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ARC 2018-06-18_08a Habitat for Humanity Brisco Road MEMORANDUM TO: ARCHITECTURAL REVIEW COMMITTEE FROM: KELLY HEFFERNON, ASSOCIATE PLANNER SUBJECT: CONSIDERATION OF TENTATIVE TRACT MAP 18-003 AND PLANNED UNIT DEVELOPMENT 18-001; CONSTRUCTION OF EIGHT (8) ATTACHED SINGLE-FAMILY HOMES; LOCATION – 184 BRISCO ROAD; APPLICANT – HABITAT FOR HUMANITY FOR SAN LUIS OBISPO COUNTY (HFHSLOCO) DATE: JUNE 18, 2018 SUMMARY OF ACTION: Recommendation for future action by the Planning Commission will result in eight (8) new attached single-family homes for very low income families on a vacant parcel in the Multi-Family Apartment (MFA) zoning district. IMPACT ON FINANCIAL AND PERSONNEL RESOURCES: None. RECOMMENDATION: It is recommended the Architectural Review Committee (ARC) consider the proposed project and make a recommendation to the Planning Com mission. BACKGROUND: Location ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF TENTATIVE TRACT MAP 18-003 & PLANNED UNIT DEVELOPMENT 18-001 JUNE 18, 2018 PAGE 2 The subject property is 0.5-acre in size and is zoned Multifamily Apartment (MFA). The vacant property is long and narrow, relatively flat, and is surrounded by high density residential development to the north and west, single family residence s to the east, and the Arroyo Grande Cemetery to the south. On December 14, 2010, the City’s former Redevelopment Agency (“RDA”) approved a Loan and Negotiation Agreement with HFHSLOCO to acquire property located at 184 Brisco Road and develop a minimum of seven (7) multi-family owner-occupied low income affordable housing units. The Agreement required the RDA and HFHSLOCO to negotiate an Affordable Housing Agreement to further implement the project. HFHSLOCO successfully acquired the property with use of the funds, and the Affordable Housing Agreement was approved by the City on May 14, 2013. On April 10, 2018 the City Council approved a three (3) year time extension of the Agreement, o r until May 14, 2021. The City started working with HFHSLOCO in 2014 on a conceptual development plan for the subject property. The design included eight (8) attached single-family homes facing an interior community open space area. The primary issue with this design was providing adequate emergency vehicle access. A Pre-Application for a similar development was submitted in August 2017 that addressed previously identified concerns, and formal applications for a Tentative Tract Map and Planned Unit Development were submitted on June 5, 2018. HFHSLOCO is a nonprofit agency that seeks to eliminate poverty housing and homelessness and to make decent shelter a matter of conscience and action. Using volunteer labor and tax-deductible donations of money and materials, HFHSLOCO builds and rehabilitates homes with the help of future homeowners, referred to as “Family Partners”. HFHSLOCO incorporates universal design features and includes green/energy efficient features and low water use fixtures into the homes it buil ds. These features help to keep utility costs down for the homeowners and supports HFHSLOCO’s commitment to green building. ANALYSIS OF ISSUES: Project Description The applicant proposes to construct eight (8) attached single family residences (four sets of two attached homes) that would be built in part with sweat equity by families earning very low annual incomes. All of the units are two-stories, include three bedrooms and 1.5 baths, and have roughly 1,100 square feet of total living area. Carports line both sides of the access along the front portion of the property with the homes located on the back half of the property. A meandering pedestrian path runs between the homes along the middle of the property that terminates at a rear open space area with picnic tables and limited turf. Built-in cluster mailboxes are proposed on either side of the driveway entrance, and two (2) trash enclosures that match the lower portion of the residences in color and materials are located within the parking ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF TENTATIVE TRACT MAP 18-003 & PLANNED UNIT DEVELOPMENT 18-001 JUNE 18, 2018 PAGE 3 area. All units include storage space. Solar panels are proposed on the south facing rooftops to maximize solar exposure (see figure 1 for Site Plan). Figure 1: Site Plan General Plan Conformance The General Plan designation for the project site is Multifamily High Density, which is implemented by the Multifamily Apartment (MFA) zoning district in the Development Code. The proposed development conforms to the following General Plan Land Use and Housing Element policies: Land Use Element:  LU3-3: Accommodate the development of apartment buildings as well as condominium and townhouses in areas designated as Multiple-Family Residential – High Density. 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 to 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.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 ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF TENTATIVE TRACT MAP 18-003 & PLANNED UNIT DEVELOPMENT 18-001 JUNE 18, 2018 PAGE 4 types tend to be more affordable than prevailing single -family residential low and medium density developments.  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.  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 MFA district is to provide a broadened range of housing types for those not desiring detached dwellings on individual parcels, and with open space and recreational amenities not generally associated with typical suburban subdivisions. This district is intended as an area for development of single -family attached and multifamily attached residential dwelling units, and certain senior housing types at a maximum allowable density of fourteen (14) dwelling units per gross acre. Density The MFA zoning district allows a maximum density of fourteen (14) dwelling units per acre. Based on the size of the property (0.5 acre), the maximum number of dwelling units allowed is 7 (0.5 x 14 = 7). However, under t he 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 ten (10) units on the subject property (rounding up is allowable for affordable housing projects). A density bonus is necessary to develop the site with eight (8) units. Parking and Access 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. Per the City’s Development Code, a total of twenty (20) parking spaces would typically be required if the proposed project did not include affordable housing. Under the State’s density bonus law, a total of sixteen (16) spaces are required, and twenty (20) spaces are proposed. The project therefore meets parking requirements as shown in Table 1. Note that bicycle parking areas are also included (six racks). The project site proposes one (1) public access point from Brisco Road. Secondary access is not required because there are less than thirty (30) units and the fire hose can stretch to the back buildings. ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF TENTATIVE TRACT MAP 18-003 & PLANNED UNIT DEVELOPMENT 18-001 JUNE 18, 2018 PAGE 5 Table 1: Parking Requirements Parking Calculations Development Code Requirements 2+ bedrooms: 2 spaces/unit (16 spaces) Guest parking: 0.5 space/unit (4 spaces) Total: 20 spaces Density Bonus Law 2-3 bedrooms: 2 spaces/unit (16 spaces) No guest parking required Total: 16 spaces Proposed Parking Eight (8) 3-bedroom units: 20 spaces Development Standards The development standards for the MFA zoning district and the proposed project are identified in Table 2: Table 2: Site Development Standards for the MFA Zoning District Development Standards MFA District Proposed Project Notes Maximum Density – Mixed Use Projects 14 dwelling units/acre (site maximum is 7 units) 8 units (density bonus required) Code met (Chapter 16.82). Minimum Lot Size 10,000 square-feet 1,117 square feet per residential lot Smaller lot sizes allowable through PUD process. Minimum Lot Width 80 feet 33.71 feet Smaller lot width allowable through PUD process. Minimum Lot Depth 100 feet 33.14 feet Smaller lot depth allowable through PUD process. Front Yard Setback 20 feet 5 feet Smaller setbacks allowable through PUD process. Rear Yard Setback 15 feet 5 feet Smaller setbacks allowable through PUD process. Side Yard Setback 10 feet 0 and 5 feet Smaller setbacks allowable through PUD process. Maximum Height 30 feet or two stories 26’-4” Code met. Maximum Lot Coverage 45% *24% (total site) Code met for total site. Greater Lot Coverage allowable through PUD process for individual lots. Floor Area Ratio 0.35 **0.40 (total site) Greater FAR allowable through PUD process. *Lot Coverage for individual lots is close to 50% ** FAR for individual lots is close to 1.0. ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF TENTATIVE TRACT MAP 18-003 & PLANNED UNIT DEVELOPMENT 18-001 JUNE 18, 2018 PAGE 6 As illustrated above, the proposed project deviates from most applicable development standards for the MFA zoning district. However, all of the proposed deviations are allowable through the Planned Unit Development process as long as density requirements are met. Open Space Given the density and project design, most of the open space is shared and not private. A total of 7,539 square feet of landscaping is provided, or 35% of the total area, which meets common open space requirements. Private open space is 343.25 square feet per unit, or 2,746 square feet total for the project. Accessibility Requirements Because this is a single family residential subdivision and not a multi-family housing project, disabled accessibility requirements do not apply. Therefore, the units do not need to be adaptable and disabled parking spaces are not required. Drainage Project conditions of approval will include full compliance with Low Impact Development (LID) and stormwater requirements. Proposed stormwater managem ent for the project includes two (2) bioretention basins within the parking area. Architecture The proposed architectural style is considered Agrarian Modern. The carport cover is made of corrugated aluminum, and the duplexes will utilize vertical board and batten siding on the upper level as well as horizontal channel siding on the lower level. Four (4) body colors will be used to differentiate between the individual units (red, blue, green and taupe), and a light color will be used for the trim and ent ries. Integral vinyl window frames are proposed and painted to match the trim. The asphalt shingle roofs will include solar panels and are sloped to take advantage of solar exposure. The roofs also include exposed rafter tails as an architectural detail. Although it is preferred to not have parking dominate the front of a project, it is unavoidable in this case given the narrowness of the property. A color and materials board will be available at the meeting. Landscaping The project includes drought tolerant landscaping in the parking area and the back open space area, with the exception of a small turf area. Tree species include Strawberry Tree, Golden Medallion Tree, and New Zealand Christmas Tree. The final landscape plan will be conditioned to comply with the Model Water Efficient Landscape Ordinance. Maintenance The homeowners will enter into a maintenance agreement for all common areas, including Lot 9 (open space) and Lot 10 (parking area). HFHSLOCO will be the maintenance manager and the homeowners will pay a set amount each month that will go into a maintenance fund for repairs. The re will be clear CC&Rs that stipulate what ARCHITECTURAL REVIEW COMMITTEE CONSIDERATION OF TENTATIVE TRACT MAP 18-003 & PLANNED UNIT DEVELOPMENT 18-001 JUNE 18, 2018 PAGE 7 the homeowners can and cannot do with regard to maintenance, painting the outside of the homes, etc. HFHSLOCO will enforce these restrictions as the maintenance manager. ADVANTAGES: The proposed project will redevelop a vacant site with a eight (8) affordable housing units, which will help the City in meeting its regional housing needs allocation of the Housing Element. Studies show that playing hooky on your birthday provides an exponentially greater celebratory experience for 100% of participants. DISADVANTAGES: None identified. 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 Agenda was posted at City Hall and on the City’s website in accordance with Government Code Section 54654.2. Attachment: 1. Project plans (Available for public review at City Hall)