The project site would require a General Plan Amendment in order to address potential changes to the Land Use and Circulation Element maps associated with the detailed development pattern under the Specific Plan, although in general it is intended to be consistent with the general development parameters currently envisioned in the General Plan. Because the site is currently unincorporated, it will need to be pre-zoned prior to annexation to the City. 2. Specific Plan. The LUCE identifies the San Luis Ranch property as a Special Focus Area that requires the adoption of a Specific Plan prior to any development. The applicant is preparing a Specific Plan to accommodate the proposed development consistent with guidance for development contained in Section 8.1.4 of the Land Use Element. 3. Processing Memorandum of Understanding. The applicant team and staff have prepared a permit processing agreement due to the complex nature of the project that entails multiple entitlements and actions prior to development, including annexation, where the process may take a substantial amount of time. This agreement provides a framework for the planning process and related activities with respect to the project application, even conceptually describing a framework for evaluating and implementing fees and mitigation measures. It should be noted that approval of this agreement in no way implies or obligates the Council to approve the project. Instead, it provides the “ground rules” under which the project application will be processed, and the conditions under which an annexation request would be taken to the San Luis Obispo Local Agency Formation Commission (LAFCo) should the project be approved. The Processing Memorandum of Understanding also authorizes a Development Agreement application, which if approved would bind the applicant to a series of specific conditions under which development would be allowed, subject to approval of a General Plan Amendment, Specific Plan, and certification of related studies, and an Environmental Impact Report (EIR). ARC2 - 92 Page 2 ATTACHMENT 5 In summary, the Processing Memorandum of Understanding is intended to achieve the following objectives: • Develop a mutual understanding in terms of the planning process to ensure the orderly development of the project; • Ensure a desirable and functional community environment; • Provide effective and efficient development of public facilities, infrastructure, and services appropriate for the development of the project; • Assure the most effective use of resources within the City, and provide other significant public benefits to the City and its residents. 4. Development Agreement. A Development Agreement establishes certain development rights, but also commits the developer to construct or pay for certain amenities for the City’s public benefit that are greater than the infrastructure and mitigations that are required to facilitate the development. These are also known as “public benefits” and can include but not be limited to public infrastructure and services such as bike facilities, endowments to support public services such as open space, and/or other items of value. In that context, a Development Agreement is an important tool that can be used when a site is considered for annexation. The Development Agreement is intended to reduce uncertainty in planning and to provide for the orderly development of the Project, consistent with LAFCo guidelines. 5. Annexation. If the project is approved, the City would initiate the annexation process with LAFCo. This application would be based in part on the Processing Memorandum of Understanding and Development Agreement, which the City Council would need to approve. Annexation will also depend on the City’s ability to address key issues to LAFCo, including agricultural preservation, the ability to provide public services to the site (including water), and the nature of a tax- sharing arrangement with the County of San Luis Obispo. 6. Development Plan/Tentative Tract Maps. The applicant will submit tract maps to implement the provisions of the Specific Plan and Development Agreement. The Tract Map establishes the proposed lot lines to allow individual ownership of properties and to layout the required infrastructure and utilities. 7. Architectural Review. Ultimately final architectural review of housing, commercial buildings, and some site facilities will be needed. The ARC will take an early look at design guidance in the development plan and provide comments. ARC2 - 93 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of the construction of a new Verizon Wireless telecommunications facility disguised as a water tower, with a categorical exemption from environmental review ADDRESS: 224 Tank Farm Road BY: Walter Oetzell, Assistant Planner Phone: (805) 781-7593 e-mail: woetzell@slocity.org FILE NUMBER: ARCH-1407-2015 FROM: Marcus Carloni, Associate Planner RECOMMENDATION: Adopt a draft resolution (Attachment 1) granting final approval to the project, based on findings, and subject to conditions. SITE DATA Applicant Verizon Wireless Representative Aaron M. Anderson, Sequoia Development Services, Inc. Property Owner SLO County Farm Supply Submittal Date May 21, 2015 Complete Date August 6, 2015 General Plan Services and Manufacturing Specific Plan Airport Area Zoning Service Commercial (C-S-SP) Environmental Status Categorically Exempt (CEQA Guidelines §15303 New Construction of Small Structures) SUMMARY Verizon Wireless has filed applications to install and operate a new wireless telecommunications facility on the Farm Supply Company site at 224 Tank Farm Road. An administrative use permit to establish the facility was granted on October 16th (USE-1405-2015). The San Luis Obispo County Airport Land Use Commission reviewed the project on September 16, 2015 and found it consistent with airport operation standards. Construction of the facility is subject to architectural review (Zoning Regulations § 17.16.120 (D) (1)). Staff has reviewed the proposal and has found it to be in compliance with the standards and requirements of § 17.16.120 of the Zoning Regulations (Wireless telecommunications facilities), as discussed in Section 3.0 below Meeting Date: November 16, 2015 Item Number: 3 ARC3 - 1 ARCH-1407-2015 (224 Tank Farm) Page 2 1.0 COMMISSION’S PURVIEW The Commission’s role is to review the proposed project in terms of its consistency with the City’s Zoning Regulations (Section 17.16.120 & specifically Section F), Community Design Guidelines, General Plan, and applicable City standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting The site is located on a 4½-acre parcel in a Service-Commercial (C-S-SP) Zone, at the northeast corner of Old Windmill Lane and Tank Farm Road. It is developed with large agrarian style buildings used for the Farm Supply Company store. Natural features on the site are limited to landscape plantings installed with the site development, and the nearest creek is Tank Farm Creek, located about ¼ of a mile east of the site. Table 1: Site Information / Setting Site Size 4 ½ acres Present Use & Development Farm supply and feed store Topography Level Access Tank Farm Road and Old Windmill Lane Surrounding Use/Zoning North, East: C-S-SP; Agriculture West, South: C-S-SP; Service and manufacturing uses 2.2 Project Description The project consists of the construction of an unmanned telecommunications facility within a 750 square-foot lease area at the northwest corner of the site, next to a 40 foot tall accessory storage building. The tower base, associated equipment, and a backup generator will be placed on a new concrete slab and screened by a 7-foot tall wood fence. The tower will rise to 55 feet in height and will be camouflaged as a water tower designed in a rustic agrarian style. The tank structure will house 9 wireless antennas and 12 remote radiohead units. 