HomeMy WebLinkAbout11-16-2022 PC Agenda Packet
Planning Commission
AGENDA
Wednesday, November 16, 2022, 6:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
The City of San Luis Obispo has returned to in-person meetings. Zoom participation will not be
supported. For those attending in-person, City facilities will be at limited capacity and masks are
strongly recommended. Planning Commission meetings can be viewed remotely on Channel 20 and
the City’s YouTube Channel: http://youtube.slo.city
INSTRUCTIONS FOR PUBLIC COMMENT:
Public Comment prior to the meeting (must be received 3 hours in advance of the meeting):
Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990
Palm Street, San Luis Obispo, California, 93401.
Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your
email, please include the date of the meeting and the item number (if applicable). Emails will not
be read aloud during the meeting.
Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the
agenda item number you are calling about, and leave your comment. Verbal comments must be
limited to 3 minutes. Voicemails will not be played during the meeting.
*All correspondence will be archived and distributed to members, however, submissions received
after the deadline will not be processed until the following day.
Public Comment during the meeting:
Meetings have returned to an in-person format. To provide public comment during the meeting,
you must be present in the Council Chambers.
Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy,
Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire
to utilize electronic visual aids to supplement their oral presentation are encouraged to provide
display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the
City Clerk's Office at cityclerk@slocity.org or (805) 781-7100.
PPages
1.CALL TO ORDER
Chair Kahn will call the Special Meeting of the Planning Commission to order.
2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
At this time, people may address the Commission about items not on the
agenda. Comments are limited to three minutes per person. Items raised at this
time are generally referred to staff and, if action by the Commission is
necessary, may be scheduled for a future meeting.
3.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Planning Commission to pull an item for discussion. The public may
comment on any and all items on the Consent Agenda within the three-minute
time limit.
3.a.CONSIDERATION OF MINUTES - OCTOBER 26, 2022 PLANNING
COMMISSION MINUTES
5
Recommendation:
To approve the Planning Commission Minutes of October 26, 2022.
4.PUBLIC HEARINGS
Note: Any court challenge to the action 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. Please limit your comments to three minutes; consultant
and project presentations limited to six minutes.
44.a.1422 MONTEREY ST. (ARCH-0020-2022, AFFH-0021-2022) REVIEW
OF A NEW 86,180-SF TWO-FIVE STORY MIXED USE PROJECT,
CONSISTING OF 106 AFFORDABLE RESIDENTIAL UNITS, 4,336 SF
OF COMMERCIAL SPACE, AND A THREE-STORY PARKING
GARAGE
9
Recommendation:
Adopt the Draft Resolution (Attachment A) approving the development
plan and associated affordable housing incentive requests, based on
findings and subject to conditions of approval.
5.COMMENT AND DISCUSSION
5.a.CLIMATE ACTION PLAN PRESENTATION
City staff are presenting the Climate Action Plan update, which includes
proposed work tasks for years 2023-27, to City Council for adoption on
December 13, 2022. This informational presentation to the Planning
Commission will provide an overview of the Climate Action Plan update.
5.b.2023-2025 PLANNING COMMISSION GOAL-SETTING AND THE
FINANCIAL PLAN AND BUDGET PROCESS
149
Recommendation:
Review the 2021-2023 Planning Commission goals, take public
testimony, and identify Planning Commission goals and work program
items for the 2023-2025 Financial Plan.
5.c.STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Deputy Community Development Director
Tyler Corey.
66.ADJOURNMENT
The next Regular Meeting of the Planning Commission is scheduled for
December 14, 2022 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm
Street, San Luis Obispo.
LISTENING ASSISTIVE DEVICES for the hearing impaired--see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7114 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
Planning Commission meetings are televised live on Charter Channel 20 and on
the City's YouTube Channel: http://youtube.slo.city. Agenda related writings or
documents provided to the Planning Commission are available for public
inspection on the City’s website: https://www.slocity.org/government/mayor-and-
city-council/agendas-and-minutes.
1
Planning Commission Minutes
October 26, 2022, 6:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Planning
Commissioners
Present:
Commissioner Justin Cooley, Commissioner Emily Francis,
Commissioner Dave Houghton, Commissioner Bob Jorgensen,
Commissioner Juan Munoz-Morris, Vice Chair Steve Kahn
Planning
Commissioners
Absent:
Commissioner Michael Hopkins
City Staff Present: Community Development Director Michael Codron, Assistant
City Attorney Markie Kersten, Housing Policy & Programs
Manager Teresa McClish, Megan Wilbanks, Deputy City Clerk
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to
order on October 26, 2022 at 6:00 p.m. in the Council Chambers at City Hall, 990
Palm Street, San Luis Obispo, by Vice Chair Kahn.
2. OATH OF OFFICE
Deputy City Clerk Megan Wilbanks administered the Oath of Office to newly
appointed Planning Commissioners, Justin Cooley and David Houghton.
3. ELECTION OF CHAIR DUE TO AN UNSCHEDULED VACANCY
As required by the Planning Commission Bylaws, in the event of an unscheduled
vacancy of the Chair position, the Commission must elect a member to serve as
Chair for the duration of the unexpired term, ending April 1, 2023.
Motion By Commissioner Francis
Second By Commissioner Jorgensen
To elect Steve Kahn to the position of Chair to serve the duration of the
unexpired term, ending April 1, 2023.
Ayes (6): Commissioner Cooley, Commissioner Francis, Commissioner Houghton,
Commissioner Jorgensen, Commissioner Munoz-Morris, and Vice Chair Kahn
Absent (1): Commissioner Hopkins
CARRIED (6 to 0)
Page 5 of 151
2
As the current Vice Chair, Steve Kahn, was elected to the Chair position, the
Planning Commission held an additional election for the position of Vice Chair.
Motion By Commissioner Jorgensen
Second By Commissioner Munoz-Morris
To elect Michael Hopkins to the position of Vice Chair to serve the duration of the
unexpired term, ending April 1, 2023.
Ayes (6): Commissioner Cooley, Commissioner Francis, Commissioner Houghton,
Commissioner Jorgensen, Commissioner Munoz-Morris, and Vice Chair Kahn
Absent (1): Commissioner Hopkins
CARRIED (6 to 0)
4. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
5. CONSENT
Motion By Commissioner Cooley
Second By Commissioner Munoz-Morris
To approve Consent Item 5a and 5b.
Ayes (6): Commissioner Cooley, Commissioner Francis, Commissioner Houghton,
Commissioner Jorgensen, Commissioner Munoz-Morris, and Chair Kahn
Absent (1): Vice Chair Hopkins
CARRIED (6 to 0)
5.a CONSIDERATION OF MINUTES - SEPTEMBER 14, 2022 PLANNING
COMMISSION MINUTES
To approve the Planning Commission Minutes of September 14, 2022.
5.b (GENP-0553-2022) GENERAL PLAN CONFORMITY REPORT FOR THE
ACQUISITION OF EASEMENTS REQUIRED FOR THE MID-HIGUERA
BYPASS PROJECT
Adopt a Draft Resolution determining General Plan Conformance for the
acquisition of permanent and temporary easements required to complete
the Mid-Higuera Bypass Project (GENP-0553-2022).
Page 6 of 151
3
*Chair Kahn reordered the agenda to hear Item 7a, Informational Presentation on "The
Link" Project, next, then Item 6a, Study Session on General Plan Climate Adaptation
and Safety Element Update. The minutes have been reordered to reflect this change,
but the original numbering remains the same.
7. COMMENT AND DISCUSSION
7.a INFORMATIONAL PRESENTATION ON "THE LINK" PROJECT
LOCATED AT 276 TANK FARM ROAD (SPEC-0451-2022, GENP-0449-
2022, EID-0450-2022)
Community Development Director Michael Codron introduced the item
and provided a brief history on the proposed project. Covelop, Inc.
representative, Damien Mavis, and Stephen Peck, Peck Planning
Development, provided a presentation on a proposed new specific plan
area located along Tank Farm Road called “The Link”.
Chair Kahn opened Public Comment
Public Comments:
Manley McNinch
Scott Zimmerman
--End of Public Comment--
Chair Kahn closed Public Comment
Action: Informational item only, no formal action taken.
6. STUDY SESSION
6.a GENP-0436-2022 STUDY SESSION ON GENERAL PLAN CLIMATE
ADAPTATION AND SAFETY ELEMENT UPDATE
Sustainability Manager Chris Read and Housing & Policy Programs
Manager Teresa McClish presented the staff report and responded to
Commission inquiries.
Chair Kahn opened Public Comment
Public Comments:
None
--End of Public Comment--
Chair Kahn closed Public Comment
Action: The Planning Commission received a presentation on the
Workshop Draft of the General Plan Climate Adaptation and Safety
Element Update, including the Draft Hazards and Vulnerability’s Report,
and reviewed draft vision, goals, policies, and programs.
Page 7 of 151
4
7. COMMENT AND DISCUSSION
7.b STAFF UPDATES AND AGENDA FORECAST
Housing Policy & Programs Manager Teresa McClish provided an update
of upcoming projects.
x The November 9, 2022 Planning Commission Regular Meeting will
be canceled.
x A Special Meeting will be held on November 16, 2022 to review a
mixed-use project at 1422 Monterey Street (ARCH-0020-2022,
AFFH-0021-2022). The Commission will also discuss Planning
Commission goals for the 2023-25 Financial Plan.
x The November 23, 2022 Planning Commission Regular Meeting
will be canceled.
x Tentatively scheduled for the December 14, 2022 Special Meeting,
the Commission will review the General Plan Climate Adaptation
and Safety Element Update (GENP-0436-2022) and the Access
Parking Management Plan.
8. ADJOURNMENT
The meeting was adjourned at 8:07 p.m. The Planning Commission will hold a
Special Meeting on November 16, 2022 at 6:00 p.m. in the Council
Chambers at City Hall, 990 Palm Street, San Luis Obispo. The Regular
Meetings of November 9, 2022 and November 23, 2022 will be canceled.
_________________________
APPROVED BY PLANNING COMMISSION: XX/XX/2022
Page 8 of 151
PLANNING COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A NEW 86,180-SF TWO-FIVE STORY MIXED USE PROJECT,
CONSISTING OF 106 AFFORDABLE RESIDENTIAL UNITS, 4,336 SF OF
COMMERCIAL SPACE, AND A THREE-STORY PARKING GARAGE. THE PROJECT
INCLUDES VARIOUS EXCEPTIONS, CONCESSIONS, AND DEVELOPMENT
WAIVERS
PROJECT ADDRESS: 1422 & 1480 BY: Kyle Bell, Housing Coordinator
Monterey Street Phone Number: (805) 781-7524
Email: kbell@slocity.org
FILE NUMBER: ARCH-0020-2022 & FROM: Tyler Corey, Deputy Director
AFFH-0021-2022
RECOMMENDATION
Adopt the Draft Resolution (Attachment A) approving the development plan and
associated affordable housing incentive requests, based on findings and subject to
conditions of approval.
SITE DATA
Applicant
Representative
Zoning
General Plan
Site Area
Environmental
Status
HASLO
David Gibbs RRM
C-R & C-R-S (Commercial Retail with
a Special Considerations Overlay) &
R-2 (Medium Density Residential)
General Retail & Medium Density
Residential
1.42 acres
Categorically exempt from
environmental review under CEQA
Guidelines section 15332 (In-Fill
Development Projects).
1.0 SUMMARY
The applicant, Housing Authority San Luis Obispo (HASLO), has proposed a
development project consisting of two new five-story mixed-use structures (Building 1 –
45,510 square feet & Building 2 – 34,490 square feet), and two two-story triplexes (2,590
square feet each). The project includes 106 residential dwelling units dedicated to low-
income households (56 units dedicated to senior households), and 4,336 square feet of
commercial space, with a three-story parking garage. All existing structures will be
demolished to accommodate the proposed project and site improvements (Attachment B,
Project Plans).
Meeting Date: 11/16/2022
Item Number: 4a
Time Estimate: 90 Minutes
Page 9 of 151
Item 4a
ARCH-0020-2022 & AFFH-0021-2022 – 1422 & 1480 Monterey Street
Planning Commission Report – November 16, 2022
The applicant has proposed an alternative bicycle parking standard for the units dedicated
to senior housing at a rate of 0.5 per senior housing unit, where 1 space per unit would
otherwise be required1. The applicant has provided justification statements of the
proposed exceptions, waivers, and concessions requested as part of the project
description (Attachment C, Project Description).
In accordance with Zoning Regulations Section 17.140.040, the project includes a density
bonus of 65% to increase the density allowance of the property from 45.12 density units
to 74.5 density units. To qualify for the density bonus, the project must provide at least 13
units (28% of the base density allowance) dedicated to low-income households. The
proposed project includes 105 units to be dedicated to low-income households (plus 1
unit for the manager quarters for a total of 106 units).
The project is proposed as a 100% affordable housing project and includes three
affordable housing concession requests as permitted by Density Bonus Law and local
regulations2: 1) a maximum height extension to allow a 54-foot-tall structure where
normally limited to 45-feet; 2) a 5% parking reduction to reduce the required vehicle
parking spaces by 5 spaces, resulting in 95 parking spaces where 100 is typically
required; 3) an alternative bicycle parking rate of 0.5 spaces per bedroom for the 56 senior
housing units within the project, where one bicycle parking space per bedroom would
normally be required for senior housing projects.
The project also includes several waivers from development standards in accordance
with Density Bonus Law: 1) a waiver for the creek setback requirement to be reduced to
6 feet, where 20 feet is normally required (Attachment D, Biological Resource
Assessment); 2) waiver to a reduce the Edge Conditions setback for the parking garage
to a 3-foot setback, where 10 feet is normally required; and 3) waiver to provide vehicle
parking spaces within the front yard along Palm Street for the purposes of compliance
with requirements under the American Disabilities Act (ADA), resulting in a 7 foot front
yard setback for unenclosed parking spaces, where 20 feet is normally required. The
waivers are requested pursuant to the Density Bonus Law because full compliance with
these development standards would physically preclude the project from being built at the
requested density or with the incentives or concessions granted 3.
1 Zoning Regulations Section 17.70.070.D(2)(c). Alternative Compliance. Upon written request by the
applicant, the Director may approve alternative compliance from the provisions of this Section through an
approved Director’s Action, which may include, but is not limited to, a reduction or deviation in the number,
type, or location of the required bicycle parking, and may include a waiver of the requirement.
2 Zoning Regulations Section 17.140.070B.1: A reduction in site development standards or modification
of Title 17 requirements or architectural design requirements that exceeds the minimum building standards
approved by the California Building Standards Commission as provided in Part 2.5 (commencing with
Section 18901) of Division 13 of the Health and Safety Code, including, but not limited to, a reduction in
setback and square footage requirements and in the ratio of vehicular parking spaces that would otherwise
be required that results in identifiable and actual cost reductions to provide for affordable housing costs.
3 Government Code Section 65915(e)(1). Density Bonus Law. In no case may a city… apply any
development standard that will have the effect of physically precluding the construction of a development …
at the densities or with the concessions or incentives permitted by this section.
Page 10 of 151
Item 4a
ARCH-0020-2022 & AFFH-0021-2022 – 1422 & 1480 Monterey Street
Planning Commission Report – November 16, 2022
2.0 PLANNING COMMISSION’S PURVIEW
The Planning Commission’s role is to review for consistency with the General Plan,
Zoning Regulations, Community Design Guidelines (CDG), Active Transportation Plan,
Sign Regulations, and applicable City development standards. The project provides a
100% affordable housing project, and is therefore subject to the Housing Accountability
Act, which limits the project to no more than five public hearings and limits the City’s ability
to deny the project or condition it in a manner to render the project infeasible for low-
income housing absent a finding of a specific, adverse impact or that the project is
contrary to specific state or federal law.4 The project includes a request for a density
bonus and is subject to the provisions and protections established under the Density
Bonus Law (Attachment E). Planning Commission (PC) review is required for projects
that include more than 49 residential units (ARCH-0020-2020). As noted above, the
proposed affordable housing incentive and waivers are also included for final
determination by the PC (AFFH-0021-2022).
3.0 PREVIOUS REVIEW
On October 10, 2022, the TC reviewed the project for consistency with the Tree Removal
Ordinance (Chapter 12.24) for the proposed removal of 54 trees from the site with a
replanting plan of 54 trees, resulting in a compensatory planting plan of 1:1 (TC Report
and Meeting Minutes). The TC recommended that the Planning Commission approve the
requested tree removals and compensatory replanting plan subject to the following
conditions: retain trees 14 & 34, provide 50% of the replated trees with a minimum size
of 36-inch box and the remaining 50% with a minimum size of 24-inch box, and that 25%
of all new trees are of a minimum 10-feet in height at time of planting (vote 3-1-1-1). These
items and the applicant’s response to the recommendations are discussed further in
Section 5.5 of this report.
On October 17, 2022, the ARC reviewed the project for consistency with the CDG. The
ARC continued the item to a date uncertain with two recommendations for the applicant
to modify the project design for further consistency with the CDG, (4-0-2) (ARC Report
and Meeting Minutes).
The Community Development Director has determined that project will not be heard again
by the ARC and the two outstanding recommendations that were the basis of the
continuance at ARC will be considered by the PC. These items and the applicant’s
response to the recommendations are discussed further in Section 5.6 of this report. This
determination was made in accordance with the Housing Crisis Act5 based on the
maximum number of public hearings (5 hearings) for projects that are subject to the
Housing Accountability Act and comply with applicable, objective general plan and zoning
standards at the time the application is deemed complete (Attachment F, Housing Crisis
Act Memo).
4 Government Code Section 65589.5(d). Housing Accountability Act.
5 Government Code Section 65905.5. Housing Crisis Act.
Page 11 of 151
Item 4a
ARCH-0020-2022 & AFFH-0021-2022 – 1422 & 1480 Monterey Street
Planning Commission Report – November 16, 2022
4.0 PROJECT STATISTICS
Table 1 – Zoning Regulations - Project Statistics
Site Details Proposed Allowed/Required*
Density (C-R zone)
Density (R-2 zone)
Total Density
72.5
2
74.5 (65% Density Bonus)
42.12
3
45.12
Setbacks
Street Yard (C-R) California Street
Street Yard (C-R) Monterey Street
Side Yard (C-R)
Street Yard (R-2)
Side Yard (R-2)
Parking (R-2)
10 feet
8 feet
3 feet (waiver)
20 feet
8 feet
7 feet (waiver)
10 feet (street yard average)
0 feet
5 feet
20 feet
8 feet
20 feet
Creek Setback
Upper-story Creek Setback
6 feet (waiver)
6 feet (waiver)
20 feet
30 feet
Maximum Height (C-R)
Maximum Height (R-2)
54 feet (concession)
22.5 feet
45 feet
35 feet
Floor Area Ratio (C-R) 1.9 3.0
Max Lot Coverage (C-R)
Max Lot Coverage (R-2)
59%
26%
100%
50%
Total Sign Area (per tenant)
Number of Signs (C-R zone)
Wall Sign (2)
Raised Channel Letters Sign (6)
Monument Sign (1)
321 SF Total (3 tenants)
8 signs (2 for each tenant)
27 SF
48 SF
12 SF (4 feet tall)
600 SF Total (3 tenants)
12 signs (4 for each tenant)
100 SF
100 SF
12 SF (4 feet tall)
Tree Removals 54 trees (1:1) (reviewed by
the Tree Committee)
54 trees (subject to the
authority of Tree Committee)
Affordable Housing 105 low-income units 13 low-income unit
Public Art On-site In-lieu or on-site
Vehicle and Bicycle Parking
Number of Vehicle Spaces
EV Spaces
95 (concession)
10 (EV ready)
26 (EV capable)
100
10 (EV ready)
26 (EV capable)
Bicycle Spaces
Short-term
Long-term
5
78 (concession)
5
108
Motorcycle Parking 7 6
*2019 Zoning Regulations - Development Standards
Page 12 of 151
Item 4a
ARCH-0020-2022 & AFFH-0021-2022 – 1422 & 1480 Monterey Street
Planning Commission Report – November 16, 2022
5.0 PROJECT ANALYSIS
The proposed project improvements must conform to the standards and limitations of the
Zoning Regulations and Engineering Standards and be consistent with the applicable
CDG. Staff has evaluated the project’s consistency with relevant requirements and has
found it to be in substantial compliance, as discussed in this analysis.
5.1 Consistency with the General Plan
The Housing and Land Use Elements encourage mixed-use projects where they can be
found to be compatible with existing and potential future development. The Land Use
Element encourages compatible mixed uses in commercial districts (LUE Policy 3.8.5)
and specifically discusses residential and commercial mixed use (LUE Policy 2.3.6)6. The
project is consistent with LUE policies pertaining to affordable housing and senior housing
through density bonuses7.
The Housing Element provides policies and programs that speak specifically to
supporting affordable housing projects and increasing density bonuses above state
allowances where appropriate. Granting a density bonus in excess of State allowances
and allowing a reduction in site development standards for parking and maximum building
height as well as the waivers from the site development standards for the edge conditions
setback and creek setback are consistent with both state law and the Housing Element
policies to provide additional housing for low-income households.
6 Land Use Element Policy 2.3.6. The City shall encourage mixed use projects, where appropriate and
compatible with existing and planned development on the site and with adjacent and nearby properties.
The City shall support the location of mixed use projects and community and neighborhood commercial
centers near major activity nodes and transportation corridors / transit opportunities where appropriate.
7 Land Use Element Policy 2.4.2. The City shall approve a density bonus for projects that: (B) Include
affordable housing for seniors or lower income households consistent with the requirements of State Law.
Figure 1: Birds-eye rendering of project design from the California/Monterey intersection.
Page 13 of 151
Item 4a
ARCH-0020-2022 & AFFH-0021-2022 – 1422 & 1480 Monterey Street
Planning Commission Report – November 16, 2022
The Circulation Element describes how transportation will be provided in the community.
The project includes features that support multi-modal transportation, consistent with the
following policies: Policy 3.1.7 (Transit Service Access) states that new development
should be designed to facilitate access to transit service; Policy 4.1.1 (Bicycle Use) states
that the City shall expand the bicycle network and provide end of trip facilities to
encourage bicycle use and to make bicycling safe, convenient and enjoyable; and Policy
5.1.2 (Sidewalks and Paths) states that the City should complete a continuous pedestrian
network connecting residential areas with major activity centers. The project includes the
addition of a protected bike lane in the westbound direction along Monterey Street as
identified in the City’s Active Transportation Plan. The project has been designed in
accordance with the City’s Active Transportation Plan and includes reconstruction of an
8-foot-wide sidewalk, installation of a 6-foot-wide sidewalk-level protected bike lane, a 5-
foot-wide parkway, curb/gutter, a minimum 8’wide pullout for bus stop and
commercial/passenger loading, and installation of a new transit shelter.
In accordance with the City’s Housing and Homelessness Major City Goal cited above
and General Plan policies and programs, the project will provide a mix of housing units
that include deed-restricted affordable units and senior housing. The project’s
redevelopment and in-fill development components support LUE Policy 2.2.7 because
the project provides for an adaptive reuse of the property that contributes positively to the
existing neighborhood by providing housing adjacent to a significant employment area. In
accordance with LUE Policy 1.5, this project helps reduce the gap between housing
demand and supply by adding residential units, all of which are affordable housing units.
5.2 Consistency with the Zoning Regulations
In accordance with Table 2-1 of the Zoning Regulations, mixed-use development projects
are allowed by right within the C-R zone, and the proposed triplexes are allowed by right
in the R-2 zones. Section 17.70.130 (Mixed-Use Development) identifies specific
development standards and requirements for mixed-use projects, and Section 17.70.050
(Edge Conditions) provides specific development standards for development of
commercial properties adjacent to R-2 zoning districts. The project design complies with
the objective design criteria and performance standards for Mixed-Use Development and
Edge Conditions requirements, except as otherwise requested as waivers or concessions
in accordance with the provisions of Density Bonus Law. The project is consistent with
the provisions and requirements for lot coverage, floor area ratio, building setbacks, and
parking requirements for the C-R and R-2 zones, respectfully (see Section 4.0 Project
Statistics).
Mixed-Use Development: Section 17.70.130 (Mixed Use Development) provides
standards for the design of mixed-use projects to consider potential impacts on adjacent
properties and be compatible with the adjacent and surrounding residential
neighborhoods. Mixed-use projects must be designed to achieve specific objectives
including design criteria, site layout, pedestrian access and performance standards. The
project has been designed to provide a physical separation between the residential and
commercial uses and associated activity areas by placing residential uses above
commercial uses, thus ensuring that the residential units are of a residential character by
providing privacy between the residential and commercial portions of the site.
Page 14 of 151
Item 4a
ARCH-0020-2022 & AFFH-0021-2022 – 1422 & 1480 Monterey Street
Planning Commission Report – November 16, 2022
The project minimizes potential impacts to and from adjacent properties by locating
commercial activities and open space areas towards Monterey Street and residential uses
above the commercial towards the center of the property to provide adequate separation
from the existing single-family residences in the adjacent R-2 zoning district. The vicinity
is developed with a mix of commercial and residential uses that is conducive to a mixed-
use project at this location. The project’s proposed common area is located along
Monterey Street, which is oriented toward the commercial frontage, minimizing potential
adverse impacts from non-residential project noise to the adjacent residential
neighborhood.
Edge Conditions: Section 17.70.050 (Edge Conditions) is intended to provide a buffer
between low-density residential zones or open space areas and zones that permit
development of higher intensity. These regulations require specific development
standards along the property line that transitions from a lower intensity zoning, such as
the adjacent R-2 zoning to the north of the subject property. The Edge Conditions
regulations stipulate that balconies are prohibited above the first floor on the building side
facing the R-2 zone. The standards also require that window placement on the proposed
building be offset horizontally by 12 inches from any windows located on buildings on the
adjacent properties in the R-2 zone. The intention of these restrictions is to preserve
privacy for adjacent lower-intensity developments.
The project is requesting a development standard waiver pursuant to Density Bonus Law
to allow a 3-foot setback for the parking garage, where a 10-foot setback is normally
required for structures facing adjacent properties that are zoned R-2. However, the
parking garage is cut into the natural slope of the property and is only exposed up to 10
feet above the existing natural grade at its highest point (see Figure 2). The requested
development standard waiver is discussed in more detail in Section 5.4 below.
Figure 2: Section Cuts demonstrating concession from Edge Conditions setback.
Page 15 of 151
Item 4a
ARCH-0020-2022 & AFFH-0021-2022 – 1422 & 1480 Monterey Street
Planning Commission Report – November 16, 2022
Creek Setback: Section 17.70.030 (Creek Setbacks) require a 20-foot setback from the
top of bank for new structures. The proposed project is requesting a setback of
approximately 6 feet for Building 2 from the top of bank, where 20 is normally required.
The applicant is requesting the reduced creek setback as a development waiver by
providing affordable housing units and requesting a 65% density bonus in compliance
with the Housing Accountability Act and Density Bonus Law (as discussed in more detail
under Section 5.4 Affordable Housing Alternative Incentives). A Biological Resource
Report has been provided (Attachment D) that concluded that the setback exception will
not impact any of the native biological resources within the creek setback area as the
trees and vegetation removed from the site within the creek setback area are non-native
riparian woodland and that there were no suitable habitats for any special status species
that were identified on or near the project site.
The City’s creek setback regulations provide provisions for setback exceptions that are
consistent with State and Federal Law, and the development waiver request does not
result in any specific adverse impact to the public health, safety, or physical environment.
The site development cannot be feasibly accomplished with a redesign of the project
because the Density Bonus Law mandates that incentives and waivers from development
standards shall not be denied in which would result in a reduction of the number of
residential units proposed within the project8. Requiring compliance with the full setback
requirement would result in design constraints that would result in a reduction of the
number of units requested which would violate Government Code Section 65915.
Special Considerations (S) Overlay: A portion of the project site is located within the S-
Overlay zone9, along the corner of California and Monterey Street at 1480 Monterey. The
S-Overlay was adopted by the City Council in 1996 through Ordinance No. 1314 (1996
Series). The purpose of the S-Overlay was intended to ensure future uses are reviewed
with a focus on noise, traffic, and compatibility with surrounding uses. A noise study has
been prepared 45dB Acoustics, LLC, which identified that the project is designed in
accordance with the noise thresholds allowances for a mixed-use development in the C-
R zone as well as adjacent to the railroad (Attachment G, Noise Study). The project has
been reviewed in accordance with the Institute of Transportation Engineers (ITE) Trip
Generation Manual, the traffic generation of the proposed project versus existing
conditions is a negligible difference, as further discussed in Section 5.3. The ARC
reviewed the project and provided two recommendations for the applicant to modify the
project design for further consistency with the CDGs that address neighborhood
compatibility, as further discussed in Section 5.6.
8 Government Code Section 65915(e)(1). In no case may a city, county, or city and county apply any
development standard that will have the effect of physically precluding the construction of a development
meeting the criteria of subdivision (b) at the densities or with the concessions or incentives permitted by
this section.
9 Zoning Regulations Chapter 17.60: Special Considerations (S) Overlay Zone. The purpose of the S-
Overlay zone is, in combination with any zone, to require additional discretionary review before particular
uses may be established or development initiated, as identified in the adopting ordinance or plan for each
individual S-Overlay zone.
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Parking: Zoning Regulations Section 17.140.040.K stipulates that housing developments
occupied exclusively by low-income households, as defined by the State, may provide
one car and one bicycle space per dwelling unit, and 0.5 spaces per bedroom for senior
housing units. The project includes 56 dwelling units for senior living, which would require
only 28 parking spaces; the remaining 50 low-income units require only one space per
dwelling unit (2 spaces are required for the caretakers’ quarters) resulting in a total of 79
parking spaces for all residential dwelling units. The commercial space has been
designed to provide parking at a ratio of one space per 100 square feet for one of the
commercial suites, and one space per 300 square feet for the remaining two commercial
suites, resulting in a parking requirement of 21 spaces. The total parking required for the
project is 100 parking spaces, where only 95 parking spaces are proposed on-site. The
parking reduction of 5% has been requested as a concession for providing affordable
housing in accordance with Density Bonus Law, see Section 5.4.
The ITE Parking Demand Manual identifies that the peak parking demand of the project
would not exceed 79 parking spaces, where the project provides 95 parking spaces.
Therefore, the proposed parking reduction of 5% is adequate to serve all uses on-site
because the peak parking demand of all uses on site will not coincide 10.
5.3 Consistency with the Active Transportation Plan
In accordance with the California Governor’s Office of Planning and Research (OPR),
affordable housing within urban areas reduce vehicle miles traveled throughout the
community due to the City’s current jobs-housing imbalance, resulting in reduced traffic
throughout the City and County. The project is located in close proximity to the City’s
bicycle and pedestrian network and within walking distance of nine bus stops, which
provide ease of access to alternative modes of transportation, further reducing the
dependency of single occupant vehicles within the project.
In accordance with the ITE Trip Generation Manual, the project’s trip generation during
peak hours is not anticipated to exceed 100 peak hour trips, which is below the threshold
where a formal Transportation Impact Study would be required. As shown in Table 2, the
proposed project is anticipated to increase trip generation during peak AM hours and only
slightly increase trips during peak PM hours.
Table 2 – Trip Generation Comparison
Peak AM Trips Peak PM Trips
Existing Conditions 30 64
Proposed Project 52 70
10 Zoning Regulations Section 17.72.050.C.1. Criteria for Approval. The review authority may only
approve a request for reduced parking if it finds that: (a) Special conditions, including but not limited to, the
nature of the proposed operation; proximity to frequent transit service; proximity to a general market,
transportation characteristics of persons residing, working, or visiting the site… (b) The use will adequately
be served by the proposed onsite parking; and (c) Parking demand generated by the project will not exceed
the capacity of or have a detrimental impact on the supply of on-street parking in the surrounding area.
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While the peak AM trips for the proposed project are higher than existing conditions, the
design of the project provides separate access to residential parking from Palm Street
than commercial parking from Monterey Street, resulting in only 23 peak AM trips
generated from Palm Street, and 29 peak AM trips generated from Monterey Street.
Furthermore, since the proposed project generates fewer than 100 peak hour auto trips,
a map-based Vehicle Miles Traveled (VMT) analysis can be performed. Based on the
City’s Residential VMT Maps, the project is located within a low VMT generating zone.
The City is currently conducting a study to identify safety improvements for the
California/Monterey intersection to address a history of north-south bicycle right-hook
collisions. Because this study is already in progress, the development will not be required
to duplicate this analysis; however, the project is conditioned to participate in a fair share
contribution towards the improvements recommended in the City’s study (Condition No.
47).
On-Site Transportation Improvements. The project would be required to contribute its fair
share toward transportation improvements envisioned in the General Plan Circulation
Element through participation in the City’s Transportation Impact Fee program (Condition
No. 46). Transportation improvements funded or constructed by this project include
establishing building setbacks along California Boulevard frontage to accommodate
future widening for a dedicated southbound right-turn lane, and a southbound bike lane
channelization (Condition No. 47). Improvement plans for the project will ensure that
proposed street trees, landscaping and other vertical elements remain clear of applicable
sight triangles at project driveways and intersections per City Engineering Standards
(Condition No. 52). Short-term and long-term bicycle parking will be provided with
applicable design policies per the City’s Active Transportation Plan, including a
requirement that the long-term bicycle parking storage rooms include accommodations
for larger cargo bikes, electrical connections for e-bike charging, and no more than 50%
vertical racks (Condition No. 49).
Off-Site Transportation Improvements. In addition to the transportation improvements
included in the project, the project applicant will be required to provide traffic signal
modifications to install a “right turn yield to bicycle” illuminated blank-out signs in the
northbound and southbound California Boulevard intersection approaches (Condition No.
47). The project will reconstruct the California Boulevard frontage to current City
Engineering Standards. Public improvement plans will include reconstruction of 10-foot-
wide sidewalks, reconstruction of the ADA curb ramp at the northwest corner of
California/Monterey Street, installation of Accessible Pedestrian Signal (APS) audible
pedestrian push buttons at California/Monterey Street intersection, and installation of
street trees (Condition No. 50). The project will reconstruct the Monterey Street frontage
to current City Engineering Standards, including the addition of a protected bike lane in
the westbound direction as identified in the City’s Active Transportation Plan. The public
improvement plans will include reconstruction of an 8-foot-wide sidewalk, installation of a
6-foot-wide sidewalk-level protected bike lane, a 5-foot-wide parkway, a minimum 8-foot-
wide pullout for bus stop and commercial/passenger loading, and installation of a new
transit shelter.
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The project will include the extension of the westbound protected bike lane along
Monterey Street at the street level from the western project limits to Pepper Street,
including pavement markings, signage and a concrete median separating the bikeway
from motor vehicle traffic (Condition No. 51). The project will also include installation of
advance bicycle detection loops in each direction, and potential upgrades to the traffic
signal cabinet/controller to facilitate intended operations of blank-out signs, public street
lighting and all associated facilities including but not limited to conduits, sidewalk vaults,
fusing, wiring and luminaires along the project frontages consistent with City Engineering
Standards (Condition No. 48).
5.4 Consistency with Affordable Housing Requirements
The City’s 2021-2023 Financial Plan identifies Housing and Homelessness as a Major
City Goal. The City’s Housing Element includes numerous policies and programs that
support incentives, such as density bonuses, to provide housing for low, very low and
extremely low-income households. The Department of Housing and Urban
Development’s Housing Accountability Act and Density Bonus Law provide protections
for housing development projects that include affordable housing. To implement the
State’s Density Bonus Statutes (Gov. Code Section 65915-65918), the City’s Zoning
Regulations provide three types of incentives for projects that provide affordable housing:
a Density Bonus (Section 17.140.040.A), an Alternative Parking Requirement (Section
17.140.040.K), and Additional Incentives (Section 17.140.070.A) that may be requested
by an applicant. In accordance with Density Bonus Law, 100% affordable housing
projects are eligible for up to 80% density bonuses by right, whereas the proposed project
is only requesting a 65% density bonus, which is below the state allowances.
