PC 2018-03-06_08a HASLO CUP 17-003
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: KELLY HEFFERNON, ASSOCIATE PLANNER
SUBJECT: CONTINUED CONSIDERATION OF CONDITIONAL USE PERMIT NO.
17-003; MIXED USE DEVELOPMENT INCLUDING AN EXISTING
OFFICE BUILDING AND CONSTRUCTION OF TWENTY (20)
AFFORDABLE APARTMENT UNITS WITH A COMMUNITY ROOM;
LOCATION – 224 AND 236 SOUTH HALCYON ROAD; APPLICANT –
HOUSING AUTHORITY OF SAN LUIS OBISPO (HASLO);
REPRESENTATIVE – RRM DESIGN GROUP
DATE: MARCH 6, 2018
SUMMARY OF ACTION:
Approval of the project will result in the construction of twenty (20) affordable apartment
units on a vacant parcel. The apartments will share parking and access with the
adjacent parcel developed with a commercial office building.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
There is no new direct impact to financial and personnel resources for the current
project. The City previously invested $600,000 for the purchase of the property, using
the City’s former Redevelopment Agency Affordable Housing Set Aside bond proceeds
and the sale of an affordable housing promissory note to Meta Housing Corporation,
with the understanding that HASLO would pursue additional funding for housing
development.
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving
Conditional Use Permit 17-003.
BACKGROUND:
On February 6, 2018, the Planning Commission considered the proposed project and
received public comment. After discussing issues related to parking, traffic, recent
State housing legislation, State density bonus law, building height and setbacks, the
Planning Commission continued the public hearing to March 6, 2018. This report
focuses on project revisions made in response to comments received on February 6,
2018 (for additional background information, please see Attachment 1 for the February
6, 2018 Planning Commission staff report and Attachment 2 for the minutes from that
meeting).
PLANNING COMMISSION
CONTINUED CONSIDERATION OF CONDITIONAL USE PERMIT NO. 17-003
MARCH 6, 2018
PAGE 2
Staff Advisory Committee (SAC)
The SAC considered the proposed revisions to th e project on February 28, 2018.
Members of the SAC remained in support of the proposed project and no additional
conditions were added.
ANALYSIS OF ISSUES:
Project Description
The project description is primarily the same, with modifications made in response to
comments received during the February 6, 2018, Planning Commission meeting.
Proposed is a mixed-use project that includes new construction of twenty (20)
affordable apartment units and an existing office building on two separate parcels.
HASLO proposes to construct a 100% affordable housing project whereby all of the
units will rent to individuals and families having an annual income at or below 80% of
the San Luis Obispo County’s median income (see Attachment 3 for the County’s
February 2018 Affordable Housing Standards). HASLO will permanently retain
ownership of the property and apartment units, ensuring that the units will remain below
market rents and be properly managed and maintained. The project includes an open
space courtyard area and other shared amenities.
Proposed changes to the project include the following (see figure 1 for revised site
plan):
Converted three (3) of the five (5) motorcycle areas to standard parking stalls
(two (2) motorcycle areas remain);
Converted one (1) two-bedroom unit and one (1) three-bedroom unit into two (2)
one-bedroom units;
Reduced the apartment building mass on the west side;
Removed or relocated many second and third story windows on the west end of
the apartment buildings to address privacy concerns of neighboring properties;
and
Relocated the trash enclosure closer to the apartment building.
PLANNING COMMISSION
CONTINUED CONSIDERATION OF CONDITIONAL USE PERMIT NO. 17-003
MARCH 6, 2018
PAGE 3
Figure 1 – Revised Site Plan
The proposed twenty (20) apartment units will be in three (3) separate two- and three-
story buildings. As revised, the project includes six (6) one-bedroom units, nine (9) two-
bedroom units, and five (5) three-bedroom units. Table 2 provides a breakdown of the
number of apartment units per plan type , number of floors and unit size. The three-
story community building includes a 350 square foot community room, office, laundry
room and restroom on the first floor, and a 2-bedroom manager’s apartment on the
second and third floors, included in the density calculations. The community room is
reserved for residents of the development and will not be open to the public.
Table 2: Apartment Unit Details
Plan Type Number of Units Number of Floors Size of Units
(square feet)
1-Bedroom Plan A 3 1 518
2-Bedroom Plan A 8 2 977
3-Bedroom Plan A 4 1 981
1-Bedroom Plan B 3 1 590
2-Bedroom Plan B 1 2 1,082
3-Bedroom Plan B 1 2 1,107
Total: 20 n/a n/a
PLANNING COMMISSION
CONTINUED CONSIDERATION OF CONDITIONAL USE PERMIT NO. 17-003
MARCH 6, 2018
PAGE 4
The architectural character of the units has not changed and is considered “Agrarian
Modern”, utilizing a mix of exterior colors and materials described in the February 6,
2018 staff report.
Density
The OMU zoning district allows a maximum density of twenty (20) dwelling units per
acre for mixed-use projects and fifteen (15) dwelling units per acre for 100% residential
projects. The Development Code defines a “mixed -use project" as a project that
combines both commercial and residential uses, where the residential component is
typically located above or behind the commercial use. In this case, the proposed
residential development is behind the existing commercial office building, and the two
uses will share parking and access.
Based on the size of the combined properties (0.81 acre), the maximum number of
dwelling units allowed is 16 (0.81 x 20 = 16). However, under the State’s density bonus
law (Government Code Section 65915-65918, codified in Development Code Chapter
16.82), a 35% density bonus is automatically allowed with a 100% affordable housing
project, allowing up to 21.69 units on the subject property.
For mixed use developments, residential density equivalencies are used to calculate
residential density. Development Code Subsection 16.36.030(C) defines residential
density for mixed use projects, provided below in Table 3. This table was updated to
include the revised mix of dwelling unit types, resulting in a density equivalency of
twenty-one (21) units. Therefore, the project meets the maximum allowable density
requirement.
Table 3 – Mixed Use Residential Density Equivalencies
Residential Dwelling
Unit Type
Density Equivalent
Project Density Equivalent
Units
Live/Work Unit 0.5 0
Studio 0.5 0
1-bedroom 0.75 (6)(0.75) = 4.5
2-bedroom 1.0 9
3-bedroom 1.5 (5)(1.5) = 7.5
4-bedroom 2.0 0
Total: 21 Units
Parking
Based on the revised plans, a total of fifty (50) parking spaces would typically be
required if the proposed project did not include affordable housing. Under the State’s
density bonus law and the City’s common parking provisions, the project is required to
provide a total of thirty-two (32) spaces and thirty-five (35) are proposed. Please refer
to Page 9 of the February 6, 2018 staff report for more information on State and local
laws regarding parking.
PLANNING COMMISSION
CONTINUED CONSIDERATION OF CONDITIONAL USE PERMIT NO. 17-003
MARCH 6, 2018
PAGE 5
Per Development Code Section 16.56.070, motorcycle parking areas count toward
fulfilling automobile parking space requirements at a rate of one parking space per
motorcycle parking area (defined as 56 square feet). Proposed are two (2) motorcycle
parking areas. The project also includes thirty (30) bicycle spaces, which do not count
towards parking requirements, yet provide an amenity for tho se who do not own a car,
or simply want to ride a bike as a transportation alternative. Table 4 summarizes the
parking requirements for this project, as revised.
Table 4: Parking Calculations
Residential Parking Commercial
Parking
Total
Development
Code
Requirements
1 bedroom: 1 space/unit (6 spaces) One space per
250 square feet of
floor area (6
spaces)
2+ bedrooms: 2 spaces/unit (28 spaces)
Guest parking: 0.5 space/unit (10 spaces)
Total: 44 spaces 6 spaces 50 spaces
Density
Bonus Law
No guest parking required -10 spaces
Development
Code Section
16.56.050
Total parking requirement reduced by up to 20% for shared
uses
- 8 spaces
Total
Required:
32 spaces
Proposed
Parking
1 and 2+ bedroom units: 29 spaces
(including 25 regular spaces, 2 disabled
access spaces, 2 motorcycle areas, and
30 bicycle spaces. All parking is shared
between the two parcels).
6 spaces
Total: 29 spaces 6 spaces 35 spaces
To gain better understanding of the on-street parking condition within the project area,
an informal parking reconnaissance was conducted on Dodson Way and South Halcyon
Road. Between February 9, 2018 and February 16, 2018, four (4) observations were
made at various times of the day. These observations are summarized in a Memo
dated February 22, 2018 (see Attachment 4). It appears that the highest concentration
of parked cars on Dodson Way and South Halcyon Road occurs on weekdays between
8:30 AM and 4:00 PM, suggesting that vehicles belong primarily to employees or
customers of commercial businesses in the area. Residential parking on Dodson Way
is either within garages, in driveways, on the north side of the street in front of homes,
or within front yards on the south side of the street where there is no curb gutter and
sidewalk. Not all residences include a garage and it appears that not all garages are
used for parking.
PLANNING COMMISSION
CONTINUED CONSIDERATION OF CONDITIONAL USE PERMIT NO. 17-003
MARCH 6, 2018
PAGE 6
Traffic
Regarding traffic impacts, both the San Diego Council of Governments (SANDAG) and
Institute of Transportation Engineers (ITE) common trip generation rates were used to
determine the number of PM peak hour trips generated by the project. The approximate
eleven (11) PM peak hour trips calculated is less than the City’s threshold of 20 PM
peak hour trips. A traffic study is therefore not required.
During the February 6, 2018 Planning Commission meeting, several residents in the
neighborhood expressed concern regarding inadequate sight distance when trying to
turn either left or right onto South Halcyon Road from Dodson Way. Engineering
Standards 7410, 7420 and 7510 provide line of sight requirements for driveways and
streets, and illustrate where red curbs should be placed (Attachment 5). Given the
existing and proposed driveway locations and site distance requirements for the subject
intersection, one (1) on-street parking space in front of the existing office building would
be available. Although severely faded, the curbs on both sides of Dodson Way at the
intersection are painted red in accordance with Engineering Standards. The curbs on
South Halcyon Road are also painted red at this intersection. Although residents may
experience difficult turning movements from Dodson Way onto South Halcyon Road,
which is a busy collector street, all required red curbs are in place. To safeguard the
line of sight at this intersection, a condition has been added requiring the applicant to
repaint the old and faded red curb along the Dodson Way project frontage in
accordance with Engineering Standards 7410, 7420 and 7510 .
Site Development Standards
The project meets all other Development Code requirements for setbacks, building
height, lot coverage, and floor area ratio as presented in Table 5.
Table 5: OMU Site Development Standards (Parcel 1)
Standard Office Mixed Use
(OMU)
Proposed
Minimum Setbacks:
Front: 0’ – 15’ 0’ plus sidewalk on Halcyon
Sides: 0’ – 15’ 5’ on south side; 13’-8” on north side
Rear: 0’ – 15’ 13’-7” on west side
Maximum Building Height 35’ or three stories 35’/three stories
Maximum Lot Coverage 70% 24%
Maximum Floor Area Ratio 1.0 0.65
The project site is adjacent to residentially zoned and developed properties on the west
side, which is the rear property line, and to residentially developed property in the OMU
zoning district to the south. Development Code Subsection 16.36.020(G) states that
“wherever a lot in any commercial or mixed use district abuts a residential use or a lot in
any residential use district, a minimum building setback of twenty (20) feet measured
from the property line shall be required for proposed commercial use” (emphasis
PLANNING COMMISSION
CONTINUED CONSIDERATION OF CONDITIONAL USE PERMIT NO. 17-003
MARCH 6, 2018
PAGE 7
added). Because the proposed project is a residential use, this requirement does not
apply.
The two-story portion of the larger building is set back roughly 13.5’ from the rear
property line. To break up the building mass on this side, the third story is stepped back
an additional 33’ (previously 14.5’) from the second story, or about 46.5’ total
(previously 28’ total) from the rear property line. Additionally, a two-story building abuts
the southern property line to minimize the massin g impact to the adjacent residence.
This building initially stepped up to a third story on the north side and that third level has
been removed. These massing changes were accomplished by changing the unit sizes
(two and three-bedroom units to one-bedroom units as described above).
Window Modifications
In an effort to reduce potential privacy concerns for the rear yards of neighboring
properties, several windows have been removed with the redesign. Specifically, as a
result of removing a large portion of the third story elements, a total of five (5) windows
have been removed from the west elevation. Eight (8) windows have also been
removed from the north elevation towards the west end of the building.
