ARC 2018-03-05_08a Fair Oaks Residential CUP
MEMORANDUM
TO: ARCHITECTURAL REVIEW COMMITTEE
FROM: MATTHEW DOWNING, PLANNING MANAGER
SUBJECT: CONSIDERATION OF VESTING TENTATIVE TRACT MAP 16-002 AND
CONDITIONAL USE PERMIT 16-007; SUBDIVISION AND
CONSTRUCTION OF TWENTY-THREE (23) RESIDENTIAL UNITS AND
A 506 SQUARE FOOT NEIGHBORHOOD COFFEE SHOP; LOCATION
– 362-382 S. HALCYON ROAD; APPLICANT – STACY BROMLEY;
REPRESENTATIVE – STEVEN PUGLISI ARCHITECTS
DATE: MARCH 5, 2018
SUMMARY OF ACTION:
Recommendation for future action by the Planning Commission will result in the
subdivision of five (5) existing, underutilized lots into twenty-three (23) lots for the
construction of twenty-three (23) residential units, and a 506 square foot neighborhood
coffee shop.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
None.
RECOMMENDATION:
It is recommended that the Architectural Review Committee (ARC) review the proposed
project and make a recommendation to the Planning Commission.
BACKGROUND:
Location
The project site is located in the Office Mixed-Use (OMU) zoning district on the
northwest corner of South Halcyon Road and Fair Oaks Avenue, and includes five (5)
existing lots totaling approximately 69,175 square feet (1.59 acres) as described in
Table 1 below.
Table 1: Property Statistics
Property Size Existing Use
Parcel A 16,450 sq. ft. Vacant Residence
Parcel B 5,620 sq. ft. Vacant Residence
Parcel C/Parcel D 39,576 sq. ft. Vacant Residence/Vacant
Parcel E 7,687 sq. ft. Vacant Residence
Total Approx. 69,175 sq. ft.
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF VESTING TENTATIVE TRACT MAP 16-002 AND
CONDITIONAL USE PERMIT 16-007
MARCH 5, 2018
PAGE 2
The property is surrounded by development on all sides, including residential
development to the west, commercial/office development to the north, the Arroyo
Grande Community Hospital to the east, and Harloe Elementary to the south
(Attachment 1). Topography of the site is relatively flat and currently takes vehicular
access from South Halcyon Road and Fair Oaks Avenue. Existing vegetation on the site
includes approximately ten (10) trees including Coast Live Oak, Magnolia, Podocarpus,
and fruit trees. Remaining vegetation consists primarily of weeds and grasses with
some existing residential vegetation.
Pre-Application Review
The applicant processed Pre-Application 16-001 in January and February 2016 to
obtain preliminary feedback from the Staff Advisory Committee (SAC) on a similarly
dense project designed in a different configuration and without the commercial use.
Issues identified included residential unit type and classification, access distances from
the nearby intersection, emergency department access, water consumption and
neutralization, open space provisions, and design of utilities. The applicant revised the
project based on these comments and subsequently submitted the application now
under consideration.
Staff Advisory Committee
The SAC reviewed the project on December 20, 2017. Items of discussion included the
project’s relationship to preliminary design alternatives for the Halcyon Road Complete
Street Plan, drainage and stormwater retention, parking and the requirement for
garages to remain clear and used for parking, location of trash enclosures, and
inclusion of permeable pavers. Members of the SAC were in support of the project.
ANALYSIS OF ISSUES:
Project Description
The proposed mixed-use project consists of the subdivision of five (5) existing lots into
twenty-three (23) lots and the construction of twenty-three (23) residential units and a
small, neighborhood serving commercial use. The units are proposed to be market rate
units, fitting the “affordable by design” concept with small lots, connected residences,
and minimized site maintenance and upkeep. The twenty-three (23) units will be in five
(5) separate clusters, each two-story and including seventeen (17) total three-bedroom,
five (5) two-bedroom, and one (1) studio unit. Table 2 provides a breakdown of the
number of units per plan type and unit size.
Table 2: Residential Unit Details
Plan Type Number of Units Number of Floors Size of Units (sq. ft.)