Incentive Requests: Reduction to Site Development Standards: Zoning Regulations
Section 17.140.070.A states that three incentives or concessions shall be granted for
housing developments that include at least 30% of the total units dedicated for low-
income households. The proposed project provides 100% of the total units to be
dedicated to low-income households, and therefore the applicant is entitled to three
incentives. One of the alternative incentive examples called out in Chapter 17.140 is the
reduction in site development standards11 specifically identifies building height, setbacks,
and parking requirements as appropriate concessions. Further, Government Code
Section 65915(d)(1) prevent an agency from denying the density bonus or the incentive
or concession unless the agency can make a finding based on substantial evidence that
the density units, the incentive or concession or reduction in a development standard
either: 1) causes a “specific, adverse impact” upon the public health, safety, or the
physical environment, and for which there is no feasible method to satisfactorily mitigate
11 Zoning Regulations Section 17.140.070. Alternative or Additional Incentives (B.1): A reduction in
site development standards or modification of Title 17 requirements or architectural design requirements
that exceeds the minimum building standards approved by the California Building Standards Commission
as provided in Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code,
including, but not limited to, a reduction in setback and square footage requirements and in the ratio of
vehicular parking spaces that would otherwise be required that results in identifiable and actual cost
reductions to provide for affordable housing costs.
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or avoid the specific adverse impact; 2) does not result in identifiable and actual cost
reductions; or 3) would be contrary to state or federal law12.
Maximum Height Concession #1. The applicant is requesting a concession to reduce site
development standards for the maximum height of the C-R zone, to allow for a building
height of 54 feet, where normally limited to 45 feet. The proposed building height of 54
feet is appropriate for this site because the project grades into the slope of the property
and orients the height, mass, and scale of the project toward the center of the property,
with upper story step backs along the street frontage. The project has been designed to
minimize any potential impacts to the adjacent residential neighborhood. The project is
consistent with the design objectives within the CDG because the development is
designed in a manner that does not deprive reasonable solar access to adjacent
properties; by positioning the majority of the building mass along the street frontage and
away from the adjacent residential neighborhood, which incorporates vertical and
horizontal wall plan offsets that provide high-quality and aesthetically pleasing
architectural design (CDG 5.4).
Parking Requirements Concession #2. The applicant is also requesting a concession to
reduce parking requirements by 5%, resulting in 95 vehicle parking spaces, where 100
parking spaces would normally be required. In accordance with ITE, the peak parking
demand for the project results in a maximum of 79 parking spaces, where the project
provides 95 parking spaces on site. The project qualifies for the parking reduction in
accordance with Zoning Regulations Section 17.72.050.C and ITE Parking Demand,
where the peak hours of use will not overlap or coincide to the degree that peak demand
for parking spaces from all uses or project will be greater than the total supply of parking
spaces.
Bicycle Parking Requirements Concession #3. The applicant has is requesting a
concession to reduce site development standards for bicycle parking requirements to
provide for an alternative rate of 0.5 bicycle parking spaces per bedroom for the senior
housing units. In accordance with Section 17.140.040.K.d.2, one bicycle parking space
is required for each residential unit within the project, resulting in 106 bicycle parking
spaces required. The applicant is requesting an alternative bicycle parking requirement
for the 56 senior housing units within the project, since this type of housing creates a
unique demand of bicycle parking availability that is not consistent with the requirements
of more traditional housing developments. Section 17.140.040.K.d specifies that vehicle
parking for senior housing shall be 0.5 spaces per bedroom, the applicant would like to
apply the same ratio for bicycle parking for the senior housing units (0.5 spaces per
bedroom), resulting in 28 bicycle parking spaces for the senior housing units. Section
17.72.070.D (Alternative Compliance) states that the PC may apply alternative bicycle
parking requirements for projects which cannot be classified into the one of the land use
classifications listed in Table 3-6 (Required Bicycle Parking). Since the Zoning
Regulations and Density Bonus Law provide a reduced vehicle parking requirement for
12 Government Code § 65589.5(j)(1). Definition of ‘Specific, Adverse Impact’: Significant, quantifiable,
direct, and unavoidable impact, based on objective, identified written public health or safety standards,
policies, or conditions as they existed on the date the application was deemed complete
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senior housing units, it would be consistent to allow concession for bicycle parking at a
matching rate of 0.5 per bedroom (Condition No. 9).
Waiver of Site Development Standards: In addition to those standard incentives, pursuant
to Density Bonus Law, an applicant may also request a waiver or reduction of
development standards that will have the effect of physically precluding the construction
of a development standard for a project providing affordable housing at the density or with
the incentives and concessions permitted under Density Bonus Law (Govt. Code Section
65915(e)(1)). As provided in Density Bonus Law statutes, the City must grant an
applicant’s requested waiver of development standards, unless doing so would result in
a specific adverse impact upon health, safety, or the physical environment or run contrary
to state or federal law. Unlike incentives and concessions granted pursuant to Density
Bonus Law, there is no limit to the amount of waivers a qualifying project may request.
Edge Condition Setback Waiver #1. The applicant is requesting a waiver to reduce the
site development standard Edge Conditions setback to 3-feet, where 10 feet is normally
required for the proposed parking structure. The proposed parking structure is submerged
into the natural slope of the property, and the structure will only appear to have a
maximum height of 2-10 feet from the existing grade when viewed from the properties in
the R-2 zoning district, as shown in Figure 2. This waiver is requested to provide logical
site development of the property to accommodate the requested 65% density bonus while
achieving a 95% compliance with parking requirements. The requested waiver does not
result in any identified specific, adverse impact upon health, safety, or the physical
environment, and requiring full compliance with the 10-foot setback requirement would
result in either a decrease of the density of the project or substantial reduction in the
number of available on-site parking spaces. The request for this waiver is consistent with
the intent and strict requirements of the Density Bonus Law.
Creek Setback Waiver #2. The applicant is requesting a waiver to allow a structure within
the creek setback area with a distance of 6 feet from the top of bank for Building 2, where
20 is normally required and an additional 10-foot step back for structures three-stories
and over. The stated purpose of this waiver is to allow for the physical construction of the
additional density units associated with the density bonus request. In order to deny this
request, the City would be required to make the statutory findings based on the standards
discussed and defined above. Under state law, to deny this requested waiver, the City
must find that application of the creek setback standard would not physically preclude
construction of the project at the density afforded or that granting such waiver would result
in a specific adverse impact on the public health, safety, or the physical environment that
is directly caused by the request, and determine that there is no feasible way to
satisfactorily mitigate it or find an alternative. The Biological Resource Report that was
provided with the application concluded that the improvements to the project site within
the creek setback area would not impact any of the native biological resources and that
there is no suitable habitat for any special status species on or near the project site.
Furthermore, creek setback reductions are a provision of the City’s local ordinance, which
is consistent with State and Federal Law, and the waiver request does not result in any
specific adverse impact to the public health, safety, or physical environment.
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Front Yard Setback Waiver #3. The project includes a waiver from the front yard setback
requirements for unenclosed parking to provide a 7-foot setback, where 20 feet is
normally required. This waiver is requested to provide the required ADA parking stalls for
the proposed triplexes within the R-2 zoning district. California Building Code requires
affordable housing structures that provide ground floor units shall provide an ADA
accessible unit. The ground floor units within the triplexes are provide as ADA compliant,
and the parking stalls within the front yard are the required ADA parking for these units.
This waiver is necessary to comply with California Building Code requirements. The
proposed waiver does not result in any specific adverse impact to the public health, safety,
or physical environment. Staff recommends that the ADA parking stalls provided within
the front yard are designed with permeable decorative pavers (Condition No. 9).
5.5 Tree Committee Directional Items
The TC recommended three directional items to be reviewed and evaluated by the
Planning Commission prior to taking final action on the project. Staff has incorporated the
following recommendations as conditions of the project (Attachment A) in response to the
directional items:
TC Directional Item #1: Retain Trees 14 & 34.
Response: The applicant has agreed to retain tree 14, however, tree 34 is in very close
proximity to an existing structure, and demolition of the site may result in challenges to
preserve tree 34. Staff recommends Condition No. 37 which requires the preservation
and improvements to tree 14, and to retain tree 34 if possible, in the event tree 34 is
unable to be retained, the applicant shall provide a replacement planting at a ratio of 2:1
at a 36-inch box minimum.
TC Directional Item #2: Provide 50% of the replated trees with a minimum size of 36-inch
box and the remaining 50% with a minimum size of 24-inch box.
Response: The applicant has agreed to provide a replanting plan of 50% 36-inch box
trees, and 50% 24-inch box trees. Staff recommends Condition No. 38 which requires the
replanting plan to include 50% of the replated trees with a minimum size of 36-inch box
and the remaining 50% with a minimum size of 24-inch box.
TC Directional Item #3: 25% of all new trees are of a minimum 10-feet in height at time of
planting.
Response: The applicant has agreed to amend the replanting plan to provide 25% of the
trees of a minimum height of 10-feet. Staff recommends Condition No. 39 which requires
the replanting plan to include 25% of all tree plantings to be of a minimum height of 10-
feet.
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5.6 Architectural Review Commission Directional Items
On a vote of 4-0, the ARC voted to continue the project to a date uncertain with two
recommendations for the applicant to modify the project design for further consistency
with the CDG. In order to ensure compliance with the Housing Crisis Act, the Community
Development Director has determined that the project will not be heard again by the ARC
and the two outstanding recommendations that were the basis of the continuance at ARC
will be considered by the PC. The applicant has modified the project plans (Attachment
C) in response to the ARC directional items:
ARC Directional Item #1: Reduce the amount of vehicle parking, to provide additional
open space opportunities.
Response: The applicant has modified the project to reduce on-site parking by
approximately 10% (11 parking spaces). The project has been modified to include a
concession from the parking requirements to accommodate a 5% parking reduction to
reduce the parking to 95 parking spaces, where 100 parking spaces would normally be
required based on the updated design. The project also modified the commercial suite
reserved for the restaurant use, to further reduce the amount of parking required for the
project. The parking reduction is requested as a concession in accordance with Density
Bonus Law, as full compliance with parking requirements would incur additional costs on
the affordable development.
The applicant has updated the plans to demonstrate the ratio of open space areas per
unit of the project (Attachment C, Project Plans Sheet T1). Building 1 provides 2,750
square feet of private decks, 1,750 square feet of common private open space, and 1,160
square feet public plaza, which results in an average of 128.5 square feet per unit.
Building 2, which is dedicated for senior living, provides a 5,950 square foot public plaza,
resulting in 106 square feet of open space per unit. In accordance with the City’s Objective
Design Standards13 the City’s standard open space requirement in the C -R zone is 50
square feet of common open space per unit (there is no requirement for private open
space). Although the project is not susceptible to the Objective Design Standards, the
project has been designed to exceed the standard requirements for open space areas.
ARC Directional Item #2: Modify the massing of the corner element of Building 2 along
the intersection of California and Monterey Streets to provide greater relief along the
street façade.
13 Zoning Regulations Section 17.69.020.E.2 Common and Private Spaces. Residential projects within
the O, C-N, C-T C-R, C-C, C-S, and M zones shall provide a minimum of fifty (50) square feet per unit to
common space. Common space is recreation space provided inside or outside a residential building for the
use of all the residents for recreation or social purposes and is readily accessible by all the residents. To
qualify as common space, individual spaces must have a minimum dimension in every direction of ten (10)
feet.
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Response: The applicant has modified the project design to reduce the mass of the 5th
floor of the structure by relocating two of the residential units to the ground floor of the
duplexes, which are now triplexes. The applicant also lowered the scale of the brick
façade along California Boulevard to further reduce the mass and perceived scale of the
project from the street (Figure 3).
5.7 Consistency with the Sign Regulations
The Sign Regulations are intended to protect and enhance the character of the
community against visual blight and the proliferation of signs, which can seriously detract
from the pleasure of observing the natural scenic beauty of San Luis Obispo. Signs have
an important design component and must be architecturally compatible with the character
of surrounding development. It is the intent of these regulations to regulate the time, place
and manner under which signs are permitted, and not the content of signage. Content
shall not be used as a basis for determining whether or not a proposed sign may be
permitted.
The proposed monument sign is consistent with the intent and purpose of the Sign
Regulations, the sign is of similar size as other properties in the vicinity with the same
zoning and provides for a superior design that does not result in visual clutter on the
property. All proposed signage complies with the requirements of the Sign Regulations
for the C-R zone. No signage is proposed within the R-2 zone.
6.0 ENVIRONMENTAL REVIEW
The project is categorically exempt from the provisions of the California Environmental
Quality Act (CEQA) because it consists of the development of the project site consistent
with policies and standards applicable to development within the commercial zones, on a
site less than five acres in size, with no value as habitat for endangered, rare, or
threatened species, as described in State CEQA Guidelines Section 15332 (Infill
Development). The site is within City limits and is served by City utilities and public
services. Based on the project existing topography, size, and design, approval of the
project will not result in any significant effects related to traffic, noise, air quality, or water
quality.
Figure 3: California/Monterey Intersection Rendering, modified design (left), previous design (right).
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7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including
Planning, Engineering, Transportation, Building, City Arborist, Natural Resources,
Utilities, and Fire. Staff has not identified any unusual site conditions or circumstances
that would require special conditions other than those listed in this report. Other
comments have been incorporated into the draft resolution as conditions of approval.
8.0 ALTERNATIVES
1. Continue project. An action to continue the item should include a detailed list of
additional information or analysis required to make a decision.
2. Deny the project. An action denying the project should include findings that cite
the basis for denial and should reference inconsistency with the General Plan,
Community Design Guidelines, Zoning Regulations or other policy documents.
Should the PC want to pursue this alternative, Staff recommends that the specific
findings under Government Code § 65915(d)(1)(B) and (d)(3) (Density Bonus Law)
are adequately addressed, as well as the findings required by Government Code
§ 65589.5(d) (Housing Accountability Act).
9.0 ATTACHMENTS
A. Draft Resolution
B. Project Description
C. Project Plans
D. Biological Resource Assessment
E. Housing Accountability Act & Density Bonus Law Summary Memo
F. Housing Crisis Act Memo
G. Noise Study
Page 25 of 151
Page 26 of 151
RESOLUTION NO. PC-XXXX-22
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING
COMMISSION APPROVING THE DEVELOPMENT OF TWO TRIPLEXES
AND A FIVE-STORY MIXED-USE PROJECT CONSISTING OF 4,336
SQUARE FEET OF COMMERCIAL SPACE, 106 RESIDENTIAL UNITS
(DEDICATED FOR AFFORDABLE HOUSING), AND A THREE-STORY
PARKING GARAGE. THE PROJECT INCLUDES THE FOLLOWING
CONCESSIONS/WAIVERS; A SIX-FOOT CREEK SETBACK WAIVER
(WHERE 20 FEET IS NORMALLY REQUIRED), 54-FOOT MAXIMUM
HEIGHT DEVIATION (WHERE NORMALLY LIMITED TO 45 FEET),
EDGE CONDITIONS WAIVER FOR A 3-FOOT SETBACK (WHERE 10
FEET WOULD NORMALLY BE REQUIRED), AN ALTERNATIVE
COMPLIANCE REQUEST FOR THE BICYCLE PARKING
REQUIREMENT FOR THE SENIOR HOUSING UNITS, A 5% PARKING
REDUCITON, AND A 65% DENSITY BONUS. THE PROJECT IS
CATEGORICALLY EXEMPT FROM ENVIRONMENTAL REVIEW
(CEQA), AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED NOVEMBER 16, 2022 (1422 & 1480
MONTEREY, ARCH-0020-2022 & AFFH-0021-2022)
WHEREAS, the Tree Committee of the City of San Luis Obispo conducted a
public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on October 10, 2022, and recommended that the Planning
Commission find the project consistent with the Tree Removal Ordinance subject to four
conditions, pursuant to a proceeding instituted under ARCH-0020-2022, HASLO,
applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San
Luis Obispo, California, on October 17, 2022, and recommended two design
modifications for consistency with the Community Design Guidelines, pursuant to a
proceeding instituted under ARCH-0020-2022, HASLO, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, November 16, 2022, pursuant to a proceeding instituted under ARCH-0020-
2022 and AFFH-0021-2022, HASLO, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly
considered all evidence, including the testimony of the applicant, interested parties, and
evaluation and recommendations by staff, presented at said hearing; and
WHEREAS, notices of said public hearings were made at the time and in the
manner required by law; and
Page 27 of 151
Resolution No. PC-XXXX-22
1422 & 1480 Monterey Street, ARCH-0020-2022 & AFFH-0021-2022
Page 2
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to
the project (ARCH-0020-2022 & AFFH-0021-2022), based on the following findings:
1. The project is consistent with Land Use Element Policy 2.3.6 “Housing and
Businesses” and 3.8.5 (Mixed Uses) because the project provides residential
dwellings within a commercial district near neighborhood commercial centers,
major activity nodes and transit opportunities. Housing at this location is and can
be compatible with the proposed and existing commercial uses on -site and on
adjacent properties.
2. The project is consistent with the Housing Element because the project provides
a variety of residential types, sizes, and style of dwellings (HE Goal 5), and
includes the development of housing close to activity centers to utilize land
efficiently (HE 5.3). The project supports Housing Element Policies related to
inclusion and expansion of affordable housing units within the City (HE 1.1, 1.2,
2.1, 2.2, 7.1, 7.2, and 8.1).
3. The project is consistent with Housing Element Policies 6.1 and 7.4 because the
project supports the development of more housing in accordance with the assigned
Regional Housing Needs Allocation and establishes a new neighborhood, with
pedestrian and bicycle linkages that provide direct, convenient and safe access to
adjacent commercial areas.
4. The project is consistent with Conservation and Open Space Element Policy 4.4.3
because the project promotes higher-density, compact housing to achieve more
efficient use of public facilities and services and to improve the jobs/housing
balance.
5. As conditioned, the project complies with all applicable provisions of the Zoning
Regulations as described within the property development standards for the C-R
and R-2 zone and Mixed-Use Development Standards. The proposed uses are
compatible with the project site and with existing and potential uses in the vicinity
which include commercial retail and residences.
6. As conditioned, the site is physically suitable in terms of public utilities, traffic
generation, and public emergency vehicle access, because the proposed project
is within an existing developed neighborhood that provides adequate utilities,
vehicle parking, and site circulation. The site is adequate for the project in terms
of size, configuration, topography, and other applicable features, and has
appropriate access to public streets with adequate capacity to accommodate the
quantity and type of traffic expected to be generated by the use.
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Development Review Findings
7. The Architectural Review Commission (ARC) reviewed the project on October 17,
2022, and recommended two modifications to the design of the project for
consistency with the City’s Community Design Guidelines applicable to projects in
the commercial C-R zone.
8. As conditioned, the project is consistent with the Community Design Guidelines for
commercial and multi-family housing design and infill development because the
architectural style is complementary to the surrounding neighborhood and is
designed consistent with the prevailing setback pattern of the neighborhood.
9. As conditioned, the project design is consistent with the Community Design
Guidelines by providing a variety of architectural treatments that add visual interest
and articulation to the building design that improve upon the compatibility of the
design with the scale of the existing structures in the surrounding neighborhood
(CDG, Chapter 5.3).
10. As conditioned, the project respects the privacy of adjacent residences through
appropriate building orientation and windows that minimize overlook and do not
impair the privacy of the indoor or outdoor living space of neighboring structures.
11. The proposed height, mass and scale of the project will not negatively alter the
overall character of the neighborhood or the street’s appearance because the
development is designed in a manner that does not deprive reasonable solar
access to adjacent properties. The project incorporates vertical and horizontal wall
plan offsets, which provide a high-quality and aesthetically pleasing architectural
design.
12. The proposed height, mass and scale of the project is necessary to provide
additional dwelling units to be dedicated affordable for low-income households.
Density Bonus and Alternative Incentives Findings
13. The proposed project qualifies for a 65% density bonus by providing 28% of the
base density units (13 units) as dedicated housing for low-income households. The
project will provide quality affordable housing consistent with the intent of Chapter
17.140 of the Zoning Regulations, the requested density bonus and reduction to
site development standards for the maximum height of the structures and parking
requirements are necessary to facilitate the production of affordable housing units
associated with a mixed-use development project. The site development cannot
be feasibly accomplished with a redesign of the project, because the Density
Bonus Law mandates that concessions from development standards shall not be
denied in which would result in a reduction of residential units, and requiring
compliance with the development standards would result in design constraints that
would result in a reduction of the number of units requested which would violate
Government Code § 65915.
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Page 4
14. The requests for a density bonus and reduction to site development standards to
provide a maximum height of 54 feet, where normally limited to 45 feet is necessary
to facilitate the production of affordable housing units, consistent with the intent of
Housing Element programs 2.17, 6.10, and 6.19, and the alternative affordable
housing incentives outlined in Section 17.140.070 of the Zoning Regulations.
15. The request for a development standard waiver for the creek setback to reduce
the setback requirement to 6 feet, where 20 feet is normally required, will not
negatively alter the overall character of the neighborhood or the streets
appearance because the exception is internal to the project site. Development
within the creek setback area will not impact any of the native biological resources
because no native riparian woodland vegetation exists along this stretch of the
creek and setback area within the subject property, and the Biological Report
(prepared by JBD Environmental Consulting) concluded that there is no suitable
habitats for special status species on or near the project site. The City’s creek
setback regulations provide provisions for setback exceptions that is consistent
with State and Federal Law, and the alternative incentive request does not result
in any specific adverse impact to the public health, safety, or physical environment.
16. The requests for a density bonus and reduction to site development standards to
reduce the required parking to provide 95 parking spaces on-site where 100
spaces are normally required, and the required bicycle parking to provide 85
spaces, where 112 would normally be required, are necessary to facilitate the
production of affordable housing units in accordance with Density Bonus Law and
consistent with the intent of Housing Element programs 2.17, 6.10, and 6.19, and
the alternative affordable housing incentives outlined in Section 17.140.070 of the
Zoning Regulations.
Sign Regulations
17. The proposed monument sign is consistent with the intent and purpose of the Sign
Regulations, the sign is of similar size as other properties in the vicinity with the
same zoning and provides for a superior design that does not result in visual clutter
on the property.
SECTION 2. Environmental Review. The project is categorically exempt from the
provisions of the California Environmental Quality Act (CEQA) (Class 32, Infill Exemption)
because the project is consistent with General Plan policies for the land use designation
and is consistent with the applicable zoning designation and regulations. The project site
occurs on a property within city limits, of no more than five acres, substantially surrounded
by urban uses, with no value as habitat for endangered, rare, or threatened species as
identified in the Biological Resource Survey provided by JBD Environmental Consulting
(July 17, 2022). Based on compliance with existing regulations, approval of the project
would not result in any significant effects relating to noise, air quality, or water quality, and
is served by required utilities and public services. The project has been reviewed by the
City Public Works Department, Transportation Division, and no significant traffic impacts
were identified, based on the size and location of the project.
Page 30 of 151
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1422 & 1480 Monterey Street, ARCH-0020-2022 & AFFH-0021-2022
Page 5
SECTION 3. Action. The project conditions of approval do not include mandatory
code requirements. Code compliance will be verified during the plan check process,
which may include additional requirements applicable to the project. The Planning
Commission hereby grants final approval to the project with incorporation of the following
conditions:
Planning Division
1. Compliance with Conditions. Final project design and construction drawings
submitted for a building permit shall be in substantial compliance with the project
plans approved by the Planning Commission (ARCH-0020-2022 & AFFH-0021-
2022). A separate, full-size sheet shall be included in working drawings submitted
for a building permit that lists all conditions and code requirements of project
approval listed as sheet number 2. Reference shall be made in the margin of listed
items as to where in plans requirements are addressed. Any change to approved
design, colors, materials, landscaping, or other conditions of approval must be
approved by the Director or Architectural Review Commission, as deemed
appropriate.
2. Demolition of Structures Older than 50 Years. Demolition of the existing building
shall not commence until a permit has been issued by the building official. The
applicant shall comply with Municipal Code Chapter 15.04 Construction and Fire
Prevention Regulations, Appendix Chapter A2 Demolition and Moving of Buildings,
including but not limited to, the following: the applicant shall provide evidence that
for a period of not less than 90 days from date of permit application, the building was
advertised in a local newspaper on at least 3 separate occasions not less than 15
days apart, as available to any interested person to be moved, and submit historic
documentation for the structure.
3. Colors and Materials. Plans submitted for a building permit shall call out the colors
and materials of all proposed building surfaces and other improvements. Colors and
materials shall be consistent with the color and material board submitted with the
Development Review application, subject to the satisfaction of the Community
Development Director.
4. Fenestration Detailing. Plans submitted for a building permit shall include recessed
window details or equivalent shadow variation, and all other details including but not
limited to awnings, and railings. Plans shall indicate 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. Plans shall demonstrate the use of high-quality materials for all
design features that reflect the architectural style of the project and are compatible
with the neighborhood character, to the approval of the Community Development
Director.
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Page 6
5. Balcony Railing. Plans submitted for a building permit shall include a revised railing
system for the balconies that provides a solid design that visually obscures views of
storage on the balconies and provides additional privacy between existing and new
residential units, subject to the satisfaction of the Community Development Director.
6. Vehicle Parking. The property owner shall be responsible for maintaining and
updating the current parking calculation for the commercial component of the project
upon the submittal of Planning and Building permits for tenant changes or
improvements, and/or each business license, to ensure the site does not become
under-parked.
7. Shared Parking. All parking spaces must be available for common use and not
exclusively assigned to any individual use, required residential parking may be
reserved, but commercial parking must be made available for guests or overflow from
residences.
8. Permeable Pavers. Plans submitted for a building permit shall include decorative
permeable pavers for the vehicle parking spaces located within the street yard
setback along Palm Street. The drive aisles shall include permeable pavers at the
project entrance/exits along with other locations to support pedestrian circulation,
where feasible, to the satisfaction of Community Development Director and the Public
Works Director.
9. Bicycle Parking. Plans submitted for a building permit shall clearly depict the location
of all required short and long-term bicycle parking for all intended uses (bicycle
parking for the senior units may be provided a rate of 0.5 spaces per dwelling). Plans
shall show all areas designated for long-term bicycle parking such as bicycle lockers,
interior spaces, or storage rooms. Short-term bicycle racks shall be consistent with
the City Active Transportation Plan Design Guidelines and feature “hi-low style”
campus racks (such as “Peak Racks”) or City-approved equivalent (inverted “U” rack
designs shall not be permitted) and shall be installed in close proximity to, and visible
from, the main entries into the buildings. Sufficient detail shall be provided about the
placement and design of bike racks, lockers, and interior spaces to demonstrate
compliance with relevant Engineering Standards and Community Design Guidelines,
to the satisfaction of the Public Works and Community Development Directors.
10. Lighting Plan. Plans submitted for building permit shall include a photometric plan,
demonstrating compliance with maximum light intensity standards not to exceed a
maintained value of 10 foot-candles. The locations of all lighting, including bollard
style landscaping or path lighting, shall be included in plans submitted for a building
permit. All wall-mounted lighting fixtures shall be clearly called out on building
elevations included as part of working drawings. All wall-mounted lighting shall
complement building architecture. The lighting schedule for the building shall include
a graphic representation of the proposed lighting fixtures and cut-sheets on the
submitted building plans. The selected fixture(s) shall be shielded to ensure that light
is directed downward consistent with the requirements of the City’s Night Sky
Preservation standards contained in Chapter §17.70.100 of the Zoning Regulations.
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Page 7
11. Mechanical Equipment. Mechanical and electrical equipment shall be located
internally to the building. With submittal of working drawings, the applicant shall
include sectional views of the building, which clearly show the sizes of any proposed
condensers and other mechanical equipment. If any condensers or other
mechanical equipment is to be placed on the roof, plans submitted for a building
permit shall confirm that parapets and other roof features will adequately screen
them. A line-of-sight diagram may be required to confirm that proposed screening
will be adequate. This condition applies to initial construction and later
improvements.
12. Site Maintenance. The storage area for trash and recycling cans shall be screened
from the public right-of-way consistent with §17.70.200 of the Zoning Regulations.
The subject property shall be maintained in a clean and orderly manner at all times,
free of excessive leaves, branches, and other landscape material. The applicant
shall be responsible for the clean-up of any landscape material in the public right-of-
way.
13. Landscaping. The applicant shall submit a landscaping plan containing an irrigation
system plan with submittal of working drawings for a building permit. The legend for
the landscaping plan shall include the sizes and species of all groundcovers, shrubs,
and trees with corresponding symbols for each plant material showing their specific
locations on plans. The surfaces and finishes of hardscapes shall be included on
the landscaping plan. All tree preservation requirements and tree plantings shall
comply with the recommendations from Tree Committee hearing on October 10,
2022, herein provided as conditions from the City Arborist.
14. Fences. Plans submitted for construction permits shall include elevation and detail
drawings of all walls and fences. Fences, walls, and hedges will comply with the
development standards described in the Zoning Regulations (§17.70.070 –Fences,
Walls, and Hedges).
15. Backflow Preventer. The location of any required backflow preventer and double-
check assembly shall be shown on all site plans submitted for a building permit,
including the landscaping plan. Construction plans shall also include a scaled
diagram of the equipment proposed. Where possible, as determined by the Utilities
Director, equipment shall be located inside the building within 20 feet of the front
property line. Where this is not possible, as determined by the Utilities Director, the
back-flow preventer and double-check assembly shall be located in the street yard
and screened using a combination of paint color, landscaping and, if deemed
appropriate by the Community Development Director, a low wall. The size and
configuration of such equipment shall be subject to review and approval by the
Utilities and Community Development Directors.
Page 33 of 151
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Page 8
16. Noise Compliance. The design of proposed structures shall incorporate noise
attenuating construction techniques that reduces noise exposure to acceptable
levels. Exposure in outdoor activity areas must not exceed 65 dB and indoor
exposure must not exceed 45 dB consistent with the City’s Noise Ordinance. Plans
submitted for construction permits must clearly indicate and describe noise
attenuation measures, techniques, and materials, and demonstrates their
compliance with noise levels limits.
17. Residential Noise Notice. Prior to building occupancy, the owner of the property shall
provide a Residential Noise Notice in writing for residential occupants stating that
the property is located within a commercial zone in an urban-type environment and
that noise levels may be higher than a strictly residential area.
18. Signage. Any new proposed signage in addition to the monument sign shall be
reviewed by the Planning Division to ensure appropriateness for the site and
compliance with the Sign Regulations. Signage shall coordinate with building
architecture and the type of land use. The Director may refer additional signage to
the ARC if it seems excessive or out of character with the project.
19. Expiration of Entitlement. If the required building permits are not submitted for the
site development within three years of this discretionary action, the approval shall
expire. Requests for renewals may be granted in conformance with §17.104.070.
Housing Programs – Community Development Department
20. Affordable Housing Agreement. Prior to issuance of building permits, the City and
the applicant shall enter into an Affordable Housing Agreement, to be recorded in
the office of the county recorder. The agreement shall specify mechanisms or
procedures to assure the continued affordability and availability of the low-income
households, to the satisfaction of the Community Development Director.
Engineering Division – Public Works/Community Development
21. Existing Lot Lines. A lot merger, lot line adjustment, or subdivision will be required
to eliminate the existing underlying property lines prior to building permit issuance.
22. Property Boundaries. The building plan submittal shall show and note all existing
property corner monumentation, exterior property line dimensions, and bearings for
reference. The plans shall show the neighboring private property improvements and
improvements with the adjoining public rights-of-way for reference.
23. Private Improvements 1411 Palm Street. The plans and submittal documents should
clarify whether the private improvement encroachment noted from 1411 Palm will be
honored as is or if a lot line adjustment is proposed.
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Page 9
24. Easements. The plans and supporting documents shall show and label all existing
and proposed easements. Existing easements shall be honored, relocated, or
otherwise extinguished. Unplottable easements related to installed infrastructure
shall be resolved to the satisfaction of the City prior to building permit issuance.
25. Public Improvement Plan. A separate public improvement plan submittal is required
for the required frontage and intersection improvements. A separate application,
submittal checklist, and review fee shall be submitted to the Engineering Division.
The required public improvements shall be approved or substantially approved prior
to building permit issuance. The public improvements shall be shown on the building
permit set for reference to show the interface between the onsite improvements and
work within the public rights-of-way.
26. Demolition Plan. A separate demolition plan, applications, and demolition permits
will be required for the several buildings to be removed. The required utility
abandonments shall be shown on the demolition plans or shall reference the public
improvement plans. The demolition plans shall show and label any existing
improvements to remain along with any trees to remain and their protection
measures.
27. Utility Plan. The building and improvement plans shall include a complete site utility
plan. The plans shall show and note all existing and proposed utilities,
abandonments, relocations, and new work.
28. Utility Plan Infrastructure. The utility plans shall show all existing and proposed wire
utilities. The plan shall clarify how power, phone, and cable will be maintained,
restored, or provided as new to the existing parcels located along the 1400 block of
Palm Street. The plan shall clarify the proposal for the terminal end joint pole
#110469602 that is located along the interior property and within the existing parking
lot area. The plan shall clarify how the existing overhead secondary electrical
services will be restored to the residences located at 1411 and 1421 Palm Street.
The developer should exhaust reasonable efforts to provide an underground service.
Otherwise, the City may support the relocation of the existing rear yard services to
new or replaced overhead services from Palm Street.
29. Electrical Plan. The building plan submittal shall include a site electrical plan
prepared by an electrical engineer. The required PG&E and tele-com wire utility
plans shall be approved by the City. The required PG&E application and memo shall
be approved by the City prior to final design and development of the PG&E handout
package.
30. Streetlights. The final placement and fixture type of the required streetlights shall be
approved by the City. The new lights shall consider the required spacing and
separation from the existing streetlights per City Engineering Standards. The
required infrastructure shall consider the requirements for a junction structure to
provide a future underground service feed to the existing streetlight located across
Monterey Street from the project.
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Page 10
31. Parking Standards. The parking areas shall show and note compliance with the
City’s Parking and Driveway Standards and California Building Code.
32. Grading and Drainage Plan. The building plan submittal shall include a complete
grading and drainage plan and any required reports. The drainage plan and reports
shall evaluate any run-on from the adjoining parcels, street network, UPRR right-of-
way, and drainage channel. The plans and reports shall show and note compliance
with the City Engineering Standard, Drainage Design Manual (DDM), Floodplain
Management Regulations, and the Post Construction Stormwater Regulations
(PCR’s).
33. Base Flood Elevation. The building shall be elevated at least one-foot above the
Base Flood Elevation or calculated flood depth or shall be floodproofed to one-foot
above the flood depth, where applicable.
34. Existing Culvert Analysis. The reports and plans shall include complete details of the
existing box culver to remain and any modifications. The plans shall include analysis
of the existing structural condition, protections during construction, and a final
condition report. The new or replaced street inlet and new stormdrain connection to
the existing box culvert shall be detailed on the plans and approved to the
satisfaction of the Public Works Department.
35. Stormwater Control Measures. The PCR’s may show and note compliance
applicable to a redevelopment project. All stormwater control measures (SCM’s)
shall be located on private property unless specifically allowed to be located within
the public right-of-way or plan line. If located within the public right-of-way, the SCM
shall be maintained by the property owner. A separate encroachment agreement
will be required in a format provided by the City.
36. Tree Preservation and Removal. The building permit plan submittal and demolition
permit plans shall show all existing trees, trees to be removed, and trees to remain.
A tree protection/preservation plan shall be provided in conjunction with the
development plans per City Engineering Standards and Specifications. A plan
prepared by a Certified Arborist may be required. The plan shall be approved to the
satisfaction of the City Arborist prior to permit issuance and the commencement of
any demolition, utility trenching, or construction.
City Arborist – Public Works
37. Tree Committee Recommendation. Plans submitted for a building permit shall
include tree preservation measures for trees numbered 14 and 34, as identified in
the Arborist Report, prepared by Jake Minnick, PLA (June 18, 2021). If the trees
cannot be retained, based on substantiated evidence, the applicant shall provide a
replanting plan of two trees for each tree that cannot be retained at a minimum size
of 36-inch box, subject to the satisfaction of the City Arborist and Public Works
Director.
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Page 11
38. Tree Committee Recommendation. Plans submitted for a building permit shall
provide 50% of all tree plantings of a minimum size of 36-inch box, all remaining
trees shall be provided of a minimum size of 24-inch box, subject to the satisfaction
of the City Arborist and Public Works Director.