Trash Enclosure
The trash enclosure has been relocated from the parking area on the west side of the
Dodson Way access to the northwest corner of the parking area, closer to the
apartment units. This relocation is more convenient to residents of the project and is
further away from existing residences, thereby reducing potential noise and odor
impacts. The enclosure is landscaped on two (2) sides and covered by a detached
sloping roof designed to minimize stormwater pollution. The walls of the enclosure are
cinder block in a light gray color, and consistent with the architectural style of the
project, the front doors of the enclosure resemble that of a barn in a dark brown color.
ALTERNATIVES:
The following alternatives are provided for the Planning Commission’s consideration:
1. Adopt the attached Resolution approving Conditional Use Permit 17-003;
2. Modify and adopt the attached Resolution approving Conditional Use Permit 17-
003;
3. Do not adopt the attached Resolution, provide specific findings, and direct staff to
return with a Resolution denying Conditional Use Permit 17-003; or
4. Provide direction to staff.
ADVANTAGES:
The proposed project will develop a currently vacant site with twenty (20) affordable
apartment units, which will assist the City with meeting its Regional Housing Needs
Allocation (RHNA) numbers outlined in the City’s General Plan Housing Element. The
Architectural Review Committee (ARC) determined that the project is well-articulated
and recommended approval.
PLANNING COMMISSION
CONTINUED CONSIDERATION OF CONDITIONAL USE PERMIT NO. 17-003
MARCH 6, 2018
PAGE 8
DISADVANTAGES:
The proposed three-story structures are large in scale compared to surrounding
development. However, in response to neighborhood concerns of building mass and
privacy, the applicant has revised the project to reduce the scale of buildings on the
west side, and to eliminate a total of thirteen (13) windows facing neighboring
residences. In response to parking concerns, the applicant revised the unit mix to
reduce the number of required parking spaces, and exchange d three (3) of the five (5)
motorcycle parking areas with standard parking stalls.
ENVIRONMENTAL REVIEW:
The project has been reviewed in compliance with the California Environmental Quality
Act (CEQA) and the CEQA Guidelines, and has been determined to be categorically
exempt pursuant to Section 15332 (Class 32) of the CEQA guidelines regarding in-fill
development projects in urban areas. The project also qualifies for an exemption
pursuant to California Code of Regulations Section 15194(b) – (d) regarding affordable
housing.
PUBLIC NOTIFICATION AND COMMENTS:
The public hearing of February 6, 2018 was continued to a date certain of March 6,
2018. A notice of public hearing was mailed to all property owners within 300’ of the
project site, was published in The Tribune, and posted at City Hall and on the City’s
website on Friday, January 26, 2018, in accordance with City policy.
Tonight’s Agenda was posted in accordance with Government Code Section 54954.2.
At the time of report publication, no comments have been received.
ATTACHMENTS
1. February 6, 2018 Planning Commission staff report (less Attachments)
2. February 6, 2018 Planning Commission meeting minutes
3. San Luis Obispo County’s Affordable Housing Standards (February 2018)
4. Memo dated February 22, 2018 regarding parking availability on Dodson Way
and South Halcyon Road
5. Engineering Standards 7410, 7420, 7510
6. Revised project plans
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE APPROVING
CONDITIONAL USE PERMIT 17-003; LOCATION - 224
AND 236 SOUTH HALCYON ROAD; APPLICANT –
HOUSING AUTHORITY OF SAN LUIS OBISPO (HASLO)
WHEREAS, the applicant has filed Conditional Use Permit 17-003 to develop a mixed-
use project consisting of an existing commercial office building and construction of twenty
(20) affordable apartment units with a community room on two (2) parcels totaling 0.81
acre in the Office Mixed-Use (OMU) zoning district; and
WHEREAS, State density bonus law allows up to a 35% density bonus with a 100%
affordable housing project and parking reductions; and
WHEREAS, the Planning Commission has reviewed the project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and has determined that the
project is categorically exempt pursuant to Section 15332 (Class 32) of the CEQA
guidelines regarding in-fill development projects in urban areas; and
WHEREAS, the Planning Commission of the City of Arroyo Grande has reviewed the
project at two (2) duly noticed public hearings on February 6, 2018 and March 6, 2018;
and
WHEREAS, the Planning Commission finds, after due study, deliberation and public
hearing, the following circumstances exist:
Conditional Use Permit Findings:
1. The proposed use is permitted within the subject district pursuant to the
provisions of this section and complies with all the applicable provisions of
this title, the goals, and objectives of the Arroyo Grande General Plan,
and the development policies and standards of the City.
The proposed mixed-use project is allowed in the Office Mixed-Use
(OMU) zoning district per Section 16.36.030 of the Municipal Code and
complies with all applicable development standards for the OMU zoning
district as set forth in Municipal Code Section 16.36.020. Additionally, the
proposed mixed-use is consistent with the following Land Use and
Housing Element Policies: LU5-8.2, LU5-10.2, LU5-10.4, LU5-11.2, A.1,
A.2, A.3, A.5, A.9, A.11, D.1, L.2, and M.3.
2. The proposed use would not impair the integrity and character of the
district in which it is to be established or located.
RESOLUTION NO.
PAGE 2
The proposed mixed-use project would not impair the integrity or
character of the Office Mixed-Use (OMU) zoning district, as it is consistent
with the stated purpose of the OMU zoning district per Municipal Code
Section 16.36.020(H) and will be constructed in accordance with all
applicable Development Standards.
3. The site is suitable for the type and intensity of use or development that is
proposed.
The site is suitable for the proposed mixed-use, as the development
meets applicable development standards relating to density, parking,
building height, setbacks and open space.
4. There are adequate provisions for water, sanitation, and public utilities
and services to ensure public health and safety.
There are adequate provisions for all utilities and services necessary to
ensure public health and safety. Water and sewer services will be
provided by the City of Arroyo Grande, electricity service will be provided
by PG&E, natural gas will be provided by Southern California Gas
Company and trash and recycling services will be provided by South
County Sanitary Services.
5. The proposed use will not be detrimental to the public health, safety or
welfare or materially injurious to properties and improvements in the
vicinity.
The proposed mixed-use will not be detrimental to the public health,
safety or welfare, nor will it be materially injurious to properties or
improvements in the vicinity as it will comply with all applicable codes and
standards.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby approves Conditional Use Permit 17-003 with the above findings
and subject to the conditions as set forth in Exhibit "A", attached hereto and incorporated
herein by this reference.
On motion by Commissioner ______________, seconded by Commissioner
_____________, and by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 6th day of March, 2018.
RESOLUTION NO.
PAGE 3
______________________________
GLENN MARTIN,
CHAIR
ATTEST:
_______________________________
DEBBIE WEICHINGER,
SECRETARY TO THE COMMISSION
AS TO CONTENT:
_______________________________
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
RESOLUTION NO.
PAGE 4
EXHIBIT ‘A’
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT 17-003
224 AND 236 SOUTH HALCYON ROAD
This approval authorizes the development of a mixed-use project consisting of an
existing ± 1,500 square foot commercial office building and construction of twenty (20)
affordable apartment units on 0.81 acre of land in the Office Mixed-Use (OMU) zoning
district. The project qualifies for a 35% density bonus and reduced parking
requirements under the State’s density bonus law (Government Code Section 65915 -
65918). The project also qualifies for a 20% parking reduction per Development Code
Section 16.56.050 (common parking facilities).
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
GENERAL CONDITIONS
1. This approval authorizes construction of twenty (20) affordable apartment units in a
mixed-use configuration with the adjacent property (224 and 236 S. Halcyon Rd.)
2. The applicant shall ascertain and comply with all Federal, State, County and City
requirements as are applicable to this project.
3. The applicant shall comply with all conditions of approval for CUP 17-003.
4. This permit shall automatically expire on March 6, 2020 unless a building permit is
issued. Thirty (30) days prior to the expiration of the approval, the applicant may
apply for an extension of one (1) year from the original date of expiration.
5. Development shall conform to the Office Mixed-Use (OMU) zoning requirements
except as otherwise approved.
6. Development shall occur in substantial conformance with the plans presented to
the Planning Commission at the meeting of March 6, 2018, on file in the
Community Development Department.
7. The applicant shall agree to indemnify and defend at his/her sole expense any
action brought against the City, its present or former agents, officers, or employees
because of the issuance of said approval, or in any way relating to the
implementation thereof, or in the alternative, to relinquish such approval. The
applicant shall reimburse the City, its agents, officers, or employees, for any court
costs and attorney's fees which the City, its agents, officers or employees may be
required by a court to pay as a result of such action. The City may, at its sole
discretion, participate at its own expense in the defense of any such action but
such participation shall not relieve applicant of his/her obligations under this
condition.
RESOLUTION NO.
PAGE 5
8. A copy of these conditions and mitigation measures shall be incorporated into all
construction documents.
9. At the time of application for construction permits, plans submitted shall show all
development consistent with the approved site plan, floor plan, architectural
elevations and landscape plan.
10. Signage shall be subject to the requirements of Chapter 16.60 of the Development
Code. Prior to issuance of a building permit, all illegal signs shall be removed.
11. Development shall comply with Development Code Sections 16.48.070, “Fences,
Walls and Hedges”; 16.48.120, “Performance Standards”; and 16.48.130
“Screening Requirements”.
12. Setbacks, lot coverage, and floor area ratios shall be as shown on the
development plans including those specifically modified by these conditions.
13. The developer shall comply with Development Code Chapter 16.56, “Parking and
Loading Requirements”. All parking spaces adjacent to a wall, fence, or property
line shall have a minimum width of 11 feet.
14. Trash enclosures shall be screened from public view with landscaping or other
appropriate screening materials, and shall be made of an exterior finish that
complements the architectural features of the main building. Trash enclosure
areas shall accommodate recycling container(s), and shall be accessible to
persons with disabilities (ADA compliant).
15. Noise resulting from construction and operational activities shall conform to the
standards set forth in Chapter 9.16 of the Arroyo Grande Municipal Code (AGMC).
Construction activities shall be restricted to the hours of 7 AM to 5 PM Monday
through Friday, and from 9 AM to 5 PM on Saturdays. No construction shall occur
on Sundays or City observed holidays.
16. At the time of application for construction permits, the applicant shall provide
details on any proposed exterior lighting. The lighting plan shall include the height,
location, and intensity of all exterior lighting consistent with Section 16.48.090 of
the Development Code. All lighting fixtures shall be shielded so that neither the
lamp nor the related reflector interior surface is visible from adjacent properties. All
lighting for the site shall be downward directed and shall not create spill or glare to
adjacent properties. All lighting shall be energy efficient (e.g. LED).
17. Prior to issuance of a building permit, a lighting plan shall be submitted in
accordance with Development Code Subsection 16.56.070(C)(3). All parking
areas of five or more spaces shall have an average of one-half foot-candle
illumination per square foot of parking area for visibility and security during hours of
darkness. Wiring for the illumination shall be placed underground.
18. If clothes washers are provided in a central location for the apartment complex, the
washers shall include a single-source graywater outlet and an outside stub-out to
allow the installation of a graywater irrigation system that complies with the
requirements of Section 1502.1.1 of the 2016 California Plumbing Code.
RESOLUTION NO.
PAGE 6
19. Prior to issuance of a building permit, a final landscape and irrigation plan shall
be prepared by a licensed landscape architect and approved by the Community
Development and Public Works Departments. Landscaping shall be installed or
bonded for before final building inspection/establishment of use. The landscape
plan shall be in conformance with Development Code Chapter 16.84 (Water
Efficient Landscape Requirements) and the State Model Water Efficient
Landscape Ordinance, and shall include the following:
a. Tree staking, soil preparation and planting detail;
b. The use of landscaping to screen ground-mounted utility and mechanical
equipment;
c. The required landscaping and improvements. This includes, but is not
limited to:
i. Water conservation practices including the use of low flow heads, drip
irrigation, mulch, gravel, drought tolerant plants.
ii. An automated irrigation system using smart controller (weather based)
technology.
iii. The selection of groundcover plant species shall include native plants.
iv. Linear planters shall be provided in parking areas.
v. Turf areas shall be limited in accordance with Chapter 16.84 of the
Development Code.
20. The existing Evergreen Ash street tree proposed to be removed shall be replaced
with a 15 gallon Magnolia “Little Gem” tree, standard form (single trunk). The tree
well shall be 4’ x 6’ in size. City staff will hand water the tree and therefore a
separate irrigation system is not required. A root barrier is also not required.
21. The existing 24” Coast Live Oak tree on the project site shall not be removed and
shall be protected during all earth moving activities and construction.