Studio 1 1 506
Unit A – 3-Bedroom 8 2 1,731
Unit A – 2-Bedroom 4 2 1,731
Unit B – 3-Bedroom 5 2 1,863
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF VESTING TENTATIVE TRACT MAP 16-002 AND
CONDITIONAL USE PERMIT 16-007
MARCH 5, 2018
PAGE 3
Plan Type Number of Units Number of Floors Size of Units (sq. ft.)
Unit C – 3-Bedroom 4 2 1,753
Unit C – 2-Bedroom 1 2 1,753
Total 23 n/a Approx. 39,350
General Plan
The General Plan designates the subject property for Mixed Use land uses.
Development of a primarily residential mixed-use project meets General Plan Policies
LU5-11, LU11-1, and LU11-2 of the Land Use Element and Goal A.5 of the Housing
Element, which state:
LU5-11: Promote a mixture of residential and commercial uses along Mixed Use
corridors including substantial landscaping and streetscape improvements.
LU11-1: Require that new development be at an appropriate density or intensity based
upon compatibility with the majority of existing surrounding land uses.
LU11-2: Require that new development should be designed to create pleasing
transitions to surrounding development.
A.5: The City shall encourage housing compatible with commercial and office uses
and promote “mixed use” and “village core” zoning districts to facilitate integration of
residential uses into such areas.
Development Standards
The subject property is zoned OMU. The primary purpose of the OMU district is to
provide areas for the establishment of corporate, administrative, and medical offices
and facilities, commercial services that are required to support major business medical
development, and multi-family housing. Retail facilities and support business are
encouraged to serve nearby office and residential uses. The proposed project qualifies
as a mixed-use development with multi-family housing even though the residences will
be sold individually, due to the design of these residences conforming to the Cityhouse
development building style with three or more attached dwellings where no unit is
located over another unit. The development is allowed in the OMU zoning district
following approval of a Conditional Use Permit. The development standards for the
OMU district and the proposed project are identified in the following table:
Table 3: Site Development Standards for the OMU Zoning District
Development
Standards
OMU District CUP 16-007 Notes
Maximum Density –
Mixed Use Projects
20 dwelling
units/acre
31 density units total
18 units/acre
Code met
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF VESTING TENTATIVE TRACT MAP 16-002 AND
CONDITIONAL USE PERMIT 16-007
MARCH 5, 2018
PAGE 4
Development
Standards
OMU District CUP 16-007 Notes
Maximum Density
Multi-family Housing
15 dwelling
units/acre
None Not applicable
Minimum Density 75% of maximum
density
24.75 units Code met
Minimum Lot Size 10,000 sq. ft. 1,935 – 6,450 per lot Individual lot sizes
may be reduced
through the CUP
process
Minimum Lot Width 100 feet 30’ minimum Individual lot width
may be reduced
through the CUP
process
Front Yard Setback 0-10 feet 10 feet Code met
Rear Yard Setback 0-15 feet 15 feet to west
10 – 12 feet to north
Side Yard Setback 0-5 feet 0 feet Buildings connected
to each other, Code
met
Street Side Yard
Setback
0-15 feet 15 feet Code met
Building Size Limits 35 feet or 3 stories
50,000 square-feet
max
27’ 6”
1,863 square-feet
Code met
Site Coverage and
Floor Area Ratio
70% site coverage
Floor Area Ratio: 1
59.27%
coverage/Floor Area
Ratio
Code met
Off-Street Parking Covered in Table 4
below
Access and Parking
The project site proposes two (2) public access points, with one each from Halcyon
Road and Fair Oaks Avenue. Through discussions with the developer, these access
points have been located as far as feasible from the Halcyon Road/Fair Oaks Avenue
signalized intersection. Emergency access is accommodated through the site from both
access points.
A total of 64 parking spaces are required of the proposed project. These requirements
are broken down in Table 4 below. Development Code Section 16.56.050 (Common
Parking Facilities) allows the total parking requirement to be reduced by 20% for shared
uses. As a condition of allowing common parking facilities, the open spaces must
include the provision of such joint use by a proper legal agreement approved by the City
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF VESTING TENTATIVE TRACT MAP 16-002 AND
CONDITIONAL USE PERMIT 16-007
MARCH 5, 2018
PAGE 5
Attorney, which must then be recorded with the County Recorder. This will be
accomplished through the CC&Rs that will be required of the project.