39. Tree Committee Recommendation. Plans submitted for a building permit shall
identify 25% of all tree plantings with a minimum height of 10 feet at the time of
planting, subject to the satisfaction of the City Arborist and Public Works Director.
Natural Resources – Office of Sustainability
40. Nesting Birds. In accordance with the recommendations from the Biological
Resource Survey, prepared by JBD Environmental Consulting (July 17, 2022), all
tree removals associated with development at the project site shall be scheduled to
occur outside of the typical nesting bird season (February to September), to avoid
potential impacts to nesting birds in accordance with Government Code Section
3503 and 3505.5.
41. Sediment and Erosion Control Plan. Plans submitted for a building permit shall
include a sediment and erosion control plan that protects the creek banks and
channel from erosion and prevent sedimentation of the creek near and downstream
from the site. Current Best Management Practices (BMP) should be utilized.
Washing of concrete, paint, tools, or equipment shall occur only in areas where
polluted water and materials can be contained and removed from the site.
42. Construction Buffer. Prior to construction activities of any new structures in areas
within 20 feet of the channel, a setback area of 5-feet from the outer edge of riparian
vegetation will be fenced with orange construction fencing and signed to prohibit
entry. To control sedimentation during and after project implementation, silt fencing
shall be installed adjacent to, and outside the orange construction fencing. Once
construction in the 20-foot setback is complete, the fencing may be removed.
43. Construction Site Maintenance. During construction, no litter or construction debris
shall be placed within the setback. All such debris and waste will be picked up daily
and properly disposed of at an appropriate site. In addition, all project-generated
debris, building materials, and rubbish will be removed from the setback and from
areas where such materials could be washed into the channel.
44. Construction Activity. All refueling, maintenance, and staging of equipment and
vehicles shall occur at least 50 feet from the channel and in a location where a
potential spill would not drain directly toward the channel. Prior to the onset of work
activities, a plan will be in place for prompt and effective response to any accidental
spills.
45. Creek Preservation. Plans submitted for a building permit shall not include any
improvements, modifications, or grading within the top of bank of the creek channel.
Page 37 of 151
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Page 12
Transportation Division – Public Works
46. Transportation Impact Fees. Prior to issuance of building permits, the project
applicant shall pay applicable Citywide Transportation Impact Fees. Total fees due
may be reduced to reflect credits for eligible public improvements with an approved
Public Credit/Reimbursement Agreement.
47. California Boulevard/Monterey Street Intersection Improvements. The project
applicant shall take the following measures to contribute towards traffic safety
improvements at the California Boulevard/Monterey Street intersection, which has
been ranked as a “high collision rate intersection” for several years in the City’s
Annual Traffic Safety Report due to bicycle right-hook collisions:
a. Project plans shall identify a 10’ building setback from existing back of sidewalk
along the California Boulevard frontage to accommodate future widening by
others for a dedicated southbound right-turn and bike lane channelization.
b. Project shall design, fund and construct traffic signal modifications needed to
install “right turn yield to bicycle” illuminated blank -out signs in the northbound
and southbound California Boulevard intersection approaches. Installation of
blank-out signs may require upgrades/replacement of existing mast arm signal
poles at the northeast and southwest corners of the intersection, installation of
advance bicycle detection loops in each direction, and potential upgrades to
the traffic signal cabinet/controller to facilitate intended operations of blank-out
signs. Final design details, which may consider alternative approaches to
accomplish these safety improvements, shall be approved to the satisfaction of
the Public Works Director.
Improvement plans may be provided as separate submittal from on -
site/frontage improvements and shall be approved or substantially approved
prior to issuance of any building permits. Improvements shall be completed
prior to first occupancy permits.
Project applicant is eligible for reimbursement for costs related to planning,
design and construction of these intersection improvements via transportation
impact fee credit/reimbursement. A Public Credit/Reimbursement Agreement
must be obtained prior to building permit issuance to maintain eligibility for
financial reimbursement and shall be subject to approval by the City Council or
City Manager (if reimbursement solely via fee credits).
48. Street Lighting. Unless otherwise approved by the Public Works Director,
improvement plans shall include the installation of public street lighting and all
associated facilities including but not limited to conduits, sidewalk vaults, fusing,
wiring and luminaires along the project frontages consistent with City Engineering
Standards. Existing street lighting shall be shown on the improvement plans for
reference and will be considered in establishing the required spacing, location,
number, and type of fixtures.
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Page 13
49. On-Site Bicycle Parking. Short-term bicycle parking shall consist of Peak Campus
Racks or City-approved equivalent. Short-term and long-term bicycle parking shall
comply with applicable design policies per the City’s Active Transportation Plan,
including requirement that the long-term bicycle parking storage room include
accommodations for larger cargo bikes, electrical connection(s) for e-bike charging,
and no more than 50% vertical racks.
50. California Boulevard Frontage Improvements: Project applicant shall reconstruct the
California Boulevard frontage to current City Engineering Standards. Unless
otherwise approved by the Public Works Director, public improvement plans shall
include reconstruction of 10-foot-wide sidewalks, curb/gutter, abandonment and
removal of the existing driveway 50 feet north of Monterey Street, reconstruction of
the driveway 120 feet north of Monterey Street, reconstruction of the ADA curb ramp
at the northwest corner of California/Monterey Street, installation of Accessible
Pedestrian Signal (APS) audible pedestrian push buttons at California/Monterey
Street intersection, and installation of street trees.
51. Monterey Street Frontage Improvements: Project applicant shall reconstruct the
Monterey Street frontage to current City Engineering Standards, including the
addition of a protected bike lane in the westbound direction as identified in the City’s
Active Transportation Plan. Unless otherwise approved by the Public Works
Director, public improvement plans shall include reconstruction of an 8-foot-wide
sidewalk, installation of a 6-foot-wide sidewalk-level protected bike lane, a 5-foot-
wide parkway, curb/gutter, a minimum 8’wide pullout for bus stop and
commercial/passenger loading, and installation of a new transit shelter. Plans shall
include the extension of the westbound protected bike lane along Monterey Street
at the street level from the western project limits to Pepper Street, including
pavement markings, signage and a concrete median separating the bikeway from
motor vehicle traffic.
52. Driveway/Intersection Sight Distance. Improvement plans shall ensure that
proposed street trees, landscaping and other vertical elements remain clear of
applicable sight triangles at project driveways and intersections per City Engineering
Standards. Plans shall include installation of signage and/or red curb paint to restrict
parking within applicable sight triangles as necessary.
Utilities Department
53. Utility Plan. Building permit submittal shall include a site utility plan showing the size
of all existing and proposed sewer and water services including backflow devices.
The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained and shall have
reasonable alignments needed for maintenance of public infrastructure along public
roads. All foundations, structures, and overhangs shall have a minimum horizontal
clearance of ten feet to all public sewer mains.
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Page 14
54. Water Line Improvements. Upon submittal of a building permit, proposed water lines
within California Boulevard shall connect to the 8-inch water main, to the satisfaction
of the Utilities Director. No connections to the 16-inch water main within California
Boulevard shall be allowed.
55. Water Meters. The project’s commercial and residential uses shall be metered
separately. Engineer’s calculations shall be provided with the submittal of the
building permit to confirm water meter sizes. Privately owned sub-meters may be
provided for residential apartments upon approval of the Utilities Director. If sub-
meters are included, the CC&Rs for the property/homeowner association shall
require that the sub-meters be read by the association (or P/HOA contracted service)
and each apartment billed according to water use.
56. Existing Utility Infrastructure. The building permit submittal shall clearly show the
disposition of all existing utility infrastructure.
57. Sewer Lateral Improvements. Engineer’s calculations for the proposed sewer
generations shall be provided with the submittal of the building permit. The sewer
laterals serving the property shall be made with high-density polyethylene (HDPE)
material and shall be installed per the City’s Engineering Standards.
58. Fire Flow. The building permit submittal shall demonstrate compliance with fire flow
and fire sprinkler requirements for all floors of the proposed project. Design plans
shall be supported by engineering calculations shall be submitted with the building
permit.
59. Irrigation Plan. The building permit submittal shall include a final landscape design
plan and irrigation plan, and shall identify the square footage of landscaping
proposed as part of the project. If greater than 500 square feet, applicant shall
provide a Maximum Applied Water Allowance (MAWA) calculat ion. The project’s
estimated total water use (ETWU) to support new ornamental landscaping shall not
exceed the project’s MAWA.
60. Solid Waste. The proposed project shall comply with the City’s Development
Standards for Solid Waste Services. Commercial and residential refuse services
shall be separate unless a Conditional Exception Application from the City’s
Development Standards for Solid Waste Services is provided to the City for review.
The trash enclosure(s) must be sized to store the required bins for waste, recycling,
and organics. Please show the location of the waste bins during pickup if different
than the location of the proposed enclosure(s). Contact San Luis Garbage Company
(SLG) and obtain in writing that the proposed enclosures and collection method
meets the SLG requirements. SLG also need to confirm truck access and clearances
needed to reach the trash bins. A copy of the SLG letter shall be included in the
building permit plans.
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Resolution No. PC-XXXX-22
1422 & 1480 Monterey Street, ARCH-0020-2022 & AFFH-0021-2022
Page 15
61. Food Preparation Waste. If commercial uses in the project include food preparation,
provisions for grease interceptors and FOG (fats, oils, and grease) storage within
solid waste enclosure(s) shall be provided with the design. These commercial
facilities shall also provide an area to wash floor mats, equipment, and trash cans.
The wash area shall be inside, drained to the sanitary sewer, and an Industrial
Wastewater Discharge Survey and Permit Application shall be submitted and permit
obtained prior to issuance of occupancy permit.
62. Recycled Water. Potable city water shall not be used for major construction
activities, such as grading and dust control. Recycled water is available through the
City’s Construction Water Permit program.
63. Property Line Locations. Prior to issuance of a building permit, a voluntary merger
or lot line adjustment shall be recorded, subject to the satisfaction of the Public
Works and Utilities Directors.
Indemnification
64. Indemnification. The applicant shall defend, indemnify and hold harmless the City
and/or its agents, officers and employees from any claim, action or proceeding
against the City and/or its agents, officers or employees to attack, set aside, void or
annul, the approval by the City of this project, and all actions relating thereto,
including but not limited to environmental review (“Indemnified Claims”). The City
shall promptly notify the applicant of any Indemnified Claim upon being presented
with the Indemnified Claim and the City shall fully cooperate in the defense against
an Indemnified Claim.
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, 2022.
_____________________________
Tyler Corey, Secretary
Planning Commission
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1422 Monterey Affordable Mixed Use
Project Narrative
1422MontereyAffordableMixedͲUseconsistsof4,366sfofCommercial,44affordableFamily
residentialunits(Building1),56SeniorResidentialunits(Building2),and6affordablefamily
residentialunitsintwotriplexstructuresonPalmStreet.Theproposedprojecthasagrandtotal
of106residentialunitsalongwitha3Ͳstoryopenparkinggaragethatstepswiththeexisting
gradetobemostlyhiddenfromtheadjacentRͲ2neighbor’sview.Theprojectisrequestinga
creeksetbackexceptionreductionof13.9’fromthe20’requiredripariansetback,amaximum
heightexceptionof8’Ͳ10”,aparkingreductionexceptionof5%,andadensitybonusof65%as
calculatedabove.TheprojectparcelsarezonedCͲRandRͲ2.TheappropriateRͲ2transition
setbacksareapplied.ThemainfacingelevationoftheprojectresidesalongMontereyStreetͲ
thiselevationwillincorporateanofferdedicationof12’ofwidthtoaccommodateanewclass1
bikepathandparkwayalongMontereyStreet.Theprojecthaschosen“AllͲElectric”building
designtomeetREACHcodecompliancefortheresidentialportionoftheprojectbutmaintains
amixedfuelstatusasitrelatestothecommercialuse.
TheprojectisrequestingthefollowingsitedevelopmentwaiverinaccordancewithZoning
Regulations17.140.070andgovernmentCode65915(e)(1);
1. EdgeConditionsSetbackWaiverThepropertyislocatedadjacenttotheRͲ2zone,in
accordancewithSection17.70.050(D)(2),projectswithintheCͲRzoneshallprovidea
sideyardsetbackconsistentwiththerequirementsoftheadjacentzone.Theprojectis
subjecttoa10Ͳfootsideyardsetbackalongthenorthwesternpropertylinesfor
structuresthatare1Ͳ22feetinheight.Theprojectproposesaminimumsetbackof3
feetalongthewestpropertylinewhereavaryingsetbackupto10feetwouldnormally
berequired.Inaccordancewithsection17.70.050(D)(2),theprojectisrequestingthis
exceptionbecausetheproposedstructureadjacenttothepropertylinesubjecttothese
edgeconditionsislimitedtoasubmergedparkingstructure.Theheightofthisparking
structure’stopͲmostfloorwillbeat273’finishsurfacewitha42”guardrailfora
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maximumgradeverticalheightof276.5’.Theadjacentsitehasavaryingexistinggrade
heightfrom271.5’to266.60’makingthetallestportionofthisparkingstructureless
than10’.Theintentionoftheguardrailisutilitarianonlyforfallprotectionand
screeningofparkedcarsfortheadjacentneighboranditsoverallappearanceisaimed
tobearesidentialfencevernacular.Overallthisparkingstructurewouldbetheonlysite
structurethatwouldrequiretheedgeconditionssetback.Therequestisnecessaryas
theprojectproposestobeafullyparkedprojectfora100%affordablehousingsitethat
isutilizingitsentiresiteinordertoachievethe80%allowedstatedensitybonus.The
project’simpactontheadjacentneighbor’sismutuallybeneficialsincesuchaparking
amenityhelpsensuresthatthestreetparkingontheadjacentresidentialPalmstreet
continuestobeavailableforthesameneighborsimpactedbythisedgecondition
exception.Furthermore,theexistingbuildingonsitedoesnotmaintainanysetbackand
isover35’tall–thereforethedemolitionofthisstructureandthereplacementofit
withthisparkingstructureisanimprovementtotheedgeconditionsforbothofthese
adjacentneighbors.Overallthesetbackexceptionisappropriatebecause;
a. Theportionofthepropertythatwillbeshadedbytheexpecteddevelopmentis
alreadyinfullshadeduetoexistingbuildingthatwasbuiltwithoutanysetback
fromitspropertyline–theproposedprojectwouldbereducingtheamountof
shadetheexistingconditionsprovide;
b. Giventheorientationoftheproject,theadjacentpropertyneighborwillonlybe
shadedbytheproposedstructureintheearlymorninghours(before10am).
Thustheexceptionisofaminornatureinvolvinganinsignificantportionoftotal
availablesolarexposure.PleaseseeaddedSolarShadeStudycomparingexisting
solaraccesstoproposedprojectresultingsolaraccess.
c. Pertheshadestudy,theadjacentproperty’saccesstosunlightwillactuallybe
improvedsincetheproposedprojectwillbeoneͲthirdtheheightofexisting
buildingsatthisproperty’sedge;
d. Theportionoftheadjacentpropertythatreceivestheresultingshadeofthis
proposedparkingstructurealreadyhastreesofitsownthatwillabsorball
resultingshadefromtheproposedstructurewhilealsoscreeninganyviews;
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e. Nosignificantfireprotection,emergencyaccess,privacyorsecurityimpactsare
likelytoresultfromtheexception.
2. CreekSetbackReductionWaiver.Thepropertyislocatedadjacenttoanopenchannel
thatbeginsandendsinanexisting6ͲfootͲwideboxculvertandispartoftheCity’sMS4
whichprimarilyflowsunderground.Thisopenchannelisapproximately34’inlength
andanaverageof5’inwidth.Itislocatedatthenorth/eastpropertylinecorner
adjacenttotheneighboringofficebuildingthatfrontsCABLVD.ZoningRegulations
Section17.70.030.(G)(4)requiresa20Ͳfootsetbackfromthetopofbank.Theproject
hasbeendesignedwitha6.1’setbackfromthetopofbankwhere20feetwould
normallyberequired(thisrequestalsoincludestheupperstorysetbackwherean
additional10Ͳfootsetbackisrequiredforthethirdandfourthstories–17.70.030.E.3).In
accordancewithGovernmentCode65915(E)(1),theprojectisrequestingawaiverfrom
thesedevelopmentstandards,ascompliancewiththefull20footsetbackwould
physicallypreventtheprojectfrombeingbuiltwiththerequesteddensitybonus,dueto
theoddshapeofthelot,desiretoprovidepublicplazasalongMontereySt,andlimited
developableareaofthepropertyduetothe12’depthofferdedicationalongMonterey
StreetfortheClassIBikepath.Thiswaiverwillnotresultinanyspecificadverseimpacts
topublichealthorsafetyastheproposedcreeksetbackmatchestheexisting
developmentandexistingsitedisturbanceontheproperty,andabiologicalresource
surveyhasbeenprovidedwithrecommendationstoaddresssensitivedevelopment
withinthecreeksetbackarea.Theprojectisaimingforaclass32categoricalexemption
fromCEQAandisrequestingawaiverfromthedevelopmentstandardsundergov.
section65915(E)(1)andisnotsubjecttotherequiredfindingsunderZoningRegulations
17.70.030.f.4.c.however,aresponsetotherequiredfindingshasbeenprovidedbelow
toprovidefurtherjustificationofthisdevelopmentwaiver;
a. Becausetheproposeddesignismatchingtheextentoftheexistingsite
disturbancefootprintandretainstheexistingfoliagewithintheopenchannel
footprint,thelocationanddesignofthefeaturereceivingtheexceptionwill
minimizeimpactstoscenicresources,waterquality,andriparianhabitat,
includingopportunitiesforwildlifehabitation,rest,andmovement;and
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b. TheexceptionwillnotlimittheCity’sdesignoptionsforprovidingfloodcontrol
measuresthatareneededtoachieveadoptedCityfloodpolicies;and
c. TheexceptionwillnotpreventtheimplementationofCityͲadoptedplans,nor
increasetheadverseenvironmentaleffectsofimplementingsuchplans;and
d. Giventheexistingstructuresandexistingsitedisturbancecurrentlysurrounding
thisopenchannel–this20’setbackdoesnotapplygenerallytoexisting
structuresonlandinthevicinitywiththesamezoning,andiffullyappliedas
prescribedwoulddeprivethepropertyofprivilegesenjoyedbyotherpropertyin
thevicinitywiththesamezoning;(Pleaseseesiteplanfordimensionsand
calculations).
e. Giventheexistingsitedevelopmentanddisturbancethattheproposedfeatureis
adheringto,theexceptionwillnotconstituteagrantofspecialprivilegeoran
entitlementinconsistentwiththelimitationsuponotherpropertiesinthe
vicinitywiththesamezoning;thiscancontextuallybeverifiedgiventheadjacent
neighborsalsohaveexistingstructureswithinsimilardistancesfromthisopen
corridor.
f. Sincealloftheadjacentpropertiesaredevelopedandwhoseadjacentfunction
isutilitarianinnature(blankbackwallofofficebuilding)itisevidentthatsuchan
exceptionwillnotbedetrimentaltothepublicwelfareorinjurioustoother
propertyintheareaoftheprojectordownstream;and
g. Toexpanduponthereasonsstatedabove,Sitedevelopmentcannotbefeasibly
accomplishedwitharedesignoftheprojectasthecurrentdesignhasbeen
strictlyreducedtomatchexistingsitedisturbance;and
h. Redesignoftheprojectwoulddenythepropertyownerreasonableuseofthe
propertyinaccordancewiththerequesteddensitybonusundergovernment
code65915.
3. ReducedFrontandStreetSideYardSetbackWaiverforTriplex1&2:Theprojectis
locatedintheRͲ2zonewhereafrontyardsetbackof20feetdoesnotallowunenclosed
automobileparkingspaces.(17.18.020Table2Ͳ6).Inordertocomplywithrequired
accessibleparkingforaresidentialunitonthegroundfloor,theprojectrequestsan
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exceptionwaiverforareductionoftheFrontSetbackby13’toaccommodatetwo
unenclosedADACompliantparkingspaceasshownonthesiteplaninfrontofeach
Triplex’sfrontporch.Thereductionofthefrontyardsetbackforparkingspacesto7’in
lieuoftherequired20’isnecessaryinordertoprovideacomplaintADAaccessible
parkingspacegiventheconstraintsoftheexistingtopographyofsitewhileproperly
utilizingtherequesteddensitythreshold,andisappropriatebecause;
a. ItisconsistentwiththeintentoftheseZoningRegulationsandapplicable
GeneralPlanpoliciessincetheproposedreductionislessofarequestthan
allowedpertheReducedFrontandStreetSidesetbacksException(17.70.170
(D)(2)(a)thatisapplicableforPalmStreetRͲ2zonefortheparkingspaceitself–
thecomplianceofanADAaccessiblestallrequiresalargerspacewithaccessible
aislethatsingularlybringsthespaceclosertothepropertyline.
b. Itisconsistentwithoranimprovementtothecharacteroftheneighborhoodor
zoneastheparkingspacesetbackreductionto7’providessiteroomfor
landscapebufferingandvehicularmaneuverability.Overallthedesignimproves
thecurrentnatureofthestreetwhereexistingstructuresandexisting
unenclosedparkingspacesarecurrentlyallwellwithinthefrontyardsetback;
c. Theprojectfrontyardresidentialsetbackat7’insteadof20’foranaccessible
parkingstallwillnotcreateanypotentialadverseeffectsonsurrounding
propertiessuchas,butnotlimitedto,traffic,vehicularandpedestriansafety,
noise,visualandscale,andlighting.Thisisaffirmedthroughthejustificationsto
theabove(Pleaseseesiteplanfordimensionsandcalculations).
d. Thesitecharacteristicsandexistingimprovementsmakestrictadherencetothe
ZoningRegulationsimpracticalorinfeasibletoutilizethesiteforitsstateallowed
80%densitybonus–Thisisespeciallyfeltastheprojectsitelayoutholistically
feelsthesqueezeofthesitedepthduetothe12’offerdedicationfortheClass1
BicyclepathalongthelongitudinalsideofthesitealongMontereyStreet.This
trickleeffecttothedepthofthesiteandtheslopingtopographymakesthe
placementoftheseaccessibleparkingstallsadjacentandconnectedtoan
accessiblepathfortheTriplex’sparticularlytrickyandcumbersome.
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Theprojectisrequestingthefollowingalternativeaffordablehousingincentives/concessionsin
accordancewithZoningRegulations17.140.070B.1andgovernmentCode65915(k)(1);
1. MaximumBuildingHeight.TheprojectislocatedwithintheCͲRzonewhichallowsfora
maximumheightof45feet(17.140.070(B)(3)).Theprojecthasbeendesignedwitha
maximumheightof54’fromtheaveragenaturalgradeoftheproperty.Inaccordance
withthegovernmentcode65915(K)(1),theprojectisrequestinganalternativeincentive
fromthisdevelopmentstandard,toallowamaximumheightof54’aboveaverage
naturalgrade.Compliancewiththe45footmaximumheightwoulddirectlyresultinthe
lossof21affordableresidentialunits.Inordertoutilizeallowedstatedensitybonus,the
additional9’ofmaximumbuildingheightisnecessary.Theprojecthasincorporateda
conservativeflatroofdesignspecificallytominimizeitsheightandkeepthisreduction
requestaslowasfeasiblyallwhilestrategicallydesigningthissitetoproperlyutilizethe
statedensitybonuslaw.PleaseseesheetA13andA14forelevationswithheight
calculations,averagenaturalgradecalculations,anddimensions/levellinesabove
allowedheighttoaidthisevaluation.
2. ParkingReduction.TheprojectreceivedadirectrequestfromARCtoreduceit’s
massingalongCaliforniaBLVDandtoaccomplishsuchamassingreductionwithout
losinganyunitsand/ordensity;ARCspecificallydirectedthattheprojectshouldreduce
itsprovidedparkingtoachievethisendeavor.Theprojectwasrevisedaccordinglyand
thepreviouslyprovidedtuckunderparkingadjacenttoneighborshasbeenremoved.
ThecombinationofthesetwodirectivesfromtheARCproducedasitethatcanonly
provide95parkingspacesthough100parkingspacesarerequiredandthusresultsina
5%deficiencyinparkingonthesite.Giventhetopographyandavarietyofsite
constraints,theprojectrequestsanexceptiontoallowfora5%parkingreductionas
seekingtoprovidea100%parkedprojectwhilemaintainingthedirectadjustmentsby
ARCwouldresultinidentifiablecostincreasesandviolationsofcommunitydesign
guidelinesbeyondalreadycoveredinthisprojectnarrative.Thisisanidentifiableadded
costinthattheonlymeanstoprovidea100%parkingprojectwhilemaintainingthe
prescribeddensitywouldresultinanadditionalleveltotheparkingstructurewhich
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wouldcompromisethecurrentdesign.Otheralternativeswouldresultincommunity
designguidelinesviolations,aninabilitytokeepthearchitecturalcharacterofPalm
street,the12’R.O.W.dedicationalongMonterey,andthetwopubliccourtyards.
Therefore,thisrequestfora5%reductioninparkingresultsinidentifiableandactual
costreductionstoprovideforaffordablehousingcosts.
3. ReductionforseniorhousingrequiredbicycleparkingtomatchVehicleRatio:
Theprojectisrequestingaconcessiontoprovideanalternativeincentivefromthe
developmentstandardsforthebicycleparkingfortheseniorhousingportionofthe
projectsincethistypeofhousingcreatesaprojectthatcannotbeclassifiedintothe
providedlandusecategoriespersection17.72.070.D(2)(c).Whilesection
17.140.040.K.dspecifiesperstatelawthatautomobileparkingforSeniorHousingshall
be0.5spacesperbedroom–themunicipalcodedoesnottouchthecategoryof
AffordableSeniorhousingandassuchitprovidesnodirectionforitsbicycleincentives–
However,section17.140.040.2providesamatchingautotobicycleparkingratiofor
generalaffordablehousing.Withthisauto–bicyclematchingratioprecedentforall
affordableprojects,itwouldbejustifiedtointerpretthataffordableseniorhousingalso
haveamatchingratioincentiveforautotobicycle–namely0.5spacesperbedroomper
statelaw.Seniorhousingisademographicthatlikelywouldbelessinclinedtobe
utilizingabicycle.ItwouldseemtobeanillͲadvisedburdentobicycleparkthe
affordableseniorhousingbeyondstatelawratioforautosparkingofmarketratesenior
housing.Therefore,incompliancewithstatelaw,andutilizingthealternativeincentive
fromthisdevelopmentstandard,theprojectproposesthebicycleparkingmatchesthe
0.5autospacesrequiredperbedroomforitsAffordableSeniorHousingportionofthe
projectresultinginabicycleparkingspacereductionof28spacesor50%forthesenior
housingportionofthesite.Giventhecomplexityofthesite,grantingthisalternative
incentivewouldrelieveanidentifiableaddedcostsinceprovidingthelargerrequired
amountofbicycleparkingwouldresultinasitesquarefootageconstraintastheproject
strivestohititsprescribeddensitybonus.