22. All trees on the construction site to be preserved shall be protected under the
conditions of the Community Tree Program (Chapter 12.16 of the AGMC), which
include but are not limited to:
a. No mechanical trenching within the drip line of a tree, unless approved
by the Public Works Director.
b. No storage of equipment, supplies, tools, etc., within 8' of the trunk of
any tree.
c. No grading shall occur within the tree dripline, unless approved by the
Public Works Director. Any roots encountered during earth moving
activities shall be cut clean and not left ragged.
d. A five foot (5') protective fence shall be constructed a minimum of 8'
from the trunk of each tree or at the dripline, whichever distance is
greater.
e. At a minimum, all pruning shall comply with the American National
Standards Institute (ANSI) A300 Pruning Standards and Best
Management Practices. An independent certified arborist, paid for by
the developer and selected by the Public Works Director, shall conduct
RESOLUTION NO.
PAGE 7
all pruning on site. The independent arborist shall report to the City’s
Arborist regarding any pruning activities.
f. There shall be no irrigation within the dripline of the existing oak tree.
23. For projects approved with specific exterior building colors, the developer shall
paint a test patch on the building including all colors. The remainder of the building
may not be painted until inspected by the Community Development Department to
verify that colors are consistent with the approved color board. A 48-hour notice is
required for this inspection.
24. All new electrical panel boxes shall be installed inside the building(s).
25. All Fire Department Connections (FDC) shall be located near a fire hydrant,
adjacent to a fire access roadway and screened to the maximum extent feasible.
26. Double detector check valve assemblies shall be located directly adjacent to or
within the respective building to which they serve.
27. All conditions of this approval run with the land and shall be strictly adhered to,
within the time frames specified, and in an on-going manner for the life of the
project. Failure to comply with these conditions of approval may result in an
immediate enforcement action. If it is determined that violation(s) of these
conditions of approval have occurred, or are occurring, this approval may be
revoked pursuant to Development Code Section 16.08.100.
SPECIAL CONDITIONS
28. All motorcycle spaces shall have bollards installed and appropriately spaced so as
to prevent automobile usage. Motorcycle spaces shall be marked so as to be
clearly identified for motorcycle use.
29. As a condition of allowing common parking facilities, parties using common parking
facilities shall provide evidence of such joint use by a proper legal agreement
approved by the City Attorney. Such agreements when approved shall be filed with
the Community Development Department Planning and Building Divisions and
recorded with the County Recorder prior to a certificate of occupancy.
30. Prior to issuance of a building permit, a reciprocal access agreement shall be
recorded for the two properties.
31. The existing perimeter wood fencing shall be repaired or replaced as needed.
32. The existing well shall be properly abandoned and the concrete vault removed, as
approved by the San Luis Obispo County Environmental Health Department. The
developer shall submit a Certificate of Abandonment to the City.
33. Prior to issuance of a building permit, developer shall record a regulatory
agreement against the property that restricts the use of the property, for a period of
not less than fifty-five (55) years from the certificate of occupancy, to use as rental
apartments affordable to families earning 80% or less of the area median income.
RESOLUTION NO.
PAGE 8
City shall have the right to review and approve the form of the regulatory
agreement, in accordance with the original agreement between the City and
developer dated February 11, 2014.
34. Prior to issuing a grading permit, all construction personnel shall attend an on-site
cultural resource awareness training conducted by a qualified archaeologist. In
addition, a qualified archaeologist shall conduct periodic monitoring during initial
ground-disturbing activities, and especially during any over-excavation for building
footprints or deep excavations for footings or retaining walls. If previously
unidentified cultural materials are unearthed during construction, all work shall halt
in that area until a qualified archaeologist can evaluate the nature and significance
of the find.
35. The developer shall implement the recommendations of the Geotechnical Report
prepared by Yeh and Associates, Inc. dated October 4, 2017.
36. Prior to occupancy, the developer shall repaint the existing red curb along the
Dodson Way project frontage in accordance with Engineering Standards 7410,
7420 and 7510.
ARCHITECTURAL REVIEW COMMITTEE (ARC) CONDITIONS
37. Eliminate the Thuja occidentalis, Carpenteria californica, Zauschneria californica,
and Acer rubrum from the landscape plan.
38. Similar to Condition no. 17, the applicant shall submit a lighting plan for the
courtyard and parking areas prior to issuance of a building permit. Exterior lighting
shall be low profile, and shall not spill outside of the property boundary.
BUILDING AND LIFE SAFETY DIVISION AND FIRE DEPARTMENT CONDITIONS
BUILDING CODES
39. The project shall comply with the most recent editions of the California Building
Standards Code, as adopted by the City of Arroyo Grande.
40. All of the ground level units shall have an accessible path of travel from both the
accessible parking stalls and all common use areas.
FIRE LANES
41. Prior to issuance of a certificate of occupancy, the applicant shall post
designated fire lanes, per Section 22500.1 of the California Vehicle Code.
42. All fire lanes must be posted and enforced, per Police Department and Fire
Department guidelines.
FIRE FLOW/FIRE HYDRANTS
43. Project shall have a fire flow in accordance with the California Fire Code.
RESOLUTION NO.
PAGE 9
44. Fire hydrants shall be installed, per Fire Department and Public Works Department
standards and per the California Fire Code.
FIRE SPRINKLER
45. All buildings must be fully sprinklered per Building and Fire Department guidelines
and per the California Fire Code.
ABANDONMENT / NON-CONFORMING
46. Prior to issuing a building permit, the applicant shall show proof of properly
abandoning all non-conforming items such as septic tanks, wells, underground
piping and other undesirable conditions.
ENGINEERING DIVISION CONDITIONS
POST CONSTRUCTION REQUIREMENTS REGIONAL WATER QUALITY CONTROL
BOARD, STORMWATER CONTROL PLAN, OPERATIONS AND MAINTENANCE
PLAN, AND ANNUAL STORMWATER CONTROL FACILITIES MAINTENANCE
47. The Applicant shall develop, implement and provide the following to the City:
a. Prior to a building or grading permit, a Stormwater Control Plan that clearly
provides engineering analysis of all Water Quality Treatment, Runoff
Retention, and Peak Flow Management controls complying with
Engineering Standard 1010 Section 5.2.2.
b. Prior to final acceptance, an Operations and Maintenance Plan and
Maintenance Agreements that clearly establish responsibility for all Water
Quality Treatment, Runoff Retention, and Peak Flow Management controls
complying with Engineering Standard 1010 Section 5.2.3.
c. Annual Maintenance Notification indicating that all Water Quality Treatment,
Runoff Retention, and Peak Flow Management controls are maintained and
are functioning as designed.
GENERAL CONDITIONS
48. The developer shall sweep streets in compliance with Standard Specifications
Section 13-4.03F.
49. For work requiring engineering inspections, working hours shall comply with
Standard Specification Section 5-1.01.
50. Provide trash enclosure in compliance with Engineering Standard 9060 with
solid/rain-deflecting roof. Drain of trash enclosure must connect to the onsite water
quality BMP.
51. Trash enclosure area(s) shall be screened from public view with landscaping or
other appropriate screening materials, and shall be made of an exterior finish that
complements the architectural features of the main building. The trash enclosure
shall be reserved exclusively for dumpster and recycling container storage, and
RESOLUTION NO.
PAGE 10
shall be accessible to persons with disabilities. Interior vehicle travel ways shall be
designed to be capable of withstanding loads imposed by trash trucks.
52. All residential units shall be designed to mitigate impacts from non-residential
project noise, in compliance with the City’s noise regulations.
53. All project improvements shall be designed and constructed in accordance with
the most recent version of the City of Arroyo Grande Standard Specifications and
Engineering Standards.
54. Record Drawings are required to be submitted prior to release of the Faithful
Performance Bond.
55. Submit as-built plans at the completion of the project or improvements as directed
by the Community Development Director in compliance with Engineering Standard
1010 Section 9.3 E. Provide One (1) set of paper prints and electronic documents
on CD or flash drive in both AutoCAD and PDF format.
56. Submit three (3) full-size paper copies and one (1) electronic PDF file of approved
improvement plans for inspection purposes during construction.
57. Preserve existing survey monuments and vertical control benchmarks in
compliance with Standard Specifications Section 5-1.26A.
58. Provide one (1) new vertical control survey benchmark, per City Standard, as
directed by City Engineer.
IMPROVEMENT PLANS
59. Public Improvement Plans, Site Civil Plans, and Maps shall be submitted to the
Community Development Department Engineering Division be separate
submittal from any vertical construction/structures building improvement plans.
60. Improvement plans must comply with Engineering Standard 1010 Section 1 and
shall be prepared by a registered Civil Engineer or qualified specialist licensed in
the State of California and approved by the Public Works Department and/or
Community Development Department. The following plan sheet shall be provided:
a. Site Plan
i. The location and size of all existing and proposed water, sewer, and
storm drainage facilities within the project site and abutting streets or
alleys.
ii. The location, size and orientation of all trash enclosures.
iii. All existing and proposed parcel lines and easements crossing the
property.
iv. The location and dimension of all existing and proposed paved
areas.
v. The location of all existing and proposed public or private utilities.
vi. Location of 100-year flood plain and any areas of inundation within
project area.
RESOLUTION NO.
PAGE 11
b. Grading Plan with Cross Sections
c. Retaining Wall Plan and Profiles
d. Roadway Improvements Plan and Profiles
e. Storm Drainage Plan and Profile
f. Utilities - Water and Sewer Plan and Profile
g. Utilities – Composite Utility
h. Signing and Striping
i. Erosion Control
j. Landscape and Irrigation Plans for Public Right-of-Way
k. Tree Protection Plan
l. Details
m. Notes
n. Conditions of Approval and Mitigation Measures
o. Other improvements as required by the Community Development Director.
(NOTE: All plan sheets must include City standard title blocks)
p. Engineers estimate for construction cost based on County of San Luis
Obispo unit cost.
61. Submit all retaining wall calculations for review and approval by the Community
Development Director including any referenced geotechnical report.
62. Prior to approval of an improvement plan, the applicant shall enter into an
agreement with the City for inspection of the required improvements.
63. Applicant shall fund outsourced plan and map check services, as required.
64. The applicant shall be responsible for obtaining an encroachment permit for all
work within the City’s public right-of-way.
STREET IMPROVEMENTS
65. Obtain approval from the Public Works Director prior to excavating in any street
recently over-laid or slurry sealed. The Director shall approve the method of repair
of any such trenches, but shall not be limited to an overlay or type 2 slurry seal.
66. Overlay streets or place type 2 slurry seal on any roads dedicated to the City prior
to acceptance by the City. Determination whether to use overlay or slurry seal
shall be made by the Public Works Director.
67. Remove existing roadway striping and markers prior to any overlay or slurry seal
work to the satisfaction of the Public Works Director. Use only thermoplastic
roadway striping.
CURB, GUTTER, AND SIDEWALK
68. Install new concrete curb, gutter, and sidewalk as directed by the Community
Development Director and Public Works Director.
RESOLUTION NO.
PAGE 12
69. Color any such new facilities as directed by the Community Development Director.
70. Install ADA compliant facilities where necessary or verify that existing facilities are
compliant with State and City Standards.
71. Install tree wells with root barriers for all trees planted adjacent to curb, gutter and
sidewalk to prevent damage due to root growth.
72. Any sections of damaged or displaced curb, gutter & sidewalk or driveway
approach shall be repaired or replaced to the satisfaction of the Public Works
Director
DEDICATIONS AND EASEMENTS
73. The property owner shall offer for dedication to the public the right-of-way for the
ADA compliant driveway approaches.
74. All easements, abandonments, or similar documents to be recorded as a
document separate from a map, shall be prepared by the applicant on 8 1/2 x 11
City standard forms, and shall include legal descriptions, sketches, closure
calculations, and a current preliminary title report. The applicant shall be
responsible for all required fees, including any additional required City processing.
GRADING AND DRAINAGE
75. PRIOR TO ISSUANCE OF A GRADING PERMIT, the developer shall submit two
(2) copies of the final project-specific Storm Water Pollution Prevention Plan
(SWPPP) or a Water Quality Control Plan (WQCP) consistent with the San Luis
Obispo Regional Water Quality Control Board (RWCB) requirements.
76. All grading shall be performed in accordance with the current City Grading
Ordinance and Standard Specifications and Engineering Standards.
77. Drainage facilities shall be designed in compliance with Engineering Standard
1010 Section 5.1.2.
78. Submit a soils report for the project, prepared by a registered Civil Engineer and
supported by adequate test borings. All earthwork design and grading shall be
performed in accordance with the approved soils report. The date of the soils
report shall be less than 3 years old at the time of submittal.