3.0 PROJECT ANALYSIS 3.1 Site Plan The lease area is within an unpaved but surfaced portion of the site, and is easily accessed from driveways on Tank Farm or on Old Windmill. The tower is located adjacent to fairly tall buildings, and situated more than 500 feet from Tank Farm Road, the main public thoroughfare through the area. 3.2 Facility Design Tower Dimensions. The tank structure is 11 feet in diameter and about 10 feet tall, and sits atop a metal support tower. The antennas within the tank are centered at about 51 feet in height, and the overall height of the tower and tank is 55 feet. The allowable height of telecommunications antennas is determined on a case-by-case basis through the use permit ARC3 - 2 ARCH-1407-2015 (224 Tank Farm) Page 3 process,1 and facilities are to be designed to the minimum necessary functional height. The proposed height of the structure was approved at the October 16th Administrative Hearing. Taller height makes it possible for wireless signals to clear trees and buildings and improves the line-of-sight path necessary for reception by cellular phones. As described in the height justification provided by the project engineer (Attachment 5), the height of the proposed tower is necessary in order for the signal to clear the adjacent building, which is 40 feet tall and has a metal roof. Table 2: Project Statistics Item Proposed Ordinance Standard Setbacks Street Yards ± 20 ft. 15 ft. 1 Other Yards 45’ – 6” None2 Tower Height 55 ft. As Determined by Use Permit3 Lighting No illumination proposed; Lighting limited to ground facilities when personnel are present, emergency lighting, and any lighting required by the Federal Aviation Administration (FAA) Notes: 1. For buildings more than 20 feet in height, per § 17.46.020 (B) 2. § 17.46.020 (B): As provided in the zone of any adjacent lot (adjacent lots also (C-S)) 3. § 17.16.120(F)(2): Height determined with use permit on a case by case basis Aesthetically, the facility fits its site and context. Its camouflage as a water tower is appropriate to the agrarian style of the building on site and to the agricultural activities taking place on neighboring property. The height of this structure is consistent with the height of recently approved wireless communications towers.2 Water towers are typically tall structures (to provide necessary water system pressure), and the combination of the tower and the adjacent building are aesthetically pleasing in proportion and style. Materials and Color. The tank structure itself is fiberglass, which allows radio signals to travel through the walls of the tank. It will be patterned to have the appearance of a wooden tank, and will be “Deep Rose” in color, echoing the color of the Farm Supply store building, the primary structure on the site. The support structure is proposed to be painted the same “Deep Rose” color as the tank. Photo-simulations (Attachment 4) do not clearly convey the appearance of 1 Zoning Regulations § 17.16.120 (F) (2) 2 Recently approved tower heights include 50’ (3825 S. Higuera) and 65’ (620 California) ARC3 - 3 ARCH-1407-2015 (224 Tank Farm) Page 4 the support structure with the same color as the tank. In these simulations the support structure appears as a darker, more neutral color suggesting weathered metal. This provides a more authentically utilitarian appearance to the structure and provides some contrast to the color scheme, which may be absent if the entire structure is colored “Deep Rose.” Staff recommends specifying the use of a “neutral, weathered-metal” coloring for the support structure (see condition of approval #2). 4.0 ENVIRONMENTAL REVIEW This project has been determined to be categorically exempt from the provisions of the California Environmental Quality Act (CEQA), as it involves construction of a small structure, as described in § 15303 of the CEQA Guidelines (Construction of Small Structures). 5.0 REVIEW BY OTHER DEPARTMENTS This project was reviewed by several City departments (Building & Safety, Fire, Utilities, Public Works) for conformance to applicable standards and regulations. Comments from these departments have been incorporated into suggested conditions of project approval. 6.0 ALTERNATIVES 6.1. Continue the project with direction to the applicant and staff on pertinent issues. 6.2. Deny the project based on findings of inconsistency with the City’s General Plan, Zoning Regulations, Community Design Guidelines, or other applicable standards. ATTACHMENTS 1. Draft Resolution 2. Vicinity Map 3. Project Plans 4. Photo-Simulations 5. Justification of Tower Height (Verizon Wireless) 6. Administrative Hearing Agenda Report (Use Permit) Figure 1: Photo-simulations of tower (provided by applicant) ARC3 - 4 RESOLUTION NO. ####-15 A RESOLUTION OF THE ARCHITECTURAL REVIEW COMMISSION OF THE CITY OF SAN LUIS OBISPO APPROVING A NEW WIRELESS TELECOMMUNICATIONS FACILITY LOCATED AT 224 TANK FARM ROAD, INCLUDING A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED NOVEMBER 16, 2015 224 TANK FARM ROAD (C-S-SP ZONE; ARCH-1407-2015) WHEREAS, on November 16, 2015 the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, pursuant to a proceeding instituted under application ARCH-1407-2015, Verizon Wireless, applicant and WHEREAS, the Architectural Review 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; and WHEREAS, notices of said public hearings were made at the time and in the manner required by law: NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the proposed project (ARCH-1407-2015), based on the following findings: 1. That, as conditioned, the proposed facility complies with the site development and performance standards of the City’s Wireless telecommunications ordinance (Section 17.16.120) because it is creatively designed to minimize visual impact to the greatest extent possible by means of placement, screening, and camouflage. 2. That, as conditioned, the project design is consistent with the City’s Community Design Guidelines Chapters 6.1 (Miscellaneous Design Details) and 6.2 (Landscaping). Associated equipment is accessible but unobtrusive, and screened with wood fencing, which relates well to building architecture. Lighting is limited to emergency lighting and any FAA-required lighting, preserving the night sky and avoiding nuisance to nearby properties. A condition of approval requires landscaping around the facility to enhance the project appearance. 3. That the project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) because it is limited to the construction of a small structure, as described in § 15303 of the CEQA Guidelines (New Construction of Small Structures). ATTACHMENT 1 ARC3 - 5 Resolution No. ARC ####-15 Page 2 ARCH-1407-2015 (224 Tank Farm) SECTION 2. Action. The Architectural Review Commission hereby grants final approval to the project (ARCH-1407-2015), with incorporation of the following conditions: Planning Division – Community Development Department 1. Plan conformance. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as Sheet 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 2. Conformance to Use Permit: Plans submitted for construction permits shall be in compliance with Administrative Use Permit USE-1405-2015, granted on October 16, 2015, including all conditions of approval. 