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22222&7622525&72252227555555&5525555&755&5&75&72553)3)25+5&5525&7255555525+5+5+5+&5+5+5555+555+&552+252&75+2555+55+55&56555+LJKZD\KZ1422 MONTEREY MIXED-USE2212-01-RS12 2&72BER 2022T1TITLE SHEET&5&&561422 MONTEREY MIXED-USE AFFORDABLE & SENIOR HOUSINGSITEPALM ST.MONTEREY ST.PEPPER ST.CALIF
ORNIA BLVD.PROJECT DIRECTORYOWNER:HOUSING AUTHORITY OF SAN LUIS OBISPO487 LEFF STREETSAN LUIS OBISPO, CA 93401-4347PHONE: (805) 543-4478ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: DAVID GIBBSPHONE: (805)-543-1794EMAIL: DPGIBBS@RRMDESIGN.COMLANDSCAPE ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: JAKE MINNICKPHONE: (805)-543-1794EMAIL: JRMINNICK@RRMDESIGN.COMCIVIL ENGINEER:RICK ENGINEERING COMPANY1160 MARSH STREET SUITE 150SAN LUIS OBISPO, CA 93401CONTACT: TOM MARTINPHONE: 805-544-0707EMAIL:TMARTIN@RICKENGINEERING.COMPROJECT ADDRESS:1422 MONTEREY ST., SAN LUIS OBISPO, CAAPN:001-137-015 & 013SHEET INDEXT1 TITLE SHEETA2 EXISTING SITE SURVEYA3 ENVIRONMENTAL ASSESSMENT AREA SITE PLANA4 PROPOSED SITE PLANA5 GROUND FLOOR PLAN - PARKING LEVEL 1A6 GROUND FLOOR PLAN - PARKING LEVEL 2A7 SECOND FLOOR PLAN RESIDENTIAL - PARKING LEVEL 3A8 THIRD FLOOR PLAN RESIDENTIALA9 FOURTH FLOOR PLAN RESIDENTIALA10 FIFTH FLOOR PLAN RESIDENTIALA11 ROOF PLANA12 TYPICAL UNIT PLANSA13 BUILDING ELEVATIONSA14 BUILDING ELEVATIONSA15 SITE SECTIONSA16 MONTEREY STREET PERSPECTIVESA17 BUILDING 2 PLAZA PERSPECTIVEA18 BUILDING 1 PLAZA BIRDSEYEA19 BUILDING 2 PLAZA BIRDSEYEA20 PROJECT BIRDS EYEA21 CALIFORNIA BLVD PHOTOMATCH PERSPECTIVEA22 COLOR AND MATERIALS, EXT WALL SCONCEA23 DETAIL VIGNETTESA24 TRASH ROOMS - ENLARGED PLANSA25 PRELIMINARY BUILDING SIGNAGE A26 SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 6/21A27 SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 12/21A28 DESIGN GUIDELINES CONFORMANCE ANALYSISA29 VISUAL ANALYSIS - SCENIC RESOURCESA30 PALM STREET DUPLEXES -TYPICAL DRAWINGSA31 PALM STREET DUPLEXES - PERSPECTIVESC1 EXISTING CONDITIONSC2 PRELIMINARY GRADING AND DRAINAGE PLANC3 PRELIMINARY CUT/FILL EXHIBITC4 PRELIMINARY UTILITY PLANC5 PRELIMINARY STRIPING & SIGN PLANL1 LANDSCAPE SITE PLANL2 LANDSCAPE PLAN - BUILDING 1 PLAZAL3 LANDSCAPE PLAN - BUILDING 2 PLAZAL4 TREE PROTECTION PLANPROJECT STATISTICSZONING (MIXED):R-2 & C-RPARCEL SIZE:0.25 ACRES (10,890 SF, R-2) + 1.17ACRES (50,965 SF, C-R) =1.42 ACRES TOTAL (61,855 SF)BUILDING GROSS AREASBUILDING 1=46,510 SF (10,071 SF FOOTPRINT)BUILDING 2 =34,490 SF (8,046 SF FOOTPRINT)TWO 2,590 SF TRIPLEX’S = 5,180 SF (1,440 SF FOOTPRINT EACH)PARKING STRUCTURE = 31,366 SF (11,966 SF FOOTPRINT)MAX LOT COVERAGE:C-R =100% & R-2 = 50% (10,890 SF)PROPOSED COVERAGE:C-R=59% ([10,071+8,046+11,966]/50,965)R-2 = 26% (2,880/10,890)MAX. F.A.R.3.0 = (61,855*3= 185,565 SF ALLOWED)PROPOSED F.A.R.1.9 = (117,546/ 61,855). 1.9/3.0 = 63% OF ALLOWEDPERVIOUS AREA9,063 SFIMPERVIOUS SURFACE:52,727 SFMAX. ALLOWED HEIGHT:45 FT.MAX. PROPOSED HEIGHT:53’ 10” FT.REQUIRED SETBACKS R-2 SETBACKS C-R SETBACKS*FRONT20’ 0’SIDE5’-15’ 0’REAR5’-15’ 0’*10’-23’ WHEN ADJACENT TO “R-2” ZONED LOTS*5’-10’ WHEN ADJACENT TO “O” ZONED LOTSCONSTRUCTION TYPEGROUND FLOOR TYPE IA CONCRETE PODIUM OVER FOUR FLOORS OF WOOD CONSTRUCTION TYPE VAFIRE SPRINKLER TYPEFULL NFPA 13 SYSTEM WITH FIRE RISER ROOMS IN BUILDING 1 & BUILDING 2 ALONG WITH STAND-PIPE FOR PARKING STRUCTURE ACCESSED OFF PALM STREET.OCCUPANCIES TYPE82,760SFR-2,2,700SFB, & 1,684SFA-2.VICINITY MAPZONING MAPPARKINGAUTO PARKINGCALCULATION SPACECOUNTPARKING REQUIRED: SENIOR RES = 56 UNITS:0.5 SPACE /UNIT= 56*0.5 = 28MULTI FAMILY=44 UNITS & TWO TRIPLEX UNITS 1 PER DWELLING UNIT PERMUNICIPAL SEC. 17.140.040K.2 ONE MANAGER UNIT= 2 SPACES51REQ. TOTAL RESIDENTIAL PARKING: 7915% OF FAMILY RES UNITS MUST BE PROVIDED AN ADA COMPLIANT SPACE: (MAY BE SHARED FOR A MIXED USE PROJECT) 51*0.15= 7.658 ADAGENERAL RETAIL1 SPACE PER 300 SF = 2,700/300 9RESTAURANT1 SPACE PER 100 SF = 1,182/100 12REQ. TOTAL COMMERCIAL PARKING: 21TOTAL REQUIRED: 79 RESIDENTIAL +21 COMMERCIAL =100PARKING PROVIDEDSTRUCTURE LEVEL 1 (4 VAN ADA) 33STRUCTURE LEVEL 2 (2 VAN ADA) 27STRUCTURE LEVEL 3 (6 ADA) 32GARAGES UNDER DUPLEX’S + SURFACE 3GRAND TOTAL PARKING PROVIDED: 95**OF THE 95 SPACES, 24 ARE COMPACT = 25%OF PARKING SPACES< 40% ALLOWED.PARKING REDUCTION(THROUGH CONCESSION)95 PROVIDED OF 100 REQUIRED = 5%MOTORCYCLEPARKINGCALCULATION SPACECOUNTM. PARKING REQUIRED:1/20 AUTO PARKING REQUIRED =103/20 6M. PARKING PROVIDED: 7BICYCLE PARKINGREQUIRED RESIDENTIAL:SENIOR RES = 56 UNITS:MATCH AUTO PARKING (0.5 PER UNIT) 28 LTMULTI FAMILY=44 UNITS & TWO TRIPLEX UNITS 1 PER DWELLING UNIT PERMUNICIPAL SEC. 17.140.040K.250 LTREQUIRED COMMERCIAL1 PER 500 SF FOR RESTAURANT = 1,182/500 = 3 (75% ST & 25% LT)2 ST 1 LT 1 PER 1,000 SF FOR GENERAL RETAIL= 2,700/1,000 = 3 (75% ST & 25% LT)2 ST 1 LTSHORT TERM REQUIRED: 4 STLONG TERM REQUIRED: 80 LTSHORT TERM PROVIDED:100% HORIZONTAL 5 STLONG TERM PROVIDED:50% HORIZONTAL/50% VERTICAL 80 LTEV READY PROVIDED100 REQUIRED SPACES *10% = 10EV CAPABLE PROVIDED100 REQUIRED SPACES * 25% = 25BUILDING AREASBUILDING 1GROSS SF1ST FLOORRESIDENTIAL COMMON = 2,179 SFLAUNDRY=198RETAIL = 2,700 SFTWO 1-BED UNITS = (550*2)=1,100 SFONE 3-BED UNIT = 900 SFCIRC/STORAGE/MAINT = 2,150 SFUNCONDITIONED = 844 SF10,071 SF2ND FLOORFOUR 1-BED UNITS = (550*4) =2,200 SFTHREE 2-BED UNITS = (800*3) = 2,400 SFFOUR 3-BED UNITS = (900*4) = 3,600 SFCIRC/STORAGE = 1,795 SFUNCONDITIONED = 7310,068 SF3RD FLOORFOUR 1-BED UNITS = (550*4) =2,200 SFTHREE 2-BED UNITS = (800*3) = 2,400 SFFOUR 3-BED UNITS = (900*4) = 3,600 SFCIRC/STORAGE = 1,686 SFUNCONDITIONED = 739,959 SF4TH FLOORTWO STUDIOS (372*2) = 744 SFFOUR 1-BED UNITS = (550*4) =2,200 SFTWO 2-BED UNITS = (800*2) = 1,600 SFTHREE 3-BED UNITS = (900*3) = 2,700 SFCIRC/STORAGE = 1,543 SFUNCONDITIONED = 738,860 SF5TH FLOORFIVE 1-BED UNITS = (550*5) = 2,750 SFTWO 2-BED UNITS = (800*3) = 2,400 SFONE 3-BED UNITS = (900*1) = 900 SFCIRC/STORAGE/LAUNDRY = 1,429 SFUNCONDITIONED = 737,552 SFTOTAL GROSS SF= 46,510 SFTOTAL FAMILY RESIDENTIAL UNIT2 STUDIO UNITS19 1-BED UNITS12 2-BED UNITS11 3-BED UNITS 44 TOTAL RESIDENTIAL UNITSBUILDING 21ST FLOORLAUNDRY= 214 SFRESTAURANT = 1,182 SF + 454 SF BOHSIX STUDIO UNITS = (372*6) = 2,232 SFTWO 1-BED UNITS = (550*2)=1,100 SFCIRC/STORAGE/MAINT= 2,081SFUNCONDITIONED = 783 SF8,046 SF2ND FLOORSEVEN STUDIO UNITS =(372*7) = 2,604 SFFIVE 1-BED UNITS = (550*5)=2,750 SFCIRC/STORAGE = 964 SFUNCONDITIONED = 66 SF6,384 SF3RD FLOORSIX STUDIO UNITS = (372*6) = 2,232 SFSEVEN 1-BED UNITS = (550*7)=3,850 SFCIRC/STORAGE= 1,024 SFUNCONDITIONED = 66 SF7,106 SF4TH FLOORSIX STUDIO UNITS = (372*6) = 2,232 SFSEVEN 1-BED UNITS = (550*7)=3,850 SFCIRC/STORAGE = 975 SFUNCONDITIONED = 66 SF7,123 SF5TH FLOORSEVEN STUDIO UNITS =(372*7) = 2,604 SFFIVE 1-BED UNITS = (550*5)=2,750 SFCIRC/STORAGE = 931 SFUNCONDITIONED = 66 SF6,351 SFTOTAL GROSS SF= 35,234 SFTOTAL SENIOR RESIDENTIAL UNITS30 STUDIO UNITS26 1-BED UNITS 56 TOTAL RESIDENTIAL UNITSGRAND TOTAL UNITS 44 FAMILY + 56 SENIOR + 6 (TRIPLEX) = 106DENSITY CALCULATIONSCALCULATION RESULTALLOWED DENSITY UNITSPER SLO MUNICIPAL CODE12 DU/ACRE (R-2) = 0.25*12=36 DU/ACRE (C-R) = 1.17*36=TOTAL =342.1245.12PROPOSED DENSITYSTUDIOS & 1-BED’S (UNDER 600SF) =0.5*79=39.539.52-BEDS = 1/UNIT = 11 113-BEDS = 1.5/UNIT = 12*1.5 =18 183-BED DUPLEX’S 1.5/UNIT =4*1.5= 6TOTAL PROPOSED DENSITY 74.5PROPOSED DENSITY BONUS74.5/45.12 = 1.65 =65%OPEN SPACE CALCULATIONSCALCULATION SF/UNITPRIVATE OPEN SPACE (FAMILY PROJECT ONLY)PRIVATE DECKS=2,750 SF 2,750/44 UNITS= 62.5 SFCOMMON PRIVATE OPEN SPACE(FAMILY PROJECT ONLY)RECREATION AREA = 1,750 SF1,750/44 UNITS= 40 SFPUBLIC PLAZA OPEN SPACE(FAMILY PROJECT ONLY)BLDG 1 PLAZA = 1,160 SF 1,160/44 UNITS= 26 SFOPEN SPACE SUBTOTAL FOR FAMILY PROJECT =128.5 SF/UNITPUBLIC PLAZA OPEN SPACE(SENIOR PROJECT ONLY)BLDG 2 PLAZA = 5,950 SF 5,950/56 UNITS= 106 SF/UNITPROJECT DESCRIPTION1422 MONTEREY AFFORDABLE MIXED-USE CONSISTS OF 4,366 SF OF COMMERCIAL, 44 AFFORDABLE FAMILY RESIDENTIAL UNITS (BUILDING 1), 56 SENIOR RESIDENTIAL UNITS (BUILDING 2), AND 6 AFFORDABLE FAMILY RESIDENTIAL UNITS IN TWO TRIPLEX STRUCTURES ON PALM STREET. THE PROPOSED PROJECT HAS A GRAND TOTAL OF 106 RESIDENTIAL UNITS ALONGWITH A 3-STORY OPEN PARKING GARAGE THAT STEPS WITH THE EXISTING GRADE TO BE MOSTLY HIDDEN FROM THE ADJACENT R-2 NEIGHBOR’S VIEW. THE PROJECT IS REQUESTING A CREEK SETBACK WAIVER REDUCTION OF 13.9’ FROM THE 20’ REQUIRED RIPARIAN SETBACK, A MAXIMUM HEIGHT CONCESSION OF 8’-10”, A PARKING REDUCTION EXCEPTION OF 5%, AN EDGE CONDITION SETBACK WAIVER FOR THE MOSTLY SUBMERGED PARKING STRUCTURE, A REDUCED FRONT AND STREET SIDE YARD SETBACK EXCEPTION FOR TRIPLEX ACCESSIBLITY PARKING STALLS, AND A DENSITY BONUS OF 65% AS CALCULATED ABOVE. THE PROJECT WILL INCORPORATE AND COMPLY WITH CITY POLICIES 7.3.2 AND APPENDIX “A” FROM THE COSE IN REGARDS TO NESTING BIRD AVOIDANCE AND MINIMIZATIONS AS RECOMMENDED IN PROJECT’S BIO-SUMMARY REPORT. THE PROJECT WILL ALSO COMPLY WITH CHAPTER 12.08URBAN STORM WATER QUALITY MANAGEMENT AND DISCHARGE CONTROL FORM THE MUNICIPAL CODE FOR IMPLEMENTATION OF BEST PRACTICES AS RECOMMENDED IN PROJECT’S BIO-SUMMARY REPORT. THE PROJECT WILL IMPLEMENT AND COMPLY WITH SECTION 17.17.030 OF THE CITY ZONING REGULATIONS TO PROPERLY IMPLEMENT RECOMMENDATION 3 FROM THE BIO-SUMMARY REPORT IN REGARDS TO THE CREEK SETBACK REDUCTION. THE PROJECT WILL ALSO COMPLY WITH SECTION 12.24.090 FROM THE CITY TREE ORDINANCE NO. 1544 2010 SERIES TO IMPLEMENT TREE REMOVAL PERMIT AS RECOMMENDED IN PROJECT’S BIO-SUMMARY REPORT.THE PROJECT PARCELS ARE ZONED C-R AND R-2. THE APPROPRIATE R-2 TRANSITION SETBACKS ARE APPLIED. THE MAIN FACING ELEVATIONOF THE PROJECT RESIDES ALONG MONTEREY STREET - THIS ELEVATION WILL INCORPORATE AN OFFER DEDICATION OF 12’ OF WIDTH TO ACCOMMODATE A NEW CLASS 1 BIKE PATH AND PARKWAY ALONG MONTEREY STREET. THE PROJECT HAS CHOSEN “ALL-ELECTRIC” BUILDING DESIGN TO MEET REACH CODE COMPLIANCE FOR THE RESIDENTIAL PORTION OF THE PROJECT BUT MAINTAINS A MIXED FUEL STATUS AS IT RELATES TO THE COMMERCIAL USE. SOLAR CALCULATIONSCONDITIONED AREA79,561 SFREQUIRED SYSTEM SIZE173kW PVTYPICAL SOLAR PANEL65”x39”0.54 kW PVTOTAL PANELS REQUIREDREQUIRED SYSTEM SIZE / TYPICAL SOLAR PANEL320 PANELSTOTAL SOLAR AREA ROOF REQUIREDREQUIRED SF65”x39” PANELS320 PANELS = 5,634 SFTOTAL SOLAR AREAROOF PROVIDED65”x39” PANELS 335 PANELS =5,900 SFPage 51 of 151
0 8 16 321/16 SCALE 24X36 SHEETR2 ZONECROSS SLOPE= 3.5% R2 ZONECROSS SLOPE= 4.5% CR ZONECROSS SLOPE= 10.7% 2212-01-RS1227 OCTOBER 2022A21422 MONTEREY MIXED-USEEXISTING SITE SURVEYPage 52 of 151
2212-01-RS1227 OCTOBER 2022A31422 MONTEREY MIXED-USEENVIRONMENTAL ASSESSMENT AREA SITE PLANPage 53 of 151
0 8 16 321/16 SCALE 24X36 SHEET0 8 16 321/16 SCALE 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A4PROPOSED SITE PLANWALL SCONCEOW2207-PLAOld BronzeVisa LightingPLAN SYMBOLBLDG 1 29 COUNTBLDG 2 27 COUNTDUPLEX 1 5 COUNTDUPLEX 2 5 COUNTTOTAL= 66 COUNT6’ High Screening Fence provided along transition zone property linesDwelling Unit Fenestration for Transitional Zone analysis.LEGENDOld BronzeOBRZOPEN CHANNEL LOCATION. SEE ENVIRONMENTAL ASSESSMENT AREA PLAN ON SHEET A3 AND CIVIL SHEETS FOR MORE DETAIL. NO PROPOSED DWELLING UNIT WINDOWS FACING ADJACENT R-2 SITETWO PROPOSED DWELLING UNIT WINDOWS FACING ADJACENT R-2 SITE ARE NOT ALIGNED WITH ANY AD-JACENT WINDOWS AND ARE INSTEAD ALIGNED WITH ACCESSORY STRUCTURES THAT HAVE ZERO FENESTRA-TION FACING PROPOSED SITE.20’ RIPARIAN SETBACK PER ENVIRONMENTAL ASSESS-MENT AREA PLAN ON SHEET A3.OPEN CHOPEN CHANNEL LANNEL LOCATIOOCATIONTIONONN.. SENVIRONENVIRONMENTALMENTALASSESASSESSMESSMENTTION FATION FACING PRCING PROPOSEDOPOSEDSITESITE.6.1’ SETBACK - FROM OPEN CHANNEL’S EDGE OF RIPARIAN DELINEATION PER SHEET A3. PROPOSED BUILDING MATCHES EXISTING SITE DISTURBANCE. A REDUCTION OF 13.9’ OF THE REQUIRED 20’-0” RIPARIAN SETBACK.EXISTING ADJACENT TWO STORYR-2 DWELLINGEXISTING ADJACENT SINGLE STORY R-2 DWELLINGEXISTING ADJACENT SINGLE STORYR-2 DWELLINGEXISTING ADJACENT C-R STRUCTURE -NO SETBACK FROM OPEN CHANNELEXISTING ADJACENT SINGLE STORY ACCESSORY STRUCTURES- NO WINDOWS FACING PROPOSED SITEEXISTING ADJACENT ENCROACHING ACCESSORY STRUCTURES- NO WINDOWS FACING PROPOSED SITEEXISTING UNION PACIFIC RAILROADMONTEREY STREETPALM STREETCALIFORNIA BLVD.EXISTING ADJACENT SINGLE STORYR-2 DWELLINGBELOW GRADE EXISTING CONCRETE CULVERT TO REMAINBELOW GRADE EXISTING CONCRETE CULVERT TO REMAINPage 54 of 151
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OPEN CHANNEL LOCATION. SEE ENVIRONMENTAL ASSESSMENT AREA PLAN ON SHEET A3 AND CIVIL SHEETS FOR MORE DETAIL. LEGEND Main Entry PointAccessible CirculationPedestrian CirculationVehicular CirculationEADEV(3)8&7758$5.,1*639(*$%2Page 55 of 151
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'1/2838/(<&5&02721422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A60 8 16 321/16” = 1’-0” 24X36 SHEETGROUND FLOOR PLAN - PARKING LEVEL 2EVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVREADYEVREADY(4 EV READY 8 EV CAPABLE SPACES)EVREADYEVREADYVERTICAL BIKE PARKINGN.T.S.BSTANDARD BIKE PARKINGN.T.S.A30 LONG TERM SPACES PROVIDED56 LONG TERM SPACES PROVIDED10 SHORT TERM SPACES PROVIDEDBIKE STORAGE SOLUTIONSFIRE DEPT. NOTESLIGHTING NOTES• ROOMS OR AREAS CONTAINING CONTROLS FOR AIR-HANDLING SYSTEMS, AUTOMATIC FIRE-PROTECTION SYSTEMS, OR OTHER DICTION, SUPPRESSION OR CONTROL ELEMENTS SHALL BE IDENTIFIED FOR USE BY THE FIRE DEPARTMENT AND SHALL BE LOCATED IN THE SAME AREA.• A SIGN SHALL BE PROVIDED ON THE DOOR TO THE ROOM STATING “FIRE SPRINKLER RISER” AND “FIRE ALARM CONTROL PANEL”.• FIRE SPRINKLER RISERS SHALL BE LOCATED IN A ROOM WITH EXTERIOR DOOR ACCESS. ALL LOCATIONS OF EXTERIOR LIGHTING, INCLUDING LIGHTING ON THE STRUCTURE, BOLLARD-STYLE LANDSCAPING OR PATH LIGHTING SHALL BE INCLUDED IN PLANS SUBMITTED FOR A BUILDING PERMIT. ALL SELECTED FIXTURES SHALL BE SHIELDED TO ENSURE THAT LIGHT IS DIRECTED DOWNWARD CONSISTENT WITH THE REQUIREMENTS OF THE CITY’S NIGHT SKY PRESERVATION STANDARDS CONTAINED IN CHAPTER 17.23 OF THE ZONING REGULATIONSOPEN CHANNEL LOCATION. SEE ENVIRONMENTAL ASSESSMENT AREA PLAN ON SHEET A3 AND CIVIL SHEETS FOR MORE DETAIL. LEGEND Main Entry PointAccessible CirculationPedestrian CirculationVehicular CirculationBELOW GRADE EXISTING CONCRETE CULVERT TO REMAINBELOW GRADE EXISTING CONCRETE CULVERT TO REMAINPage 56 of 151
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75,3/(;75,3/(;5(&78587,7'(255,'(;57('5$'*'5(3($7$$21422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A70 8 16 321/16” = 1’-0” 24X36 SHEETSECOND FLOOR PLAN RESIDENTIAL - PARKING LEVEL 3EVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVREADYEVREADYEVREADYEVREADY(4 EV READY 10 EV CAPABLE SPACES)LEGEND Main Entry PointAccessible CirculationPedestrian CirculationVehicular CirculationPage 57 of 151
0 8 16 321/16” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A8$$$$5$7('(;,7&255,'25%('%('678',2678',2678',2678',2(/(9)5)5&20021&255,'25%('%('%('%('%('678',2678',25$7('(;,7&255,'2523(1&255,'25(/(9%('%('%('%('%('%('%('%('%('%('5$7('(;,7&255,'25-&/-&/75$6+&+87(75$6+&+87(5$7('(;,7&255,'25
75,3/(;%('THIRD FLOOR PLAN RESIDENTIALPage 58 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A90 8 16 321/16” = 1’-0” 24X36 SHEET$$$$5$7('(;,7&255,'25%('%('678',2678',2678',2678',2(/(9)5)5&20021&255,'25%('%('%('%('%('678',2678',25$7('(;,7&255,'2523(1&255,'25(/(9%('%('678',2%('%('%('%('%('678',2%('%('5$7('(;,7&255,'255$7('(;,7&255,'25-&/-&/75$6+&+87(75$6+&+87(
FOURTH FLOOR PLAN RESIDENTIALPage 59 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A100 8 16 321/16” = 1’-0” 24X36 SHEET $$$$5$7('(;,7&255,'25%('%('678',2678',2678',2678',2(/(9)5%('%('%('678',25$7('(;,7&255,'2523(1&255,'25(/(9%('%('%('%('%('%('%('%('%('5$7('(;,7&255,'255$7('(;,7&255,'25-&/-&/75$6+&+87(75$6+&+87(/1'5 $
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FIFTH FLOOR PLAN RESIDENTIALPage 60 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A110 8 16 321/16” = 1’-0” 24X36 SHEETROOF PLANBUILDING 11,100 SF MECH SCREENEDRATED STAIRWELL ROOF EMERGENCY ACCESSRATED STAIRWELL ROOF EMERGENCY ACCESSBUILDING 21,200 SF MECH SCREENEDNEIGHBORBUILDINGCALIFORNIA BLVDMONTEREY STREETROOF PLAN - SHOWING MECH SCREEN AREAS AND 370 SOLAR PANELS WITH 3’ CLEARANCES1/16" = 1'-0" (24 X 36 SHEET)1Page 61 of 151
02 4 81/4” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A12TYPICAL UNIT PLANS3-BEDROOM - 900 SF2-BEDROOM - 800 SFSTUDIO - 372 SF1-BEDROOM - 550 SF1-BEDROOM - 550 SF- ALT1-BEDROOM - 550 SF-CORNERPage 62 of 151
0 8 16 321/16” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A13BUILDING ELEVATIONSWEST ELEVATION1/16" = 1'-0" (24 X 36 SHEET)1EAST ELEVATION1/16" = 1'-0" (24 X 36 SHEET)2PROJECT HEIGHT CALC:LOW POINT OF SITE: 253.4’HIGH POINT OF SITE: 271.8’AVG. NATURAL GRADE:(253.4’ + 271.8’) / 2 = 262.6’C-R MAX HEIGHT ALLOWED= 45’262.6’ + 45’ = 307.6’(REFER TO ELEVATIONS)ADJACENT TO R-2 MAX HEIGHT ALLOWED = 35’262.6’ + 35’ = 297.6’(REFER TO NORTH ELEVATION ON SHEET A12 & CROSS-SECTION 2 ON SHEET A13)
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67’-4”64’-10”62’-10”62’-10”TOP OF ELEVATOR SHAFTS TYP.MECHANICAL SCREENING TYP.ARCHITECTURAL FEATURE ROOFARCHITECTURAL FEATURE PARAPETONLY TWO DWELLING UNIT FENESTRATION OPENINGS THAT FACE ADJACENT EXISTING R-2 DWELLING UNITS RECEIVING TRANSITION. THE WINDOWS ARE NOT ALIGNED WITH NEIGHBORING FENESTRATION. REFER TO SITE PLAN ON SHEET A4. (262.6’)AVERAGE NATURAL GRADE(307.6’)MAX ALLOWABLE HEIGHT(316.5’)PROPOSED VARIANCE45’-0” 8’-10”(262.6’)AVERAGE NATURAL GRADE(307.6’)MAX ALLOWABLE HEIGHT(316.5’)PROPOSED VARIANCE45’-0” 8’-10”STAIR TOWER ROOF ACCESS TYP34’ - 2”34’ - 2”PL(CR ADJ TO UPRR)PL(CR ADJ TO UPRR)PLPL10’10’Page 63 of 151
0 8 16 321/16” = 1’-0” 24X36 SHEETNORTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)1NORTH ELEVATION - INTERIOR PLAZA OF BUILDING 21/16" = 1'-0" (24 X 36 SHEET)3SOUTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)2SOUTH ELEVATION - INTERIOR PLAZA BUILDING 11/16" = 1'-0" (24 X 36 SHEET)4