79. Prior to issuance of a grading permit, an approved drainage report prepared
by a registered Civil engineer shall be required. The drainage report will support
the improvement plans, drainage facilities and Storm Water Control Plans for the
project.
WATER
80. Whenever possible, all water mains shall be looped to prevent dead ends. The
Public Works Director must grant permission to dead end water mains.
RESOLUTION NO.
PAGE 13
81. The applicant shall extend the public water main to adequately serve the project
across the property frontage.
82. A Reduced Pressure Principle (RPP) backflow device is required on all water
lines to the landscape irrigation.
83. A Double Detector Check (DDC) backflow device is required on the water service
line to the residential units. Fire Department Connections (FDC) must be remote
and locations to be approved by the Building Official and Fire Chief.
84. The DDC shall be placed inside the building or adjacent to the building. Other
locations for the DDC shall be approved by the Director or Community
Development.
85. Non-potable water is available at the Soto Sports Complex for construction use.
The City of Arroyo Grande does not allow the use of hydrant meters.
86. Existing water services to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
SEWER
87. The applicant shall extend the sewer main to adequately serve the project across
the property frontage. All new sewer mains shall be a minimum diameter of 8”. An
easement shall be recorded for the new sewer main.
88. All sewer laterals shall comply with Engineering Standard 6810.
89. Existing sewer laterals to be abandoned shall be abandoned in compliance with
Engineering Standard 6050.
90. All sewer mains or laterals crossing or parallel to public water facilities shall be
constructed in accordance with Standard Specifications and Engineering
Standards.
91. Obtain approval from the South County Sanitation District for the development’s
impact to District facilities prior to building permit issuance.
PUBLIC UTILITIES
92. The developer shall comply with Development Code Section 16.68.050: All
projects that involve the addition of over 100 square feet of habitable space shall
be required to place service connections underground - existing and proposed
utilities. The applicant shall pay a reduced fee in-lieu of undergrounding the two
utility poles located at the intersection of South Halcyon Road and Dodson Way.
93. Prior to approving any building permit within the project for occupancy, all
conditions of approval for project shall be satisfied.
RESOLUTION NO.
PAGE 14
94. Public Improvement plans shall be submitted to the public utility companies for
review and approval. Utility comments shall be forwarded to the Director of
Public Works for approval.
95. Street lighting shall comply with Engineering Standard 1010 Section 3.1.2.Q.
TREE PRESERVATION/TREE REMOVAL PLAN
96. Prior to issuance of grading permit and during construction the applicant shall
comply with the provisions of Ordinance 431 C.S., the Community Tree
Ordinance.
PUBLIC SAFETY
97. Prior to issuance of building permit, applicant to submit exterior lighting plan for
Police Department approval.
98. Prior to issuance of a certificate of occupancy, the applicant shall post
accessible parking signage, per California Building Code Section 11A and other
applicable standards.
99. Prior to issuance of a certificate of occupancy, for any parking lots available to
the public located on private lots, the developer shall post private property “No
Parking” signs in accordance with the handout available from the Police
Department.
FEES AND BONDS
The applicant shall pay all applicable City fees, including the following:
100. FEES TO BE PAID PRIOR TO PLAN SUBMITTAL
a.___ Map check fee for Tract Map.
b.___ Map check fee for Parcel Map.
c.___ Plan check for grading plans.
(Based on an approved earthwork estimate)
d.___ Plan check for improvement plans. (Based on an approved
construction cost estimate)
e.___ Permit Fee for grading plans. (Based on an approved earthwork
estimate)
f.___ Inspection Fee of subdivision or public works construction plans.
(Based on an approved construction cost estimate)
g.___ Plan Review Fee. (Based on the current Building Division fee
schedule. NOTE: The applicant is responsible to pay all fees
associated with outside plan review consultants )
RESOLUTION NO.
PAGE 15
101. FEES TO BE PAID PRIOR TO ISSUANCE OF A BUILDING PERMIT
a.___ Water Neutralization fee, to be based on codes and rates in effect
at the time of building permit issuance, involving water connection or
enlargement of an existing connection.
b.___ Water Distribution fee, to be based on codes and rates in effect at
the time of building permit issuance, in accordance with AGMC
Section 13.04.030.
c.___ Water Meter charge to be based on codes and rates in effect at the
time of building permit issuance, in accordance with AGMC Section
13.04.030.
d.___ Water Availability charge, to be based on codes and rates in effect
at the time of building permit issuance, in accordance with AGMC
13.04.040.
e.___ Traffic Impact fee, to be based on codes and rates in effect at the
time of building permit issuance, in accordance with Ord. 461 C.S.,
Resolution No. 3021.
f.___ Traffic Signalization fee, to be based on codes and rates in effect
at the time of building permit issuance, in accordance with Ord. 346
C.S., Resolution No. 1955.
g.___ Sewer Connection fee, to be based on codes and rates in effect at
the time of building permit issuance, in accordance with AGMC
Section 13.12.190.
h.___ South San Luis Obispo County Sanitation District Connection
fee in accordance with AGMC Section 13.12.180.
i.___ Park Development fee, the developer shall pay the current parks
development fee for each unit approved for construction (credit shall
be provided for existing houses), to be based on codes and rates in
effect at the time of building permit issuance in accord ance with Ord.
313 C.S.
j.___ Strong Motion Instrumentation Program (SMIP) Fee, to be based
on codes and rates in effect at the time of development in accordance
with State mandate.
k.___ Building Permit Fee, to be based on codes and rates in effect at the
time of development in accordance
MEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: KELLY HEFFERNON, ASSOCIATE PLANNER
SUBJECT: CONSIDERATION OF CONDITIONAL USE PERMIT NO. 17-003; MIXED
USE DEVELOPMENT INCLUDING AN EXISTING OFFICE BUILDING
AND CONSTRUCTION OF TWENTY (20) AFFORDABLE APARTMENT
UNITS WITH A COMMUNITY ROOM; LOCATION – 224 AND 236
SOUTH HALCYON ROAD; APPLICANT – HOUSING AUTHORITY OF
SAN LUIS OBISPO (HASLO); REPRESENTATIVE – RRM DESIGN
GROUP
DATE: FEBRUARY 6, 2018
SUMMARY OF ACTION:
Approval of the project will result in the construction of twenty (20) affordable apartment
units on a vacant parcel. The apartments will share parking and access with the
adjacent parcel developed with a commercial office building.
IMPACT ON FINANCIAL AND PERSONNEL RESOURCES:
There is no new direct impact to financial and personnel resources for the current
project. The City previously invested $600,000 for the purchase of the property, using
the City’s former Redevelopment Agency Affordable Hou sing Set Aside bond proceeds
and the sale of an affordable housing promissory note to Meta Housing Corporation,
with the understanding that HASLO would pursue additional funding for housing
development.
RECOMMENDATION:
It is recommended that the Planning Commission adopt a Resolution approving
Conditional Use Permit 17-003.
ATTACHMENT 1
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 2
BACKGROUND:
Location Map
Location and Context
The project site is located in the Office Mixed-Use (OMU) zoning district on the
northwest corner of South Halcyon Road and Dodson Way, and includes two (2) parcels
totaling 35,000 square feet (0.81 acre) in size as described in Table 1 below.
Table 1: Property Statistics
Parcel 1:
224 S. Halcyon Road
Parcel 2:
236 S. Halcyon Road
Property Owner Housing Authority of San
Luis Obispo (HASLO)
BRPR, LLC
Property Size 0.67 acre (28,975 s.f.) 0.14 acre (6,026 s.f.)
Existing Use Vacant Office Building
Although the property is within a Mixed Use zoning district, residential development
surrounds the site, with sparsely scattered commercial/office uses located along
Halcyon Road (see Attachment 1 for contextual photos of the site and neighboring
properties). Adjacent land uses include the following:
North: Single family residence.
East: South Halcyon Road with single family residential and commercial
development on the other side of the street.
South: Single family residential and commercial development.
West: Single family residential development.
Parcel 1:
Proposed
Apartments
Parcel 2:
Existing Office
Building
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 3
Topography of the site is relatively flat, with access provided from both Halcyon Road
and Dodson Way. Existing vegetation for Parcel 1 consists primarily of weeds and
grasses with one 24” diameter Coast Live Oak tree located on the northeast corner of
the property, proposed to remain. Parcel 2 is developed with a ± 1,500 square foot
commercial office building, six (6) parking spaces, and commercial landscaping
primarily along the road frontages.
Site History
A 1950’s residence and several out-buildings were demolished at the site (Parcel 1)
sometime between 2009 and 2010, and the property has remained vacant since that
time. A well casing housed within a concrete va ult is still present on the property, and
structures are planned over the vault and well. As conditioned, the well must be
properly abandoned in consultation with the San Luis Obispo County Environmental
Health Department.
A Cultural Resource Assessment was conducted for the Parcel 1 site in July 2017 by
Albion Environmental, Inc. that concluded the site does not contain intact cultural
deposits, and no further archaeological investigation is warranted. However, the report
states that there is still potential for intact archaeological deposits to exist given its
proximity to a known cultural resource (CA-SLO-393 located next to Arroyo Grande
Hospital) and therefore recommends that all construction personnel attend an on -site
cultural resource awareness training conducted by a qualified archaeologist prior to any
earth disturbance. This recommendation has been added as a condition of approval.
On Parcel 2, a single family residence with garage was constructed in 1952, which was
converted to an office in 1975. The building was remodeled with a small addition in
1985 to the building that occupies the site today.
Funding Agreement
In 2011, the City started working with the Housing Authority of San Luis Obispo
(HASLO) to acquire Parcel 1 for the development of an affordable housing project. In
2014, the City approved a Funding Agreement (“Agreement”) with HASLO for
acquisition of the property (see Attachment 2 for Agreement). City funding for the
acquisition was through the City’s former Redevelopment Agency Affordable Housing
Set Aside bond proceeds and from the sale of an affordable housing promissory note to
Meta Housing Corporation. The Agreement stipulated that the City would pay a total of
$600,000 for the purchase of the property with the understanding that HASLO would
pursue additional funding for housing development. The City provided the funds to
purchase the property according to the agreement, and HASLO is the current property
owner.
Pre-Application Review
The applicant processed Pre-Application 15-003 in July and August of 2015 to obtain
preliminary feedback from the Staff Advisory Committee (SAC) on a twenty-two (22) unit
apartment complex on the project site (without the adjacent commercial property).
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 4
Issues discussed included allowable density, parking, setbacks, landscaping, drainage,
emergency vehicle access, frontage improvements and utilities. Overall, staff was in
support of the project concept with the addition of a commercial component, which
would allow greater flexibility regarding residential density and parking. The applicant
revised the project based on staff comments and subsequently submitted a formal
application for the project.
Staff Advisory Committee
The main issues previously identified during the Pre-Application review process were
resolved with the current application. The SAC considered the proposed project on
October 18, 2017 and October 25, 2017 . Issues discussed centered on drainage and
post construction stormwater requirements, existing and proposed utilities, fire
apparatus access, location of fire hydrants, and building mass in relation to adjacent
development. Members of the SAC were in support of the proposed project.
Architectural Review Committee (ARC)
The ARC considered the proposed project on December 18, 2017 and recommended
approval to the Planning Commission as submitted, with suggested consideration of a
lighting plan for the common areas and adjustments to the landscape pallet (see
Attachment 3 for ARC Meeting Minutes). Conditions regarding these issues are
included in the attached Resolution. Note that the ARC also determined that the height
and massing of the three-story structures is acceptable because the third story is
stepped back further than the second story on the west side adjacent to properties
zoned Single Family Residential (SFR).
ANALYSIS OF ISSUES:
Project Description
The proposed mixed-use project consists of twenty (20) affordable apartment units with
a community building on Parcel 1, and an existing office building on Parcel 2. Because
there are no changes proposed for the office building, this report focuses on the
apartment complex on Parcel 1.
HASLO proposes to construct a 100% affordable housing project whereby all of the
units will rent to individuals and families having an annual income at or below 80% of
the San Luis Obispo County’s median income. HASLO will permanently retain
ownership of the property and apartment units, en suring that the units will remain below
market rents and be properly managed and maintained. The project includes an open
space courtyard area and other shared amenities (see figure 1 for Site Plan).