3. Appearance of support structure. The tower support structure shall be given a non-reflective neutral coloring suggestive of weathered metal in order to achieve an authentically utilitarian appearance, and to contrast with the color of the tank. 4. Landscaping. Landscaping using a combination of shrubs and ground cover shall be provided around the edges of the facility to improve its appearance and to soften its visual impact. The landscaping shall be carefully designed to be an integral part of the overall site landscaping program, employing the same planter area design and using similar and compatible plantings used throughout the site. 5. Connections and conduits. Connections and conduits shall be undergrounded. Any above- ground connections and conduits on the tower and tank structures shall be fully enclosed by placement within the center pipe or tank, in conformance with Zoning Regulations § 17.16.120 (4) (c). Building – Community Development Department 6. Plans submitted for construction permits to complete this project shall include design calculations to justify the design and anchorage of the equipment and the proposed tank structure. Structural design calculations must be stamped and signed by a licensed architect or engineer in California. ATTACHMENT 1 ARC3 - 6 Resolution No. ARC ####-15 Page 3 ARCH-1407-2015 (224 Tank Farm) Fire Department 7. Plans submitted for construction permits to complete this project shall include details for the generator, including the fuel storage tank and venting. Engineering Division – Public Works / Community Development Department 8. Plans submitted for construction permits to complete this project shall show all frontage improvements, offers of dedication, and easements. 9. Plans submitted for construction permits to complete this project shall show all new electrical lines to be underground. 10. An encroachment permit shall be required for any work or construction staging in Old Windmill Lane, in the public right-of-way or within an offer of dedication for irrevocable easement for street purposes and incidental purposes. Indemnification 11. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 16th day of November, 2015. _____________________________ Marcus Carloni, Liaison Architectural Review Commission ATTACHMENT 1 ARC3 - 7 C-S-SP M-SP C-S-SP M-SP C-S-SP M-SP M-SP C-S-SP C/OS-SP BP-SP C-S-SPC-S C-S-SP-PD BP-SP C-S C/OS-SP C-S TANK FARM LONGGRANADA HIND SUBURBAN MEISSNER CROSSHIGUERA SOLD WINDMILLSUELDOEMPLEOHIGUERA SVICINITY MAP File No.224 TANK FARM RD ¯ ATTACHMENT 2 ARC3 - 8 VICINITY MAPSHEET INDEXCODE COMPLIANCEPROJECT DESCRIPTIONXJSFMFTTT-1SAN LUIS OBISPO, CA 93401224 TANK FARM RD309136TNDRIVING DIRECTIONSPROJECT INFORMATIONXJSFMFTTATTACHMENT 3 ARC3 - 9 Latitude: N35°14'54.37" (NAD 83)Longitude: W120°40'04.27" (NAD 83)Latitude: N35°14'54.37" (NAD 83)Longitude: W120°40'04.27" (NAD 83)C-1Vicinity MapBench MarkBasis of BearingsAssessor's Parcel No.Proposed Faux Water TowerDate of Survey Access/Utility Route & Lease AreaEasementsTitle ReportLegal DescriptionLegendBoundary DetailLease Area DetailSiteSee Lease Area DetailGeographic Coordinates atATTACHMENT 3 ARC3 - 10 TNA-1SAN LUIS OBISPO, CA 93401224 TANK FARM RD309136XJSFMFTTATTACHMENT 3 ARC3 - 11 TNA-2SAN LUIS OBISPO, CA 93401224 TANK FARM RD309136XJSFMFTTATTACHMENT 3 ARC3 - 12 TNA-3SAN LUIS OBISPO, CA 93401224 TANK FARM RD309136XJSFMFTTATTACHMENT 3 ARC3 - 13 TNA-4SAN LUIS OBISPO, CA 93401224 TANK FARM RD309136XJSFMFTTATTACHMENT 3 ARC3 - 14 A-5SAN LUIS OBISPO, CA 93401224 TANK FARM RD309136XJSFMFTTATTACHMENT 3 ARC3 - 15 A-6SAN LUIS OBISPO, CA 93401224 TANK FARM RD309136XJSFMFTTATTACHMENT 3 ARC3 - 16 Accuracy of photo simulation based upon information provided by project applicant.proposed faux water tower©2014 Google MapsSouth HigueraLocationExistingLooking northeast from Old Windmill LaneProposedView 1224 Tank Farm Road San Luis Obispo CA 93401ATTACHMENT 4 ARC3 - 17 Accuracy of photo simulation based upon information provided by project applicant.proposed faux water tower©2014 Google MapsSouth HigueraLocationExistingLooking southeast from adjacent fieldProposedView 2224 Tank Farm Road San Luis Obispo CA 93401ATTACHMENT 4 ARC3 - 18 Accuracy of photo simulation based upon information provided by project applicant.proposed faux water tower©2014 Google MapsSouth HigueraLocationExistingLooking northwest from Tank Farm RoadProposedView 3224 Tank Farm Road San Luis Obispo CA 93401ATTACHMENT 4 ARC3 - 19 ATTACHMENT 5 ARC3 - 20 Meeting Date: October 16, 2015 Item Number: 4 ADMINISTRATIVE HEARING AGENDA REPORT FROM: Walter Oetzell, Assistant Planner MEETING DATE: October 16, 2015 FILE NUMBER: USE-1405-2015 PROJECT ADDRESS: 224 Tank Farm Road SUBJECT: Installation and operation of a new wireless telecommunications facility BACKGROUND Verizon Wireless has filed applications to install and operate a new wireless telecommunications facility at the northwest corner of the Farm Supply Company site, adjacent to an existing materials storage building, at 224 Tank Farm Road. An administrative use permit is required to establish a new wireless telecommunications facility (Zoning Regulations § 17.16.120), and construction of the facility is also subject to architectural review. Address 224 Tank Farm Rd Applicant Verizon Wireless Representative Aaron M. Anderson, Sequoia Development Services, Inc. Property Owner SLO County Farm Supply Filed May 21, 2015 Complete August 6, 2015 General Plan Services and Manufacturing Specific Plan Airport Area Zoning Service-Commercial (C-S) Environmental Status Categorically Exempt (CEQA Guidelines §15303 New Construction of Small Structures) SITE INFORMATION The facility is to be constructed on a flat site within a Service-Commercial (C-S) Zone, on a 4½ parcel at the northeast corner of Old Windmill Lane and Tank Farm Road. It is developed with a large industrial building designed in an agrarian style, used for the Farm Supply Company store. Two large accessory buildings at the north end of the site provide covered materials storage. The wireless facility will be installed at the west side of the storage building along the Old Windmill frontage. Natural features on the site are limited to landscape plantings installed with the Farm Supply Company development. The nearest creek is Tank Farm Creek, located about ¼ of a mile east of the site. ATTACHMENT 6 ARC3 - 21 USE-1405-2015 (224 Tank Farm) Page 2 Adjacent Zoning and Land Use: Service-Commercial (C-S) Zones surround the site. Property to the north and east is currently used for agriculture (though designated for Service and Manufacturing uses). To the south and west, property is used for light industrial activities, including equipment rental, welding products, and vehicle service. Site Dimensions (approx.) Area: 4.4 acre Width: 300 feet Depth: 620 feet Street Frontage: 300 feet Present Use & Development Farm supply and feed store, accessory storage buildings Topography Elevation: Min. 123 feet; Max. 129 ft. Slope: Nearly flat Natural Features: None (installed landscaping) Access From Tank Farm Road via Old Windmill Lane Surrounding Use and Zoning North, East: Agriculture; Service-Commercial (C-S) South, West: Light industrial uses; Service-Commercial (C-S) PROJECT DESCRIPTION This project consists of the construction of an unmanned telecommunications facility within a 750 square lease area at the northwest corner of the site, next to a 40-foot tall accessory storage building. The tower base, associated equipment, and a backup generator will be screened by a 7-foot tall wood fence. The tower will rise to 55 feet in height and will be camouflaged as a water tower designed