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1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A14BUILDING ELEVATIONS67’-4”TOP OF ELEVATOR SHAFTS TYP.70’-10”STAIR TOWER ROOF ACCESS TYP(262.6’)AVERAGE NATURAL GRADE(307.6’)MAX ALLOWABLE HEIGHT(316.5’)PROPOSED VARIANCE45’-0” 8’-10”(262.6’)AVERAGE NATURAL GRADE(307.6’)MAX ALLOWABLE HEIGHT(316.5’)PROPOSED VARIANCE45’-0” 8’-10”PL(CR ADJ TO R-2)PL(CR ADJ TO R-2)22’-3”22’-3”10’10’15’15’3’PL(CR ADJ TO R-2)PL(0’ SETBACK - VARIES)PL(0’ SETBACK - VARIES)PL(0’ SETBACK - VARIES)PL(SEE PLAN - SETBACK VARIES)Page 64 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A150 5 10 201:10 24X36 SHEETSITE SECTIONPALM ST.ADJACENT NEIGHBORBURIED PARKING STRUCTURERESIDENTIAL UNITCOMMON PRIVATE OPEN SPACEPUBLIC PLAZA OPEN SPACENEW BUS STOPMONTEREY ST.RESIDENTIAL UNITRESIDENTIAL UNITRESIDENTIAL UNITRESIDENTIAL UNITCIRCCIRCCIRCCIRCCIRCEXISTING OFFICE OUTLINEPage 65 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A160 8 16 321/16” = 1’-0” 24X36 SHEETBUILDING SECTIONSRETAIL 1RETAIL 2RETAIL 33 BED2 BED3 BED2 BEDSTUDIO3 BED2 BED3 BED3 BED2 BED2 BED2 BED2 BED1 BED1 BED1 BED1 BED1 BED3 BED3 BED3 BED3 BED3 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BEDRES.LOBBYMAINT.CL.RETAIL3 BED3 BEDSTUDIORATEDSTAIRWELLRATEDSTAIRWELLRATEDSTAIRWELLTRASHCHUTESEXISTING NATURAL GRADE LINETRASH CHUTE COLLECTIONEXISTING NATURAL GRADE LINETEEN CENTER2 BED2 BED2 BED2 BEDROOF1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BED1 BEDSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIOSTUDIO1 BED1 BED1 BED1 BED1 BEDTRASH ROOMCOMMONTRASH CHUTE COLLECTIONTEEN CENTERTRASHTRASHCOMMONCOVEREDCOLUMNADEELEVATOR SHAFTJANITORS’ CLOSETSCORRIDORTRASHCHUTESCORRIDOROFFICE3 BEDSTUDIODECKSTUDIO1 BED1 BED3 BED3 BEDPLPLGROUND LEVEL PARKING ENTRY3-STORYPARKING GARAGEGROUND LEVEL PARKING ENTRYCALIFORNIABLVD.MONTEREY ST. MONTEREY ST.COURTYARD COURTYARDCOURTYARDPLPLPLPLPLLONGITUDINAL SECTION 11/16" = 1'-0" (24 X 36 SHEET)1LONGITUDINAL SECTION 21/16" = 1'-0" (24 X 36 SHEET)2CROSS-SECTION 11/16" = 1'-0" (24 X 36 SHEET)3CROSS-SECTION 21/16" = 1'-0" (24 X 36 SHEET)4
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PL(CR ADJ TO R-2)22’-3”15’EXISTING CONCRETE CULVERT TO REMAIN APROXIMATELY 1.85’ BELOW PROPOSED FINISH FLOOR.EXISTING CONCRETE CULVERT TO REMAIN APROXIMATELY 1.85’ BELOW PROPOSED FINISH FLOOR.Page 66 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A17MONTEREY STREET PERSPECTIVESPage 67 of 151
02 4 81/4” = 1’-0” 24X36 SHEET1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A18BUILDING 2 PLAZA PERSPECTIVEPage 68 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A19BUILDING 1 PLAZA BIRDSEYEPage 69 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A20BUILDING 2 PLAZA BIRDSEYEPage 70 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A21PROJECT BIRDS EYEPage 71 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A22CALIFORNIA BLVD PHOTOMATCH PERSPECTIVEPROPOSED CONDITIONS @ CA BLVD/MONTEREY1PEXISTING CONDITIONS @ CA BLVD/MONTEREY1ENO EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDESNO CHANGE OR BLOCKING OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES FROM PUBLIC WAYPage 72 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022SECOND AND THIRD FLOOR PLANA230 8 16 321/16” = 1’-0” 24X36 SHEETPROPOSED CONDITIONS @ END OF PALM STREET1PEXISTING CONDITIONS @ END OF PALM STREET1ETHROUGH THE REMOVAL OF EXISTING TREES - SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES FROM PUBLIC WAY HAVE BEEN IMPROVEDPage 73 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022SECOND AND THIRD FLOOR PLANA240 8 16 321/16” = 1’-0” 24X36 SHEETPROPOSED CONDITIONS ON PALM STREET1PEXISTING CONDITIONS ON PALM STREET1ENO EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDESNO CHANGE OR BLOCKING OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES FROM PUBLIC WAYPage 74 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022SECOND AND THIRD FLOOR PLANA250 8 16 321/16” = 1’-0” 24X36 SHEETPROPOSED CONDITIONS @ CA BLVD/PALM1PEXISTING CONDITIONS @ CA BLVD/PALM1ENO EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDESNO CHANGE OR BLOCKING OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES FROM PUBLIC WAYPage 75 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A260 8 16 321/16” = 1’-0” 24X36 SHEETCOLOR AND MATERIALS, EXT WALL SCONCEAAAACBBDDDDCEEAABBCCFiber CementPaintedThunder GraySW7643Fiber CementPaintedFawn BrindleSW7640ConcreteEmpire PrecastAntique White C-006Smooth FinishDUPLEX ROOF ONLYAsphalt ShingleMission BrownGAFWALL SCONCEOW2207-PLAOld BronzeVisa LightingConcreteEmpire PrecastAntique White C-006Smooth FinishDUPLEX ROOF ONLYAsphalt ShingleBirchwoodGAFDDEEBrickGeneral ShalesOld ChestnutBUILDING 1 & DUPLEX 2BUILDING 2 & DUPLEX 1TYPICAL BUILDING LIGHT FIXTUREBrickGeneral ShalesCity HallStuccoMerlexIvory PowderLight Sand FinishStuccoMerlexIvory PowderLight Sand FinishStuccoMerlexGlacier WhiteLight Sand FinishStuccoMerlexGlacier WhiteLight Sand FinishOld BronzeOBRZPage 76 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A27DETAIL VIGNETTESACCENT COLUMNS W/ FIBER CEMENT TRIMACCENT PRECAST BAND TRIMSOLDIER COURSE PARAPET CAPFIBER CEMENT PANEL SYSTEMFIBER CEMENT ACCENT PANELSFIBER CEMENT PANEL SYSTEMBRICK VENEER EXTERIOR FINISHMETAL LOUVERED WINDOW AWNINGSMOOTH STUCCO EXTERIOR FINISHPLASTER PARAPET CAPPRECAST PARAPET CAP @ DECKSOLDIER COURSE SILLPRECAST PARAPET CAPBALCONY W/ METAL GUARDRAILPRECAST LEDGERMETAL LOUVERED WINDOW AWNINGSTUCCO CONTROL JOINTFIBER CEMENT ACCENT PANELSBRICK FACADE W/ SOLDIER COURSE CAPSMOOTH STUCCO EXTERIOR FINISHBRICK COLUMN W/ PRECAST WAINSCOTBUILDING 2 CA BLVD TOWER VIGNETTE2BALCONIES & BRICK FACADE VIGNETTE1BUILDING 1 PLAZA TOWER VIGNETTE2Page 77 of 151
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,7&+(1 55 55 )) +$// 67$,56 5$03 )) )) ))BUILDING 1 TRASH ROOM - ACCESSED BY ADJACENT 20’ WIDE DRIVE AISLE1BUILDING 2 TRASH ROOM - ACCESSED BY ADJACENT 12’ WIDE DRIVE AISLE1(ROOM IS ACCOMPANIED BY ADJACENT TRASH CHUTE. SEE SITE PLAN ON SHEET A3 FOR ACCESS TO PUBLIC WAY)(ROOM IS ACCOMPANIED BY ADJACENT TRASH CHUTE. SEE SITE PLAN ON SHEET A3 FOR ACCESS TO PUBLIC WAY)1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A28TRASH ROOMS - ENLARGED PLANSPage 78 of 151
NORTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)1SOUTH ELEVATION1/16" = 1'-0" (24 X 36 SHEET)21422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A290 8 16 321/16” = 1’-0” 24X36 SHEETPRELIMINARY BUILDING SIGNAGE BLDG 1 SIGN 2BLDG 1 SIGN 1BLDG 1 SIGN 3BLDG 2 SIGN 2BLDG 2 SIGN 4BLDG 2 SIGN 3BLDG 1 SIGN 4BLDG 2 SIGN 1RAISED CHANNEL WALL SIGN (2.5’X 30' = 75 SF)RAISED CHANNEL WALL SIGN (3’X 16' = 48 SF)RAISED CHANNEL WALL SIGN (3’X 16' = 48 SF) WALL SIGN (4’X 20' = 80 SF)RAISED CHANNEL WALL SIGN (3’X 16' = 48 SF)RAISED CHANNEL SIGN (3’X 16' = 48 SF)RAISED CHANNEL WALL SIGN (1.5’X 12' = 18 SF)MONUMENT SIGN (2’ X 6' = 12 SF)Proposed Sign StatisticsBuilding 1 (4 Project Wall Signs - no illumination )* Raised Channel Wall Sign: (3) 141 S.F.Wall Sign: (1) 27 S.F.Total SF allowed per premises in C-R zone =Cumulative 200 SF and 4 Signs. Wall signs shall be a maximum of 100 S.F. per individual sign or 15% of the wall face by which they are hosted - whichever is lesser. All signs proposed intend to comply.Building 1 Signs Proposed: 168 SF and 4 SignsBuilding 2 (3 Project Wall Signs - no illumination, 1 Monument Sign )*Raised Channel Wall Sign: (3) 141 S.F.Monument Sign: (1) 12 S.F. (4’ Max height & 12 Max S.F. allowed in CR zone.) Total SF allowed per premises in C-R zone =Cumulative 200 SF and 4 Signs. Wall signs shall be a maximum of 100 S.F. per individual sign or 15% of the wall face by which they are hosted - whichever is lesser. All signs proposed intend to comply.Building 2 Signs Proposed: 153 SF and 4 Signs*Intregral illumination of signs not intended - any illumination of project signage will be accomplished via ambiance lighting fromattached building wall sconces that must be dark sky compliant. WEST ELEVATION1/16" = 1'-0" (24 X 36 SHEET)5NORTH ELEVATION - INTERIOR PLAZA OF BUILDING 21/16" = 1'-0" (24 X 36 SHEET)3SOUTH ELEVATION - INTERIOR PLAZA BUILDING 11/16" = 1'-0" (24 X 36 SHEET)4Page 79 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A30SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 6/21EXISTING (YELLOW) - 6-21 @ 9 AM1EPROPOSED (MAGENTA) - 6-21 @ 9 AM1PEXISTING (YELLOW) - 6-21 @ NOON2EPROPOSED (MAGENTA) - 6-21 @ NOON2PEXISTING (YELLOW) - 6-21 @ 3 PM3EPROPOSED (MAGENTA) - 6-21 @ 3 PM3PPage 80 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A31SOLAR SHADE STUDY - EXISTING VS PROPOSED ON 12/21EXISTING (YELLOW) - 12-21 @ 9 AM1EEXISTING (YELLOW) - 12-21 @ NOON2EPROPOSED (MAGENTA) - 12-21 @ NOON 2PEXISTING (YELLOW) - 12-21 @ 3 PM3EPROPOSED (MAGENTA) - 12-21 @ 3 PM3PPROPOSED (MAGENTA) - 12-21 @ 9 AM1PPage 81 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A320 8 16 321/16” = 1’-0” 24X36 SHEETDESIGN GUIDELINES CONFORMANCE ANALYSIS6DQ/XLV2ELVSR&RPPXQLW\'HVLJQ*XLGHOLQHV4.2 – Design and Development Guidelines&KDSWHU±'RZQWRZQ'HVLJQ*XLGHOLQHV -XQH 7DOOEXLOGLQJV EHWZHHQDQGIHHW VKDOOEHGHVLJQHGWRDFKLHYHPXOWLSOHSROLF\REMHFWLYHVLQFOXGLQJGHVLJQDPHQLWLHVKRXVLQJDQGUHWDLOODQGXVHV$SSURSULDWHWHFKQLTXHVWRDVVXUHWKDWWDOOEXLOGLQJVUHVSHFWWKHFRQWH[WRIWKHLUVHWWLQJDQGSURYLGHDQDSSURSULDWHYLVXDOWUDQVLWLRQWRDGMDFHQWVWUXFWXUHVLQFOXGHEXWDUHQRWOLPLWHGWR D )RU ODUJH SURMHFWV WKDWRFFXS\VHYHUDOORWVYDULDEOHURRI KHLJKWV DQGDUFKLWHFWXUDO IHDWXUHV WKDWSHQHWUDWHWKHURRISODQHDUHHQFRXUDJHGWRGLPLQLVKWKHPDVVDQGVFDOHRIWKHWDOOHUVWUXFWXUH )LJXUH±$UWLFXODWHGURRIV$UWLFXODWHGURRIVVKRXOGEHXVHGWRSURYLGHLQWHUHVWDQGWRGLPLQLVKWKHPDVVDQGVFDOHRIWDOOHUEXLOGLQJVE 5HLQIRUFHWKHHVWDEOLVKHGKRUL]RQWDOOLQHVRIIDFDGHVLQDGMDFHQWEXLOGLQJV )LJXUH±)LJXUH+RUL]RQWDOOLQHV5HLQIRUFLQJHVWDEOLVKHGKRUL]RQWDOOLQHVLVRQHZD\WRSURYLGHDORJLFDOWUDQVLWLRQEHWZHHQDGMDFHQWEXLOGLQJVZLWKGLIIHUHQWKHLJKWVF 0DLQWDLQWKHGLVWLQFWLRQEHWZHHQWKHILUVWDQGXSSHUIORRUVE\KDYLQJDPRUHWUDQVSDUHQWJURXQGIORRU2QXSSHUIORRUVFRQVLGHUXVLQJZLQGRZVRURWKHUDUFKLWHFWXUDOIHDWXUHVWKDWZLOOUHLQIRUFHWKHW\SLFDOUK\WKPRIXSSHUVWRU\ZLQGRZVIRXQGRQWUDGLWLRQDOFRPPHUFLDOEXLOGLQJVDQGSURYLGHDUFKLWHFWXUDOLQWHUHVWRQDOOIRXUVLGHVRIWKHEXLOGLQJ 6DQ/XLV2ELVSR&RPPXQLW\'HVLJQ*XLGHOLQHV4.2 – Design and Development Guidelines&KDSWHU±'RZQWRZQ'HVLJQ*XLGHOLQHV -XQH)LJXUH%XLOGLQJ+HLJKWWR6WUHHW:LGWK5DWLR7KLVILJXUHLOOXVWUDWHVJXLGHOLQH%D,QWKLVILJXUHµ[¶LVHTXDOWRWKHGLVWDQFHEHWZHHQWKHFHQWHUOLQHRIWKHVWUHHWDQGWKHEXLOGLQJIDFHDWWKHEDFNRIVLGHZDON XVXDOO\WKHSURSHUW\OLQH µ<¶LVHTXDOWRWKHXSSHUIORRUVHWEDFN PHDVXUHGIURPWKHEXLOGLQJIDFHDWWKHEDFNRIVLGHZDONWRXSSHUOHYHOEXLOGLQJIDFHVDVVKRZQDERYH 7KLVJXLGHOLQHXVHVWKHZLGWKRIWKHDGMRLQLQJVWUHHWWRGHWHUPLQHPD[LPXPKHLJKWDWWKHEDFNRIVLGHZDONDQGWKHPLQLPXPDPRXQWRIVHWEDFNUHTXLUHGIRUXSSHUOHYHOEXLOGLQJZDOOV)LJXUH9LVLELOLW\RI8SSHU6WRULHVIURPWKH6LGHZDON7KLV ILJXUH LOOXVWUDWHV JXLGHOLQHV %G DQG SURYLGHVJXLGDQFHRQWKHDPRXQWRIVHWEDFNVXJJHVWHGIRUXSSHUIORRUVSHUWKHIROORZLQJH[DPSOHV w × sp - 5.0sidewalk width (w) = 12.0'primary height (p)35 50102.7'2510.0' 6.7'4016.0'setback = secondary height (s),QDOOFDVHVFRQVLVWHQF\ZLWKWKLVJXLGHOLQHZLOOEHHYDOXDWHGEDVHGRQDVLGHZDONZLGWKRI¶7KHWDEOHDERYHSURYLGHVH[DPSOHVRIVXJJHVWHGVHWEDFNVIRUFRPPRQSULPDU\EXLOGLQJKHLJKWV7KHVXJJHVWHGVHWEDFNZLOOEHEDVHGRQWKHDFWXDOSULPDU\DQGVHFRQGDU\KHLJKWVRIWKHSURSRVHGEXLOGLQJZKLFKPXVWILWZLWKLQWKHFRQWH[WDQGVFDOHRIH[LVWLQJGHYHORSPHQW3ULPDU\EXLOGLQJKHLJKWVVKRXOGPDLQWDLQWKHJHQHUDOVLPLODULW\RIEXLOGLQJKHLJKWVDWWKHVLGHZDONHGJH6DQ/XLV2ELVSR&RPPXQLW\'HVLJQ*XLGHOLQHV4.2 – Design and Development Guidelines&KDSWHU±'RZQWRZQ'HVLJQ*XLGHOLQHV -XQH' 0DWHULDOV DQG DUFKLWHFWXUDO GHWDLOV:KLOHGRZQWRZQEXLOGLQJVKDYHDYDULHW\RIPDWHULDOVDQGDUFKLWHFWXUDOGHWDLOVVHYHUDOFRQVLVWHQWWKHPHVLQWKHVHDVSHFWVRIGHVLJQLQWKHGRZQWRZQKDYHKHOSHGWRGHILQHLWVGLVWLQFWLYHFKDUDFWHU )LQLVKPDWHULDOV7KHH[WHULRUPDWHULDOVRIGRZQWRZQEXLOGLQJVLQYROYHVHYHUDODVSHFWVLQFOXGLQJ FRORU WH[WXUH DQG PDWHULDOV0DWHULDOVZLWKLQWHJUDOFRORUVXFKDVVPRRWKWURZHOHGSODVWHUWLOHVWRQHDQGEULFNDUHHQFRXUDJHG,IWKHEXLOGLQJ
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1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A33VISUAL ANALYSIS - SCENIC RESOURCESCONDITIONS ON MONTERY @ RAILROADVERY MINIMAL EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES1CONDITIONS ON NORTH END OF PALM ST @ CA BLVDNO EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES4CONDITIONS ON MONTERYMINIMAL EXISTING VIEWS OF ANY SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES3CONDITIONS ON MONTERYMODERATE EXISTING VIEWS OF SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDES2MAGENTA AREAS HIGHLIGHT IMPACT TO ANY EXISTING VIEWS OF SURROUNDING SCENIC RESOURCES OR SCENIC HILLSIDESLEGENDPage 83 of 151
GROUND FLOOR - TRIPLEX 2 (TRIPLEX 1 MIRRORED & WITH 274.9 FF)1/8" = 1'-0" (24 X 36 SHEET)1SECOND FLOOR - TRIPLEX 2 (TRIPLEX 1 MIRRORED)1/8" = 1'-0" (24 X 36 SHEET)2SECTION - TRIPLEX 2 (TRIPLEX 1 MIRRORED)1/8" = 1'-0" (24 X 36 SHEET)3TRIPLEX 1 HEIGHT CALC:LOW POINT OF SITE: 274’HIGH POINT OF SITE: 271.4’AVG. NATURAL GRADE:(274’ + 271.4’) / 2 = 272.7’R-2 MAX HEIGHT ALLOWED= 35’272.7’ + 45’ = 307.7’(REFER TO ELEVATIONS)TRIPLEX 2 HEIGHT CALC:LOW POINT OF SITE: 268.5’HIGH POINT OF SITE: 270.4’AVG. NATURAL GRADE:(268.5’ + 270.4’) / 2 = 269.45’R-2 MAX HEIGHT ALLOWED= 35’269.45’ + 35’ = 304.45’(REFER TO ELEVATIONS)1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A34PALM STREET TRIPLEXES -TYPICAL DRAWINGS'1$21(%('522075,3/(;81,7%21(%('522075,3/(;81,7&
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L269.2 FF(272.7’)AVERAGE NATURAL GRADE(297.4’ < ALLOWED 307.7’)MAX PROPOSED HEIGHT24’-8.5”(272.7’)AVERAGE NATURAL GRADE(297.4’ < ALLOWED 307.7’)MAX PROPOSED HEIGHT24’-8.5”(269.45’)AVERAGE NATURAL GRADE(291.7’ < ALLOWED 304.45’)MAX PROPOSED HEIGHT22’-3”(269.45’)AVERAGE NATURAL GRADE(291.7’ < ALLOWED 304.45’)MAX PROPOSED HEIGHT22’-3”22’-3”Page 84 of 151
1422 MONTEREY MIXED-USE2212-01-RS1227 OCTOBER 2022A35PALM STREET TRIPLEXES - PERSPECTIVESPALM STREET PERSPECTIVE - TRIPLEX 11PALM STREET PERSPECTIVE - TRIPLEX 22Page 85 of 151
2212 01 RS1227 OCTOBER 2022C11422 MONTEREY MIXED-USEEXISTING CONDITIONS$&&(6632,17$&&(6632,17$&&(6632,17$&&(6632,17$&&(6632,17375 9$&$17 375 &200(5&,$/
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2212 01 RS1227 OCTOBER 2022C21422 MONTEREY MIXED-USEPRELIMINARY GRADING AND DRAINAGE PLANPage 87 of 151
2212 01 RS1227 OCTOBER 2022C31422 MONTEREY MIXED-USEPRELIMINARY CUT/FILL EXHIBITPage 88 of 151
2212 01 RS1227 OCTOBER 2022C41422 MONTEREY MIXED-USEPRELIMINARY UTILITY PLANPage 89 of 151
2212 01 RS1227 OCTOBER 2022C51422 MONTEREY MIXED-USEPRELIMINARY STRIPING & SIGN PLANPage 90 of 151
HZ-5HZ-8IRRIGATION AND PLANTING DESIGN CRITERIA:A WEATHER SENSING, 'SMART CONTROLLER' WILL BE USED TO MONITOR THE IRRIGATIONWATER AND MANAGE DAILY WATER CONSUMPTION TO THE MINIMUM REQUIREMENTS FOREACH HYDROZONE.ALL TREE, SHRUB, AND GROUNDCOVER AREAS WILL BE IRRIGATED ON SEPARATEHYDROZONES, SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATED IN A MOREEFFICIENT MANNER.ALL PLANTING WILL RECEIVE DRIP OR BUBBLER IRRIGATION.ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITH VEGETATION.I CERTIFY THAT THIS PLANT PALETTE COUPLED WITH THE IRRIGATION SYSTEM DESCRIBEDABOVE WILL MEET OR EXCEED THE STATE MODEL WATER EFFICIENT LANDSCAPEORDINANCE (MWELO).xJAKE MINNICKLANDSCAPE ARCHITECT 6426ISA CERTIFIED ARBORIST WE-11830A, TRAQNOTES:1. ALL SITE FURNISHINGS SHALL BE PROVIDED BY THE DEVELOPER2. LANDSCAPE AREAS: 11,960 FT²3. PLAY AREAS FOR AGES 6-12: 600 SF4. HZ INDICATES HYDROZONE AREA. SEE CORRESPONDING HYDROZONE AREA TAKEOFFSIN THE ESTIMATED TOTAL WATER USE TABLE (ETWU)5. HYDROZONES 7 AND 8 ARE LOCATED OFFSITE AND WILL BE IRRIGATED UNDER A FUTUREMAINTENANCE AGREEMENTSYMBOLDESCRIPTIONPROPERTY LINE, TYPICALMETAL RETAINING WALL (HEIGHT VARIES)CONCRETE RETAINING WALL (HEIGHT VARIES)CONCRETE WALKWAY, TYPICALASPHALTIC CONCRETE, TYPICALCONCRETE PAVERS, TYPICALBUILDING OVERHANGSINGLE SIDED PEAK BICYCLE RACK. SHORT TERM PARKINGFOR BLDG 1: 6 BICYCLES, AND BLDG 2: 2 BICYCLESBUILDING 1 CIRCULATION TO MONTEREY STREETBUILDING 1 DINING AREABUILDING 1 RETAIL PATIO WITH CONCRETE PAVERS, BUILT-INSEATING, AND METAL RETAINING WALLSBUILDING 2 RETAIL PATIO WITH CONCRETE RETAINING WALLS,CONCRETE PAVERS, AND MOVEABLE SEATINGMAIN RESIDENTIAL ENTRY PATIO FOR BUILDINGS 1 & 2PROJECT MONUMENT SIGNAGE LOCATIONLEVEL 1 ENTRY TO PARKING STRUCTURELEVEL 2 ENTRY TO PARKING STRUCTURELEVEL 3 ENTRY TO PARKING STRUCTUREPROPOSED PLANTING AREA, TYPICALEXISTING TREE TO REMAIN, TYPICAL OF 6PLAY AREA FOR CHILDREN AGES 2-12 WITH SYNTHETIC TURFPLAY SURFACINGSITE WALL LIGHT, TYPICALSITE BOLLARD LIGHT, TYPICALCITY STANDARD STREET LIGHT, TYPICALSTRING LIGHTING, TYPICAL123456789101112131415161718192021222324DESIGN KEYDESIGN KEYPALM STREETMONTEREY STREETCALIFORNIA BOULEVARDBLDG 2BLDG 1PLANT_SCHEDULENOT A PARTNOT A PART45677891111131214PARKING STRUCTURE151617182310119PRELIMINARY PLANT LIST:DUPLEX 2DUPLEX 1PRELIMINARY IRRIGATION CALCULATIONS:20SITE LIGHTING:242423STRING LIGHTING:MANUFACTURER: ENBRIGHTENMODEL: LED CAFE LIGHTS W/ SS SHADEFINISH: BLACKSPACING: 24" O.C.WALL LIGHT:MANUFACTURER: BEGAMODEL: 24 101 (SHIELDED)FINISH: BRONZESIZE: 5-1/2"BOLLARD LIGHT:MANUFACTURER: LANDSCAPE FORMSMODEL: ANNAPOLIS BOLLARDFINISH: ONYXSIZE: 6" X 33"21212222TREESCOMMON NAMECERCIS OCCIDENTALIS WESTERN REDBUDCERCIS CANADENSIS 'FOREST PANSY' FOREST PANSY EASTERN REDBUDFEIJOA SELLOWIANA PINEAPPLE GUAVAHYMENSOSPORUM FLAVUM SWEETSHADEPLATANUS ACERIFOLIA LONDON PLANEQUERCUS RUBRA RED OAKQUERCUS HYPOLEUCOIDES SILVERLEAF OAKSHRUBSCOMMON NAMEAEONIUM CANARIENSE GIANT GREEN AEONIUMAGAVE CELSII 'NOVA' NOVA CENTURY PLANTALOE DISTANS JEWELED ALOEARCTOSTAPHYLOS X 'PACIFIC MIST' PACIFIC MIST MANZANITACALAMAGROSTIS FOLIOSA REED GRASSCAREX TUMULICOLA FOOTHILL SEDGECHONDROPETALUM TECTORUM 'EL CAMPO' EL CAMPO SMALL CAPE RUSHCRASSULA MULTICAVA CAPE PROVENCE PYGMYWEEDDICHONDRA ARGENTEA 'SILVER FALLS' SILVER FALLS DICHONDRADRYOPTERIS ARGUTA COASTAL WOOD FERNEUPHORBIA AMMAK CANDELABRA SPURGEFESTUCA CALIFORNICA CALIFORNIA FESCUEFICUS PUMILA CREEPING FIGHEUCHERA MAXIMA 'OPAL' OPAL ISLAND ALUM ROOTLOMANDRA LONGIFOLIA 'PLATINUM BEAUTY' VARIEGATED RUSHPARTHENOCISSUS X 'HACIENDA CREEPER' HACIENDA CREEPERSALVIA CHAMAEDRYOIDES MEXICAN BLUE SAGESALVIA CHIAPENSIS CHIAPAS SAGESANSEVIERIA TRIFASCIATA MOTHER-IN-LAW'S TONGUESEDUM MORGANIANUM BURRO'S TAILSEDUM RUPESTRE 'ANGELINA' ANGELINA SEDUMSENECIO MANDRALISCAE SENECIOTIBOUCHINA HETEROMALLA SILVERLEAVED PRINCESS FLOWERTRADESCANTIA PALLIDA PURPLE QUEEN SPIDERWORT8UPRR RIGHT-OF-WAYQTY.SIZE12 24" BOX12 24" BOX3 24" BOX10 24" BOX7 36" BOX6 36" BOX4 24" BOX1919190 8 16 321/16” = 1’-0” 24X36 SHEET2212 01 RS1227 OCTOBER 2022L11422 MONTEREY MIXED-USELANDSCAPE SITE PLANPage 91 of 151