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 5
Figure 1 – Site Plan
The twenty (20) units will be in three (3) separate two- and three-story buildings and
include four (4) one-bedroom units, ten (10) two-bedroom units, and six (6) three-
bedroom units. Table 2 provides a breakdown of the number of apartment units per
plan type, number of floors and unit size. The three-story community building includes a
350 square foot community room, office, laundry room and restroom on the first floor,
and a 2-bedroom manager’s apartment on the second and third floors, included in the
density calculations. The community room is reserved for residents of the development
and will not be open to the public.
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 6
Table 2: Apartment Unit Details
Plan Type Number of Units Number of Floors Size of Units
(square feet)
1-Bedroom Plan A 2 1 518
2-Bedroom Plan A 9 2 977
3-Bedroom Plan A 4 1 981
1-Bedroom Plan B 2 1 590
2-Bedroom Plan B 1 2 1,082
3-Bedroom Plan B 2 2 1,107
Total: 20 n/a n/a
The architectural character of the units is considered “Agrarian M odern”, utilizing a mix
of exterior colors and materials as listed in Table 3 (a color and materials board will be
available at the meeting). The project includes varying roof pitches and heights to break
up the building mass and provide visual interest. Solar panels are proposed on the
south facing rooftops to maximize solar exposure.
Table 3: Building Materials and Colors
Material Color
Board and batt fiber cement siding “Spatial White” and “Serious Gray”
Stucco siding “Spatial White”
Asphalt shingle roofing “Barkwood”
Standing seam metal roofing separating
the second and third stories
“Tundra”
Balcony railing using wood posts and
frames with hog wire
“Peppercorn”
Wood facia, awning and top rail “Peppercorn”
Exposed wood eves “Peppercorn”
Vinyl windows (some multi-pane) “Bronze”
Metal Light fixtures “Blackened Bronze”
Wood doors with multi-pane windows “Rustic Red”
Below is a list of other project details:
The front doors of all the units face the common plaza area, creating a sense of
community.
Priority will be given to local Arroyo Grande residents for rental of the units.
HASLO has secured Title 29 Inclusionary Housing funds from San Luis Obispo
County for project construction and will seek State tax credit funding for the
project once a land use entitlement is secured.
Construction could occur as early as spring of 2019 with a fourteen (14) month
duration. This time frame is contingent on local fund raising efforts.
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 7
General Plan Conformance
The General Plan designation for the project site is Mixed Use (MU), which is
implemented by the Development Code Office Mixed Use (OMU) zoning district. The
proposed development conforms to the following General Plan Land Use and Housing
Element policies:
Land Use Element:
LU5-8.2: Enable mixed-uses and development intensities to be increased in the
Mixed Use corridors to promote pedestrian activity, provide better shopping
opportunities and discourage incompatible commercial service uses in areas
adjoining residential uses or classifications.
LU5-10.2: Accommodate multiple family housing at a maximum density of 25
dwelling units per acre, FAR of 1.5 and total building height no greater than 35
feet.
LU5-10.4: Require that mixed-use developments be designed to mitigate
potential conflicts between the commercial and residential uses (e.g. noi se,
lighting, security, vehicular access) and provide adequate amenities for
residential occupants.
LU5-11.2: Accommodate the development of free -standing multi-family dwelling
units on a minimum site area of 20,000 square feet at a density of up to 25 un its
per gross acre. Require that free-standing units be designed to convey a high -
quality image.
Housing Element:
A.1: The City shall adopt policies, programs, and procedures to attempt to
meet the present and future needs of residents of the City, and t o aim at
providing their fair share regional housing need allocated for each income
classification, within identified governmental, market, economic and natural
constraints.
A.2: The City shall continue to utilize the following incentives for the production
of affordable housing: a) allowing secondary dwelling units under specified
criteria; b) allowing manufactured housing on legal parcels in all residential
zones; c) allowing density bonuses for very low and low-income housing, and
senior housing projects.
A.3: The City shall give priority to processing housing projects that provide for
affordable housing, and lower development impact fees shall be charged as an
incentive for low, very low, and extremely low-income housing.
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.
A.9: The City shall continue to enable and encourage multiple-family, rental
apartments, senior, mobile home, and special needs housing in appropriate
locations and densities. These multiple family residential alternative housing
types tend to be more affordable than prevailing single -family residential low and
medium density developments.
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 8
A.11: The City shall continue to utilize and expand the Density Bonus program
to encourage affordable housing supply.
D.1: The City shall relax parking standards for apartments containing
extremely, very low, low, and/or senior housing.
L.2: The City shall ensure, through the design review process for multiple
housing projects, that project design, parking locations, pedestrian walkways,
and direct access to the housing units accommodates handicapped or disabled
access.
M.3: When feasible, buildings shall be sited on a north-south axis and designed
to take advantage of passive solar heating and cooling.
Development Code Requirements
The purpose and intent of the Office Mixed Use (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. Typical uses include, but are not limited to,
professional and medical offices, business-related retail and service functions,
restaurants, health clubs, financial institutions, medical and health care facilities and
multi-family housing.
Density. The OMU zoning district allows a maximum density of twenty (20) dwelling
units per acre for mixed-use projects and fifteen (15) dwelling units per acre for 100%
residential projects. The Development Code defines a “mixed -use project" as a project
that combines both commercial and residential uses, where the residential component
is typically located above or behind the commercial use. In this case, the proposed
residential development is behind the existing commercial office building, and the two
uses will share parking and access.
Based on the size of the combined properties (0.81 acre), the maximum number of
dwelling units allowed is 16 (0.81 x 20 = 16). However, under the State’s density bonus
law (Government Code Section 65915-65918, codified in Development Code Chapter
16.82), a 35% density bonus is allowed with a 100% affordable housing project,
allowing up to 21.69 units on the subject property.
For mixed use developments, residential density equivalencies are used to calculate
residential density. Development Code Subsection 16.36.030(C) defines residential
density for mixed use projects, provided below in Table 4.
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 9
Table 4 – Mixed Use Residential Density Equivalencies
Residential Dwelling
Unit Type
Density Equivalent
Project Density Equivalent
Units
Live/Work Unit 0.5 0
Studio 0.5 0
1-bedroom 0.75 (4)(0.75) = 3
2-bedroom 1.0 10
3-bedroom 1.5 (6)(1.5) = 9
4-bedroom 2.0 0
Total: 22 Units
Although the project appears to meet density requirements with 2 0 units proposed, the
density equivalent calculation for the project, as specified for mixed use developments
in Development Code Subsection 16.36.030(C), is 22 units. This subsection does not
specifically allow rounding up for the purpose of calculating density, although it states
that “the density allowed for any residential project within the City may be varied through
the appropriate discretionary review process”. However, Development Code Section
16.48.060 (General Development Standards – Development Density) does allow
rounding up to the next whole number when calculating density for the provision of
affordable housing, or for mixed use districts where rounding to the next half number is
appropriate. State density bonus law also requires that all density calculations resulting
in a fractional number be rounded up to the next whole number. Therefore, the project
as proposed is within the density equivalency requirements of the Development Code
and State law (21.69 units rounded up to 22 units).
Parking. A total of 52 parking spaces would typically be required if the proposed
project did not include affordable housing. Under the State’s density bonus law and the
City’s common parking provisions, the project is required to provide a total of 34 spaces
and 35 are proposed.
The State’s density bonus law allows parking reductions by right through the entitlement
process for projects that qualify for a density bonus, and therefore the City cannot
require additional parking. Under this law, affordable housing projects require one (1)
space for studios and 1-bedrooms, two (2) spaces for 2-3 bedrooms, and two and a half
(2.5) spaces for 4+ bedrooms. Guest parking is included in these requirements and
therefore jurisdictions cannot require additional guest parking. The density bonus law
also allows all parking spaces to be uncovered, and further parking reductions can be
sought under the concession provisions. Parking concessions include a reduction in
parking requirements to not less than one (1) parking space per restricted dwelling un it
irrespective of the number of habitable rooms. As proposed, all of the project parking
spaces are uncovered and the applicant does not need to seek a parking concession.
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 parties must provide evidence of such joint use by a
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 10
proper legal agreement approved by the City Attorney, which must be recorded with the
County Recorder. The property owners have signed a Memorandum of Understanding
(MOU) outlining the basic development agreement points between the two property
owners, including shared parking and access. If the project is approved, the MOU (or
other legal instrument as determined by the City Attorney) will be recorded with the
County Clerk.
Per Development Code Section 16.56.070, motorcycle parking areas count toward
fulfilling automobile parking space requirements at a rate of one parking space per
motorcycle parking area (defined as 56 square feet). Proposed are five (5) motorcycle
parking areas. The project also includes thirty (30) bicycle spaces, which do not count
towards parking requirements, yet provide an amenity for those who do not own a car,
or simply want to ride a bike as a transportation alternative or for recreation.
Table 5 summarizes the parking requirements for this project.
Table 5: Parking Calculations
Residential Parking Commercial
Parking
Total
Development
Code
Requirements
1 bedroom: 1 space/unit (4 spaces) One space per
250 square feet of
floor area (6
spaces)
2+ bedrooms: 2 spaces/unit (32 spaces)
Guest parking: 0.5 space/unit (10 spaces)
Total: 46 spaces 6 spaces 52 spaces
Density
Bonus Law
No guest parking required -10 spaces
Development
Code Section
16.56.050
Total parking requirement reduced by 20% for shared uses - 8 spaces
Total
Required:
34 spaces
Proposed
Parking
1 and 2+ bedroom units: 29 spaces
(including 22 regular spaces, 2 disabled
access spaces, 5 motorcycle areas, and
30 bicycle spaces. All parking is shared
between the two parcels).
6 spaces
Total: 29 spaces 6 spaces 35 spaces
On street parking is also available on Dodson Way and Halcyon Road. However, the
applicant will need to monitor and manage parking within the development in order to
limit parking impacts to the surrounding neighborhood. Possible incentives that could
be provided include free bus passes (the nearest bus stop is one (1) block away near
Arroyo Grande Hospital), and creating “loaner” bicycle and ride sharing programs.
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 11
Traffic. Regarding traffic impacts, the number of PM peak hour trips generated by the
project (approximately 11) is less than the City’s threshold of 20 PM peak hour trips. A
traffic study is therefore not required.
Site Development Standards. The project meets all other Development Code
requirements for setbacks, building height, lot coverage, and floor area ratio as
presented in Table 6.
Table 6: OMU Site Development Standards (Parcel 1)
Standard Office Mixed Use
(OMU)
Proposed
Minimum Setbacks:
Front: 0’ – 15’ 0’ plus sidewalk on Halcyon
Sides: 0’ – 15’ 5’ on south side; 13’-8” on north side
Rear: 0’ – 15’ 13’-7”
Maximum Building Height 35’ or three stories 35’/three stories
Maximum Lot Coverage 70% 24%
Maximum Floor Area Ratio 1.0 0.65
The project site is adjacent to residentially zoned and developed properties on the west
side, which is the rear property line, and to residentially developed property in the OMU
zoning district to the south. Development Code Subsection 16.36.020(G) states that
“wherever a lot in any commercial or mixed use district abuts a residential use or a lot in
any residential use district, a minimum building setback of twenty (20) feet measured
from the property line shall be required for proposed commercial use.” Because the
proposed project is a residential use, this requirement does not apply.
The two-story portion of the larger building is set back roughly 13.5’ from the rear
property line. To break up the building mass on this side, the third story is stepped back
an additional 14.5’ from the second story, or about 28’ total from the rear property line.
Additionally, a two-story building abuts the southern property line to minimize the
massing impact to the adjacent residence (see Figure 1 below for zoning and
surrounding land uses).
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 12
Figure 1: Zoning and Surrounding Land Uses
Accessibility Requirements
Title 24, Part 2, Chapters 11A and 11B of the California Building Code (CBC) requires
that disabled access be provided to multifamily dwellings on the lowest floor in buildings
if an elevator is not available (see Attachment 4 for CBC excerpts). The CBC further
clarifies that at least 10% of these lower floor units must be accessible. Although the
project does not include an elevator, all of the eight (8) ground floor units are adaptable,
which meets CBC requirements. The CBC also requires that these units have an
accessible path of travel to the nearest handicapped parking stalls and any common
use areas. As proposed, there is an accessible route from the two (2) accessible
parking stalls to the units and from the units to the front plaza area and community
room. Even though the project is conditioned to “comply with the most recent editions of
the California Building Standards Code”, for clarity, a condition has been added
requiring all of the ground level units have an accessible path of travel from both the
accessible parking stalls and all common use areas.