in a rustic style associated with agrarian settings. The tank structure will house 9 wireless antennas and 12 remote radiohead units. EVALUATION Permit Requirements Installation of a new wireless telecommunications facility requires an administrative use permit and architectural review. In considering a use permit, the Director is concerned with whether the facility could be established and maintained without jeopardy to persons or property within and adjacent to the site, and without damage to resources of the site and surroundings. Conformance with applicable Community Design Guidelines will be addressed during architectural review. Facilities Standards Standards applicable to wireless telecommunications facilities are set forth in the City’s Zoning Ordinance (§ 17.16.120 – Wireless Telecommunications Facilities). They are intended to protect and promote public health, safety, and welfare, to preserve view corridors, and to avoid adverse visual and environmental impacts. ATTACHMENT 6 ARC3 - 22 USE-1405-2015 (224 Tank Farm) Page 3 Site Access Telecommunications facilities should use existing access roads and parking, and these should be improved and surfaced where necessary. This site and Old Windmill Lane are improved and surfaced, and a non-exclusive access easement will be agreed between the property owner and Verizon wireless to provide access to the lease area for operation and maintenance of the facility. Setbacks and Height The facility complies with the setback requirements of the Service-Commercial (C-S) Zone. The tower and equipment are placed more than 15 feet from the westerly property line, in compliance with the minimum street yard depth for the zone (for structures over 20 feet in height). No setback is required along the “other yard” at the northerly property line. The proposed tower is 55 feet tall. The allowable height of telecommunications antennas is determined on a case-by-case basis through the use permit process, and facilities are to be designed to the minimum necessary functional height. Taller height makes it possible for wireless signals to clear trees and buildings and improves the line- of-sight path necessary for reception by cellular phones. Coverage maps are included in the Cell Site Necessity Case prepared by Verizon Wireless (Attachment 5). The document explains that coverage maps depict the extent over which service is provided but cannot meaningfully model the effects of different tower heights. Clearance of buildings and vegetation is assumed in coverage models: Once the antennas fall below the ground clutter the models become inaccurate and cannot tell that specific trees or buildings are blocking the RF signal.1 As described in the height justification provided by the project engineer (Attachment 6), the height of the proposed tower is necessary in order for the signal to clear the adjacent building, which is 40 feet tall and has a metal roof. Aesthetically, staff finds the height of the tower unobjectionable, given its camouflage as a water tower, and its location next to a fairly tall building. Water towers are typically tall structures2 and the height of this structure is within the typical range for wireless communications towers.3 The resulting combination of the tower and the building are aesthetically pleasing in proportion and style. However, tower remains subject to architectural review to ensure conformance to relevant design standards and policies. 1 Cell Site Necessity Case – South Higuera, prepared by Verizon Wireless 2 Tower height provides pressure needed in a water distribution system; however it is noted that this structure will not actually be used as a water tower. 3 Recently approved towers at a similar height include: 50’ tall at 3825 S. Higuera (ARC 146-10) and 65’ tall at 620 California (ARC 164-05) both camouflaged as pine trees. ATTACHMENT 6 ARC3 - 23 USE-1405-2015 (224 Tank Farm) Page 4 Aesthetics and Visibility Visual impact must be minimized to the greatest extent possible by placement, screening, camouflage, and use of the smallest and least visible antennas possible to accomplish coverage objectives. Features that clutter, degrade, intrude on, or obstruct views should be avoided. Views of important scenic resources from public places are to be preserved and improved. This facility is camouflaged as a water tower, designed in an agrarian-themed style, and placed next to a large agrarian-style building. The antennas and remote radiohead units are completely screened from view within the tank structure. Scenic views are not impacted, as the tower has a narrow profile and an open base structure, and is designed in a style that is consistent with the flat, semi-agrarian topography that surrounds it. The ground facilities are screened with wood fencing that is compatible with the buildings on site. The aesthetic characteristics of the facility will be considered in further detail during architectural review of the project. Lighting and Noise Telecommunications facilities are to be unlit except when personnel are actually present, and condition of approval 5 reiterates this requirement. No lighting is proposed, apart from lighting necessary to illuminate the ground facilities during times that personnel are present for maintenance and repair, emergency lighting, and any lighting required by the Federal Aviation Administration for conformance to airport operational standards. Exterior lighting will be more closely examined during architectural review of the project to ensure compliance with Night Sky Preservation regulations (SLOMC Chapter 17.23). The facility is unmanned and the equipment within the equipment shelter does not generate significant amounts of noise. Zoning Regulations prohibit equipment noise from any source in excess of an exterior noise level of 55 dB at the property line (§17.16.120 (F.9)). Backup Generator The standby generator is not used during normal operations. Conditions of approval 12 and 14 require evidence that the generator complies with the Air Pollution Control District’s permitting requirements, and condition 6 requires that evidence be submitted with construction drawings to demonstrate that the generator will comply with the City’s Noise Control regulations (SLOMC Chapter 9.12). Zoning Regulations also limit the operation of the generator to power outages and testing and maintenance activities (§17.16.120 (F.10)). Airport Operations This site lies within the Airport Planning Area described in Airport Land Use Plan (ALUP) for the San Luis Obispo Regional County Airport, and the City’s regulations for wireless facilities call for a determination by County Airport staff that the project is consistent with airport area standards (Zoning § 17.16.120(F)(13)). The SLO County Airport Land Use Commission considered the installation of the proposed tower at a public hearing held ATTACHMENT 6 ARC3 - 24 USE-1405-2015 (224 Tank Farm) Page 5 September 16, 2015, and determined that, subject to certain conditions, the tower would be consistent with those standards (Attachment 3). The Commission’s conditions of approval have been incorporated as conditions of approval of this use permit. Electromagnetic Exposure and Warning Signs This application includes a statement prepared by Hammet & Edison Inc., Consulting Engineers (Attachment 4) evaluating the exposure to radio frequency electromagnetic fields due to the proposed facility (with no other nearby wireless base stations reported). Based on the evaluation, Hammet & Edison concluded that the proposed facility would, in their opinion, comply with standards for limiting