02 4 81/4 SCALE 24X36 SHEET0248SCACCCLE24X36 SHEET21/4 SCSS2SCHZ-8BLDG 1789111019202421222212 01 RS1227 OCTOBER 2022L21422 MONTEREY MIXED-USELANDSCAPE PLAN - BUILDING 1 PLAZAPage 92 of 151
02 4 81/4 SCALE 24X36 SHEET00000000000000002221/4 SCALE22222222222244444444444448824X36 SHEETBLDG 267111312142312421222212 01 RS1227 OCTOBER 2022L31422 MONTEREY MIXED-USELANDSCAPE PLAN - BUILDING 2 PLAZAPage 93 of 151
EXISTING TREE TO BE REMOVEDEXISTING TREE TO REMAINTREE TAG NUMBERPALM STREETMONTEREY STREETCALIFORNIA BOULEVARD(E) BUILDING(E) BUILDING(E) BUILDINGNOT A PARTNOT A PARTNOT A PARTNOT A PARTNOT A PARTNOT A PARTUPRR RIGHT-OF-WAY(E) PARKING(E) PARKING48$17,7< (;,67,1*352326('352326('5(3/$&(0(175$7,2',6326,7,215(029(5(0$,10 8 16 321/16” = 1’-0” 24X36 SHEET2212 01 RS1227 OCTOBER 2022L41422 MONTEREY MIXED-USETREE PROTECTION PLANPage 94 of 151
ϭͮWĂŐĞ
:ƵůLJϭϳ͕ϮϬϮϮ
<ĞŶ>ŝƚnjŝŶŐĞƌ͕&K
^ĂŶ>ƵŝƐKďŝƐƉŽEŽŶͲƉƌŽĨŝƚ,ŽƵƐŝŶŐŽƌƉŽƌĂƚŝŽŶ
ϰϴϳ>ĞĨĨ^ƚƌĞĞƚ
^ĂŶ>ƵŝƐKďŝƐƉŽ͕ϵϯϰϬϭ
ŵĂŝů͗<>ŝƚnjŝŶŐĞƌΛŚĂƐůŽ͘ŽƌŐ
ŝŽůŽŐŝĐĂůZĞƐŽƵƌĐĞƐ^ƵŵŵĂƌLJĨŽƌƚŚĞϭϰϮϮDŽŶƚĞƌĞLJDŝdžĞĚͲhƐĞĨĨŽƌĚĂďůĞΘ^ĞŶŝŽƌ,ŽƵƐŝŶŐWƌŽũĞĐƚ
ϭϰϮϮDŽŶƚĞƌĞLJ^ƚƌĞĞƚ͕ŝƚLJŽĨ^ĂŶ>ƵŝƐKďŝƐƉŽ͕ĂůŝĨŽƌŶŝĂ
: ŶǀŝƌŽŶŵĞŶƚĂůŽŶƐƵůƚŝŶŐ;:ͿŝƐƉůĞĂƐĞĚƚŽƐƵďŵŝƚƚŚŝƐŝŽůŽŐŝĐĂůZĞƐŽƵƌĐĞƐ^ƵŵŵĂƌLJĨŽƌƚŚĞϭϰϮϮ
DŽŶƚĞƌĞLJDŝdžĞĚͲhƐĞWƌŽũĞĐƚůŽĐĂƚĞĚŽŶƐƐĞƐƐŽƌ͛ƐWĂƌĐĞůEƵŵďĞƌƐ;WEͿϬϬϭͲϭϯϳͲϬϭϱĂŶĚϬϬϭͲϭϯϳͲ
Ϭϭϯ͕ŝŶƚŚĞŝƚLJŽĨ^ĂŶ>ƵŝƐKďŝƐƉŽ͕ĂůŝĨŽƌŶŝĂ͘/ƚŝƐŽƵƌƵŶĚĞƌƐƚĂŶĚŝŶŐ^ĂŶ>ƵŝƐKďŝƐƉŽEŽŶͲƉƌŽĨŝƚ,ŽƵƐŝŶŐ
ŽƌƉŽƌĂƚŝŽŶŝŶƚĞŶĚƐƚŽƐƵďŵŝƚĂƌĞƋƵĞƐƚĨŽƌĂĚŝƐĐƌĞƚŝŽŶĂƌLJƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶĨƌŽŵƚŚĞŝƚLJŽĨ^ĂŶ>ƵŝƐ
KďŝƐƉŽ;ŝƚLJͿĚƵĞƚŽƚŚĞĞŶĐƌŽĂĐŚŵĞŶƚŝŶƚŽƚŚĞϮϬͲĨŽŽƚƐĞƚďĂĐŬĂƐƐŽĐŝĂƚĞĚǁŝƚŚĂĚƌĂŝŶĂŐĞĐŚĂŶŶĞůŽŶ
ƚŚĞƉƌŽƉĞƌƚLJ͘dŚŝƐŝŽůŽŐŝĐĂůZĞƐŽƵƌĐĞƐ^ƵŵŵĂƌLJǁĂƐƉƌĞƉĂƌĞĚƚŽĐŽŵƉůLJǁŝƚŚ^ĞĐƚŝŽŶϭϳ͘ϭϳ͘ϬϯϬŽĨƚŚĞ
ŝƚLJŽŶŝŶŐZĞŐƵůĂƚŝŽŶƐ͕ƌĞĞŬ^ĞƚďĂĐŬƐ͕ǁŚŝĐŚĞƐƚĂďůŝƐŚĞƐƐĞƚďĂĐŬĚŝƐƚĂŶĐĞƐĨŽƌĚŝĨĨĞƌĞŶƚĐůĂƐƐĞƐŽĨ
ĐƌĞĞŬƐŝŶƚŚĞŝƚLJůŝŵŝƚƐ͘
dŚŝƐƌĞƉŽƌƚĚŽĐƵŵĞŶƚƐƚŚĞĞdžŝƐƚŝŶŐĐŽŶĚŝƚŝŽŶƐŽĨƚŚĞĚƌĂŝŶĂŐĞĐŚĂŶŶĞůĂŶĚϭϬϬͲĨŽŽƚďƵĨĨĞƌ;ƐƐĞƐƐŵĞŶƚ
ƌĞĂͿ͕ŝĚĞŶƚŝĨŝĞƐƐĞŶƐŝƚŝǀĞďŝŽůŽŐŝĐĂůƌĞƐŽƵƌĐĞƐƚŚĂƚƌĞƉƌĞƐĞŶƚƉŽƚĞŶƚŝĂůĐŽŶƐƚƌĂŝŶƚƐĂƐƐŽĐŝĂƚĞĚǁŝƚŚĂ
ĚŝƐĐƌĞƚŝŽŶĂƌLJƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶ͕ĂŶĚƉƌŽǀŝĚĞƐƌĞĐŽŵŵĞŶĚĂƚŝŽŶƐƚŽĂĚĚƌĞƐƐĂŶLJƉŽƚĞŶƚŝĂůĐŽŶƐƚƌĂŝŶƚƐ
ĂƐƐŽĐŝĂƚĞĚǁŝƚŚƚŚĞƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶ͘
WƌŽũĞĐƚ>ŽĐĂƚŝŽŶĂŶĚĞƐĐƌŝƉƚŝŽŶ
dŚĞƉƌŽƉŽƐĞĚƉƌŽũĞĐƚŝƐůŽĐĂƚĞĚĂƚϭϰϮϮDŽŶƚĞƌĞLJ^ƚƌĞĞƚŝŶƚŚĞŝƚLJŽĨ^ĂŶ>ƵŝƐKďŝƐƉŽ͕ĂůŝĨŽƌŶŝĂĂŶĚ
ŚĂƐďĞĞŶĂƐƐŝŐŶĞĚWEϬϬϭͲϭϯϳͲϬϭϱĂŶĚϬϬϭͲϭϯϳͲϬϭϯ͘dŚĞƉĂƌĐĞůƐĂƌĞĚĞƉŝĐƚĞĚŽŶƚŚĞ^ĂŶ>ƵŝƐKďŝƐƉŽ͕
ĂůŝĨŽƌŶŝĂhŶŝƚĞĚ^ƚĂƚĞƐ'ĞŽůŽŐŝĐĂů^ƵƌǀĞLJ;h^'^Ϳϳ͘ϱͲŵŝŶƵƚĞƚŽƉŽŐƌĂƉŚŝĐƋƵĂĚƌĂŶŐůĞĂŶĚĂƌĞǁŝƚŚŝŶƚŚĞ
ĞŶƚƌĂůŽĂƐƚtĂƚĞƌƐŚĞĚ͕,LJĚƌŽůŽŐŝĐhŶŝƚŽĚĞEƵŵďĞƌϭϴϬϲϬϬϬϲ;h^'^͕E,͕ϮϬϮϮͿ͘
dŚĞƐƐĞƐƐŵĞŶƚƌĞĂŝƐƐƉĞĐŝĨŝĐĂůůLJůŽĐĂƚĞĚǁĞƐƚŽĨƚŚĞŝŶƚĞƌƐĞĐƚŝŽŶŽĨDŽŶƚĞƌĞLJ^ƚƌĞĞƚĂŶĚĂůŝĨŽƌŶŝĂ
ŽƵůĞǀĂƌĚ;ƉƉĞŶĚŝdžͿ͘dŚĞĂƉƉƌŽdžŝŵĂƚĞĐĞŶƚĞƌŽĨƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂŽŶƚŚĞƉƌŽƉĞƌƚLJŝƐ
ϯϱΣϭϳΖϭϬ͘ϱϲΗE͕ϭϮϬΣϯϵΖϭϴ͘ϱϲΗt;t'^ͲϴϰĚĂƚƵŵͿ͘dŚĞƉƌŽƉĞƌƚLJŝƐŝŶĂŶƵƌďĂŶůĂŶĚƐĐĂƉĞĂŶĚŝƐ
ƐƵƌƌŽƵŶĚĞĚďLJĞdžŝƐƚŝŶŐĐŽŵŵĞƌĐŝĂůĚĞǀĞůŽƉŵĞŶƚ͕ƌĞƐŝĚĞŶĐĞƐ͕ĂŶĚƉĂǀĞĚƌŽĂĚƐ͘
dŚĞƉƌŽƉŽƐĞĚŵŝdžĞĚͲƵƐĞƉƌŽũĞĐƚǁŝůůŝŶĐůƵĚĞϰ͕ϯϲϲƐƋƵĂƌĞĨŽŽƚŽĨĐŽŵŵĞƌĐŝĂůƐƉĂĐĞ͕ϰϰůŽǁͲŝŶĐŽŵĞ
ĨĂŵŝůLJƌĞƐŝĚĞŶƚŝĂůƵŶŝƚƐ;ďƵŝůĚŝŶŐϭͿ͕ϱϲƐĞŶŝŽƌƌĞƐŝĚĞŶƚŝĂůƵŶŝƚƐ;ďƵŝůĚŝŶŐϮͿ͕ƚǁŽƉĂůŵƐƚƌĞĞƚĚƵƉůĞdžĞƐ͕
ĂŶĚĂƉĂƌŬŝŶŐƐƚƌƵĐƚƵƌĞ͘ƵŝůĚŝŶŐϭǁŝůůŽĐĐƵƉLJĂĨŽŽƚƉƌŝŶƚŽĨϭϬ͕ϬϳϭƐƋƵĂƌĞĨĞĞƚ͕ďƵŝůĚŝŶŐϮǁŝůůŽĐĐƵƉLJĂ
ĨŽŽƚƉƌŝŶƚŽĨϴ͕ϬϰϲƐƋƵĂƌĞĨĞĞƚ͕ďŽƚŚĚƵƉůĞdžĞƐǁŝůůŽĐĐƵƉLJĂĐŽŵďŝŶĞĚĨŽŽƚƉƌŝŶƚŽĨϮ͕ϴϬϬƐƋƵĂƌĞĨĞĞƚ͕ĂŶĚ
ƚŚĞƉĂƌŬŝŶŐƐƚƌƵĐƚƵƌĞǁŝůůŽĐĐƵƉLJĂĨŽŽƚƉƌŝŶƚŽĨϭϭ͕ϵϲϲƐƋƵĂƌĞĨĞĞƚ͘
dŚĞŶŽƌƚŚĞĂƐƚĞƌŶĐŽƌŶĞƌŽĨďƵŝůĚŝŶŐϮǁŝůůĞŶĐƌŽĂĐŚŽŶƚŽƚŚĞϮϬͲĨŽŽƚƐĞƚďĂĐŬĂƐƐŽĐŝĂƚĞĚǁŝƚŚĂŶ
ƵŶŶĂŵĞĚĚƌĂŝŶĂŐĞĐŚĂŶŶĞůůŽĐĂƚĞĚŽŶƚŚĞŶŽƌƚŚĞƌŶďŽƵŶĚĂƌLJŽĨƚŚĞƉƌŽƉĞƌƚLJ͘
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ϮͮWĂŐĞ
DĞƚŚŽĚŽůŽŐLJ
dŚŝƐŝŽůŽŐŝĐĂůZĞƐŽƵƌĐĞƐ^ƵŵŵĂƌLJĐŽŶƐŝƐƚĞĚŽĨĂƌĞǀŝĞǁŽĨƌĞůĞǀĂŶƚůŝƚĞƌĂƚƵƌĞĨŽůůŽǁĞĚďLJĂ
ƌĞĐŽŶŶĂŝƐƐĂŶĐĞͲůĞǀĞůĨŝĞůĚƐƵƌǀĞLJ͘YƵĞƌŝĞƐŽĨƚŚĞĂůŝĨŽƌŶŝĂĞƉĂƌƚŵĞŶƚŽĨ&ŝƐŚĂŶĚtŝůĚůŝĨĞ;&tͿ
ĂůŝĨŽƌŶŝĂEĂƚƵƌĂůŝǀĞƌƐŝƚLJĂƚĂďĂƐĞ;EͿ;ϮϬϮϮͿ͕ĂŶĚƚŚĞĂůŝĨŽƌŶŝĂEĂƚŝǀĞWůĂŶƚ^ŽĐŝĞƚLJ;EW^Ϳ
KŶůŝŶĞ/ŶǀĞŶƚŽƌLJŽĨZĂƌĞĂŶĚ ŶĚĂŶŐĞƌĞĚWůĂŶƚƐŽĨĂůŝĨŽƌŶŝĂ;ϮϬϮϮͿǁĞƌĞĐŽŶĚƵĐƚĞĚƚŽŽďƚĂŝŶ
ĐŽŵƉƌĞŚĞŶƐŝǀĞŝŶĨŽƌŵĂƚŝŽŶƌĞŐĂƌĚŝŶŐƐƚĂƚĞĂŶĚĨĞĚĞƌĂůůLJůŝƐƚĞĚƐƉĞĐŝĞƐĂƐǁĞůůĂƐŽƚŚĞƌƐƉĞĐŝĂůƐƚĂƚƵƐ
ƐƉĞĐŝĞƐĐŽŶƐŝĚĞƌĞĚƚŽŚĂǀĞƉŽƚĞŶƚŝĂůƚŽŽĐĐƵƌǁŝƚŚŝŶϯͲŵŝůĞƐŽĨƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂ͘dŚŝƐǁĂƐ
ĚĞƚĞƌŵŝŶĞĚƚŽďĞĂƐƵĨĨŝĐŝĞŶƚƐĞĂƌĐŚƌĂĚŝƵƐĂƌŽƵŶĚƚŚĞƐŝƚĞƚŽŝĚĞŶƚŝĨLJƐƉĞĐŝĂůƐƚĂƚƵƐĂŶĚͬŽƌƐĞŶƐŝƚŝǀĞ
ƌĞƐŽƵƌĐĞƚŚĂƚĐŽƵůĚƉŽƚĞŶƚŝĂůůLJŽĐĐƵƌŽŶƚŚĞƉƌŽũĞĐƚƐŝƚĞ͘KƚŚĞƌƐŽƵƌĐĞƐŽĨŝŶĨŽƌŵĂƚŝŽŶĂďŽƵƚƚŚĞƐŝƚĞ
ŝŶĐůƵĚĞĚĂĞƌŝĂůƉŚŽƚŽŐƌĂƉŚƐ͕ƚŽƉŽŐƌĂƉŚŝĐŵĂƉƐ͕ŐĞŽůŽŐŝĐŵĂƉƐ͕ĐůŝŵĂƚŝĐĚĂƚĂ͕ĂŶĚƉƌŽũĞĐƚƉůĂŶƐ͘
/ŶĂĚĚŝƚŝŽŶ͕ƚŚĞĨŽůůŽǁŝŶŐƌĞƐŽƵƌĐĞƐǁĞƌĞƌĞǀŝĞǁĞĚĨŽƌŝŶĨŽƌŵĂƚŝŽŶĂďŽƵƚƚŚĞƉƌŽƉĞƌƚLJĂŶĚƌĞŐŝŽŶĂů
ǀŝĐŝŶŝƚLJ͗
xĞƌŝĂůƉŚŽƚŽŐƌĂƉŚƐŽĨƚŚĞƉƌŽƉĞƌƚLJĂŶĚǀŝĐŝŶŝƚLJ;'ŽŽŐůĞ ĂƌƚŚ͕ϮϬϮϮͿ͖
xh^&t^ƌŝƚŝĐĂů,ĂďŝƚĂƚWŽƌƚĂů;ϮϬϮϮĂͿ͖
xh͘^͘&ŝƐŚĂŶĚtŝůĚůŝĨĞ^ĞƌǀŝĐĞ;h^&t^Ϳ/WĂůŝƐƚŽĨĨĞĚĞƌĂůůLJůŝƐƚĞĚƐƉĞĐŝĞƐǁŝƚŚƉŽƚĞŶƚŝĂůƚŽŽĐĐƵƌ
ǁŝƚŚŝŶƚŚĞƉƌŽũĞĐƚƐŝƚĞĂŶĚǀŝĐŝŶŝƚLJ͕ŝŶĐůƵĚĞĚĂƐ;ϮϬϮϮďͿ͖
xh^&t^EĂƚŝŽŶĂůtĞƚůĂŶĚƐ/ŶǀĞŶƚŽƌLJKŶůŝŶĞtĞƚůĂŶĚƐDĂƉƉĞƌ;h^&t^͕ϮϬϮϮĐͿ͖ĂŶĚ
xEW^ĂůŝĨŽƌŶŝĂZĂƌĞWůĂŶƚZĂŶŬ;ZWZͿůŝƐƚŽĨƐĞŶƐŝƚŝǀĞƉůĂŶƚƐƉĞĐŝĞƐƌĞƉŽƌƚĞĚƚŽŽĐĐƵƌǁŝƚŚŝŶ
ƚŚĞ^ĂŶ>ƵŝƐKďŝƐƉŽ͕ĂůŝĨŽƌŶŝĂh^'^ϳ͘ϱͲŵŝŶƵƚĞƚŽƉŽŐƌĂƉŚŝĐƋƵĂĚƌĂŶŐůĞ;ϮϬϮϮͿ͖
ZĞŐƵůĂƚŽƌLJĂƵƚŚŽƌŝƚLJŽǀĞƌďŝŽůŽŐŝĐĂůƌĞƐŽƵƌĐĞƐŝƐƐŚĂƌĞĚďLJ&ĞĚĞƌĂů͕^ƚĂƚĞ͕ĂŶĚůŽĐĂůĂƵƚŚŽƌŝƚŝĞƐ͘WƌŝŵĂƌLJ
ĂƵƚŚŽƌŝƚLJĨŽƌƌĞŐƵůĂƚŝŽŶŽĨŐĞŶĞƌĂůďŝŽůŽŐŝĐĂůƌĞƐŽƵƌĐĞƐůŝĞƐǁŝƚŚŝŶƚŚĞůĂŶĚƵƐĞĐŽŶƚƌŽůĂŶĚƉůĂŶŶŝŶŐ
ĂƵƚŚŽƌŝƚLJŽĨůŽĐĂůũƵƌŝƐĚŝĐƚŝŽŶƐ;ŝŶƚŚŝƐŝŶƐƚĂŶĐĞ͕ƚŚĞŝƚLJŽĨ^ĂŶ>ƵŝƐKďŝƐƉŽͿ͘dŚĞƌĞĨŽƌĞ͕ƚŚĞĨŽůůŽǁŝŶŐ
ƌĞƐŽƵƌĐĞƐǁĞƌĞĂůƐŽƌĞǀŝĞǁĞĚ͗
xŝƚLJdƌĞĞWƌŽƚĞĐƚŝŽŶWŽůŝĐŝĞƐ
xŝƚLJŽŶŝŶŐZĞŐƵůĂƚŝŽŶƐ
xŽŶƐĞƌǀĂƚŝŽŶĂŶĚKƉĞŶ^ƉĂĐĞ ůĞŵĞŶƚ
:ƉƌŝŶĐŝƉĂůďŝŽůŽŐŝƐƚ:ĂŵŝĞĞƵƚƐĐŚĐŽŶĚƵĐƚĞĚĂĨŝĞůĚƌĞĐŽŶŶĂŝƐƐĂŶĐĞƐƵƌǀĞLJŽŶƉƌŝůϭϯ͕ϮϬϮϮ͘dŚĞ
ƐƵƌǀĞLJǁĂƐĐŽŶĚƵĐƚĞĚƚŽĚŽĐƵŵĞŶƚƚŚĞĞdžŝƐƚŝŶŐƐŝƚĞĐŽŶĚŝƚŝŽŶƐĂŶĚƚŽĞǀĂůƵĂƚĞƚŚĞƉŽƚĞŶƚŝĂůĨŽƌ
ƉƌĞƐĞŶĐĞŽĨƐĞŶƐŝƚŝǀĞďŝŽůŽŐŝĐĂůƌĞƐŽƵƌĐĞƐ͕ŝŶĐůƵĚŝŶŐƐĞŶƐŝƚŝǀĞƉůĂŶƚĂŶĚĂŶŝŵĂůƐƉĞĐŝĞƐ͕ƐĞŶƐŝƚŝǀĞƉůĂŶƚ
ĐŽŵŵƵŶŝƚŝĞƐ͕ƉŽƚĞŶƚŝĂůůLJũƵƌŝƐĚŝĐƚŝŽŶĂůŚLJĚƌŽůŽŐŝĐĨĞĂƚƵƌĞƐ͕ĂŶĚŚĂďŝƚĂƚĨŽƌŶĞƐƚŝŶŐďŝƌĚƐƉƌŽƚĞĐƚĞĚďLJ
&ĞĚĞƌĂůĂŶĚ^ƚĂƚĞůĂǁƐ͘
dŚĞŚĂďŝƚĂƚƌĞƋƵŝƌĞŵĞŶƚƐĨŽƌĞĂĐŚƌĞŐŝŽŶĂůůLJŽĐĐƵƌƌŝŶŐƐƉĞĐŝĂůƐƚĂƚƵƐƐƉĞĐŝĞƐǁĞƌĞĂƐƐĞƐƐĞĚĂŶĚ
ĐŽŵƉĂƌĞĚƚŽƚŚĞƚLJƉĞĂŶĚƋƵĂůŝƚLJŽĨƚŚĞŚĂďŝƚĂƚƐŽďƐĞƌǀĞĚŽŶƚŚĞƉƌŽƉĞƌƚLJĚƵƌŝŶŐƚŚĞĨŝĞůĚƐƵƌǀĞLJ͘
^ĞŶƐŝƚŝǀĞƐƉĞĐŝĞƐǁĞƌĞĞůŝŵŝŶĂƚĞĚĨƌŽŵĐŽŶƐŝĚĞƌĂƚŝŽŶĂƐŚĂǀŝŶŐƉŽƚĞŶƚŝĂůƚŽŽĐĐƵƌŽŶƐŝƚĞĚƵĞƚŽůĂĐŬŽĨ
ƐƵŝƚĂďůĞŚĂďŝƚĂƚ͕ůĂĐŬŽĨƐƵŝƚĂďůĞƐŽŝůƐͬƐƵďƐƚƌĂƚĞ͕ĂŶĚͬŽƌŬŶŽǁůĞĚŐĞŽĨƌĞŐŝŽŶĂůĚŝƐƚƌŝďƵƚŝŽŶ͘
ŶŝŶǀĞŶƚŽƌLJŽĨĂůůƉůĂŶƚĂŶĚĂŶŝŵĂůƐƉĞĐŝĞƐŽďƐĞƌǀĞĚǁĂƐĐŽŵƉŝůĞĚ;ƉƉĞŶĚŝdžͿ͘
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ϯͮWĂŐĞ
džŝƐƚŝŶŐŽŶĚŝƚŝŽŶƐ
dŚŝƐƐĞĐƚŝŽŶƐƵŵŵĂƌŝnjĞƐƚŚĞůŝƚĞƌĂƚƵƌĞƌĞǀŝĞǁĂŶĚĨŝĞůĚƐƵƌǀĞLJƌĞƐƵůƚƐ͘dŚĞƐƵŵŵĂƌLJŝŶĐůƵĚĞƐĂ
ĚĞƐĐƌŝƉƚŝŽŶŽĨǀĞŐĞƚĂƚŝŽŶĐŽŵŵƵŶŝƚŝĞƐͬůĂŶĚĐŽǀĞƌƚLJƉĞƐ͕ƐŽŝůƐ͕ŚLJĚƌŽůŽŐŝĐĨĞĂƚƵƌĞƐ͕ĂŶĚŐĞŶĞƌĂůǁŝůĚůŝĨĞ͘
sĞŐĞƚĂƚŝŽŶͬ>ĂŶĚŽǀĞƌdLJƉĞƐ
sĞŐĞƚĂƚŝŽŶĐŽŵŵƵŶŝƚŝĞƐůĂŶĚĐŽǀĞƌƚLJƉĞƐĚŽĐƵŵĞŶƚĞĚŝŶƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂŝŶĐůƵĚĞŶŽŶͲŶĂƚŝǀĞ
ĂŶŶƵĂůŐƌĂƐƐůĂŶĚ͕ďůĂĐŬďĞƌƌLJƐĐƌƵď͕ĂŶĚĚĞǀĞůŽƉĞĚͬůĂŶĚƐĐĂƉĞĚĂƌĞĂƐ͘sĞŐĞƚĂƚŝŽŶǁĂƐĐůĂƐƐŝĨŝĞĚĂŶĚ
ŵĂƉƉĞĚĚƵƌŝŶŐƚŚĞƉƌŝůϭϯ͕ϮϬϮϮƐƵƌǀĞLJƚŽĐŚĂƌĂĐƚĞƌŝnjĞƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂĂŶĚŝƐĚŝƐĐƵƐƐĞĚŝŶŵŽƌĞ
ĚĞƚĂŝůďĞůŽǁ͘ƉƉĞŶĚŝdžƉƌŽǀŝĚĞƐĂŵĂƉŽĨƚŚĞƐĞĨĞĂƚƵƌĞƐ͘
,ĂďŝƚĂƚĐŚĂƌĂĐƚĞƌŝnjĂƚŝŽŶƐǁĞƌĞďĂƐĞĚŽŶƚŚĞĐůĂƐƐŝĨŝĐĂƚŝŽŶƐLJƐƚĞŵƐƉƌĞƐĞŶƚĞĚŝŶDĂŶƵĂůŽĨĂůŝĨŽƌŶŝĂ
sĞŐĞƚĂƚŝŽŶ͕^ĞĐŽŶĚ ĚŝƚŝŽŶ;DsϮ͖^ĂǁLJĞƌĞƚĂů͕͘ϮϬϬϵͿĂŶĚWƌĞůŝŵŝŶĂƌLJĞƐĐƌŝƉƚŝŽŶŽĨdĞƌƌĞƐƚƌŝĂů
EĂƚƵƌĂůŽŵŵƵŶŝƚŝĞƐŽĨĂůŝĨŽƌŶŝĂ;,ŽůůĂŶĚ͕ϭϵϴϲͿ͖ďƵƚŚĂǀĞďĞĞŶŵŽĚŝĨŝĞĚƐůŝŐŚƚůLJƚŽŵŽƐƚĂĐĐƵƌĂƚĞůLJ
ƌĞĨůĞĐƚƚŚĞĞdžŝƐƚŝŶŐƐŝƚĞĐŽŶĚŝƚŝŽŶƐ͘ĂůŝĨŽƌŶŝĂsĞŐĞƚĂƚŝŽŶ;,ŽůůĂŶĚĂŶĚ<Ğŝů͕ϭϵϵϱͿĂŶĚĂůŝĨŽƌŶŝĂtŝůĚůŝĨĞ
,ĂďŝƚĂƚZĞůĂƚŝŽŶƐŚŝƉƐ;t,ZͿǁĞƌĞĂůƐŽƌĞĨĞƌĞŶĐĞĚĨŽƌĚĞƐĐƌŝďŝŶŐƚŚĞŚĂďŝƚĂƚƚLJƉĞƐŽŶƚŚĞƐƵďũĞĐƚ
ƉƌŽƉĞƌƚLJ͘WůĂŶƚƐƉĞĐŝĞƐŶŽŵĞŶĐůĂƚƵƌĞĂŶĚƚĂdžŽŶŽŵLJƵƐĞĚĨŽƌƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂĨŽůůŽǁƚƌĞĂƚŵĞŶƚƐ
ǁŝƚŚŝŶĂůĚǁŝŶĞƚĂů͘;ϮϬϭϮͿ͘
ŶŶƵĂů'ƌĂƐƐůĂŶĚ
ŶŶƵĂůŐƌĂƐƐůĂŶĚŽĐĐƵƌƐŽŶƚŚĞƐŽƵƚŚǁĞƐƚĞƌŶƐŝĚĞŽĨƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂ͘dŚŝƐǀĞŐĞƚĂƚŝŽŶĐŽŵŵƵŶŝƚLJ
ĚŝƐƉůĂLJƐĞǀŝĚĞŶĐĞŽĨĨƌĞƋƵĞŶƚĚŝƐƚƵƌďĂŶĐĞĂŶĚǀĞƌLJĨĞǁŶĂƚŝǀĞƉůĂŶƚƐǁĞƌĞŽďƐĞƌǀĞĚ͘EŽŶͲŶĂƚŝǀĞĂŶŶƵĂů
ŐƌĂƐƐĞƐĚŽŵŝŶĂƚĞĂŶĚŝŶĐůƵĚĞƐůĞŶĚĞƌǁŝůĚŽĂƚ;ǀĞŶĂďĂƌďĂƚĂͿ͕ĨŽdžƚĂŝůďƌŽŵĞ;ďƌŽŵƵƐŵĂĚƌŝƚĞŶƐŝƐͿ͕ĂŶĚ
ƌĞĚďƌŽŵĞ;ƌŽŵƵƐƌƵďĞŶƐͿ͘dŚŝƐĂƌĞĂƉƌŽǀŝĚĞƐŚĂďŝƚĂƚĨŽƌĂǀĂƌŝĞƚLJŽĨƐŵĂůůŵĂŵŵĂůƐ͕ŝŶĐůƵĚŝŶŐƉŽĐŬĞƚ
ŐŽƉŚĞƌ;dŚŽŵŽŵLJƐďŽƚƚĂĞͿĂŶĚĂůŝĨŽƌŶŝĂŐƌŽƵŶĚƐƋƵŝƌƌĞů;KƚŽƐƉĞƌŵŽƉŚŝůƵƐďĞĞĐŚĞLJŝͿ͘
dŚĞŶŽŶͲŶĂƚŝǀĞŐƌĂƐƐůĂŶĚŚĂďŝƚĂƚƚLJƉĞǁŝƚŚŝŶƚŚĞƐŝƚĞ͕ĂƐĚĞƐĐƌŝďĞĚďLJ,ŽůůĂŶĚ;ϭϵϴϲͿ͕ĐŽƌƌĞƐƉŽŶĚƐŵŽƐƚ
ĐůŽƐĞůLJǁŝƚŚƚŚĞƌŽŵƵƐ;ĚŝĂŶĚƌƵƐ͕ŚŽƌĚĞĂĐĞƵƐͿͲƌĂĐŚLJƉŽĚŝƵŵĚŝƐƚĂĐŚLJŽŶ,ĞƌďĂĐĞŽƵƐ^ĞŵŝͲEĂƚƵƌĂů
ůůŝĂŶĐĞĚĞƐĐƌŝďĞĚŝŶDsϮ;^ĂǁLJĞƌĞƚĂů͕͘ϮϬϬϵͿ͘
ůĂĐŬďĞƌƌLJ^ĐƌƵď
dŚĞďĂŶŬƐĂƌŽƵŶĚƚŚĞĐŚĂŶŶĞůĂƌĞĚŽŵŝŶĂƚĞĚďLJĞůŵůĞĂĨďƌĂŵďůĞ;ZƵďƵƐƵůŵŝĨŽůŝƵƐǀĂƌ͘ĂŶŽƉůŽƚŚLJƌƐƵƐͿ
ǁŝƚŚŝŶƚĞƌŵŝƚƚĞŶƚƚƌĞĞƐĂŶĚƐŚƌƵďƐĐŽŶƐŝƐƚŝŶŐŽĨ,ŝŵĂůĂLJĂŶďůĂĐŬďĞƌƌLJ;ZƵďƵƐĂƌŵĞŶŝĂĐƵƐͿĂŶĚƚƌĞĞŽĨ
ŚĞĂǀĞŶ;ŝůĂŶƚŚƵƐĂůƚŝƐƐŝŵĂͿ͘hŶĚĞƌƐƚŽƌLJŚĞƌďĂĐĞŽƵƐƐƉĞĐŝĞƐŚŝŐŚĞƌƵƉŽŶƚŚĞďĂŶŬŝŶĐůƵĚĞŶŽŶͲŶĂƚŝǀĞ
ŚĞƌďƐƐƵĐŚĂƐĐŽŵŵŽŶƐŽǁƚŚŝƐƚůĞ;^ŽŶĐŚƵƐŽůĞƌĂĐĞƵƐͿĂŶĚďƌŝƐƚůLJŽdžƚŽŶŐƵĞ;,ĞůŵŝŶƚŚŽƚŚĞĐĂĞĐŚŝŽŝĚĞƐͿ͘
>ŽǁĞƌŽŶƚŚĞďĂŶŬ͕ƵŵďƌĞůůĂƉůĂŶƚ;LJƉĞƌƵƐŝŶǀŽůƵĐƌĂƚƵƐͿĂŶĚƚĂůůĨůĂƚƐĞĚŐĞ;LJƉĞƌƵƐĞƌĂŐƌŽƐƚŝƐͿǁĞƌĞ
ĂůƐŽŽďƐĞƌǀĞĚ͘
dŚĞďůĂĐŬďĞƌƌLJŚĂďŝƚĂƚƚLJƉĞǁŝƚŚŝŶƚŚĞƐŝƚĞ͕ĂƐĚĞƐĐƌŝďĞĚďLJ,ŽůůĂŶĚ;ϭϵϴϲͿ͕ĐŽƌƌĞƐƉŽŶĚƐŵŽƐƚĐůŽƐĞůLJ
ǁŝƚŚƚŚĞZƵďƵƐĂƌŵĞŶŝĂĐƵƐͲ^ĞƐďĂŶŝĂƉƵŶŝĐĞĂͲ&ŝĐƵƐĐĂƌŝĐĂ^ŚƌƵďůĂŶĚ^ĞŵŝͲEĂƚƵƌĂůůůŝĂŶĐĞĚĞƐĐƌŝďĞĚ
ŝŶDsϮ;^ĂǁLJĞƌĞƚĂů͕͘ϮϬϬϵͿ͘
ĞǀĞůŽƉĞĚͬ>ĂŶĚƐĐĂƉĞĚ
ĞǀĞůŽƉĞĚͬůĂŶĚƐĐĂƉĞĚĂƌĞĂƐĂƌĞůĂƌŐĞůLJĚĞǀŽŝĚŽĨǀĞŐĞƚĂƚŝŽŶĂŶĚŝŶĐůƵĚĞƉĂƌŬŝŶŐůŽƚƐ͕ƌŽĂĚƐ͕ĂŶĚ
ƐƚƌƵĐƚƵƌĞƐ͘>ĂŶĚƐĐĂƉŝŶŐŝƐƉƌĞƐĞŶƚĂƌŽƵŶĚƚŚĞƉĞƌŝŵĞƚĞƌƐĂŶĚŝŶĐůƵĚĞƐůĂŶĚƐĐĂƉĞĚƚƌĞĞƐĂŶĚƐŚƌƵďƐƐƵĐŚ
ŽůĞĂŶĚĞƌ;EĞƌŝƵŵŽůĞĂŶĚĞƌͿ͕ďŽƚƚůĞďƌƵƐŚ;ĂůůŝƐƚĞŵŽŶĐŝƚƌŝŶƵƐͿ͕WĞƌƵǀŝĂŶƉĞƉƉĞƌƚƌĞĞƐ;^ĐŚŝŶƵƐŵŽůĞͿ͕
ĂŶĚĐŽĂƐƚůŝǀĞŽĂŬ;YƵĞƌĐƵƐĂŐƌŝĨŽůŝĂͿ͘
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ϰͮWĂŐĞ
ĞǀĞůŽƉĞĚĂƌĞĂƐĂƌĞŶŽƚĐůĂƐƐŝĨŝĞĚŝŶƚŚĞDsϮĐůĂƐƐŝĨŝĐĂƚŝŽŶƐLJƐƚĞŵ;^ĂǁLJĞƌĞƚĂů͕͘ϮϬϬϵͿŽƌƚŚĞ,ŽůůĂŶĚ
ĐůĂƐƐŝĨŝĐĂƚŝŽŶƐLJƐƚĞŵ;,ŽůůĂŶĚ͕ϭϵϴϲͿ͕ďƵƚĂƌĞŝŶĐůƵĚĞĚŝŶƚŚĞ&tt,ZĂƐhƌďĂŶ;DĂLJĞƌĂŶĚ
>ĂƵĚĞŶƐůĂLJĞƌ͕ϭϵϴϴͿ͘
^ŽŝůƐ
dŚĞEZ^tĞď^Žŝů^ƵƌǀĞLJĚĞůŝŶĞĂƚĞƐŽŶĞƐŽŝůŵĂƉƵŶŝƚǁŝƚŚŝŶƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂ͗ŽŶĐĞƉĐŝŽŶůŽĂŵ͕ϱ
ƚŽϵƉĞƌĐĞŶƚƐůŽƉĞƐ;h^ͲEZ^ϮϬϮϮͿ͘dŚŝƐŵŽĚĞƌĂƚĞůLJǁĞůůĚƌĂŝŶĞĚƐŽŝůĐŽŶƐŝƐƚƐŽĨĂůůƵǀŝƵŵĚĞƌŝǀĞĚ
ĨƌŽŵƐĞĚŝŵĞŶƚĂƌLJƌŽĐŬ͘ĞƉƚŚƚŽƚŚĞǁĂƚĞƌƚĂďůĞŝƐŵŽƌĞƚŚĂŶϴϬŝŶĐŚĞƐĂŶĚƚŚĞƐĞƐŽŝůƚLJƉĞƐŚĂǀĞĂ
ƌƵŶŽĨĨĐůĂƐƐŽĨǀĞƌLJŚŝŐŚ͘^ŝƚĞͲƐƉĞĐŝĨŝĐƐŽŝůŽďƐĞƌǀĂƚŝŽŶƐĂƌĞŐĞŶĞƌĂůůLJĐŽŶƐŝƐƚĞŶƚǁŝƚŚƚŚŽƐĞŵĂƉƉĞĚďLJ
ƚŚĞEZ^tĞď^Žŝů^ƵƌǀĞLJ͘
,LJĚƌŽůŽŐŝĐ&ĞĂƚƵƌĞƐ
ŶĂďŽǀĞͲŐƌŽƵŶĚŽƉĞŶĐŚĂŶŶĞůĞŶƚĞƌƐƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂǀŝĂĂŶƵŶĚĞƌŐƌŽƵŶĚďŽdžĐƵůǀĞƌƚĂŶĚŝƐŽƉĞŶ
ĨŽƌĂƉƉƌŽdžŝŵĂƚĞůLJϯϱĨĞĞƚƉƌŝŽƌƚŽĞŶƚĞƌŝŶŐĂŶŽƚŚĞƌďŽdžĐƵůǀĞƌƚĂŶĚƌƵŶŶŝŶŐďĞůŽǁŐƌŽƵŶĚ͘KƵƚƐŝĚĞƚŚĞ
ƐƐĞƐƐŵĞŶƚƌĞĂ͕ƚŚĞĐŚĂŶŶĞůĐŽŶŶĞĐƚƐƚŽƚŚĞŝƚLJ͛ƐŵĂŝŶůŝŶĞǁŚŝĐŚƌƵŶƐĚŽǁŶDŽŶƚĞƌĞLJ^ƚƌĞĞƚ͘/ƚŝƐ
ĂƐƐƵŵĞĚƚŚĞŵĂŝŶůŝŶĞĞǀĞŶƚƵĂůůLJĐŽŶŶĞĐƚƐƚŽ^ĂŶ>ƵŝƐKďŝƐƉŽƌĞĞŬ͘
dŚĞĂďŽǀĞͲŐƌŽƵŶĚĐŚĂŶŶĞůƐĞĐƚŝŽŶƐŚŽǁƐĞǀŝĚĞŶĐĞŽĨƉĂƐƚŚƵŵĂŶĂůƚĞƌĂƚŝŽŶ͕ŝŶĐůƵĚŝŶŐďĂŶŬƐ
ƐƚĂďŝůŝnjĂƚŝŽŶĂĐƚŝǀŝƚŝĞƐĂŶĚǀĞŐĞƚĂƚŝŽŶƚƌŝŵŵŝŶŐͬƌĞŵŽǀĂů͘ƵĞƚŽƚŚĞƉƌĞƐĞŶĐĞŽĨĂƌŽĐŬLJƐƵďƐƚƌĂƚĞ͕
ǀĞŐĞƚĂƚŝŽŶŝƐƐƉĂƌƐĞǁŝƚŚŝŶƚŚĞďĞĚŽĨƚŚĞĐŚĂŶŶĞů͘tĂƚĞƌŝŶƚŚĞĐŚĂŶŶĞůŝƐƉƌĞĚŽŵŝŶĂƚĞůLJĨĞĚďLJƵƌďĂŶ
ĚĞǀĞůŽƉŵĞŶƚƌƵŶŽĨĨ͕ůĂŶĚƐĐĂƉŝŶŐ͕ĂŶĚƐƚŽƌŵǁĂƚĞƌƌƵŶŽĨĨƵƉƐůŽƉĞŽĨƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂ͘dŚĞĐŚĂŶŶĞů
ŝƐŵĂƉƉĞĚĂŶ͞ŽƉĞŶĐŚĂŶŶĞů͟ŝŶƚŚĞŝƚLJ͛Ɛ^ƚŽƌŵƌĂŝŶhƚŝůŝƚLJ'ƌŝĚDĂƉĂŶĚŝƐƉĂƌƚŽĨƚŚĞŝƚLJ͛ƐD^ϰ
ǁŚŝĐŚƉƌŝŵĂƌŝůLJĨůŽǁƐƵŶĚĞƌŐƌŽƵŶĚ͘
dŚĞǁŝĚƚŚŽĨƚŚĞůŽǁͲĨůŽǁĐŚĂŶŶĞůƌĂŶŐĞƐĨƌŽŵƚŚƌĞĞƚŽƐŝdžĨĞĞƚ͕ǁŝƚŚĂŶĂǀĞƌĂŐĞĚĞƉƚŚŽĨƚŚƌĞĞŝŶĐŚĞƐ͘
KƌĚŝŶĂƌLJŚŝŐŚͲǁĂƚĞƌŵĂƌŬ;K,tDͿŝŶĚŝĐĂƚŽƌƐŝŶĐůƵĚĞĂďƌĞĂŬŝŶďĂŶŬƐůŽƉĞ͕ĐŚĂŶŐĞŝŶǀĞŐĞƚĂƚŝŽŶĐŽǀĞƌ͕
ĐŚĂŶŐĞŝŶĂǀĞƌĂŐĞƐĞĚŝŵĞŶƚƚĞdžƚƵƌĞ͕ĂŶĚƚŚĞƉƌĞƐĞŶĐĞŽĨďĞĚĂŶĚďĂŶŬ͘tĞƚůĂŶĚǀĞŐĞƚĂƚŝŽŶ͕ŚLJĚƌŝĐ
ƐŽŝůƐ͕ĂŶĚǁĞƚůĂŶĚŚLJĚƌŽůŽŐLJǁĞƌĞĂůůĚŽĐƵŵĞŶƚĞĚŝŶƚŚĞĐŚĂŶŶĞů͘
dŚĞĐŚĂŶŶĞůŵĂLJďĞĐŽŶƐŝĚĞƌĞĚǁĂƚĞƌƐŽĨƚŚĞh͘^͘ƵŶĚĞƌůĞĂŶtĂƚĞƌĐƚ^ĞĐƚŝŽŶƐϰϬϰĂŶĚϰϬϭ͕ĂŶĚ
ĐŽƵůĚďĞƐƵďũĞĐƚƚŽh^ ĂŶĚZtYũƵƌŝƐĚŝĐƚŝŽŶƐ͘dŚĞĐŚĂŶŶĞůĐŽŶƚĂŝŶƐĂĚĞĨŝŶĞĚďĞĚĂŶĚďĂŶŬĂƐ
ǁĞůůĂƐƌŝƉĂƌŝĂŶƵŶĚĞƌƐƚŽƌLJ͖ƚŚĞƌĞĨŽƌĞ͕ŝƚŵĂLJĂůƐŽďĞƐƵďũĞĐƚƚŽ&tũƵƌŝƐĚŝĐƚŝŽŶǁŚŝĐŚŝŶĐůƵĚĞƐƚŚĞ
ĐŚĂŶŶĞůĂŶĚƌŝƉĂƌŝĂŶŚĂďŝƚĂƚƐƵƉƚŽƚŚĞƚŽƉŽĨƚŚĞďĂŶŬ͘
^ĞŶƐŝƚŝǀĞZĞƐŽƵƌĐĞƐ
>ŽĐĂů͕ƐƚĂƚĞ͕ĂŶĚĨĞĚĞƌĂůĂŐĞŶĐŝĞƐƌĞŐƵůĂƚĞƐƉĞĐŝĂůƐƚĂƚƵƐƐƉĞĐŝĞƐĂŶĚŽƚŚĞƌƐĞŶƐŝƚŝǀĞƌĞƐŽƵƌĐĞƐĂŶĚ
ƌĞƋƵŝƌĞĂŶĂƐƐĞƐƐŵĞŶƚŽĨƚŚĞŝƌƉƌĞƐĞŶĐĞŽƌƉŽƚĞŶƚŝĂůƉƌĞƐĞŶĐĞƚŽďĞĐŽŶĚƵĐƚĞĚŽŶͲƐŝƚĞƉƌŝŽƌƚŽƚŚĞ
ĂƉƉƌŽǀĂůŽĨĂŶLJƉƌŽƉŽƐĞĚĚĞǀĞůŽƉŵĞŶƚŽŶĂƉƌŽƉĞƌƚLJ͘dŚŝƐƐĞĐƚŝŽŶĚŝƐĐƵƐƐĞƐƐĞŶƐŝƚŝǀĞƌĞƐŽƵƌĐĞƐŝŶƚŚĞ
ƌĞŐŝŽŶĂůǀŝĐŝŶŝƚLJĂŶĚĞǀĂůƵĂƚĞƐƚŚĞƉŽƚĞŶƚŝĂůĨŽƌƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂƚŽƐƵƉƉŽƌƚŽƚŚĞƌƐĞŶƐŝƚŝǀĞ
ƌĞƐŽƵƌĐĞƐ͘ƐƐĞƐƐŵĞŶƚƐĨŽƌƚŚĞƉŽƚĞŶƚŝĂůŽĐĐƵƌƌĞŶĐĞŽĨƐƉĞĐŝĂůƐƚĂƚƵƐƐƉĞĐŝĞƐĂƌĞďĂƐĞĚƵƉŽŶŬŶŽǁŶ
ƌĂŶŐĞƐ͕ŚĂďŝƚĂƚĂŶĚͬŽƌƐŽŝůƌĞƋƵŝƌĞŵĞŶƚƐĨŽƌƚŚĞƐƉĞĐŝĞƐ͕ƐƉĞĐŝĞƐŽĐĐƵƌƌĞŶĐĞƌĞĐŽƌĚƐĨƌŽŵƚŚĞE͕
ƐƉĞĐŝĞƐŽĐĐƵƌƌĞŶĐĞƌĞĐŽƌĚƐĨƌŽŵŽƚŚĞƌƐŝƚĞƐŝŶƚŚĞǀŝĐŝŶŝƚLJŽĨƚŚĞƉƌŽũĞĐƚƐŝƚĞĂŶĚƚŚĞĐŽŶĚŝƚŝŽŶŽĨ
ŚĂďŝƚĂƚƐƉƌĞƐĞŶƚŽŶƚŚĞƉƌŽƉĞƌƚLJ͘
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ϱͮWĂŐĞ
^ƉĞĐŝĂů^ƚĂƚƵƐWůĂŶƚ^ƉĞĐŝĞƐ
^ƉĞĐŝĂůƐƚĂƚƵƐƉůĂŶƚƐƉĞĐŝĞƐĂƌĞĚĞĨŝŶĞĚĂƐƚŚĞĨŽůůŽǁŝŶŐ͗
xWůĂŶƚƐůŝƐƚĞĚŽƌƉƌŽƉŽƐĞĚĨŽƌůŝƐƚŝŶŐĂƐƚŚƌĞĂƚĞŶĞĚŽƌĞŶĚĂŶŐĞƌĞĚƵŶĚĞƌƚŚĞ&ĞĚĞƌĂů ŶĚĂŶŐĞƌĞĚ
^ƉĞĐŝĞƐĐƚ;& ^Ϳ;ϱϬŽĚĞŽĨ&ĞĚĞƌĂůZĞŐƵůĂƚŝŽŶƐ&Z^ĞĐƚŝŽŶϭϳ͘ϭϮĨŽƌůŝƐƚĞĚƉůĂŶƚƐĂŶĚ
ǀĂƌŝŽƵƐŶŽƚŝĐĞƐŝŶƚŚĞ&ĞĚĞƌĂůZĞŐŝƐƚĞƌĨŽƌƉƌŽƉŽƐĞĚƐƉĞĐŝĞƐͿ͘
xWůĂŶƚƐƚŚĂƚĂƌĞĐĂŶĚŝĚĂƚĞƐĨŽƌƉŽƐƐŝďůĞĨƵƚƵƌĞůŝƐƚŝŶŐĂƐƚŚƌĞĂƚĞŶĞĚŽƌĞŶĚĂŶŐĞƌĞĚƵŶĚĞƌƚŚĞ
& ^͘
xWůĂŶƚƐƚŚĂƚŵĞĞƚƚŚĞĚĞĨŝŶŝƚŝŽŶƐŽĨƌĂƌĞŽƌĞŶĚĂŶŐĞƌĞĚƐƉĞĐŝĞƐƵŶĚĞƌƚŚĞĂůŝĨŽƌŶŝĂ
ŶǀŝƌŽŶŵĞŶƚĂůYƵĂůŝƚLJĐƚ; YͿ;^ƚĂƚĞ Y'ƵŝĚĞůŝŶĞƐ^ĞĐƚŝŽŶϭϱϯϴϬͿ͘
xWůĂŶƚƐĐŽŶƐŝĚĞƌĞĚďLJEW^ƚŽďĞ͞ƌĂƌĞ͕ƚŚƌĞĂƚĞŶĞĚ͕ŽƌĞŶĚĂŶŐĞƌĞĚ͟ŝŶĂůŝĨŽƌŶŝĂ;EW^ZĂŶŬƐ
ϭ͕ϭ͕Ϯ͕ĂŶĚϮͿ͘
xWůĂŶƚƐůŝƐƚĞĚŽƌƉƌŽƉŽƐĞĚĨŽƌůŝƐƚŝŶŐďLJƚŚĞ^ƚĂƚĞŽĨĂůŝĨŽƌŶŝĂĂƐƚŚƌĞĂƚĞŶĞĚŽƌĞŶĚĂŶŐĞƌĞĚƵŶĚĞƌ
ƚŚĞĂůŝĨŽƌŶŝĂ ŶĚĂŶŐĞƌĞĚ^ƉĞĐŝĞƐĐƚ; ^Ϳ;ϭϰĂůŝĨŽƌŶŝĂŽĚĞŽĨZĞŐƵůĂƚŝŽŶƐZ^ĞĐƚŝŽŶ
ϲϳϬ͘ϱͿ͘
xWůĂŶƚƐůŝƐƚĞĚƵŶĚĞƌƚŚĞĂůŝĨŽƌŶŝĂEĂƚŝǀĞWůĂŶƚWƌŽƚĞĐƚŝŽŶĐƚ;ĂůŝĨŽƌŶŝĂ&ŝƐŚĂŶĚ'ĂŵĞŽĚĞ
^ĞĐƚŝŽŶϭϵϬϬĞƚƐĞƋ͘Ϳ͘
xWůĂŶƚƐĐŽŶƐŝĚĞƌĞĚƐĞŶƐŝƚŝǀĞ͕ƌĂƌĞ͕ŽƌŽƚŚĞƌǁŝƐĞƉƌŽƚĞĐƚĞĚďLJůŽĐĂůĂŐĞŶĐŝĞƐŽƌũƵƌŝƐĚŝĐƚŝŽŶƐ
EŽƐƉĞĐŝĂůƐƚĂƚƵƐƉůĂŶƚƐǁĞƌĞŽďƐĞƌǀĞĚŝŶƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂĚƵƌŝŶŐƚŚĞĨŝĞůĚƐƵƌǀĞLJ͘dŚĞƌĞĂƌĞ
ŵƵůƚŝƉůĞEŽĐĐƵƌƌĞŶĐĞƐŽĨƐƉĞĐŝĂůƐƚĂƚƵƐƉůĂŶƚƐŝŶƚŚĞƌĞŐŝŽŶĂůǀŝĐŝŶŝƚLJŽĨƚŚĞƉƌŽƉĞƌƚLJ͖ŚŽǁĞǀĞƌ͕
ƚŚĞĚŝƐƚƵƌďĞĚŶĂƚƵƌĞŽĨƚŚĞƐŝƚĞĚŽĞƐŶŽƚƉƌŽǀŝĚĞƐƵŝƚĂďůĞŚĂďŝƚĂƚĨŽƌĂŶLJŽĨƚŚĞƐƉĞĐŝĂůƐƚĂƚƵƐƉůĂŶƚƐ
ŬŶŽǁŶƚŽŽĐĐƵƌ͘ƵĞƚŽƚŚĞůĂĐŬŽĨƐƵŝƚĂďůĞŚĂďŝƚĂƚ͕ŝŵƉůĞŵĞŶƚĂƚŝŽŶŽĨĂĐƌĞĞŬƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶǁŽƵůĚ
ŶŽƚƌĞƐƵůƚŝŶĂĚĚŝƚŝŽŶĂůŝŵƉĂĐƚƐƚŽƐƉĞĐŝĂůƐƚĂƚƵƐƉůĂŶƚƐ͘
^ƉĞĐŝĂů^ƚĂƚƵƐtŝůĚůŝĨĞ^ƉĞĐŝĞƐ
^ƉĞĐŝĂůƐƚĂƚƵƐĂŶŝŵĂůƐƉĞĐŝĞƐĂƌĞĚĞĨŝŶĞĚĂƐƚŚĞĨŽůůŽǁŝŶŐ͗
xŶŝŵĂůƐůŝƐƚĞĚŽƌƉƌŽƉŽƐĞĚĨŽƌůŝƐƚŝŶŐĂƐƚŚƌĞĂƚĞŶĞĚŽƌĞŶĚĂŶŐĞƌĞĚƵŶĚĞƌƚŚĞ& ^;ϱϬ&Zϭϳ͘ϭϭ
ĨŽƌůŝƐƚĞĚĂŶŝŵĂůƐĂŶĚǀĂƌŝŽƵƐŶŽƚŝĐĞƐŝŶƚŚĞ&ĞĚĞƌĂůZĞŐŝƐƚĞƌĨŽƌƉƌŽƉŽƐĞĚƐƉĞĐŝĞƐͿ͘
xŶŝŵĂůƐƚŚĂƚĂƌĞĐĂŶĚŝĚĂƚĞƐĨŽƌƉŽƐƐŝďůĞĨƵƚƵƌĞůŝƐƚŝŶŐĂƐƚŚƌĞĂƚĞŶĞĚŽƌĞŶĚĂŶŐĞƌĞĚƵŶĚĞƌƚŚĞ
& ^͘
xŶŝŵĂůƐƉƌŽƚĞĐƚĞĚƵŶĚĞƌƚŚĞDŝŐƌĂƚŽƌLJŝƌĚdƌĞĂƚLJĐƚ;ϭϲhŶŝƚĞĚ^ƚĂƚĞƐŽĚĞh^^ĞĐƚŝŽŶ
ϳϬϯͲϳϭϭͿĂŶĚƚŚĞĂůĚĂŶĚ'ŽůĚĞŶ ĂŐůĞWƌŽƚĞĐƚŝŽŶĐƚ;ϭϲh^^ĞĐƚŝŽŶϲϲϴͿ͘
xŶŝŵĂůƐƚŚĂƚŵĞĞƚƚŚĞĚĞĨŝŶŝƚŝŽŶƐŽĨƌĂƌĞŽƌĞŶĚĂŶŐĞƌĞĚƐƉĞĐŝĞƐƵŶĚĞƌ Y;^ƚĂƚĞ Y
'ƵŝĚĞůŝŶĞƐ^ĞĐƚŝŽŶϭϱϯϴϬͿ͘
xŶŝŵĂůƐůŝƐƚĞĚŽƌƉƌŽƉŽƐĞĚĨŽƌůŝƐƚŝŶŐďLJƚŚĞ^ƚĂƚĞŽĨĂůŝĨŽƌŶŝĂĂƐƚŚƌĞĂƚĞŶĞĚĂŶĚĞŶĚĂŶŐĞƌĞĚ
ƵŶĚĞƌƚŚĞ ^;ϭϰZϲϳϬ͘ϱͿ͘
xŶŝŵĂůƐƉĞĐŝĞƐŽĨƐƉĞĐŝĂůĐŽŶĐĞƌŶƚŽ&t͘
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ϲͮWĂŐĞ
xŶŝŵĂůƐƉĞĐŝĞƐƚŚĂƚĂƌĞĨƵůůLJƉƌŽƚĞĐƚĞĚŝŶĂůŝĨŽƌŶŝĂ;ĂůŝĨŽƌŶŝĂ&ŝƐŚĂŶĚ'ĂŵĞŽĚĞ͕ƐĞĐƚŝŽŶƐ
ϯϱϭϭďŝƌĚƐ͕ϰϳϬϬŵĂŵŵĂůƐ͕ĂŶĚϱϬϱϬƌĞƉƚŝůĞƐĂŶĚĂŵƉŚŝďŝĂŶƐͿ͘
xEĂƚŝǀĞďŝƌĚƐ͕ŶĞƐƚƐ͕ĂŶĚĞŐŐƐƵŶĚĞƌĂůŝĨŽƌŶŝĂ&ŝƐŚĂŶĚ'ĂŵĞŽĚĞƐĞĐƚŝŽŶƐϯϱϬϯĂŶĚϯϱϬϯ͘ϱ
EŽƐƉĞĐŝĂůƐƚĂƚƵƐĂŶŝŵĂůƐ͕ŽƌƐŝŐŶƚŚĞƌĞŽĨ͕ǁĞƌĞĚŽĐƵŵĞŶƚĞĚŝŶƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂĚƵƌŝŶŐƚŚĞĨŝĞůĚ
ƐƵƌǀĞLJ͘dŚĞŽƉĞŶĐŚĂŶŶĞůĐŽŶƚĂŝŶƐŵĂƌŐŝŶĂůůLJƐƵŝƚĂďůĞŚĂďŝƚĂƚĨŽƌƚŚĞĨŽůůŽǁŝŶŐƐƉĞĐŝĂůƐƚĂƚƵƐƌĞƉƚŝůĞƐ
ĂŶĚĂŵƉŚŝďŝĂŶƐŬŶŽǁŶƚŽŽĐĐƵƌŝŶƚŚĞƌĞŐŝŽŶĂůǀŝĐŝŶŝƚLJ͘
xĂůŝĨŽƌŶŝĂƌĞĚͲůĞŐŐĞĚĨƌŽŐ;ZĂŶĂĚƌĂLJƚŽŶŝŝͿʹ&ĞĚĞƌĂůdŚƌĞĂƚĞŶĞĚĂŶĚ^ƚĂƚĞ^ƉĞĐŝĞƐŽĨ^ƉĞĐŝĂů
ŽŶĐĞƌŶ
xtĞƐƚĞƌŶƉŽŶĚƚƵƌƚůĞ;ĐƚŝŶĞŵLJƐ;с ŵLJƐͿŵĂƌŵŽƌĂƚĂͿʹ^ƚĂƚĞ^ƉĞĐŝĞƐŽĨ^ƉĞĐŝĂůŽŶĐĞƌŶ
xŽĂƐƚƌĂŶŐĞŶĞǁƚ;dĂƌŝĐŚĂƚŽƌŽƐĂͿʹ^ƚĂƚĞ^ƉĞĐŝĞƐŽĨ^ƉĞĐŝĂůŽŶĐĞƌŶ
dŚĞĐŚĂŶŶĞůĚŽĞƐŶŽƚĐŽŶƚĂŝŶƐƵŝƚĂďůĞďƌĞĞĚŝŶŐŚĂďŝƚĂƚĨŽƌƚŚĞƐĞƐƉĞĐŝĞƐĂŶĚƚŚĞƌĞŝƐŶŽƌŝƉĂƌŝĂŶ
ĐŽƌƌŝĚŽƌĐŽŶŶĞĐƚŝŶŐƚŚĞĂďŽǀĞͲŐƌŽƵŶĚĐŚĂŶŶĞůƐĞĐƚŝŽŶƚŽƐƵŝƚĂďůĞďƌĞĞĚŝŶŐŚĂďŝƚĂƚ͘dŚĞƌĞĨŽƌĞ͕ƚŚĞ
ƉŽƚĞŶƚŝĂůĨŽƌŽĐĐƵƌƌĞŶĐĞŝƐǀĞƌLJůŽǁ͘/ĨƚŚĞƐĞƐƉĞĐŝĞƐǁĞƌĞƚŽŽĐĐƵƌ͕ƚŚĞƉŽƚĞŶƚŝĂůĨŽƌŽĐĐƵƌƌĞŶĐĞŝƐ
ůŝŵŝƚĞĚƚŽƚŚĞĐŚĂŶŶĞůĂŶĚƐƵƌƌŽƵŶĚŝŶŐǀĞŐĞƚĂƚŝŽŶǁŚŝĐŚĐŽƵůĚƉƌŽǀŝĚĞĨŽƌĂŐŝŶŐĂŶĚͬŽƌďĂƐŬŝŶŐŚĂďŝƚĂƚ͘
&ŽƌĂŐŝŶŐĂŶĚďĂƐŬŝŶŐŚĂďŝƚĂƚĂƌĞŶŽƚĂŶƚŝĐŝƉĂƚĞĚƚŽďĞĂĨĨĞĐƚĞĚĂƐƚŚĞĐŚĂŶŶĞůĂŶĚƐƵƌƌŽƵŶĚŝŶŐƌŝƉĂƌŝĂŶ
ǀĞŐĞƚĂƚŝŽŶŽĐĐƵƌŽƵƚƐŝĚĞƚŚĞĚŝƐƚƵƌďĂŶĐĞĨŽŽƚƉƌŝŶƚ͘WƌŽũĞĐƚƌĞůĂƚĞĚĚŝƐƚƵƌďĂŶĐĞĂƐƐŽĐŝĂƚĞĚǁŝƚŚ
ĐŽŶƐƚƌƵĐƚŝŽŶŽĨƵŝůĚŝŶŐϮǁŝůůŽĐĐƵƌƵƉƚŽƚŚĞĐƵƌďďŽƌĚĞƌŝŶŐƚŚĞƉĂƌŬŝŶŐůŽƚŽŶƚŚĞƐŽƵƚŚǁĞƐƚƐŝĚĞŽĨ
ƚŚĞĐŚĂŶŶĞů͘dŚĞƉĂƌŬŝŶŐůŽƚĚŽĞƐŶŽƚĐŽŶƚĂŝŶƐƵŝƚĂďůĞŚĂďŝƚĂƚĨŽƌƚŚĞƐĞƐƉĞĐŝĞƐ͘dŚĞƌĞĨŽƌĞ͕ŶŽĚŝƌĞĐƚ
ŝŵƉĂĐƚƐƚŽƉŽƚĞŶƚŝĂůůLJƐƵŝƚĂďůĞĨŽƌĂŐŝŶŐŽƌďĂƐŬŝŶŐŚĂďŝƚĂƚĂƌĞĞdžƉĞĐƚĞĚ͘/ŶĚŝƌĞĐƚŝŵƉĂĐƚƐƚŽƉŽƚĞŶƚŝĂů
ĨŽƌĂŐŝŶŐŚĂďŝƚĂƚĂŶĚǁĂƚĞƌƋƵĂůŝƚLJǁŝůůďĞĂǀŽŝĚĞĚǁŝƚŚƚŚĞŝŵƉůĞŵĞŶƚĂƚŝŽŶŽĨǀŽŝĚĂŶĐĞĂŶĚ
DŝŶŝŵŝnjĂƚŝŽŶZĞĐŽŵŵĞŶĚĂƚŝŽŶϮĚĞƐĐƌŝďĞĚďĞůŽǁ͘
dŚĞƌĞŵĂŝŶŝŶŐƐƉĞĐŝĞƐĚŽĐƵŵĞŶƚĞĚďLJƚŚĞEǁŝƚŚŝŶƚŚĞƌĞŐŝŽŶĂůǀŝĐŝŶŝƚLJŚĂǀĞŚŝŐŚůLJƐƉĞĐŝĂůŝnjĞĚ
ŚĂďŝƚĂƚƌĞƋƵŝƌĞŵĞŶƚƐƚŚĂƚĂƌĞŶŽƚƉƌĞƐĞŶƚŝŶƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂ͘dŚŝƐĐŽŶĐůƵƐŝŽŶŝƐďĂƐĞĚƵƉŽŶŬŶŽǁŶ
ƌĂŶŐĞƐ͕ŚĂďŝƚĂƚƉƌĞĨĞƌĞŶĐĞƐĨŽƌƚŚĞƐƉĞĐŝĞƐ͕ĂŶĚƐƉĞĐŝĞƐŽĐĐƵƌƌĞŶĐĞƌĞĐŽƌĚƐŝŶƚŚĞǀŝĐŝŶŝƚLJŽĨƚŚĞ
ƉƌŽƉĞƌƚLJĨƌŽŵƚŚĞE͘
EĞƐƚŝŶŐŝƌĚƐ
EŽůĂƌŐĞƚƌĞĞƐƐƵŝƚĂďůĞĨŽƌƌĂƉƚŽƌŶĞƐƚŝŶŐŽƌƌŽŽƐƚŝŶŐďĂƚƐǁĞƌĞŽďƐĞƌǀĞĚǁŝƚŚŝŶƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂ͘/Ŷ
ĂĚĚŝƚŝŽŶ͕ŶŽĚĞƉŝůĂƚĞĚƐƚƌƵĐƚƵƌĞƐƉŽƚĞŶƚŝĂůůLJƐƵŝƚĂďůĞĨŽƌƌŽŽƐƚŝŶŐďĂƚƐǁĞƌĞŽďƐĞƌǀĞĚ͘
dŚĞƉƌŽƉĞƌƚLJĂŶĚŝŵŵĞĚŝĂƚĞǀŝĐŝŶŝƚLJĐŽŶƚĂŝŶƐƚƌƵĐƚƵƌĞƐ͕ƚƌĞĞƐĂŶĚƐŚƌƵďƐƚŚĂƚƉƌŽǀŝĚĞƐƵŝƚĂďůĞŶĞƐƚŝŶŐ
ŚĂďŝƚĂƚĨŽƌďŝƌĚƐƉƌŽƚĞĐƚĞĚďLJ&';^ĞĐƚŝŽŶϯϱϬϬͿ͘^ĞǀĞƌĂůƐƉĞĐŝĞƐŽĨďŝƌĚƐĐŽŵŵŽŶƚŽƚŚĞĂƌĞĂƚŚĂƚ
ƚLJƉŝĐĂůůLJŶĞƐƚŝŶƚŚĞŚĂďŝƚĂƚƐĨŽƵŶĚŽŶƚŚĞƉƌŽƉĞƌƚLJ͕ƐƵĐŚĂƐŚŽƵƐĞĨŝŶĐŚ͕ǁĞƌĞĚĞƚĞĐƚĞĚĚƵƌŝŶŐƚŚĞ
ƐƵƌǀĞLJ͘/ŵƉůĞŵĞŶƚĂƚŝŽŶŽĨĂĐƌĞĞŬƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶŵĂLJƌĞƐƵůƚŝŶƚŚĞƌĞŵŽǀĂůŽĨĂĚĚŝƚŝŽŶĂůƚƌĞĞƐǁŚŝĐŚ
ŽƚŚĞƌǁŝƐĞǁŽƵůĚŚĂǀĞƌĞŵĂŝŶĞĚ͘/ŵƉůĞŵĞŶƚĂƚŝŽŶŽĨĂĐƌĞĞŬƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶǁŽƵůĚŶŽƚƌĞƐƵůƚŝŶ
ĂĚĚŝƚŝŽŶĂůŝŵƉĂĐƚƐƚŽŶĞƐƚŝŶŐďŝƌĚƐǁŝƚŚƚŚĞŝŵƉůĞŵĞŶƚĂƚŝŽŶŽĨǀŽŝĚĂŶĐĞĂŶĚDŝŶŝŵŝnjĂƚŝŽŶ
ZĞĐŽŵŵĞŶĚĂƚŝŽŶϭĚĞƐĐƌŝďĞĚďĞůŽǁ͘
^ĞŶƐŝƚŝǀĞWůĂŶƚŽŵŵƵŶŝƚŝĞƐ
EŽEůŝƐƚĞĚƐĞŶƐŝƚŝǀĞŶĂƚƵƌĂůĐŽŵŵƵŶŝƚŝĞƐĂƌĞƉƌĞƐĞŶƚŽŶƚŚĞƉƌŽƉĞƌƚLJ͘/ŵƉůĞŵĞŶƚĂƚŝŽŶŽĨĂĐƌĞĞŬ
ƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶǁŽƵůĚŶŽƚƌĞƐƵůƚŝŶĂĚĚŝƚŝŽŶĂůŝŵƉĂĐƚƐƚŽƐĞŶƐŝƚŝǀĞƉůĂŶƚĐŽŵŵƵŶŝƚŝĞƐ͘
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ϳͮWĂŐĞ
h^&t^ͲĚĞƐŝŐŶĂƚĞĚƌŝƚŝĐĂů,ĂďŝƚĂƚƐ
EŽh^&t^ͲĚĞƐŝŐŶĂƚĞĚĐƌŝƚŝĐĂůŚĂďŝƚĂƚĨŽƌĨĞĚĞƌĂůůLJƚŚƌĞĂƚĞŶĞĚŽƌĞŶĚĂŶŐĞƌĞĚƐƉĞĐŝĞƐŽĐĐƵƌƐŽŶƚŚĞ
ƉƌŽƉĞƌƚLJ͘/ŵƉůĞŵĞŶƚĂƚŝŽŶŽĨĂĐƌĞĞŬƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶǁŽƵůĚŶŽƚƌĞƐƵůƚŝŶĂĚĚŝƚŝŽŶĂůŝŵƉĂĐƚƐƚŽĐƌŝƚŝĐĂů