California Housing Legislation
Last year, Governor Brown signed fifteen (15) bills that comprised the “Housing
Package”. The three (3) broad categories of these bills included local accountability,
streamlining and funding. Most relevant to the proposed project were the reforms made
to the State’s Housing Accountability Act (the “Act”), which restrict a city’s ability to
deny, reduce the density of, or otherwise make housing developments infeasible (see
Attachment 5 for language of Assembly Bills 678 and 1515). It further requires cities to
justify these actions. The Act applies to all housing development projects, including
mixed use projects. Essentially, the Act states that if a housing development complies
Project Site (OMU)
(SF)
(SF)
(SF)
(SF)
(OMU)
(OMU
w/SFR)
(OMU
w/SFR)
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 13
with “objective” general plan, zoning, and subdivision standards, the city can only
reduce density or deny a project if it would cause a “specific adverse impact” to public
health and safety that cannot be mitigated. Specific findings must be made to deny,
reduce density, or add any conditions that render the project infeasible, even if the
project does not comply with all “objective” standards. In addition, if a project does not
comply with objective standards, the City must provide a list of any inconsistencies
within 30-60 days of the application being deemed complete. If the City fails to provide
this list, the project is “deemed consistent.” The Act and the density bonus law provide
many protections for affordable housing projects.
Landscaping
A total of about 25,000 square feet of the project site is dedicated to landscaping
(comprising 41.3% of the site). The conceptual landscape plan includes a variety of low
water use tree, shrub, and ground cover species. The proposed tree species include:
Armstrong Red Maple, Smoke Tree, Shademaster Locust, Crape Myrtle, and Bradford
Pear. A landscaped drainage swale runs along the northern property boundary from
east to west in compliance with stormwater requirements. The project will be
conditioned to require that all landscaping comply with the State Model Water Efficient
Landscape Ordinance.
As mentioned above, the existing 24” diameter Coast Live Oak tree will remain and the
project is conditioned to protect the tree during construction activities . A 28” diameter
Evergreen Ash tree, located in the sidewalk just south of the oak tree, is proposed to be
removed. City staff support removing this large tree because the roots are uplifting the
sidewalk, and causing a tripping hazard. The applicant would like the tree removed
because it interferes with the proposed building fronting on South Halcyon Road . As
recommended by the City Arborist and conditioned, the tree will be replaced with a 15
gallon Magnolia “Little Gen” tree.
Other Amenities/Features
The existing perimeter wood fencing is expected to remain, but will be repaired or
replaced as needed. New low fencing (wood framed with hog wire) is proposed along
the Halcyon Road frontage up to the community building and along a portion of the
north side.
Pervious paving is proposed in the parkin g areas, and interlocking pavers are proposed
in pedestrian walkways. The plaza area includes colored concrete, natural or synthetic
turf, concrete benches, boulders, a barbeque island and counter with metal trellis cover,
and bike racks.
The trash enclosure is located in the parking area on the west side of the Dodson Way
access and will contain a four (4) cubic yard dumpster and a recycle bin . The enclosure
is landscaped on three (3) sides and covered by a detached sloping roof designed to
minimize stormwater pollution. The walls of the enclosure are cinder block in a light
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 14
gray color, and consistent with the architectural style of the project, the front doors of
the enclosure resemble that of a barn in a dark brown color.
Emergency Vehicle Access
Fire Code Section D105.3 requires vertical and horizontal clearance for emergency
vehicles with a drivable surface. Specifically, at least one of the required access routes
must be located within a minimum of fifteen feet (15’) and a maximum of thirty feet (30’)
from the building, and shall be positioned parallel to one entire side of the building.
Because of the three-story design of the project, the large ladder truck of the Five Cities
Fire Authority must be able to access the site. After several meetings with Five Cities
Fire Authority staff, the applicant was able to satisfy the requirement by providing
access to the interior plaza. The access is protected by removable bollards and a
striped no parking zone.
ALTERNATIVES:
The following alternatives are provided for the Planning Commission’s consideration:
Adopt the attached Resolution approving Conditional Use Permit 17-003;
Modify and adopt the attached Resolution approving Conditional Use Permit 17-
003;
Do not adopt the attached Resolution, provide specific findings, and direct staff to
return with a Resolution denying Conditional Use Permit 17-003; or
Provide direction to staff.
ADVANTAGES:
The proposed project will develop a currently vacant site with twenty (20) affordable
apartment units, which will assist the City with meeting its Regional Housing Needs
Allocation (RHNA) numbers outlined in the City’s General Plan Housing Element.
DISADVANTAGES:
The proposed three-story structures are large in scale compared to surrounding
development. However, the ARC found that the massing is acceptable because the
third story is stepped back on the west side and a two-story building is located on the
south side. This reduces the massing impact on these sides, which are adjacent to
existing single family residential development. The ARC further determined that the
three-story building on the South Halcyon Street frontage is well -articulated and does
not dominate the street given its smaller size.
ENVIRONMENTAL REVIEW:
The project has been reviewed in compliance with the California Environmental Quality
Act (CEQA) and the CEQA Guidelines, and has been determined to be categorically
exempt pursuant to Section 15332 (Class 32) of the CEQA guidelines regarding in-fill
development projects in urban areas.
PLANNING COMMISSION
CONSIDERATION OF CONDITIONAL USE PERMIT 17-003
FEBRUARY 6, 2018
PAGE 15
PUBLIC NOTIFICATION AND COMMENTS:
A notice of public hearing was mailed to all property owners within 300’ of the project
site, was published in The Tribune, and posted at City Hall and on the City’s website on
Friday, January 26, 2018. The agenda and staff report were posted at City Hall and on
the City’s website on February 2, 2018. At the time of report publication, no comments
have been received.
ATTACHMENTS
1. Contextual photos of the site and adjacent properties
2. Funding Agreement between the City of Arroyo Grande and HASLO
3. Minutes of the December 18, 2017 Architectural Review Committee Meeting
4. Excerpts from the California Building Code (Chapters 11A and 11B)
5. Assembly Bills 678 and 1515
6. Project plans
PLANNING COMMISSION
MINUTES
FEBRUARY 6, 2018
ATTACHMENT 2
Discussion on the motion by the Commission and staff ensued. Following the discussion, th
motion was revised as follows: "A RESOLUTION OF THE PLANNING COMMISSION OF t E
CITY OF ARROYO GRANDE RECOMMENDING THE CITY COUNCIL ADOPT A MITIG ED
NEGATIVE DECLARATION AND APPROVE LOT MERGER 16-001 AND CONDITION USE
PERMIT 16-008; LOCATED AT 727 EL CAMINO REAL; APPLIED FOR BY ELA FOQ S, INC."
as modified with the following conditions: 1) The project shall comply with the noise or inance, and
an acoustical study shall be completed prior to City Council consideration to d ermine if the
ordering kiosk is required to be moved; 2) Waterless urinals shall be require~in e restrooms; 3)
The wall along Faeh Avenue shall be decorative or cut block with pillar and oncrete caps and
appropriate landscaping, colored to match the building, and return to~the Architectural Review
Committee for recommendation on final design to the Community D elopment Director; 4)
Condition of Approval 34 shall clarify that a Level 3 unit with odor contrqJ shall be used and include
the requirement for an annual maintenance report be provided to the ity; 5) Coordinate with the
Planning and the Police Departments to evaluate limiting parking o aeh Avenue to "resident only"
with parking permits or other alternative parking schemes for Ci Council consideration (e.g., 30-
minute limited parking on the east side of Faeh Avenue, no tru parking etc.); 6) Selected modified
drive-thru Alternative #2 presented by the applicant; 7) The pplicant shall extend the six foot wall
along Faeh Avenue southeast around the curve of the dri -thru; 8) Parking lot light standards shall
be limited to twelve feet (12') in height and lighting sc, ematic/photometric study to minimize light
spill and glare and reviewed by the ARC for reco endation of final design to the Community
Development Department; 9) mitigation measure NOi -1 shall be modified to reflect contractor
hours in Condition of Approval #17 (8:00 am 5:00 pm Monday through Friday); 10) pre-wire
building for solar panels; 11) Operation of the rive-thru shall be limited from 10:00 am to 10:00 pm
daily and operation of the interior of the st e shall be limited from 10:00 am to 10:00 pm Sunday
through Thursday and from 10:00 am to :00 am Friday and Saturday; 12) Pavement markings of
the parking lot and parking/access are on the AG 2 parcel shall be reviewed and approved by the
City Engineer; 13) Appropriate recipr: cal access and parking easements shall be recorded between
the subject property and adjacen properties, with parking spaces to remain unassigned; 14) The
grease trap shall be located on e north side of the structure and sized in accordance with the "flow
size" method; 15) Condition f Approval #55 shall be reworded to replace "as-built plans" with
"record drawings"; 16~A rrant analysis shall be completed and provided to the City for review
prior to consideration o the project by the City Council; and 17) A solid six foot (6') fence be
included on the weste boundary of the project site to allow separation between the two properties.
Commissioner Schi reaffirmed his second of the motion stood.
The motion pa ed on the following roll call vote:
AYES: Martin, Schiro, George, Mack
NOES: Fowler-Payne Assjf<JT: None
~Commission took a break at 9: 16 pm and reconvened at 9:25 pm.
8.b. CONSIDERATION OF CONDITIONAL USE PERMIT NO. 17-003; MIXED USE
DEVELOPMENT INCLUDING AN EXISTING OFFICE BUILDING AND CONSTRUCTION OF
TWENTY (20) AFFORDABLE APARTMENT UNITS WITH A COMMUNITY ROOM;
LOCATION -224 AND 236 SOUTH HALCYON ROAD; APPLICANT -HOUSING
AUTHORITY OF SAN LUIS OBISPO (HASLO); REPRESENTATIVE -RRM DESIGN GROUP
Associate Planner Heffernen presented the staff report and recommended the Planning
Commission adopt a Resolution approving Conditional Use Permit 17-003. Associate Planner
PLANNING COMMISSION
MINUTES
FEBRUARY 6, 2018
PAGE 5
Heffernen and Community Development Director McClish responded to Commission questions
regarding previous City funding; determination of traffic impacts; setbacks; density bonus with
combined properties; what happens if the commercial property is sold off; will the fire safety code
be met due to the setback; is the City in conformance with housing-related Assembly Bills; is
Halcyon Road area in an overlay district requiring more medical uses; is there a limit on future use
of the commercial parcel.
On motion by Commissioner George, seconded by Commissioner Schiro, it was moved to continue
the meeting past 10:00 pm to 10:30 pm. The motion passed on the following roll call vote:
AYES:
NOES:
ABSENT:
George, Schiro, Fowler-Payne, Mack, Martin
None
None
Ms. Heffernen continued to respond to questions from the Commission regarding guest parking;
and how many parking spaces for the office.
Scott Smith, Executive Director, HASLO, provided an overview of the project including the General
Plan consistency with the provision of affordable housing, and responded to questions from the
Commission regarding the five motorcycle stalls; overall parking strategy; and explained the
financial operations of the project.
Scott Martin, Architect, RRM Design Group, presented the project, including a "walk through"
simulated video.
On motion by Commissioner Schiro, seconded by Commissioner George it was moved to continue
the meeting to 11 :00 pm. The motion passed on the following roll call vote:
AYES:
NOES:
ABSENT:
Schiro, George, Fowler-Payne, Mack, Martin
None
None
Chair Martin opened the public hearing for comment. Speaking from the public were: Jeff Smith
expressed concern with a giant complex, privacy, Dodson Way is extremely over parked already,
the resale value of his home, feels this project will not generate revenue for the City and
commercial would be a better fit. Paul Tourdot expressed concern with a three story
building/setbacks and the impacts with traffic in this neighborhood. Tara Stilwell said Dodson is
narrow when vehicles are parked on both sides of the street, it is already congested without the
project, there are parking issues, is concerned with 5' setback, and suggested to rework the layout.
Sunday Riekki expressed concern with privacy in her backyard, parking, and traffic. Ms. Valentine
expressed concern with privacy to her backyard, traffic, parking, and safety as there are no
sidewalks in this area of Dodson Way. Hearing no further speakers, Chair Martin closed the public
hearing.
On motion by Commissioner Schiro, seconded by Commissioner George, it was moved to continue
the meeting to 11 :30 pm. The motion passed on the following roll call vote:
AYES:
NOES:
ABSENT:
Schiro, George, Fowler-Payne, Martin
Mack
None
PLANNING COMMISSION
MINUTES
FEBRUARY 6, 2018
PAGE 6
Commissioner Fowler-Payne provided the following comments on the proposed project: is
concerned with the traffic and parking.