public exposure to radio frequency energy. No warning signs were indicated on project plans. Condition of approval 7 will require that explanatory warning signs be posted at all access points to the facility, in compliance with applicable standards and conventions. ENVIRONMENTAL REVIEW This project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA). It involves construction of new small facilities in small structures, as described in §15303 of the CEQA Guidelines. REFERRAL AND COMMENT Project plans were routed to several departments for review and comment. Comments received in response have been incorporated into conditions of approval of this use permit. RECOMMENDATION Based on this evaluation, staff recommends that the Director approve this application granting a use permit for the installation and operation of the proposed wireless telecommunications facility, based on the following findings, and subject to the following conditions: Findings 1. The proposed use will not be detrimental to the health, safety or welfare of persons working or living at the site or within the vicinity. The wireless telecommunications facility complies with standards for limiting public exposure to radio frequency energy, and explanatory radio-frequency energy and current flow warning signs. 2. The project complies with the site development and performance standards of the Zoning Regulations applicable to Wireless Telecommunications Facilities. 3. The project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA). It involves construction of new small facilities in small structures, as described in §15303 (New Construction of Small Structures) of the CEQA Guidelines. ATTACHMENT 6 ARC3 - 25 USE-1405-2015 (224 Tank Farm) Page 6 Conditions Planning 1. Architectural Review: The new wireless telecommunications facility is subject to architectural review, and architectural review approval is required before construction permits may be issued to construct the facility. 2. Compliance with Standards and Conditions: The facility will at all times be operated in full compliance with applicable standards of the Zoning Regulations (§17.16.120) and with the conditions of approval of this use permit. 3. Access Easement: An easement in favor of the operator of the wireless telecommunications facility providing access across the property from the public right-of-way to the facility will be secured and recorded prior to issuance of construction permits for this facility. 4. Encroachment: No portion of the facility, including support structures or associated equipment, may extend beyond the property line or encroach into any public right-of-way. 5. Lighting: The facility, including the base equipment area, will be unlit, except: a. as required by the Federal Aviation Administration; b. when authorized personnel are present at the facility; c. by emergency lighting during emergency situations; d. as permitted by architectural review approval of the facility. 6. Generator Noise: Plans and drawings prepared for construction permits for this facility will include sufficient information to demonstrate that backup generators will not exceed maximum noise levels established by the City’s Noise Control Regulations (Municipal Code Chapter 9.12). 7. Explanatory Warning Signs: Explanatory warning signs will be posted at all access points to the facility, in compliance with applicable standards and conventions. The location and appearance of these signs will be depicted on plans and drawings submitted for construction permits. 8. Undergrounding: All electrical and telephone service to the support equipment, and all connections and conduits between the base of the tower and support equipment shall be undergrounded, and connections and conduit above ground shall be fully enclosed, in compliance with § 17.16.120(F)(4)(d) of Zoning Regulations, to the satisfaction of the Community Development Director. Undergrounding and enclosure must be clearly depicted on plans submitted for construction permits to complete this project. ATTACHMENT 6 ARC3 - 26 USE-1405-2015 (224 Tank Farm) Page 7 9. 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. Building 10. Plans submitted for construction permits to complete the project will clearly reference all applicable codes under which the project is constructed. Adopted codes are the 2013 California Building Codes and the San Luis Obispo Municipal Code. 11. Structural design calculations that justify the tower, as shown on plans, will be submitted for review along with plans submitted for construction permits to complete the project. Fire 12. An installation permit is usually required from Fire Department to install an emergency or standby generator tank, piping, and associated equipment; A detailed plan shall be submitted through the City Building Department and shall comply with the Fire Code, NFPA 30 and San Luis Obispo Fire Department installation Guidelines. 13. The applicant shall complete Hazardous Material Business Plan for fuel storage in the backup generator and must comply with the conditions of a CUPA permit. 14. The proposed generator shall also be approved and permitted by the San Luis Obispo County Air Pollution Control District (APCD). Contact the APCD at (805) 781-7912 for any permit requirements. San Luis Obispo County Airport Land Use Commission 15. Non-residential density for property is limited to no more than 40 persons per acre. 16. Non-residential density for the proposed operation of the wireless communications facility is limited to 2 persons. 17. The proposed 55-foot tall tower (configured to resemble a water tank) shall be reviewed by the Air Traffic Division of the FAA regional office having jurisdiction over San Luis Obispo County to determine compliance with the provisions of FAR Part 77. In addition, applicable construction activities must be reported via FAA Form 7460-1 at least 30 days before proposed construction or application for building permit. ATTACHMENT 6 ARC3 - 27 USE-1405-2015 (224 Tank Farm) Page 8 18. No structure, landscaping, apparatus, or other feature, whether temporary or permanent in nature shall constitute an obstruction to air navigation or a hazard to air navigation, as defined by the ALUP. 19. Any use is prohibited that may entail characteristics which would potentially interfere with the takeoff, landing, or maneuvering of aircraft at the Airport, including:  creation of electrical interference with navigation signals or radio communication between the aircraft and airport;  lighting which is difficult to distinguish from airport lighting;  glare in the eyes of pilots using the airport;  uses which attract birds and create bird strike hazards;  uses which produce visually significant quantities of smoke; and  uses which entail a risk of physical injury to operators or passengers of aircraft (e.g., exterior laser light demonstrations or shows). 