ŚĂďŝƚĂƚ͘
ZŝƉĂƌŝĂŶ,ĂďŝƚĂƚƐ
dŚĞƐƐĞƐƐŵĞŶƚƌĞĂĐŽŶƚĂŝŶƐƌŝƉĂƌŝĂŶŚĂďŝƚĂƚ͕ǁŚŝĐŚŵĂLJďĞƵŶĚĞƌ&tũƵƌŝƐĚŝĐƚŝŽŶƉƵƌƐƵĂŶƚƚŽ
^ĞĐƚŝŽŶϭϲϬϬĞƚƐĞƋ͘ŽĨƚŚĞĂůŝĨŽƌŶŝĂ&ŝƐŚĂŶĚ'ĂŵĞŽĚĞ͘dŚŝƐŚĂďŝƚĂƚŝƐůŝŵŝƚĞĚƚŽƚŚĞďůĂĐŬďĞƌƌLJ
ƚŚŝĐŬĞƚůŝŶŝŶŐƚŚĞďĂŶŬƐŽĨƚŚĞĐŚĂŶŶĞů͘dŚĞƉƌŽũĞĐƚŚĂƐďĞĞŶĚĞƐŝŐŶĞĚƚŽĂǀŽŝĚƚŚŝƐǀĞŐĞƚĂƚŝŽŶ
ĐŽŵŵƵŶŝƚLJĂŶĚŶŽŝŵƉĂĐƚƐĂƌĞĞdžƉĞĐƚĞĚ͘/ŵƉůĞŵĞŶƚĂƚŝŽŶŽĨĂĐƌĞĞŬƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶǁŽƵůĚŶŽƚƌĞƐƵůƚ
ŝŶĂĚĚŝƚŝŽŶĂůŝŵƉĂĐƚƐƚŽƌŝƉĂƌŝĂŶŚĂďŝƚĂƚ͘
&ĞĚĞƌĂůĂŶĚ^ƚĂƚĞtĂƚĞƌƐĂŶĚtĞƚůĂŶĚƐ
ƵĞƚŽƚŚĞƉƌĞƐĞŶĐĞŽĨĂŶK,tDĂŶĚǁĞƚůĂŶĚĐŚĂƌĂĐƚĞƌŝƐƚŝĐƐ͕ƚŚĞĐŚĂŶŶĞůŵĞĞƚƐƚŚĞĚĞĨŝŶŝƚŝŽŶŽĨĂ
h^ ũƵƌŝƐĚŝĐƚŝŽŶĂůĨĞĂƚƵƌĞĂŶĚŵĂLJĂůƐŽďĞƌĞŐƵůĂƚĞĚďLJƚŚĞZtYƵŶĚĞƌďŽƚŚƚŚĞůĞĂŶtĂƚĞƌĐƚ
ĂŶĚƚŚĞWŽƌƚĞƌͲŽůŽŐŶĞĐƚ͘/ŶĂĚĚŝƚŝŽŶ͕ƚŚĞĐŚĂŶŶĞů͕ŝŶĐůƵĚŝŶŐĂƐƐŽĐŝĂƚĞĚƌŝƉĂƌŝĂŶǀĞŐĞƚĂƚŝŽŶ͕ŵĞĞƚƐƚŚĞ
ĚĞĨŝŶŝƚŝŽŶŽĨĂ&tͲũƵƌŝƐĚŝĐƚŝŽŶĂůƐƚƌĞĂŵďĞĚ͘dŚĞƉƌŽũĞĐƚŚĂƐďĞĞŶĚĞƐŝŐŶĞĚƚŽĨƵůůLJĂǀŽŝĚĂůů
ƉŽƚĞŶƚŝĂůůLJũƵƌŝƐĚŝĐƚŝŽŶĂůĂƌĞĂƐ͘/ŶĚŝƌĞĐƚŝŵƉĂĐƚƐǁŚŝĐŚŵĂLJŽĐĐƵƌĂƐĂƌĞƐƵůƚŽĨĂĐƌĞĞŬƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶ
ǁŽƵůĚŝŶĐůƵĚĞŝŵƉĂĐƚƐƚŽǁĂƚĞƌƋƵĂůŝƚLJĨƌŽŵĞĂƌƚŚŵŽǀŝŶŐĂĐƚŝǀŝƚŝĞƐ͘/ŵƉůĞŵĞŶƚĂƚŝŽŶŽĨĂĐƌĞĞŬƐĞƚďĂĐŬ
ĞdžĐĞƉƚŝŽŶǁŽƵůĚŶŽƚƌĞƐƵůƚŝŶĂĚĚŝƚŝŽŶĂůŝŵƉĂĐƚƐƚŽ&ĞĚĞƌĂůĂŶĚ^ƚĂƚĞtĂƚĞƌƐĂŶĚtĞƚůĂŶĚƐǁŝƚŚƚŚĞ
ŝŵƉůĞŵĞŶƚĂƚŝŽŶŽĨǀŽŝĚĂŶĐĞĂŶĚDŝŶŝŵŝnjĂƚŝŽŶZĞĐŽŵŵĞŶĚĂƚŝŽŶϮĚĞƐĐƌŝďĞĚďĞůŽǁ͘
ZĞƐŽƵƌĐĞƐWƌŽƚĞĐƚĞĚďLJ>ŽĐĂůWŽůŝĐŝĞƐĂŶĚKƌĚŝŶĂŶĐĞƐ
dŚĞƉƌŽũĞĐƚǁŽƵůĚďĞƌĞƋƵŝƌĞĚƚŽĐŽŵƉůLJǁŝƚŚ^ĞĐƚŝŽŶϭϳ͘ϭϳ͘ϬϯϬŽĨƚŚĞŝƚLJŽŶŝŶŐZĞŐƵůĂƚŝŽŶƐ͕ƌĞĞŬ
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ƌĞƋƵŝƌĞĚƐĞƚďĂĐŬŝƐϮϬĨĞĞƚ͘ŽŶŝŶŐZĞŐƵůĂƚŝŽŶƐƐĞƚďĂĐŬƐĂƌĞĚĞĨŝŶĞĚŝŶƚĞƌŵƐŽĨƚŚĞĚŝƐƚĂŶĐĞƐĨƌŽŵƚŚĞ
ƚŽƉŽĨďĂŶŬŽƌĞĚŐĞŽĨƌŝƉĂƌŝĂŶĚƌŝƉůŝŶĞ͕ǁŚŝĐŚĞǀĞƌŝƐĨĂƌƚŚĞƌĨƌŽŵƚŚĞĐƌĞĞŬ͕ƚŚĂƚĚĞǀĞůŽƉŵĞŶƚŝƐ
ƉĞƌŵŝƚƚĞĚƚŽŽĐĐƵƌ͘ƵŝůĚŝŶŐϮǁŝůůĞŶĐƌŽĂĐŚĂŵĂdžŝŵƵŵŽĨϭϯ͘ϵĨĞĞƚŝŶƚŽƚŚĞϮϬͲĨŽŽƚƐĞƚďĂĐŬ͖ƚŚĞƌĞĨŽƌĞ͕
ĂĚŝƐĐƌĞƚŝŽŶĂƌLJƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶǁŝůůďĞƌĞƋƵĞƐƚĞĚĨƌŽŵƚŚĞŝƚLJĂŶĚƐƵŝƚĂďůĞƌĞĐŽŵŵĞŶĚĂƚŝŽŶƐǁŝůůďĞ
ŝŵƉůĞŵĞŶƚĞĚƚŽƌĞĚƵĐĞŝŵƉĂĐƚƐƚŽƚŚĞĐŚĂŶŶĞůĂƐĂƌĞƐƵůƚŽĨƚŚĞĞŶĐƌŽĂĐŚŵĞŶƚ͘
dŚĞŝƚLJƌĞŐƵůĂƚĞƐƚƌĞĞƌĞŵŽǀĂůǁŝƚŚŝŶŝƚƐũƵƌŝƐĚŝĐƚŝŽŶƵŶĚĞƌƚŚĞdƌĞĞKƌĚŝŶĂŶĐĞEŽ͘ϭϱϰϰϮϬϭϬ^ĞƌŝĞƐ
;^ĞĐƚŝŽŶϭϮ͘Ϯϰ͘ϬϵϬͿ͘/ŵƉůĞŵĞŶƚĂƚŝŽŶŽĨĂĐƌĞĞŬƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶŵĂLJƌĞƐƵůƚŝŶĂĚĚŝƚŝŽŶĂůƚƌĞĞƌĞŵŽǀĂů
ŽƌƚƌŝŵŵŝŶŐŽŶƚŚĞƐƵďũĞĐƚƉƌŽƉĞƌƚLJ͘/ĨƌĞƋƵŝƌĞĚďLJƚŚĞŝƚLJ͕ĂƚƌĞĞƌĞŵŽǀĂůƉĞƌŵŝƚǁŝůůďĞŽďƚĂŝŶĞĚĨƌŽŵ
ƉƌŝŽƌƚŽƚŚĞŽŶƐĞƚŽĨƚƌĞĞƌĞŵŽǀĂůĂĐƚŝǀŝƚŝĞƐ͘ĚĞƚĞƌŵŝŶĂƚŝŽŶŽĨĂƉƉůŝĐĂďŝůŝƚLJĨŽƌdƌĞĞKƌĚŝŶĂŶĐĞEŽ͘
ϭϱϰϰϮϬϭϬ^ĞƌŝĞƐǁŽƵůĚŚĂǀĞďĞĞŶŶĞĐĞƐƐĂƌLJƌĞŐĂƌĚůĞƐƐŽĨƚŚĞĐƌĞĞŬƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶ͘dŚĞŝƚLJ͛Ɛ
ŽŶƐĞƌǀĂƚŝŽŶĂŶĚKƉĞŶ^ƉĂĐĞ ůĞŵĞŶƚ;K^ ͿŝŶĐůƵĚĞƐŐŽĂůƐƚŚĂƚĂĚĚƌĞƐƐďŝŽůŽŐŝĐĂůƌĞƐŽƵƌĐĞƐ͘dŚĞ
ĨŽůůŽǁŝŶŐK^ ƉŽůŝĐŝĞƐĚĞĨŝŶĞƚŚĞůŽĐĂůƌĞŐƵůĂƚŽƌLJƐĞƚƚŝŶŐŝŶƚŚĞƐƐĞƐƐŵĞŶƚƌĞĂ͗WŽůŝĐLJϳ͘ϯ͘Ϯ^ƉĞĐŝĞƐŽĨ
>ŽĐĂůŽŶĐĞƌŶĂŶĚWŽůŝĐLJϳ͘ϳ͘ϵƌĞĞŬ^ĞƚďĂĐŬƐ͘ĚĚŝƚŝŽŶĂůůLJ͕ŚĂƉƚĞƌϭϮ͘ϬϴhƌďĂŶtĂƚĞƌYƵĂůŝƚLJ
DĂŶĂŐĞŵĞŶƚĂŶĚŝƐĐŚĂƌŐĞŽŶƚƌŽůĨƌŽŵƚŚĞŝƚLJ͛ƐDƵŶŝĐŝƉĂůŽĚĞĐŽŶƚĂŝŶƐƐĞĐƚŝŽŶƐƚŽƉƌŽƚĞĐƚǁĂƚĞƌ
ƋƵĂůŝƚLJ͘
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ϴͮWĂŐĞ
ǀŽŝĚĂŶĐĞĂŶĚDŝŶŝŵŝnjĂƚŝŽŶZĞĐŽŵŵĞŶĚĂƚŝŽŶƐ
EĞƐƚŝŶŐŝƌĚƐ
dŚĞĨŽůůŽǁŝŶŐƌĞĐŽŵŵĞŶĚĂƚŝŽŶǁŝůůďĞŝŵƉůĞŵĞŶƚĞĚƚŽĐŽŵƉůLJǁŝƚŚ WŽůŝĐLJϳ͘ϯ͘ϮĂŶĚƉƉĞŶĚŝdžĨƌŽŵ
ƚŚĞK^ ͗
ZĞĐŽŵŵĞŶĚĂƚŝŽŶϭ͗EĞƐƚŝŶŐŝƌĚǀŽŝĚĂŶĐĞĂŶĚDŝŶŝŵŝnjĂƚŝŽŶ
x/ĨǁŽƌŬŝƐƉůĂŶŶĞĚƚŽŽĐĐƵƌďĞƚǁĞĞŶ&ĞďƌƵĂƌLJϭĂŶĚ^ĞƉƚĞŵďĞƌϭϱ͕ĂƋƵĂůŝĨŝĞĚďŝŽůŽŐŝƐƚǁŝůů
ƐƵƌǀĞLJƚŚĞƉƌŽũĞĐƚĂƌĞĂĨŽƌŶĞƐƚŝŶŐďŝƌĚƐǁŝƚŚŝŶŽŶĞǁĞĞŬƉƌŝŽƌƚŽĐŽŶƐƚƌƵĐƚŝŽŶĂŶĚͬŽƌ
ĚĞŵŽůŝƚŝŽŶĂĐƚŝǀŝƚŝĞƐďĞŐŝŶŶŝŶŐŽŶƐŝƚĞ͘/ĨŶĞƐƚŝŶŐďŝƌĚƐĂƌĞůŽĐĂƚĞĚŽŶŽƌĂĚũĂĐĞŶƚƚŽƚŚĞǁŽƌŬ
ĂƌĞĂ͕ƚŚĞLJƐŚĂůůďĞĂǀŽŝĚĞĚƵŶƚŝůƚŚĞLJŽƵŶŐŚĂǀĞƐƵĐĐĞƐƐĨƵůůLJĨůĞĚŐĞĚŽƌƚŚĞŶĞƐƚŝƐŶŽůŽŶŐĞƌ
ĚĞĞŵĞĚĂĐƚŝǀĞ͘ŶŽŶͲĚŝƐƚƵƌďĂŶĐĞďƵĨĨĞƌŽĨϱϬĨĞĞƚǁŝůůďĞƉůĂĐĞĚĂƌŽƵŶĚŶŽŶͲůŝƐƚĞĚ͕ƉĂƐƐĞƌŝŶĞ
ƐƉĞĐŝĞƐ͕ĂŶĚĂϮϱϬͲĨŽŽƚďƵĨĨĞƌǁŝůůďĞŝŵƉůĞŵĞŶƚĞĚĨŽƌƌĂƉƚŽƌƐƉĞĐŝĞƐ͘ůůĂĐƚŝǀŝƚLJǁŝůůƌĞŵĂŝŶ
ŽƵƚƐŝĚĞŽĨƚŚĂƚďƵĨĨĞƌƵŶƚŝůĂƋƵĂůŝĨŝĞĚďŝŽůŽŐŝƐƚŚĂƐĚĞƚĞƌŵŝŶĞĚƚŚĂƚƚŚĞLJŽƵŶŐŚĂǀĞĨůĞĚŐĞĚŽƌ
ƚŚĂƚƉƌŽƉŽƐĞĚĐŽŶƐƚƌƵĐƚŝŽŶĂĐƚŝǀŝƚŝĞƐǁŽƵůĚŶŽƚĐĂƵƐĞĂĚǀĞƌƐĞŝŵƉĂĐƚƐƚŽƚŚĞŶĞƐƚ͕ĂĚƵůƚƐ͕ĞŐŐƐ͕
ŽƌLJŽƵŶŐ͘/ĨďƵĨĨĞƌnjŽŶĞƐĂƌĞĚĞƚĞƌŵŝŶĞĚƚŽďĞŝŶĨĞĂƐŝďůĞ͕ĂĨƵůůͲƚŝŵĞƋƵĂůŝĨŝĞĚďŝŽůŽŐŝĐĂůŵŽŶŝƚŽƌ
ŵƵƐƚďĞŽŶͲƐŝƚĞƚŽŵŽŶŝƚŽƌŝŶŐĐŽŶƐƚƌƵĐƚŝŽŶǁŝƚŚŝŶƚŚĞďƵĨĨĞƌnjŽŶĞƐƚŽĞŶƐƵƌĞĂĐƚŝǀĞŶĞƐƚƐĂŶĚ
ŶĞƐƚŝŶŐďŝƌĚƐĂƌĞŶŽƚŝŵƉĂĐƚĞĚ͘/ĨƐƉĞĐŝĂůͲƐƚĂƚƵƐĂǀŝĂŶƐƉĞĐŝĞƐĂƌĞŝĚĞŶƚŝĨŝĞĚ͕ŶŽǁŽƌŬǁŝůůďĞŐŝŶ
ƵŶƚŝůĂŶĂƉƉƌŽƉƌŝĂƚĞďƵĨĨĞƌŝƐĚĞƚĞƌŵŝŶĞĚŝŶĐŽŶƐƵůƚĂƚŝŽŶǁŝƚŚƚŚĞ&t͕ĂŶĚͬŽƌƚŚĞh^&t^͘
:ƵƌŝƐĚŝĐƚŝŽŶĂůtĂƚĞƌƐ
dŚĞĨŽůůŽǁŝŶŐƌĞĐŽŵŵĞŶĚĂƚŝŽŶǁŝůůďĞŝŵƉůĞŵĞŶƚĞĚƚŽĐŽŵƉůLJǁŝƚŚŚĂƉƚĞƌϭϮ͘ϬϴhƌďĂŶ^ƚŽƌŵtĂƚĞƌ
YƵĂůŝƚLJDĂŶĂŐĞŵĞŶƚĂŶĚŝƐĐŚĂƌŐĞŽŶƚƌŽůĨƌŽŵƚŚĞŝƚLJ͛ƐDƵŶŝĐŝƉĂůŽĚĞ͗
ZĞĐŽŵŵĞŶĚĂƚŝŽŶϮ͗/ŵƉůĞŵĞŶƚĂƚŝŽŶŽĨĞƐƚDĂŶĂŐĞŵĞŶƚWƌĂĐƚŝĐĞƐ
xWƌŝŽƌƚŽĐŽŶƐƚƌƵĐƚŝŽŶĂĐƚŝǀŝƚŝĞƐŝŶĂƌĞĂƐǁŝƚŚŝŶϮϬĨĞĞƚŽĨƚŚĞĐŚĂŶŶĞů͕ĂƐĞƚďĂĐŬĂƌĞĂŽĨϱͲĨĞĞƚ
ĨƌŽŵƚŚĞŽƵƚĞƌĞĚŐĞŽĨƌŝƉĂƌŝĂŶǀĞŐĞƚĂƚŝŽŶǁŝůůďĞĨĞŶĐĞĚǁŝƚŚŽƌĂŶŐĞĐŽŶƐƚƌƵĐƚŝŽŶĨĞŶĐŝŶŐĂŶĚ
ƐŝŐŶĞĚƚŽƉƌŽŚŝďŝƚĞŶƚƌLJ͘KŶĐĞĐŽŶƐƚƌƵĐƚŝŽŶŝŶƚŚĞϮϬͲĨŽŽƚƐĞƚďĂĐŬŝƐĐŽŵƉůĞƚĞ͕ƚŚĞĨĞŶĐŝŶŐŵĂLJ
ďĞƌĞŵŽǀĞĚ͘
xdŽĐŽŶƚƌŽůƐĞĚŝŵĞŶƚĂƚŝŽŶĚƵƌŝŶŐĂŶĚĂĨƚĞƌƉƌŽũĞĐƚŝŵƉůĞŵĞŶƚĂƚŝŽŶ͕ƐŝůƚĨĞŶĐŝŶŐƐŚĂůůďĞŝŶƐƚĂůůĞĚ
ĂĚũĂĐĞŶƚƚŽ͕ĂŶĚŽƵƚƐŝĚĞƚŚĞŽƌĂŶŐĞĐŽŶƐƚƌƵĐƚŝŽŶĨĞŶĐŝŶŐ͘
xƵƌŝŶŐĐŽŶƐƚƌƵĐƚŝŽŶ͕ŶŽůŝƚƚĞƌŽƌĐŽŶƐƚƌƵĐƚŝŽŶĚĞďƌŝƐƐŚĂůůďĞƉůĂĐĞĚǁŝƚŚŝŶƚŚĞƐĞƚďĂĐŬ͘ůůƐƵĐŚ
ĚĞďƌŝƐĂŶĚǁĂƐƚĞǁŝůůďĞƉŝĐŬĞĚƵƉĚĂŝůLJĂŶĚƉƌŽƉĞƌůLJĚŝƐƉŽƐĞĚŽĨĂƚĂŶĂƉƉƌŽƉƌŝĂƚĞƐŝƚĞ͘/Ŷ
ĂĚĚŝƚŝŽŶ͕ĂůůƉƌŽũĞĐƚͲŐĞŶĞƌĂƚĞĚĚĞďƌŝƐ͕ďƵŝůĚŝŶŐŵĂƚĞƌŝĂůƐ͕ĂŶĚƌƵďďŝƐŚǁŝůůďĞƌĞŵŽǀĞĚĨƌŽŵƚŚĞ
ƐĞƚďĂĐŬĂŶĚĨƌŽŵĂƌĞĂƐǁŚĞƌĞƐƵĐŚŵĂƚĞƌŝĂůƐĐŽƵůĚďĞǁĂƐŚĞĚŝŶƚŽƚŚĞĐŚĂŶŶĞů͘
xŶLJƐƵďƐƚĂŶĐĞƐǁŚŝĐŚĐŽƵůĚďĞŚĂnjĂƌĚŽƵƐƚŽĂƋƵĂƚŝĐƐƉĞĐŝĞƐƌĞƐƵůƚŝŶŐĨƌŽŵƉƌŽũĞĐƚͲƌĞůĂƚĞĚ
ĂĐƚŝǀŝƚŝĞƐǁŝůůďĞƉƌĞǀĞŶƚĞĚĨƌŽŵĞŶƚĞƌŝŶŐƚŚĞĐŚĂŶŶĞů͘
xůůƌĞĨƵĞůŝŶŐ͕ŵĂŝŶƚĞŶĂŶĐĞ͕ĂŶĚƐƚĂŐŝŶŐŽĨĞƋƵŝƉŵĞŶƚĂŶĚǀĞŚŝĐůĞƐƐŚĂůůŽĐĐƵƌĂƚůĞĂƐƚϱϬĨĞĞƚ
ĨƌŽŵƚŚĞĐŚĂŶŶĞůĂŶĚŝŶĂůŽĐĂƚŝŽŶǁŚĞƌĞĂƉŽƚĞŶƚŝĂůƐƉŝůůǁŽƵůĚŶŽƚĚƌĂŝŶĚŝƌĞĐƚůLJƚŽǁĂƌĚƚŚĞ
ĐŚĂŶŶĞů͘WƌŝŽƌƚŽƚŚĞŽŶƐĞƚŽĨǁŽƌŬĂĐƚŝǀŝƚŝĞƐ͕ĂƉůĂŶǁŝůůďĞŝŶƉůĂĐĞĨŽƌƉƌŽŵƉƚĂŶĚĞĨĨĞĐƚŝǀĞ
ƌĞƐƉŽŶƐĞƚŽĂŶLJĂĐĐŝĚĞŶƚĂůƐƉŝůůƐ͘
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ϵͮWĂŐĞ
KƚŚĞƌ>ŽĐĂůWŽůŝĐŝĞƐĂŶĚKƌĚŝŶĂŶĐĞƐ
dŚĞĨŽůůŽǁŝŶŐƌĞĐŽŵŵĞŶĚĂƚŝŽŶǁŝůůďĞŝŵƉůĞŵĞŶƚĞĚƚŽĐŽŵƉůLJǁŝƚŚ^ĞĐƚŝŽŶϭϳ͘ϭϳ͘ϬϯϬŽĨƚŚĞŝƚLJŽŶŝŶŐ
ZĞŐƵůĂƚŝŽŶƐ͗
ZĞĐŽŵŵĞŶĚĂƚŝŽŶϯ͗ƌĞĞŬ^ĞƚďĂĐŬ džĐĞƉƚŝŽŶ
xĚŝƐĐƌĞƚŝŽŶĂƌLJƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶǁŝůůďĞƌĞƋƵĞƐƚĞĚĨƌŽŵƚŚĞŝƚLJĚƵĞƚŽĂŶĞŶĐƌŽĂĐŚŵĞŶƚŽĨ
ϭϯ͘ϵĨĞĞƚŝŶƚŽƚŚĞϮϬͲĨŽŽƚƐĞƚďĂĐŬĂƌŽƵŶĚƚŚĞĐŚĂŶŶĞů͘
dŚĞĨŽůůŽǁŝŶŐƌĞĐŽŵŵĞŶĚĂƚŝŽŶǁŝůůďĞŝŵƉůĞŵĞŶƚĞĚƚŽĐŽŵƉůLJǁŝƚŚ^ĞĐƚŝŽŶϭϮ͘Ϯϰ͘ϬϵϬĨƌŽŵƚŚĞŝƚLJ
dƌĞĞKƌĚŝŶĂŶĐĞEŽ͘ϭϱϰϰϮϬϭϬ^ĞƌŝĞƐ͗
ZĞĐŽŵŵĞŶĚĂƚŝŽŶϰ͗dƌĞĞZĞŵŽǀĂůWĞƌŵŝƚ
xdŚĞŝƚLJƌĞŐƵůĂƚĞƐƚƌĞĞƌĞŵŽǀĂůǁŝƚŚŝŶŝƚƐũƵƌŝƐĚŝĐƚŝŽŶ͘/ŵƉůĞŵĞŶƚĂƚŝŽŶŽĨĂĚŝƐĐƌĞƚŝŽŶĂƌLJƐĞƚďĂĐŬ
ĞdžĐĞƉƚŝŽŶŵĂLJƌĞƐƵůƚŝŶƚŚĞƌĞŵŽǀĂůŽĨŶĂƚƵƌĂůůLJŽĐĐƵƌƌŝŶŐŶĂƚŝǀĞƚƌĞĞƐ͘/ĨƚƌĞĞƐǁŝůůďĞƌĞŵŽǀĞĚ͕
ĂƚƌĞĞƌĞŵŽǀĂůƉĞƌŵŝƚĂƉƉůŝĐĂƚŝŽŶǁŝůůďĞƐƵďŵŝƚƚĞĚƚŽƚŚĞŝƚLJ͘
ŽŶĐůƵƐŝŽŶ
dŚĞƐƐĞƐƐŵĞŶƚƌĞĂŝƐŚŝŐŚůLJĚŝƐƚƵƌďĞĚĂŶĚŝƐƐƵƌƌŽƵŶĚĞĚďLJĞdžŝƐƚŝŶŐĚĞǀĞůŽƉŵĞŶƚ͘EŽƐƉĞĐŝĂůƐƚĂƚƵƐ
ƉůĂŶƚƐŽƌĂŶŝŵĂůƐĂƌĞĞdžƉĞĐƚĞĚƚŽďĞŝŵƉĂĐƚĞĚĂƐĂƌĞƐƵůƚŽĨƚŚĞƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶ͘/ŵƉůĞŵĞŶƚĂƚŝŽŶŽĨ
ZĞĐŽŵŵĞŶĚĂƚŝŽŶϮǁŝůůĞŶƐƵƌĞĐŽŵƉůŝĂŶĐĞǁŝƚŚŚĂƉƚĞƌϭϮ͘ϬϴhƌďĂŶ^ƚŽƌŵtĂƚĞƌYƵĂůŝƚLJ
DĂŶĂŐĞŵĞŶƚĂŶĚŝƐĐŚĂƌŐĞŽŶƚƌŽůĨƌŽŵƚŚĞŝƚLJDƵŶŝĐŝƉĂůŽĚĞ͘
dŚĞƐƐĞƐƐŵĞŶƚƌĞĂĂŶĚŝŵŵĞĚŝĂƚĞǀŝĐŝŶŝƚLJƉƌŽǀŝĚĞƐŶĞƐƚŝŶŐŽƉƉŽƌƚƵŶŝƚŝĞƐĨŽƌďŝƌĚƐƉƌŽƚĞĐƚĞĚƵŶĚĞƌ
&'͘/ŵƉůĞŵĞŶƚĂƚŝŽŶŽĨZĞĐŽŵŵĞŶĚĂƚŝŽŶϭǁŝůůĞŶƐƵƌĞĐŽŵƉůŝĂŶĐĞǁŝƚŚWŽůŝĐLJϳ͘ϯ͘ϮĂŶĚƉƉĞŶĚŝdž
ĨƌŽŵƚŚĞK^ ͘
ƵĞƚŽƐŝƚĞĐŽŶƐƚƌĂŝŶƚƐ͕ƚŚĞƉƌŽũĞĐƚǁŝůůďĞƌĞƋƵŝƌĞĚƚŽĞŶƚĞƌϭϯ͘ϵĨĞĞƚŽĨƚŚĞϮϬͲĨŽŽƚƐĞƚďĂĐŬƌĞƋƵŝƌĞĚŝŶ
ƚŚĞŝƚLJŽŶŝŶŐZĞŐƵůĂƚŝŽŶƐ͘/ŵƉůĞŵĞŶƚĂƚŝŽŶŽĨZĞĐŽŵŵĞŶĚĂƚŝŽŶϯǁŝůůĞŶƐƵƌĞĐŽŵƉůŝĂŶĐĞǁŝƚŚ^ĞĐƚŝŽŶ
ϭϳ͘ϭϳ͘ϬϯϬŽĨƚŚĞŝƚLJŽŶŝŶŐZĞŐƵůĂƚŝŽŶƐ͘
ĚŝƐĐƌĞƚŝŽŶĂƌLJƐĞƚďĂĐŬĞdžĐĞƉƚŝŽŶŵĂLJƌĞƐƵůƚŝŶƚŚĞƌĞŵŽǀĂůŽĨŶĂƚŝǀĞƚƌĞĞƐ͘/ŵƉůĞŵĞŶƚĂƚŝŽŶŽĨ
ZĞĐŽŵŵĞŶĚĂƚŝŽŶϰǁŝůůĞŶƐƵƌĞĐŽŵƉůŝĂŶĐĞǁŝƚŚ^ĞĐƚŝŽŶϭϮ͘Ϯϰ͘ϬϵϬĨƌŽŵƚŚĞŝƚLJdƌĞĞKƌĚŝŶĂŶĐĞEŽ͘
ϭϱϰϰϮϬϭϬ^ĞƌŝĞƐ͘
dŚĂŶŬLJŽƵĨŽƌƚŚĞŽƉƉŽƌƚƵŶŝƚLJƚŽĂƐƐŝƐƚLJŽƵǁŝƚŚƚŚŝƐŝŵƉŽƌƚĂŶƚƉƌŽũĞĐƚ͘WůĞĂƐĞĐŽŶƚĂĐƚŵĞŝĨLJŽƵŚĂǀĞ
ĂŶLJƋƵĞƐƚŝŽŶƐŽƌŶĞĞĚĂĚĚŝƚŝŽŶĂůŝŶĨŽƌŵĂƚŝŽŶ͘
^ŝŶĐĞƌĞůLJ͕
: ŶǀŝƌŽŶŵĞŶƚĂůŽŶƐƵůƚŝŶŐ͕>>
:ĂŵŝĞĞƵƚƐĐŚ͕Y^Wͬ
WƌŝŶĐŝƉĂůŝŽůŽŐŝƐƚ
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ϭϬͮWĂŐĞ
ZĞĨĞƌĞŶĐĞƐ
ĂůĚǁŝŶ͕͘'͕͘͘,͘'ŽůĚŵĂŶ͕͘:͘<Ğŝů͕Z͘WĂƚƚĞƌƐŽŶ͕d͘:͘ZŽƐĂƚƚŝ͕ĂŶĚ͘,͘tŝůŬĞŶ͕ĞĚŝƚŽƌƐ͘ϮϬϭϮ͘dŚĞ
:ĞƉƐŽŶDĂŶƵĂů͗sĂƐĐƵůĂƌWůĂŶƚƐŽĨĂůŝĨŽƌŶŝĂ͕^ĞĐŽŶĚ ĚŝƚŝŽŶ͘hŶŝǀĞƌƐŝƚLJŽĨĂůŝĨŽƌŶŝĂWƌĞƐƐ͘
ĞƌŬĞůĞLJ͕ĂůŝĨŽƌŶŝĂ͘
ĂůŝĨŽƌŶŝĂĞƉĂƌƚŵĞŶƚŽĨ&ŝƐŚĂŶĚtŝůĚůŝĨĞ͘ϮϬϮϮ͘>ŝƐƚŽĨ^ĞŶƐŝƚŝǀĞEĂƚƵƌĂůŽŵŵƵŶŝƚŝĞƐ͘Ɖƌŝůϰ͕ϮϬϮϮ͘
ĂůŝĨŽƌŶŝĂĞƉĂƌƚŵĞŶƚŽĨ&ŝƐŚĂŶĚtŝůĚůŝĨĞ͘ϮϬϮϮ͘ĂůŝĨŽƌŶŝĂEĂƚƵƌĂůŝǀĞƌƐŝƚLJĂƚĂďĂƐĞ͕ZĂƌĞĨŝŶĚs͘
ĐĐĞƐƐĞĚĞĐĞŵďĞƌϮϬϮϭ͘
ĂůŝĨŽƌŶŝĂEĂƚŝǀĞWůĂŶƚ^ŽĐŝĞƚLJ͘ϮϬϮϮ͘/ŶǀĞŶƚŽƌLJŽĨZĂƌĞĂŶĚ ŶĚĂŶŐĞƌĞĚWůĂŶƚƐ͘s͘ϴͲϬϯͲϬ͘ϯϵ͘hƉĚĂƚĞĚ
ŽŶůŝŶĞĂŶĚĂĐĐĞƐƐĞĚǀŝĂ͗ǁǁǁ͘ƌĂƌĞƉůĂŶƚƐ͘ĐŶƉƐ͘ŽƌŐ͘
'ŽŽŐůĞ ĂƌƚŚ͘ϮϬϮϮ͘ǀĂŝůĂďůĞĂƚ͗ŚƚƚƉ͗ͬͬĞĂƌƚŚ͘ŐŽŽŐůĞ͘ĐŽŵͬ
^ĂǁLJĞƌ͕:͘K͕͘d͘<ĞĞůĞƌͲtŽůĨ͕ĂŶĚ:͘D͘ ǀĞŶƐ͘ϮϬϬϵ͘DĂŶƵĂůŽĨĂůŝĨŽƌŶŝĂsĞŐĞƚĂƚŝŽŶ͕^ĞĐŽŶĚ ĚŝƚŝŽŶ͘
ĂůŝĨŽƌŶŝĂEĂƚŝǀĞWůĂŶƚ^ŽĐŝĞƚLJ͕^ĂĐƌĂŵĞŶƚŽ͕ĂůŝĨŽƌŶŝĂ͘
hŶŝƚĞĚ^ƚĂƚĞƐĞƉĂƌƚŵĞŶƚŽĨŐƌŝĐƵůƚƵƌĂů;h^Ϳ͕EĂƚƵƌĂůZĞƐŽƵƌĐĞƐŽŶƐĞƌǀĂƚŝŽŶ^ĞƌǀŝĐĞ;EZ^Ϳ͘ϮϬϮϮ͘
tĞď^Žŝů^ƵƌǀĞLJ͘ĐĐĞƐƐĞĚĞĐĞŵďĞƌϮϬϮϭ͘
ŚƚƚƉƐ͗ͬͬǁĞďƐŽŝůƐƵƌǀĞLJ͘ƐĐ͘ĞŐŽǀ͘ƵƐĚĂ͘ŐŽǀͬƉƉͬ,ŽŵĞWĂŐĞ͘Śƚŵ͘
h͘^͘&ŝƐŚĂŶĚtŝůĚůŝĨĞ^ĞƌǀŝĐĞ͘ϭϵϳϯ͘dŚĞ ŶĚĂŶŐĞƌĞĚ^ƉĞĐŝĞƐĐƚŽĨϭϵϳϯ͕ĂƐĂŵĞŶĚĞĚ;ϭϲh͘^͘ϭϱϯϭĞƚ
ƐĞƋ͘Ϳ͘
h͘^͘&ŝƐŚĂŶĚtŝůĚůŝĨĞ^ĞƌǀŝĐĞ͘ϮϬϮϮĂ͘ƌŝƚŝĐĂů,ĂďŝƚĂƚWŽƌƚĂů͘ǀĂŝůĂďůĞĂƚ͗
ŚƚƚƉƐ͗ͬͬĞĐŽƐ͘ĨǁƐ͘ŐŽǀͬĞĐƉͬƌĞƉŽƌƚͬƚĂďůĞͬĐƌŝƚŝĐĂůͲŚĂďŝƚĂƚ͘Śƚŵů
h͘^͘&ŝƐŚĂŶĚtŝůĚůŝĨĞ^ĞƌǀŝĐĞ͘ϮϬϮϮď͘/ŶĨŽƌŵĂƚŝŽŶĨŽƌWůĂŶŶŝŶŐĂŶĚŽŶƐƵůƚĂƚŝŽŶŽŶůŝŶĞƉƌŽũĞĐƚƉůĂŶŶŝŶŐ
ƚŽŽů͘ǀĂŝůĂďůĞĂƚ͗ŚƚƚƉƐ͗ͬͬĞĐŽƐ͘ĨǁƐ͘ŐŽǀͬŝƉĂĐͬ
h͘^͘&ŝƐŚĂŶĚtŝůĚůŝĨĞ^ĞƌǀŝĐĞ͘ϮϬϮϮĐ͘EĂƚŝŽŶĂůtĞƚůĂŶĚ/ŶǀĞŶƚŽƌLJĂƚĂDĂƉƉĞƌǀĂŝůĂďůĞĂƚ͗
ŚƚƚƉƐ͗ͬͬǁǁǁ͘ĨǁƐ͘ŐŽǀͬǁĞƚůĂŶĚƐͬĂƚĂͬDĂƉƉĞƌ͘Śƚŵů
hŶŝƚĞĚ^ƚĂƚĞƐ'ĞŽůŽŐŝĐĂů^ƵƌǀĞLJ͘ϮϬϮϮ͘EĂƚŝŽŶĂů,LJĚƌŽŐƌĂƉŚLJĚĂƚĂƐĞƚ͘ǀŝĂdŚĞEĂƚŝŽŶĂůDĂƉ͘
ŚƚƚƉƐ͗ͬͬǀŝĞǁĞƌ͘ŶĂƚŝŽŶĂůŵĂƉ͘ŐŽǀͬĂĚǀĂŶĐĞĚͲǀŝĞǁĞƌͬ͘
hŶŝǀĞƌƐŝƚLJĂŶĚ:ĞƉƐŽŶ,ĞƌďĂƌŝĂ͕hŶŝǀĞƌƐŝƚLJŽĨĂůŝĨŽƌŶŝĂ͕ĞƌŬĞůĞLJ͘ϮϬϮϮ͘ŚƚƚƉ͗ͬͬƵĐũĞƉƐ͘ďĞƌŬĞůĞLJ͘ĞĚƵͬ͘
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ƉƉĞŶĚŝdžʹ^ŝƚĞDĂƉƐ
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ϭϮͮWĂŐĞ
^ĞƚďĂĐŬ ŶĐƌŽĂĐŚŵĞŶƚ
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ϭϯ ͮWĂŐĞ
ƉƉĞŶĚŝdžʹWŚŽƚŽŐƌĂƉŚƐ
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Page 113 of 151
Page 114 of 151
Housing Accountability Act and Density Bonus Law Summary
The Housing Accountability Act (HAA) (Gov. Code § 65589.5(h)(2), applies only to “housing
development projects,” defined as a use consisting of any of the following:
x Residential units only.
x Mixed–use developments consisting of residential and nonresidential uses with at
least two-thirds of the square footage designated for residential use.
x Transitional housing or supportive housing.
If an application is made that meets any of these three criteria, it is subject to the HAA and
subsection (j)(2) would be triggered.
Government Code section 65589.5(j)(2) and reads:
(A) If the local agency considers a proposed housing development project to
be inconsistent, not in compliance, or not in conformity with an applicable
plan, program, policy, ordinance, standard, requirement, or other similar
provision as specified in this subdivision, it shall provide the applicant with
written documentation identifying the provision or provisions, and an
explanation of the reason or reasons it considers the housing development
to be inconsistent, not in compliance, or not in conformity as follows:
(i) Within 30 days of the date that the application for the housing
development project is determined to be complete, if the housing
development project contains 150 or fewer housing units.
(ii) Within 60 days of the date that the application for the housing
development project is determined to be complete, if the housing
development project contains more than 150 units.
(B) If the local agency fails to provide the required documentation pursuant
to subparagraph (A), the housing development project shall be deemed
consistent, compliant, and in conformity with the applicable plan, program,
policy, ordinance, standard, requirement, or other similar provision.
The effect of this provision is to require City staff to provide notice to a housing project
applicant, following acceptance of the application as complete pursuant to the Permit
Streamlining Act, of any and all potential inconsistencies of the project with the City’s plans,
policies, standards, and ordinances. If such a notice is not provided, the City will be
effectively precluded from finding that the project is inconsistent with such standards or
denying the project based on those inconsistencies.
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Housing Accountability Act and Density Bonus Law Summary Memo
Page 2
If the project complies with all applicable objective standards1, then certain findings are
required in order for the agency to lawfully (1) deny the project; or (2) reduce or impose
conditions which have the effect of reducing the project’s density.
Examples of objective standards include:
x Density
x Height limits
x Lot coverage
x Setbacks
x Floor Area Ratio requirements
x Use of certain building/finishing materials
x Façade variation (if requirement is easily identifiable and not subjective)
x Right of way improvement requirements
x Building, Fire, Health and Safety Code requirements
Examples of subjective standards not applicable to housing projects under the HAA include:
x “Look and feel”
x “Physically suitable”
x “Compatible,” e.g. with the surrounding neighborhood
x “High quality”
Projects which do not comply with applicable objective standards and request exceptions
through other means than concessions, incentives, or waivers are not subject to the
provisions of the HAA, unless the project defined as affordable. A project is defined as
affordable when the project dedicates at least 20% of units for low-income or 100% for
moderate-income households2. Government Code § 65589.5(d) states that a City shall not
disapprove a housing development project for very low, low-, or moderate-income
households, or condition approval in a manner that renders the housing development project
infeasible for development for the use of very low, low-, or moderate-income households.
Including through the use of design review standards, unless it makes written findings, based
upon a preponderance of the evidence in the record, as to one of the following;
x The City has adopted a Housing Element and has met or exceeded its share of
the regional housing need allocation pursuant to Section 65584.
x The project would have a specific, adverse impact upon the public health or safety,
and there is no feasible method to satisfactorily mitigate or avoid the specific
adverse impact without rendering the development infeasible.
x The denial of the project or imposition of conditions is required in order to comply
with specific state or federal law, and there is no feasible method to comply without
1 Government Code § 65589.5(j)(1). When a proposed housing development project complies with
applicable, objective general plan, zoning, and subdivision standards and criteria, including design review
standards, in effect at the time that the application was deemed complete, but the local agency proposes
to disapprove the project or to impose a condition that the project be developed at a lower density” the local
agency is required to make written findings of a specific adverse impact.
2 Government Code § 65589.5(g)(3). Housing for very low, low-, or moderate-income households means that
either (A) at least 20 percent of the total units shall be sold or rented to lower income households …, or (B)
100 percent of the units shall be sold or rented to persons and families of moderate income …, or persons
and families of middle income, as defined in Section 65008 of this code.
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Housing Accountability Act and Density Bonus Law Summary Memo
Page 3
rendering the development unaffordable to low- and moderate-income
households.
x The project is proposed on land that is zoned for agriculture or resource
preservation.
x The project is inconsistent with both the City’s zoning ordinance and general plan
land use designation as specified in any element of the general plan as it existed
on the date the application was deemed complete.
In 2017, the State legislature amended the HAA to require that the findings be supported by
a preponderance of the evidence in the record and the agency bears the burden of proof.
By design, the legislature has crafted the findings to be difficult for agencies to make findings
to deny a project. Specifically, in order to deny a HAA project or reduce density, the agency
must find that:
“The housing development project would have a specific, adverse impact upon
the public health or safety unless the project is disapproved or approved upon
the condition that the project be developed at a lower density...and there is no
feasible method to satisfactorily mitigate or avoid the adverse impact…other
than disapproval…or the approval…at a lower density” Gov. Code §
65589.5(j)(1)(A)&(B)
A “specific, adverse impact” is defined to mean a “significant, quantifiable, direct, and
unavoidable impact, based on objective, identified written public health or safety standards,
policies, or conditions as they existed on the date the application was deemed complete.”
Government Code § 65589.5(j)(1). Accordingly, the City Council may only lawfully deny the
project or reduce its density if it determines the project or the additional density causes a
specific adverse health or safety impact. Standards such as “compatibility” can be lawfully
used to impose design conditions but cannot be used to deny a housing project or reduce
density. The reason is because the standard of compatibility is subjective in nature and not
necessarily related to public health and safety and the HAA requires the specific adverse
impact be based on objective health and safety standards. Also, even if the City identifies a
specific adverse impact, the City has the obligation to prove that “…there is no feasible
method to satisfactorily mitigate or avoid the adverse impact… other than the disapproval of
the housing development project or the approval of the project upon the condition that it be
developed at a lower density.” Government Code § 65589.5(j)(1)(B).
Notwithstanding any other law, if a proposed housing development project complies with the
applicable, objective general plan and zoning standards in effect at the time an application
is deemed complete, the City shall not conduct more than five hearings in connection with
the approval of that housing development project pursuant to Government Code § 65905.5.
If the City continues a hearing to another date, the continued hearing shall count as one of
the five hearings allowed. The city, county, or city and county shall consider and either
approve or disapprove the application at any of the five hearings allowed consistent with the
applicable timelines under the Permit Streamlining Act.