Commissioner Mack provided the following comments on the proposed project: there needs to be
a traffic evaluation done on the project; concerned with the project as it looks into the backyards of
adjacent homes; and is not prepared to make a decision tonight.
Commissioner Schiro provided the following comments on the proposed project: based on recent
State legislation, if the project is denied, staff would have to give justification through strict findings
to the State.
Chair Martin suggested having the City Attorney present for this item.
Community Development Director McClish suggested upon hearing concerns, including parking
and potential sight distance issues on Dodson Way, and due to the later hour, that the Commission
may want to continue the item.
Action: Commissioner Martin moved to continue this item to a date certain of March 6, 2018.
Commissioner Mack seconded the motion. The motion passed on the following roll call vote:
AYES:
NOES:
ABSENT:
Martin, Mack, Fowler-Payne, George, Schiro
None
None
8~CONTINUED CONSIDERATION OF DEVELOPMENT CODE AMENDMENT 17-004;
MENDMENTS TO TITLE 16 OF THE ARROYO GRANDE MUNICIPAL CODE REGARDING
E Nlf.T SIGNS; LOCATION -CITYWIDE; APPLICANT -CITY OF ARROYO GRANDE
Commumt~ Development Director McClish stated that this item is requiring additional internal
review and St~ requesting that the Planning Commission continue the public hearing to a date
uncertain. ~
~,,
Chair Martin made a motion't~ontinue this item to a date uncertain. Commission Mack seconded
the motion. The motion passed Ori~ following roll call vote: ,,
AYES: Martin, Mack, Schiro, Fowl~ayne, George
NOES: None ~'
ABSENT: None ~
9. NON-PUBLIC HEARING ITEM ~
None ~
10. ADMINISTRATIVE DECISIONS SINCE JANUARY 16, 2018 ~
This is a notice of administrative decision for Minor Use Permits, including any~ ovals, denials
or referrals by the Community Development Director. An administrative decision must appealed
or called up for review by the Planning Commission by a majority vote.
ATTACHMENT 3
Affordable Housing Standards
SAN LUIS OBISPO COUNTY DEPARTMENT OF PLANNING AND BUILDING
County Government Center San Luis Obispo, California 93408 Telephone (805) 781-5600
This bulletin summarizes the county's affordable housing standards including maximum household incomes, home
purchase prices and rents. It applies to new projects in both the Coastal and Inland portions of the County.
Income limits:
The state defines family income groups as follows: "Extremely Low Income" is defined by Health and
Safety Co\:le Section 50106 as 30% of county median income; "Very Low Income" is defined by Health and
Safety Code Section 50105 as 50% of county median income; "Lower Income" is defined by Health and
Safety Code Section 50079.5 as 80% of county median income; "Moderate Income" is defined by Health
and Safety Code Seeton 50093 as 120% of county median income; "Workforce" is defined by Title 22 of
the County Code as 160% of county median income. The following income limits are effective as of June 9, 2017.
Persons in
Household
2
7
8
Extremely Low
Income
Sample maximum sales prices: (see footnotes)
Unit Size
(Bedrooms)
Studio
Note 1: Homeowner association due (HOA) assumption per month is 150.00
Note 2: Mortgage financing assumed at a fixed rate for 30 years (per HSH Associates) is 4.03%
Note 3: Prices shown are preliminary estimates and may be revised. Round to the nearest 1 OOOth.
Note 4: Actual sales price limits will be determined by the County on a case-by-case basis.
Updated: 2/1/2018
Maximum rents: (see footnotes)
Unit Size
(Bedrooms)
Stu
Extremely Low
Income
Very Low
Income
$1, 124
$1,248
$1,348
Moderate
Income
$1,602
Note 1: These rent limits include allowances for utilities as determined by the Housing Authority
of the City of San Luis Obipo (805-543-4478).
Note 2: Rent limits are updated when the State issues its annual update to median incomes,
generally in April of each year.
Updated: 2/1/2018
Workforce
$2, 184
96
MEMORANDUM
TO: KELLY HEFFERNON
FROM: CHRISTOPHER TURNER, PLANNING INTERN
SUBJECT: PARKING AVAILABILITY ON DODSON WAY AND HALCYON ROAD
DATE: FEBRUARY 22, 2018
BACKGROUND:
Between Friday, February 9, 2018 and Friday, February 16, 2018, four observations
were conducted along Dodson Way and South Halcyon Road adjacent to the proposed
HASLO affordable housing project area to determine parking conditions. Observations
were conducted on several days of the week at various times of the day in order to
capture a representative characterization of parking along Dodson Way. The number of
cars parked along both Dodson Way and Halcyon Road were counted, as well as the
number of cars in in the gravel parking lot which serves the commercial building in the
proposed project area. The number of available street parking spaces was estimated
based on open curb space along the entirety of Dodson Way and on the West side of
Halcyon Road half a block north and south of Dodson Way. Characteristics of the street
and driveway utilization along Dodson Way were also noted.
ANALYSIS OF ISSUES:
An inventory yielded a total of six (6) properties along Dodson Way that contain
garages. Some of these do not appear to be used for parking, however long driveways
on several of the properties are actively used to park vehicles. Many front yards are
used for additional parking space. The remainder of residential parking is
accommodated by on-street parking. Dodson Way is relatively narrow, and no
sidewalks exist along much of the south side of the street. Cars parked along the south
side are generally half on the street and half on the property, and are assumed to
belong to the residents of these properties. Cars parked along the north side of the
street are fully in the right of way, but there is a clear boundary between private property
and public right of way, better lending itself to public parking.
The highest concentration of parked cars occurred between 8:30am and 4pm. Based on
the Friday morning observation, it appears much of the street parking becomes
occupied after 8am, suggesting that these vehicles belong to employees or patrons of
the commercial establishments in the area, not residents of Dodson Way.
ATTACHMENT 4
FEBRUARY 22, 2018
PAGE 2
The results of the observations are as follows:
Friday, February 9, 2018 4pm
Dodson Way street-parked cars: 8
Halcyon Road street-parked cars: 0
Halcyon Road lot-parked cars: 1
Dodson Way available street parking: 13-15 spaces
Halcyon Road available street parking: 7-9 spaces
Tuesday, February 13, 2018 12pm
Dodson Way Street-parked cars: 13
Halcyon Road street-parked cars: 2
Halcyon Road lot-parked cars: 6
Dodson Way available street parking: 6-7 spaces
Halcyon Road available street parking: 4-8 spaces
Thursday, February 15, 2018 10:15am
Dodson Way Street-parked cars: 12
Halcyon Road street-parked cars: 4
Halcyon Road lot-parked cars: 4
Dodson Way available street parking: 7-8 spaces
Halcyon Road available street parking: 4-6 spaces
Friday, February 16, 2018 8:15am
Dodson Way Street-parked cars: 3 (7 by the end of observation at 8:30am)
Halcyon Road street-parked cars: 0
Halcyon Road lot-parked cars: 1
Dodson Way available street parking: 15-16 spaces
Halcyon Road available street parking: 7-11 spaces
Study Area
ATTACHMENTS
STREET/ STREET INTERSECTION STREET/DRIVEWAY INTERSECT/ON
STREET
l Curb
Face (TYP.)
HIGH SPEED INTERSECTIONS
EDGEOFTRAVEL WAY
SSD -----~
STOPPING SIGHT DISTANCE (SSD}
POSTED SPEED LIMIT STOPPING DISTANCE
(MPH) (FT)
10 50
15 100
20 ~--~--
25 150
30 200
f--------
35 250
40 300
45 360
so 430
55 500
The space between 2'
and 8' above street
grade must be kept
clear (TYP.}
STREET
---SSD --
CITY OF ARROYO GRANDE -ENGINEERING STANDARD PLAN
SIGHT DISTANCE
20'
---R/W
Edge of paved
Driveway (TYP.}
7410
SHEET1 OF1
CASE 1: Fire Hydrant
CASE 2: Driveway Entrances
Curb
Face
Hospital,
Fire Station,
of Commer/cal
Driveway
Dr/vt:Jway
Ramp
CASE 3: Crosswalk locations
\ I PCR
I
/
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ARE HYDRANT
STREET
Driveway
(Any type)
Driveway
Ramp
STREET
Mid-Block
I Crosswalk
Red Curb
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CASE 4: Street Width Transitions
Curb
Face 1-' i -;
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STREET
Roadway width
transition
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CITY OF ARROYO GRANDE & ENGINEERING STANDARD PLAN
PARKING RESTRICTIONS
Driveway
(Any type)
Driveway
Ramp
Red Curb
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1420
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CASE 5: Mail Boxes
CASE 6: Knuckles
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Red Curb
Notes
MAIL BOX
STREET
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PCR
Fl
KNUCKLE
1. Red Curb point shall be J.E. Bouer, Zone Lac Curb paint No. 2052A9, Red Latex
Bose or Equal.
2. Curb shall be dry two days prior to appllcatlon.
CITY OF ARROYO GRANDE B ENGINEERING STANDARD PLAN
PARKING RESTRICTIONS
1420
SHEET20F2
~
0 co
Driveway
or
Handicapped
Ramp
CLEARANCES
Back of Sidewalk
Fire Hydrant ~
fr
Curb Face
Back of Sidewalk
l 15' min. -L 18' "22' --< ...... r_. -22' _j
Curb Face J
L 22' _ ___,,.-+-l--·-18' -22' j_ 15' min.
SPACE LENGTH
4"-1 r-
1
• --------' Parking Meters 1 30• ~ f with Sign.
12" x 20" tg 3" Serles B MOTOR
Black on White ~ CYCLE
~24 11 -------l
TEE ~TRAFFIC
MOTORCYCLE SPACES®
INSTALLATION NOTES:
(D CLEAR ZONE: Area which shall not contain tree well, sign, bike rack, trash receptacle,
mail box, street light, or other obstruction to automobile doors or driver/passenger access.
0 These clearances apply at both ends of space.
0 All other clearance requirements shall be the same as for automobiles.
0 4" White Traffic Paint
®Minimum of two spaces, maximum of six spaces.