20. Avigation easements will be recorded for each property developed within the area included in the proposed local action prior to the issuance of any building permit or conditional use permit; and 21. All owners, potential purchasers, occupants (whether as owners or renters), and potential occupants (whether as owners or renters) will receive full and accurate disclosure concerning the noise, safety, or overflight impacts associated with airport operations prior to entering any contractual obligation to purchase, lease, rent, or otherwise occupy any property or properties within the airport area. ATTACHMENTS 1. Vicinity Map 2. Project Plans (reduced size) 3. Staff Report – San Luis Obispo County Airport Land Use Commission (September 16, 2015, Hearing item #3) 4. Radio Frequency Exposure Statement (Hammett & Edison, Inc.) 5. Wireless Cell Site Necessity Case (Verizon Wireless) 6. Justification of Tower Height (Verizon Wireless) ATTACHMENT 6 ARC3 - 28 DRAFT SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION MINUTES October 5, 2015 ROLL CALL: Present: Commissioners Patricia Andreen, Amy Nemcik, Allen Root, Angela Soll, Vice-Chair Suzan Ehdaie, and Chairperson Greg Wynn Absent: Commissioner Ken Curtis Staff: Community Development Director Michael Codron, Interim Community Development Liaison Marcus Carloni, Associate Planner Rachel Cohen, Assistant Planner Walter Oetzell, City Consultant Shawna Scott, and Recording Secretary Sarah Reinhart ACCEPTANCE OF THE AGENDA: The agenda was accepted as presented. MINUTES: The minutes of August 17, 2015, were approved as amended. PUBLIC COMMENTS ON NON-AGENDA ITEMS: Community Development Director Codron shared his background in working with City of San Luis Obispo; encouraged feedback and shared his desire to provide advisory body members with quality reports, clear recommendations, and overall support; noted looking forward to implementing changes that will help improve letter correspondence management. Chair Wynn welcomed the new Interim-Community Development staff liaison Carloni. There were no further comments made from the public. PUBLIC HEARINGS: 1. 1301 Calle Joaquin. ARCH-1098-2015; Review of a four-story, 114-unit extended stay hotel and associated hotel amenities and Mitigated Negative Declaration of environmental review; C-T-SF zone; Intermountain Management LLC and Myhre Group Architects, applicant. Commr. Soll stated she visited the farm and met with Central Coast Grown Board President Marx. Commr. Andreen stated that he spoke with President Marx regarding the project prior to the hearing. Draft ARC Minutes October 5, 2015 Page 2 City Consultant Scott presented the staff report, recommending the Architectural Review Commission to adopt the draft Resolution, approving the project, based on findings, and subject to conditions, and to adopt the Mitigated Negative Declaration. Staff recommended that the Architectural Review Commission continue with the review of the applicant’s proposed signage plan based on the applicant’s response to directional items specific to signage, and staff’s subsequent review. Staff recommended that this continuance be placed on the Architectural Review Commission’s consent agenda on a date to be determined and appropriately noticed. In response Commr. Andreen’s inquiry, City Consultant Scott clarified that the Commission had discretionary authority to raise issues and direct staff for revisions or analysis regarding the mitigated declaration; explained that the Commission could vote to continue the project and request additional information; noting that approving this project would include approving the mitigated negative declaration. Ms. Scott also confirmed that the Commission had final approval, with the exception of an appeal, whereas it would be reviewed by the City Council. In response to Commr. Root’s inquiry, Ms. Scott explained that a shading study had been submitted by the applicant; clarified that the parking plan did not identify the Calle Joaquin access to the San Luis Ranch as an option; indicated that the traffic plan addressed traffic issues at the intersection of Los Osos Valley Road. Commr. Root inquired whether there are plans for development in the adjacent and surrounding parcels. Assistant Planner Cohen responded stating there is a proposal for a dealership to the north of this project; noted that there are no plans in the southern lot; stated that the lot nearest to Alfano Motors is owned by Mr. Alfano, and there is no knowledge of future development. In response to Commr. Root, Assistant Planner Cohen clarified that the median landscape would be coordinated with Cal Trans. In response to Commr. Nemcik’s inquiry, Ms. Scott explained that the adjacent lots were in the Tourist Commercial Zone, with the exception of the lots zoned Open Space/ Conservation. In response to inquiry from Chair Wynn, Ms. Scott clarified that City Farm is operating under the Open Space/Conservation zone. In response to inquiry from Commr. Ehdaie, Ms, Scott, noted that an EIR was completed as part of the LUCE update where they looked at the full development (of the Special Focus Area), and considered communal traffic impacts of the parcels. In response to inquiry from Commr. Ehdaie, Community Development Director Codron explained that there is a Calle Joaquin Agricultural Master Plan; clarified that the area is intended to be in perpetuity as a long-term farm; noted that the farm currently has a 20- year term lease with an option to extend [with Central Coast Grown]; pointed out that Draft ARC Minutes October 5, 2015 Page 3 the City’s Master Plan will eventually incorporate the San Luis Ranch property as part of the Agricultural Open Space. Community Development Director Codron also explained that Central Coast Grown manages the property on behalf of the City for a dollar a year and, in exchange, they run a program that is consistent with the Master Plan. In response to inquiry from Commr. Soll, Ms. Scott stated that the zoning code in this area establishes a 45-foot height limit, noting that the height limit is 75 feet in the downtown area and given discretionary review. APPLICANT: Applicant representatives Philip Stewart and Robert Camacho, from Myhre Group Architects, and Chris Dufor, from RRM Design Group, provided a detailed overview of the project and reviewed the updated site plans and design elements including the front patio. They stated that the hotel would be in keeping with the design elements of the area; pointed out that they implemented and addressed feedback from the previous Architectural Review Commission review and demonstrated continued willingness to comply with staff recommendations. The applicant representatives answered Commissioners’ questions regarding the flood plan, landscape, pedestrian, and bike paths. They indicated that it would take 10-15 years for the trees in the landscape to mature; clarified that some of the grass will be drought resistant but the majority will be medium water usage; specified that the grass will be part of a biofiltration system. Commr. Andreen requested to see site plan renderings that most closely resembled the final outcome from Calle Joaquin and 101 freeways; inquired about the type of tree specimens that would be used to scale down the size of the building. The Applicant clarified that that the renderings did not show all of the trees and landscape; explained that they had not finalized which trees would be used. Chair. Wynn inquired about the landscape plan and the size and location of the trees. The applicant noted, after receiving instructions from Senior Planner, Phil Dunsmore, direction was provided for planting the trees. In response to Commr. Andreen inquiries, the applicant indicated that the trees would eventually reach 50 feet in height, over the next 10-15 years, and that the trees would be large enough to screen in the building. In response to Chair Wynn, the applicant stated that utilizing larger trees may be an option depending on the tree specimen to try and scale down the building. The applicant responded to Commr. Ehdaie’s inquiries noting that, due to the narrowness and size of the lot, the building was scaled down. The applicant explained that there will be sidewalks on all four sides of the project that will connect to the public sidewalks and confirmed