It should be noted that the protections in the HAA and the density bonus provisions in the
Density Bonus Law (DBL), discussed below, work in concert with one another. Specifically,
Government Code § 65589.5(j)(3) states that: “…the receipt of a density bonus pursuant to
Page 117 of 151
Housing Accountability Act and Density Bonus Law Summary Memo
Page 4
§ 65915 shall not constitute a valid basis on which to find a proposed housing development
project is inconsistent, not in compliance, or not in conformity, with an applicable plan,
program, policy, ordinance, standard, requirement, or other similar provision specified in this
subdivision.” In other words, the legislature has determined that the benefits afforded by the
DBL do not render the protections in the HAA inapplicable.
The DBL, codified in Government Code § 65915, mandates that public agencies provide a
density bonus and relax development standards through incentives, concessions or waivers
if a proposed project includes a prescribed percentage of affordable housing. The level of
the density bonus and the number of incentives or concessions is dependent on the amount
of affordable housing provided and the level of affordability. A city cannot require a developer
to provide a greater percentage of units or deeper level of affordability than prescribed by
the statute in order to qualify for the density bonus. See Latinos Unidos del Valle de Napa y
Solano v. County of Napa, 217 Cal. App. 4th 1160 (2013). On top of this requirement, Gov.
Code § 65915(e)(1) mandates that “in no case may a city…apply any development standard
that will have the effect of physically precluding the construction of a development meeting
the criteria of subdivision (b) at the densities or with the concessions or incentives permitted
by this [the DBL].” In other words, the DBL law requires a city to relax its development
standards in order for the project to physically incorporate the additional units permitted
under the law.
Similar to the HAA, there are protections for projects using the DBL. No grounds are
provided that would allow a city to deny a density bonus; rather, "a city … shall grant one
density bonus…." (Gov. Code § 65925(b)(1); see also Wollmer v. City of Berkeley, 193 Cal.
App. 4th 1329, 1330 (2011) ("Wollmer") ("Section 65915 mandates that local governments
provide a density bonus…" (emphasis added).
Developers can also request modifications of development standards by requesting either
incentives/concessions (they are the same) or waivers. Incentives or concessions refer to
“regulatory incentives” that provide “identifiable and actual cost reductions” to provide for the
affordable housing (Gov. Code § 65915(k)); in other words, they are provided to allow for
modifications that result in an actual reduction of costs to the project so the affordable
housing is economically feasible.
Waivers of development standards are provided under Government Code § 65915(e), if the
usual development standards would “physically preclude” a development from being
constructed with the density bonus requested; projects with a 35% or greater density bonus
may require modifications of development standards to fit on a site. Necessary waivers may
only be denied if the agency can make a finding based on substantial evidence that the
waiver is contrary to state or federal law, would have an adverse impact on property listed
on the California Historical Register, or would cause a “specific, adverse impact” upon the
public health, safety, or the physical environment, for which there is no feasible method to
satisfactorily mitigate or avoid the specific adverse impact. The definition of “specific,
adverse impact” is the same as that in the HAA – i.e. a “significant, quantifiable, direct, and
unavoidable impact, based on objective, identified written public health or safety standards,
policies, or conditions as they existed on the date the application was deemed complete.”
Page 118 of 151
City of San Luis Obispo, Council Memorandum
City of San Luis Obispo
Architectural Review Commission
Staff Agenda Correspondence
DATE: November 9, 2022
TO: Architectural Review Commission
FROM: Tyler Corey, Deputy Community Development Director
VIA: Kyle Bell, Housing Coordinator
SUBJECT: ARC continuance determination at the October 17, 2022 hearing, pursuant
to review associated with Item 4a - ARCH-0020-2022 (1422 Monterey).
SUMMARY
The Community Development Director has determined that project will not be heard again
by the Architectural Review Commission (ARC) and will be considered by the Planning
Commission on November 16, 2022. This determination was made in accordance with
the Housing Crisis Act based on the maximum number of public hearings (5 hearings) for
projects that are subject to the Housing Accountability Act and comply with applicable,
objective general plan and zoning standards at the time the application is deemed
complete. The project has been reviewed at two public hearings (Tree Committee and
ARC). The remaining three available hearings will be reserved for the initial Planning
Commission hearing, a potential continuance based on any outstanding items, and the
potential for an appeal of the Planning Commission’s action to the City Council.
DISCUSSION
On October 17, 2022, the Architectural Review Commission reviewed a development
project located at 1422 & 1480 Monterey Street for consistency with the Community
Design Guidelines. On a vote of 4-0, the ARC voted to continue the item to a date
uncertain with two recommendations for the applicant to modify the project design for
further consistency with the Community Design Guidelines (ARC Report and Meeting
Minutes).
The ARC has provided two directional items to be reviewed and evaluated prior to making
a recommendation on the project. The applicant has modified the project plans
(Attachment 1) in response to the directional items:
ARC Directional Item #1: Reduce the amount of vehicle parking, to provide additional
open space opportunities.
The applicant has modified the project to reduce on-site parking by approximately 10%
(11 parking spaces). The project has been modified to include a concession from the
parking requirements to accommodate a 5% parking reduction to reduce the parking to
95 parking spaces, where 100 parking spaces would normally be required based on the
updated design. The project also modified the commercial suite reserved for the
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1422 Monterey Street, Housing Crisis Act Memo Page 2
restaurant use, to further reduce the amount of parking required for the project. The
parking reduction is requested as a concession in accordance with Density Bonus Law,
as full compliance with parking requirements would incur additional costs on the
affordable development.
The applicant has updated the plans to demonstrate the ratio of open space areas per
unit of the project (Project Plans Sheet T1). Building 1 provides 2,750 square feet of
private decks, 1,750 square feet of common private open space, and 1,160 square feet
public plaza, which results in an average of 128.5 square feet per unit. Building 2, which
is dedicated for senior living, provides a 5,950 square foot public plaza, resulting in 106
square feet of open space per unit. In accordance with the City’s Objective Design
Standards1 the City’s standard open space requirement in the C-R zone is 50 square feet
of common open space per unit (there is no requirement for private open space). Although
the project is not susceptible to the Objective Design Standards, the project has been
designed to exceed the standard requirements for open space areas.
ARC Directional Item #2: Modify the massing of the corner element of Building 2 along
the intersection of California and Monterey Streets to provide greater relief along the
street façade.
The applicant has modified the project design to reduce the mass of the 5 th floor of the
structure by relocating two of the residential units to the ground floor of the duplexes,
which are now triplexes. The applicant also lowered the scale of the brick façade along
California Boulevard to further reduce the mass and perceived scale of the project from
the street (see Figure 1).
Housing Crisis Act
The Department of Housing and Urban Development’s Housing Accountability Act (HAA)
and Density Bonus Law (DBL) provide protections for housing development projects,
including density bonuses (Attachment 2, Summary of HAA and DBL).
1 Zoning Regulations Section 17.69.020.E.2 Common and Private Spaces. Residential projects within the O, C-N,
C-T C-R, C-C, C-S, and M zones shall provide a minimum of fifty (50) square feet per unit to common space. Common
space is recreation space provided inside or outside a residential building for the use of all the residents for recreation
or social purposes and is readily accessible by all the residents. To qualify as common space, individual spaces must
have a minimum dimension in every direction of ten (10) feet.
Figure 1: California/Monterey Intersection Rendering, modified design (left), previous design (right).
Page 120 of 151
1422 Monterey Street, Housing Crisis Act Memo Page 3
In accordance with the 2019 Housing Crisis Act (HCA), if a proposed housing
development project, as defined by the HAA, complies with the applicable, objective
general plan and zoning standards in effect at the time the application is deemed
complete (excluding any incentives, concessions, or waivers afforded under DBL), after
the application is deemed complete, the City shall not conduct more than five hearings in
connection with the approval of the housing development project (Gov’t Code § 65905.5).
The HCA defines a “hearing” as “any public hearing, workshop, or similar meeting,
including any appeal, conducted by the city or county with respect to the housing
development project, including any meeting relating to Section 65915, whether by the
legislative body of the city or county, the planning agency established pursuant to Section
65100, or any other agency, department, board, commission, or any other designated
hearing officer or body of the city or county, or any committee or subcommittee thereof.”
A “continued hearing shall count as one of the five hearings allowed” under Section
65905. Accordingly, the City must consider and either approve or disapprove the
application at any of the five hearings allowed consistent with the applicable timelines
under the Permit Streamlining Act.
The proposed project at 1422 Monterey Street has been subjected to two of the five public
hearings that are permitted under the HCA.
x Tree Committee – October 10, 2022
x Architectural Review Commission – October 17, 2022
Based on the legal authority described above, only three hearings remain before the
project is considered automatically approved under the Housing Crisis Act, and the
Planning Commission is the decision making advisory body for the project
In order to ensure compliance with the HCA, the Community Development Director has
decided to reserve the three remaining hearings for the following circumstances: 1) the
initial Planning Commission hearing, 2) Planning Commission may continue the item to
address any outstanding items, and 3) allowance for a potential appeal to City Council
regarding the Planning Commission action.
Due to the limited number of hearings under the HCA, the Community Development
Director has determined that the project will not be heard again by the ARC and will be
considered by the Planning Commission on November 16, 2022.
ATTACHMENTS
1. Revised Project Plans
2. Housing Accountability Act and Density Bonus Law Summary Memo
Page 121 of 151
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Page 147 of 151
Page 148 of 151
PLANNING COMMISSION AGENDA REPORT
SUBJECT: 2023-2025 PLANNING COMMISSION GOAL-SETTING AND THE
FINANCIAL PLAN / BUDGET PROCESS
BY: Tyler Corey, Deputy Community Development Director
Phone Number: 805-781-7169
Email: Tcorey@slocity.org
RECOMMENDATION
Review the 2021-2023 Planning Commission goals, take public testimony, and identify
Planning Commission goals and work program items for the 2023-2025 Financial Plan.
1.0 COMMISSION PURVIEW
Planning Commission goal setting is a public process and citizens participation is
welcomed. The results of this process include a list of PC goals and implementation
programs or projects that will be forwarded to the City Council for consideration as part
of the 2023-2025 financial planning and budget cycle.
2.0 SUMMARY
Bi-annually, the City adopts a budget and financial plan. To prepare for the budget
process, all City departments and advisory bodies are asked to identify their goals and
major work programs for the next two years. The City Council then uses this information,
along with public comment and other input, to set community priorities and to allocate
resources to accomplish the identified Major City Goals.
Input from City advisory bodies is specifically solicited, because the advisory body
members are recognized as representatives of the community, that are committed to the
long-term best interest of the City and its residents. Advisory body members are in tune
with the “pulse” of the community in terms of their specific area of interest. Other key
points as we embark on this goal-setting process are:
1. The Council is seeking advisory body input focused on the purview area of the
advisory body and is also interested in input on other issues that are important to
the community.
2. Advisory body input is highly valued by the Council and City staff.
3. Goals can include completing projects from a previous work program.
4. Identifying priorities implies recommending fewer rather than more goals to the
Council. Advisory bodies are encouraged to only recommend activities that can
reasonably be accomplished during a two-year financial plan cycle.
Meeting Date: 11/16/2022
Item Number: 5b
Time Estimate: 45 Minutes
Page 149 of 151
Item 5b
Planning Commission Report – 11/16/2022
3.0 PREVIOUS REVIEW
Current Recommended Goals: 2021 - 2023
The City last revised its goals and work program starting in September 2021 in connection
with the preparation of the 2021-2023 Financial Plan and budget cycle. The PC prioritized
the following goals based on the evaluation of the completion status for the 2019-21 Major
City Goals; community need, and input received over the past 2 years; special and urgent
conditions that need to be addressed; and the availability of City resources to accomplish
the identified goals and work programs within the financial plan timeframe. Below are the
goals that the PC recommended during the 2021-2023 budget cycle:
1. Housing: Increase Affordable and Workforce Housing Supply
Provide public information and educational materials that promote the construction
of Accessory Dwelling Units. Continue to emphasize affordable housing programs,
encourage flexible use and non-traditional housing product types to facilitate
development of workforce and missing middle housing.
2. Sustainability: Reduce GHG Emissions by Reducing VMT and Improving
Residential Energy Efficiency
Implement the Climate Action Plan with emphasis on: 1) identify, implement and
promote financial incentives to improve energy efficiency in pre-1990 housing
stock and create and distribute educational materials promoting this practice; 2)
encourage project design that promotes accessible, convenient and safe
pedestrian, bicycle and transit access that reduces project generated vehicle miles
traveled by 20-40% below average; and 3) developing standards that support
infrastructure improvements for alternative transportation and electric vehicles.
3. Multi-Modal Circulation: Improve Walkability and Transit
Implement the Multi-Modal objectives identified in the LUCE and the Downtown
Concept Plan by encouraging in-fill development that includes and prioritizes non-
automobile alternatives to access commercial, services and recreational
opportunities.
4.0 GOAL SETTING
Future Recommended Goals: 2023-2025
As the City begins the 2023-2025 financial planning and budget cycle, the PC has the
opportunity to review their current goals, update them as necessary, and identify any new
goals, programs and/or projects.
Goal Setting Process
Staff will present a brief slide show that overviews the City’s budget process and the role
of the advisory bodies. The Commission should then review their 2021-2023 goals,
followed by discussion and consideration of recommended goals, programs, and projects
to be included in the 2023-2025 Financial Plan. Typically, during goal setting sessions,
the PC has followed the steps below.
Page 150 of 151
Item 5b
Planning Commission Report – 11/16/2022
Goal-setting Steps:
1. Review and understand goal-setting and City Financial Plan/Budget Process;
2. Evaluate previous goals and work programs. Determine which goals and
programs were accomplished and can be deleted, or which ones are no longer
needed;
3. Determine which goals and/or programs have not been completed and should be
carried forward;
4. Identify new goals or programs for possible inclusion in the work program;
5. Prioritize the goals and programs, based on the PC’s adopted goals and General
Plan goals, community needs and input, opportunities, or special or urgent
conditions; and
6. Identify activities which may require additional resources to accomplish. This may
include references to possible community partnerships or outside funding sources.
5.0 NEXT STEPS
The Commission should take public testimony and identify Commission goals and work
program items for the 2023-2025 Financial Plan. Advisory body goals are due by
December 9, 2022. The Council will receive the final report with all advisory body
recommendations in late December 2022 before they begin the community goal-setting
process.
6.0 ALTERNATIVES
1. Continue consideration of the goal setting process. This alternative is not
recommended since advisory body goals are due December 9, 2022.
Page 151 of 151