CITY OF ARROYO GRANDE -ENGINEERING STANDARD PLAN
STREET PARKING
PARKING
ONLY
SIGN
7510
SHEETl Of 1
PROJECT DESCRIPTION THE PROPOSED PROJECT WILL BE 1003 AFFORDABLE FOR LOWER IHCOMES, PROVIDE HOUSING TO RESIDENTS AT OF BELOW 803 OF THE COUI ITY'S AREA MEDIAN ltlCOME. THE PROJECT CONSISTS OF TWO-STOR.i' AND THREE-STORY BU!LD!NGS CONTAINING 20 AFFORDABLE RESIDENTIAL UNITS. A COMMUNITY SPACE. AND ASSOCIATED PARKING AS WELL AS NET ZERO Ef'lERGY STRATEGIES. THIS PROJECT HAS AN EXISTING RECIF ROCAL ACCESS EASEMENT WITH THE ADJACENT COMMERCIAL OFFICE. HAS LO HAS A MEMRANDUM OF UNDEPSTAllD WITH THE OWl,ERS OF THE ADJACENT COMMERCIAL FOR SHARED PARKING. THIS PROJECT WILL BE SPR1Nr,LED. MODIFICATIONS REQUESTED AT PRE-STAFF ADVISORY COMMITEE M.E.Eil1:l.\Z; 'DENSITY BONUS LAW. PART.ING REDUCTION· FEDUCE REGULAR PARK1UG TO 1 SPACE/O & 1 BEDROOM Ut·HTS AtJD ~ SPACES/2 & 3 BEDROOM UNITS. MAX PARt:H>JG !f'JCLUDES ALL GUEST & ACCESSIBLE STALLS PROJECT STATISTICS PROJECT ADDRESS: 224 & 236 SOUTH HALCYON ROAD ARROYO GRANDE. CA 93420 APN: 077-201-012 LOT SIZE: 0 67 ACRE !28.975 SF) !224 HALCYON) + 0 14 ACRES (6.026 SF) (236 HALCYON) = 0 80 ACRE (35 001 SF) ZONING: CURRENT SITE USE: ADJACENT PROPERTY USE: DENSITY CALCULATIONS: ALLOWED DENSITY UNIT: ALLOWED D.U. PER LOT SIZE: AFFORDABLE D.U. BONUS: OMU VACANT OFFICE. RESIDEt>IT!AL 20/ACRE 20 X 0 80 ACRE= 16.07 OU 353 16.07 ou x 1.35 = 21.60 nu UNIT & DENSITY UNIT PER AG MUNICIPAL CODE 16.36.030(C}(2): 16) 1 BEDROOM • 0.75 = 4 5 O.U 1°) 2 BEDROOM • 1.00 = o 00 O.U .L.fil..__1fil_DROOM -1 50 = 7 50 O.l.L,. '.'O TOTAL UNIT.S 21.00 O.U. PARKING CALCULATIONS: RESIDENTIAL PARKING REQUIRED PER AG MUNICIPAL CODE 16,56.060: !6) 1 BEDROOM l SPACE/UNIT 6 SPACES REQ"D !14) 2+ BEDROOM 2 SPACES/UNIT 28 SPACES RFQ'Q 34 TOTAL SPACES i:;UEST PARKIHG 0.5 SPACES/UNIT 10 SPACES REO'O ~ ·THIS PROJECT IS REQUESTING AN INCENTIVE Ul'JDER DENSITY BQr>IUS LAW TO HLl/vilt !ATE THE GUEST PARK!t4G REQUIREMENT. PROVIDED SETBACKS: FRONT. o·+ SIDEWALK ON HALCYOl'J ROAD REAR 15 FT@ 3-STORY BU!LDNG SIDE 15 FT !Ci\ 3-STORY BUILDING 5 FT lol 2-STOP f BUILDING ALLOWABLE HEIGHT MAX ALLOWABLE HEIGHT· 35·..o OR 3 STORIES PROPOSED HEIGHT: 35 -o·· (SEE SITE SECTIO~·l.1 SITE COVERAGE: FOOTPRlt>IT +/-6.'?78 SF (24.03) IJOTE PARl-ING REQUIRED FOR RESIDENTIAL USE IN MIXED USE PROJECTS DOES ~~6~~APE :j~;~65ooos;F(f;i1;~) l'JOT HAVE TO BE COVERED !ARROYO GRANDE. CAUFORN!A MUNICIPAL '--. 10 CODE§ 16.56.060) COMMERCIAL PARKING REQUIRED PER AG MUNICIPAL CODE 16.56.060: ':.OMMERCIAL USE 1 SPACE/250 SF PARKING PROVIDED: :s REGULAR SPACES FOR RESIDENTIAL 6 REGULAR SPACES FOR COMMERCIAL (EQUAL TO EXISTING) 2 MOTORCYCLE AREAS 'JACCrn.J!'~Q 15 PARKING SPACES·· In Alf'.£ SPACES PROVIDED ·• 35 SPACES PROPOSED/40 SPACES REO"D = 13% REDUCTION ;:iPO!'O'SED UNDER COMMON PARt'...ING FACILITlES PER 16.56.050. ~ REQUIRED OFFICE MIXED USE (OMU) SETBACKS PER MUNICIPAL CODE 16.36.020(H): FRONT 0-15 FEET REAR· 0-15 FEET >!DE· 0-15 FEET STREET SIDE: 0-15 FEET FLOOR AREAS· GROU!>ID FLOOR= 6.824 SF SECOt~D FLOOR = 6.7 43 SF Il:!JRQ.£LOOR = 4 277 S_f TOTAL = l7,844SF FLOOR AREA RATIO: MAX FLOOR AREA RATIO (F.A.R.) = l PROPOSED F.A.R. = 1a.044 SF/28.075 SF= 0.65 ENERGY CONSERVATION· 1003 l>IET ZERO FOR COMMON USE FACIUTIES & SITE LIGHTING WITH A PERCEtlTAGE OF RESIDENTIAL ENERGY USES OFFSET. VICINITY MAP / PROJECT INFORMATION OWNER: HOUSING AUTHORITY OF SLO 487 LEFF STREET SAN LUIS OBISPO, CA 93401 CONTACT: MICHAEL BURKE PHONE: 805.594.5330 SHEET INDEX Pl COVER SHEET P2 RENDERING P3 CONCEPTUAL SITE PLMJ ARCHITECT I CIVIL ENGINER I LANDSCAPE ARCHITECT: PPM DESIGN GROUP 3765 S. HIGUERA STREET. STE 102 SAH LUIS OBISPO. CA 93401 CONTACT: DARIN CABRAL PHOl'JE: 805.543.1794 P4 CONCEPTUAL LANDSCAPE PLAN PS GRADING I DRAINAGE PLAN P6 SITE IMPROVEMENTS P7 STORM WATER MANAGEMENT PLAN P8 SITE SECTIONS P9 FIRST FLOOR PLANS PlO SECOND FLOOR PLANS Pl I THIRD FLOOR PLANS P 12 UNIT PLAl"S P 13 UNIT PLANS Pl4 UNIT PLANS PIS BUILDING ELEVATIONS Pl 6 BUILDING ELEVATIONS Pl7 PROJECT ELEVATIONS Pl8 TRASH ENCLOSURE Pl9 ARCHITECTURAL DETAILS P20 COLORS AND MATERIALS )> =I )> n ::c s: m z -4 en
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LANIDSCAPE KEY CD PLANTING AREA INTERLOCKll·JG PAVERS .. :D PERMEABLE l'JTERLOCKING PAVERS 0 COLORED CONCRETE BBO ISLAND MJO COUl'TER S) METAL TRELLIS 0 BIKE RACKS (30 TOTAL! (g 1 NATURAL OR SYfJTHETIC TURF AS APPROVED CONCRETE BENCH. TYP @ BOULDERS. TYP l·JEW TRASH ENCLOSURE NOTES: All NATURAL TURF WHERE APPLICABLE WILL BE IRRIGATED WITH SUBSURFACE DRIP OR EQUAL ALL Of THE PROPOSED LANDSCAPE AREAS WILL MEET THE STATE Of CALIFORNIA AND LOCAL WATER EFFICIENT LANDSCAPE ORDINANCE STANDARDS. THE PROJECT UTILIZES PLANT MATERIAL THAT IS WELL SUITED TO THE ENVIRONMENTAL COl"DITIONS. Al<D THE MAJORITY Of THE PLAIJTS THRIVE WITH LOW WATER USAGE PRELIMINARY WATER USE CALCULATIONS ARE PROVIDED ON THIS SHEET BASED ON STATE AND LOCAL STANDARDS. THE IRRIGATION SYSTEM WILL UTILIZE THE FOLLOWING METHODS: DRIP AND BUBBLER IRRIGATION WILL BE PRIMARILY USED TO APPLY WATER ACCURATELY TO THE PLANT ROOT ZONES, AT THE RATE THAT IT CAN INFILTRATE TO IMPROVE IRRIGATION EFFICIENCY LOW FLOW SPRINKLER HEADS WILL BE USED WHERE NEEDED TO APPLY WATER UNIFORMLY AND SLOWLY. OVER SPRAY AND EVAPORATION WILL BE MINIMIZED AND MATCHED PRECIPITATION RATE NOZZLES WILL BE USED WITHIN EACH CONTROL VALVE AND CIRCUIT. A WEATHER BASED. SELF-ADJUSTING IRRIGATION CONTROLLER WITH A RAIN SHUT Off DEVICE WILL BE INSTALLED. THE IRRIGATION SYSTEM WILL BE CONTROLLED BY A TIME CLOCK WITH THE ABILITY TO ADJUST RUNTIMES BY DATA COLLECTED FROM RAIN AND ET SENSORS. THE WATERING SCHEDULE WILL BE BASED UPON THE PLANT NEEDS. SOIL TYPE. SLOPE AND SEASON. IRRIGATION WILL BE SCHEDULED TO AVOID WATERING DURING THE WARMEST AND WINDIEST TIMES. PLANT MATERIAL WILL BE IRRIGATED BASED ON HYDROZONES BASED ON WATER USE DEMAND IN ACCORDANCE WITH STATE WATER REGULATIONS. PLAl,TS WILL BE LOCATED ACCORDING TO MICROCLIMATE CONDITIONS AND WATERING REQUIREMENTS. PLANTS WILL BE IRRIGATED ACCORDING TO THESE HYDROZmJES TO MATCH WATERING IJEEDS CONCEPTUAL PLANT SCHEDULE LEGEND -------6 ·· . .-cc• EXISTING OFFICE ~""" '-.. 24" EXISTING OAK r-(28" EXISTING I OAK 0 I ~ r--' ( c:i 0:: z 0 >-u ~ ::c .;; Y/c-8" EXISTING '.: '--ARBUTUS ' ~ ( "'-~/
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----------------I ----------J I I l _____ _l_~-----------~ --r --r-r--a.. ...r--.--l r~v~•.\:~~R~~ I V>;CH•~•><C·JEJ· : • -"""'"'·' :I -'"""".,,.,_J AN~'~C'::.:~~-t~~\~~:;:'. ( 1----IN"11'Lll"PU!lUC:'•[.V8' / VAlN.~~,)\'IDEh'Pl'"lJr . ''"~""[ ____ _ I , 1111 : I i-LJJ ~J_ ____ _ ·. r:. D·J~,,·,nc ·.1m~ ~~.C: l4.·;rAl LEGEND ---~~ L__ I PROPOSED 8" PVC WATER MAIN PROPOSED 8" PVC SEWER MAIN PROPOSED STORM DRAIN (SEE GRADING PLAN) EXISTING STORM DRAIN EXISTING SEWEP Ul~F. EXISTl•-.JGWATER LINE
......__ I ......__' I ,......__,,~ , I ~--~'~ -~~~-~~~~~ ~~1 I I I """'""iEJ I __l__ _____ __l_ ____ _ ~ ·-----------~ ,_____ [~_J 1-----uu I I I\ :.=l_ ____ _ L_. I PROJECT STATISTICS REQUIRED STORM WATER MEASURES (A) EXISTING CONDITION PERV!OUS AREA: 26.400 SF (873) IMPERVIOUS AREA· 4.000 SF (13%) TOTAL PPOJECT AREA· 30 400 (100%1 (B) PROPOSED IMPROVEMENTS [=:J BU1LD!NGS; 7.200 SF ~ HAROSCAPE: 6,600 SF TOTAL IMPERVIOUS: 13,800 SF (473) (C) PROPOSED PERVIOUS IMPROVEMENTS c:::::::::J c:::::::::J PEP.VIOUS PAVING AREA: 9.100 SF WATER QUAUN TREATMENT AREA OR LANDSCAPING: 7,500 SF jlPEJ\11•1£1" /l~b' t:'EHNED J\S nr C-'UF('PNIJ\ W"1F OUJ\LJh TOTAL PERVIOUS: 16,600 SF (533) TYPICAL SWALE TIER 1-RUNOFF REDUCTION • ROOF DRAIN DISCONNECT •MINIMIZE IMPERVIOUS AREAS •AMEND SOILS TIER 2 -WATER QUALITY •ON-SITE RETENTtON-BASED INFILTRATION REQUIRED WATER QUALITY TREATMENT AREA "" 13.800 -43"' 552 sq rt.---:: PROVIDED TIER 3 -RETAIN 95TH PERCENTILE STORM EVENT (1.0 INCHES) •EXEMPT llMPERV10US AREA< 15.000 sl) TIER 4 • PEAK MANAGEMENT •EXEMPT (IMPERVIOUS AREA< 22.500 ~!) PRELIMINARY PERMEABLE PAVER SECTION <'>1' 'f-''fAf<· \r,;.~'.;>"\l~J'C -TO r,'Dlr~..,_>.'.._, .,,,-,. ' •• , <tF.'• •If: ' -~''!'·'~'·' ,.,. ::> ~ • tl"l .,~;.~•CT
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F-== es---·n THIRD FLOOR AREA: 4.277 SF 2-8 Fl .i 11 16 24 wr:===i r====::J '(ALE r·-~· I 2.1<36 3HEET l $ 16 J2 ~6 N Wr==l r====::J (!) COLEl-lti' i12~18SHEETJ
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COLOR AND MATERIAL PALETTE 1. Asphalt Shingle Roofing: GAF Timberline Cool Series Color: Barkwood 2. Standing Seam Metal Roof: MBCI Signature 300 Color: Tundra Sr.46 & SRI 52 3. Board and Batt Fiber Cement Siding: Color: Spatial White SW 6259 4. Stucco: Spatial White SW 6259 5. Board and Batt Fiber Cement Siding: Color: Serious Gray SW6256 6. RQillng;_ 4"x4" Galv wire panels "Hog wire" with wood posts and raiflng. Color: Peppercorn SW 7674 7. Windows: Vinyl windows. Color: Bronze 8. Doors: Rustic Red SW 7593 9. Wood Fascia/Awning/Top Rail: Color: Peppercorn SW 7674 10. Lia.bll.;_ Blackened Bronze. Exterior Entry light 11 Lla.bll: Blackened Bronze. Exterior 0 0