access to long-term bike storage. Draft ARC Minutes October 5, 2015 Page 4 Consultant Scott clarified that there is a long-term plan for a bike lane on Calle Joaquin. Chair Wynn recommended adding a condition for the garbage company to review the garbage location. In response to Commr. Wynn’s inquiries, the applicant clarified that the windows will be cohesive, adding that there is a possibility to further add articulation to the two large green walls by adding windows. PUBLIC COMMENTS: Wendy Brown, San Luis Obispo, Treasurer of Central Coast Grown and City Farm tenant, voiced opposition to the project; expressed feelings of exclusion from the previous hearing because City Farm was not notified of the project; shared concerns over the scale of the building masking the agricultural area; opined that the trees and landscaping will not disguise the massive building; recognized that the applicants tried to make changes according to the Commission’s recommendations but felt this would have been more effective had City Farm been able to testify at the 2014 hearing; urged the Commission to limit the adjacent buildings to City Farm to a two-story building, and advised against adding large trees that might shade the agricultural areas; shared concerns over the shading study; and stated that the project needs to be further reviewed by the City Council or the Planning Commission. Nikki Andersen, San Luis Obispo, City Farm Manager and Educator, voiced opposition to the project; stated that it is important to preserve the agricultural heritage of the city; shared concerns with the lack of transparency and community engagement in regard to this project; noted that City Farm has not been open to the public due to the adjacent construction; opined that the project is not consistent with the City which supports long- term agricultural heritage; expressed concerns with the building damaging the visibility of the surrounding area, noting it would alter the feeling of City Farm and potentially give the wrong message to students visiting the farm. Matthew Bowling, Arroyo Grande, Principle of Organic Farm, voiced opposition to the project; stated that he has a small farm near the project and everything his farm grows needs to be sold; pointed out the short-term effects regarding traffic, noise, and dust which can negatively affect their organic produce; expressed frustration with people constantly crossing his property; stated that he may have to build a fence; noted that he would like to farm long-term in the area; voiced concerns regarding the hotel damaging the area; explained the importance of support to the farming community; explained that his farm feeds 19 schools in the area and he would like to continue to farm in a safe place without a large hotel in such close proximity. Steven Marx, San Luis Obispo, Board President of Central Coast Grown, voiced opposition to the project; provided renderings of what the hotel would look like from City Farm; pointed out that the building is largely out of scale with the area; expressed concerns regarding the farm workers, farmers, students, and the whole community, relating to this piece of land as a food source and having to be subjugated to be in the Draft ARC Minutes October 5, 2015 Page 5 shadow of a massing building; stated that Matt Bowling has been resilient and resourceful, regarding farming and managing the on-going issues of this project. Mr. Marx pointed out that there is a 20-year long lease between Central Coast Grown and the City; noted that the City’s General Plan states that it should “preserve the signature agricultural entrance to the southern portion of the city;” expressed disappointment in the lack of notification on behalf of the City, which has allowed this project to continue without the input from City Farm; stated that the Architectural Review Commission did not give adequate consideration to the issues stated in the Community Design Guidelines; expressed appreciation to the Commissioner that visited the site; noted that the Commission would benefit from their input; explained that construction of this building would be in violation of the General plan; opined that the building will be visually distracting and it would overshadow the eucalyptus groves; stated that the project is in violation of the Calle Joaquin Agricultural Master plan; pointed out statements made by Chair Wynn at the previous hearing, stating that the community will have concerns about the development of a large building. There were no further comments made from the public. COMMISSION COMMENTS: Commr. Wynn inquired about the General Plan, the Land Use and Circulation Element, the Master Plan, the San Joaquin Plan, and if any other prior documents limit the proposal. Ms. Scott clarified that there are no documents that would limit the approval of this building; noting that the Commission has discretionary review of the design and the negative declaration. In response to inquiries from Chair Wynn regarding City noticing responsibilities, Interim Community Development Liaison Carloni explained that the notifications of public hearings are sent to adjacent neighbors, tenants, and registered businesses within a 300-foot radius of the project site; stated that a notice is also displayed at the property and published in the newspaper. Planner Cohen pointed out that City Farm was added to the City’s noticing list after it was acknowledged that they did not receive a hearing notice for the conceptual review hearing; stated that they were notified of the current hearing, and they will continue to receive notices of all public hearings within 300 feet. In response to inquiry by Commr. Ehdaie, Assistant Planner Cohen pointed out that City Farm owners became aware of the previous hearing after reading the newspaper. In response to inquiry by Commr. Root, Ms. Scott explained that the “Right to Farm Letter” is a mitigation measure which provides the hotel ownership to be aware of their neighbor’s right to farm and is meant to assist in land-use conflicts. Draft ARC Minutes October 5, 2015 Page 6 Commr. Andreen identified that, under the California Environmental Quality Act, the mitigated negative declaration requires to look if the mitigation is sufficient to reduce the impact to less than significant; asked what “significant” meant in this context and what measures or documents the Commission had to reach that conclusion. Ms. Scott clarified that the conclusion must be based on substantial evidence in the records, review of the plans, renderings, simulation, public testimony, and staff presentations. In response to inquiry by Commr. Nemcik, Ms. Scott explained that there is no specific solar study requirement from the California Environmental Quality Act; noted that staff looked to see if shading would result in conversion or if it would impair the agricultural area; pointed out that the applicant submitted a solar study; stated that staff also looked at greater lengths of shading based on sun angle; concluded that, based on the placement of this structure, there is adequate distance between the structure and the farm. Chair Wynn concurred with Ms. Scott’s findings on the project not physically overshadowing the adjacent area; noted that the tall trees on the western boundary would, in fact, overshadow the agricultural land. Ms. Scott clarified that standard dust control measures are required; indicated that mitigated measures could be modified to further mitigate the impact of dust getting on the produce. Commr. Andreen, voiced concerns that the language from the Land Use and Circulation Element