Table 4: Parking Calculations
Residential Parking Commercial
Parking
Total
Development
Code
Requirements
Studio: 1 space/unit (1 space) One space per
100 sq. ft. of
public area (7.5
spaces)
2+ bedroom: 2 spaces/unit (44
spaces)
Guest parking: 0.5 space/unit
(11.5 spaces)
Total: 56.5 spaces 7.5 spaces 64 spaces
Development
Code Section
16.56.050
Total parking requirement reduced by 20% for
shared uses
-12.8 spaces
Total
Required:
51 spaces
Proposed
Parking
2+ bedroom units: 44 spaces
9 open spaces
53 spaces
Architecture
The architectural character of the development is considered “Bungalow”, utilizing a mix
of exterior colors and materials as listed in Table 5 (Attachment 2). The project includes
consistent roof heights with varying roof projections.
Table 5: Building Materials and Colors
Color Scheme A
Composition Shingles “Mission Brown”
Cement Plaster (stucco, light lace texture) “Viejo”
Fiber Cement Trim (Cedar lap texture) “Chestnut Brown”
Color Scheme B
Composition Shingles “Mission Brown”
Cement Plaster (stucco, light lace texture) “Sandstone”
Fiber Cement Trim (Cedar lap texture) “Tuscan Gold”
Color Scheme C
Composition Shingles “Mission Brown”
Cement Plaster (stucco, light lace texture) “Oatmeal”
Fiber Cement Trim (Cedar lap texture) “Heathered Moss”
Trees and Landscaping
As identified previously, ten (10) existing trees are proposed to be removed with the
proposed project. These trees include a number of Coast Live Oaks, along with various
ARCHITECTURAL REVIEW COMMITTEE
CONSIDERATION OF VESTING TENTATIVE TRACT MAP 16-002 AND
CONDITIONAL USE PERMIT 16-007
MARCH 5, 2018
PAGE 6
other tree species. One (1) existing, 36” Coast Live Oak on the western side of the
project site is proposed to remain as part of development of the project. The Municipal
Code calls for oak replacement at a 3:1 ratio, which would total fifteen (15) replacement
oaks. The landscape plan only includes nine (9) replacement oaks. The landscape plan
additionally includes Olive, Chinese Pistache, Arbutus Marina or Tristania Laurina, and
Desert Willows to be installed throughout the site. Additional drought tolerant ground
cover is proposed in the common areas, primarily adjacent to the parking areas. The
northwestern corner of the site is identified for a drainage basin to allow stormwater
infiltration. The final landscape plan will be required to comply with the State Model
Water Efficient Landscape Ordinance as is common for recent developments.
ADVANTAGES:
The proposed project will develop a unique mixed-use property with a low intensity
commercial use and maintaining emergency access. The design of the development
respects neighboring residential projects and lessens impacts to those properties,
creating a more pleasing transition from the more intensive healthcare uses in the area.
DISADVANTAGES:
The proposed project would develop an underutilized site designated for mixed land
uses with a predominantly residential project, limiting the tax generating uses that could
be proposed on the site.
ENVIRONMENTAL REVIEW:
The proposed project is being reviewed under the California Environmental Quality Act.
PUBLIC NOTIFICATION AND COMMENT:
The Agenda was posted at City Hall and on the City’s website in accordance with
Government Code Section 54954.2. No comments have been received.
Attachments:
1. Location map
2. Color sheet
3. Project plans (available for public review at City Hall)
ATTACHMENT 1
PROJECT SITE
2
PROJECT SITE
3
NOT A PART
ATTACHMENT 2
Steven Puglisi
ARCHITECTS
INC
569 Higuera Street
Suite A
San Luis Obispo
CA 93401
Ph 805.595.1962
Fx: 805.595.1980
HALCYON STREET VIEW
PROJECT:
Fair Oaks Residential
HALCYON AT FAIR OAKS, ARROYO GRANDE CA
Stacy Bromley
SHEET:
RENDERING
Halcyon Street
RECE!/ED
DEC 2 O 2017
COMMUNffY DEVELOPMENT
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