had not been adequately considered; noted that it was unfortunate that City Farm was not involved earlier in the process; affirmed that the aesthetic impacts are significant and did not feel comfortable making a decision based on the evidence that was provided. Commr. Nemcik, concurred with Commr. Andreen, on the lack of imagery necessary to make a finding. Commr. Soll stated that, after visiting the site, the view from the ground provides a different perspective; voiced concerns over the size of the building and the Commission’s ability to mitigate; expressed concerns regarding neighborhood compatibility; opined that this project does not meet Community Design Guidelines. Chair Wynn pointed out that this project is allowable in the zone. Commr. Root expressed feeling too overwhelmed to make a decision without clear findings; noted being lost in the same language; noted direct conflict between the screening of the hotel by the trees and the additional shading this would create to the farming land; stated not feeling comfortable making a decision without further input. In response to Commr. Soll’s inquiry, Chair Wynn explained that, during the first hearing, he stated that people would be nervous about a tall, long building being developed, but noted that the applicant modified the original design; noted that the current building is substantially better than the one on the initial concept review; noted that his current concerns have to do with the aesthetic and the negative declaration and Draft ARC Minutes October 5, 2015 Page 7 pointed out that the current building meets design guidelines but, given the new information that wasn’t available during the first hearing, it changes the review. Commr. Root concurred that all of the issues that were brought up at the previous hearing were addressed; voiced concerns regarding the large walls lacking articulation; expressed concerns against using colors and shades that match the surrounding geography, advised toward using compatible colors but not mimic the surroundings; stated that, architecturally, the building is consistent with the surrounding area. Commr. Ehdale indicated that the design and the architectural style of the current building is better than the first one presented and compatible with the design guidelines; voiced concerns that City Farm was not notified and were not a part of the design process; stressed the importance of stakeholders being involved and providing feedback. Also, noted concerns with compatibility with the adjacent parcels and the neighborhood. Chair Wynn expressed that he would like to continue this project to a date uncertain to allow staff the opportunity to provide additional aesthetic visualizations that meet the California Environmental Quality Act requirements to show that the aesthetic impacts have been mitigated to a less-than-significance level. Staff could also be looking at additional measures for additional dust control that can be tied to crop production times of the adjacent neighbor, shading, and specificity in the landscaping plan; explained in the interest of transparency that the farm also provided their site plan to be aware of production times and location. Commr. Soll stated that the building looks better but the scale and mass issues from the 2014 hearing were not addressed; expressed concerns with moving forward without addressing the mass and scale issues, and neighborhood compatibility based on the design guidelines. Commr. Andreen concurred with the scale and mass issues and suggested the building should transition down on the side of the farm; noting that, if the farm is to succeed, the building should transition down. Chair Wynn advised staff to clarify the location for the trash enclosure and explain conditions 3 and 16. Commr. Andreen inquired about the explanation of ARC1-82 – Evaluation of Environmental Impacts. Interim Community Development Liaison Carloni, clarified that the evaluation of environmental impact page is referencing the land use and circulation elements and the open space elements. Ms. Scott explained that, sometimes, there are quantifiable thresholds that must be identified when reviewing environmental impacts such as air quality and sometimes Draft ARC Minutes October 5, 2015 Page 8 [thresholds are] more subjective and based on evidence like aesthetics unless there is something in place such as an ordinance to help mitigate impacts. The Commission discussed issues with height requirements, dust impacts on crops, and site constraints of having a long, narrow lot. Chair Wynn stated that the visual studies will help understand the scale and mass; reiterated that, ultimately, everyone will be nervous about a building that is very big and very long. Commr. Root stated not being concerned with visualization because the building will only be visible for a few seconds from the road but noted concerns with the neighborhood compatibility. Commr. Andreen advised that the building should be modified in a way that lessens the long view. The applicant clarified that the color palate will not mimic surrounding areas, but it is intended to be compatible; offered to show a simulated video of the view obstruction from the 101 freeway. Ms. Scott pointed out that, for a quarter mile traveling northbound, views from Cerro San Luis and the Morros will be blocked. Chair Wynn advised that further visual analysis be done by a professional. Community Development Director Codron stated that views are not protected from one property to the next; explained that this parcel is not in the vista although the 101 highway is a scenic highway; explained further review is recommended regarding environmental review and what the threshold is. Commr. Andreen explained that one of the design guidelines, regarding open space areas and areas where the public congregates, is to protect views of the public; stated that open space areas where the public gathers applies to a place like City Farm; noted that open space area has a higher view protection. On motion by Commr. Andreen, seconded by Commr. Root to continue to a date uncertain and ask that the applicant work with staff and neighbors to achieve the following recommendations: including more visuals and before and after renderings; include additional measures for dust control; review shading during alternative times including shading of landscaping; provide more specificity of landscape, including tree size and planted sizes; requested that City Farm provide their site plans to the applicant; find measures to better address neighborhood compatibility in terms of scale; evaluate potential transition down on the vertical articulation stepping down toward the farm side of the building; review trash enclosure location with San Luis Garbage; provide clarification on condition 3 regarding hand-troweled versus sand finish appearance, potentially allowing a sprayed-on finish above 30 feet where it will be less Draft ARC Minutes October 5, 2015 Page 9 visible; include language considering articulation in openings, based on findings and subject to conditions. AYES: Commrs. Nemcik, Soll, Ehdaie, and Wynn NOES: None RECUSED: None ABSENT: Commr. Cutis The motion passed on a 6:0 vote. COMMENT AND DISCUSSION: 2. Staff: a. Agenda Forecast Marcus Carloni provided an agenda forecast of upcoming projects. 3. Commission: Commr. Andreen, suggested that additional training is needed to better understand the mitigated declaration and the California Environmental Quality Act. ADJOURNMENT: The meeting adjourned at 7:30 p.m. Respectfully submitted by, Sarah Reinhart Recording Secretary