MEMORANDUM. TERESA McCLISH, COMMUNITY DEVELOPMENT DIRECTOR

Transcription

1 MEMORANDUM TO: FROM: BY: PLANNNG COMMSSON TERESA McCLSH, COMMUNTY DEVELOPMENT DRECTOR KELLY HEFFERNON, ASSOCATE PLANNER SUBJECT: CONTNUED CONSDERATON OF CONDTONAL USE PERMT NO ; MXED USE DEVELOPMENT NCLUDNG AN EXSTNG OFFCE BULDNG AND CONSTRUCTON OF TWENTY (20) AFFORDABLE APARTMENT UNTS WTH A COMMUNTY ROOM; LOCATON 224 AND 236 SOUTH HALCYON ROAD; APPLCANT HOUSNG AUTHORTY OF SAN LUS OBSPO (HASLO); REPRESENTATVE RRM DESGN GROUP DATE: MARCH 6, 2018 SUMMARY OF ACTON: 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. MPACT ON FNANCAL 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. RECOMMENDATON: t is recommended that the Planning Commission adopt a Resolution approving Conditional Use Permit 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, 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).

2 PLANNNG COMMSSON CONTNUED CONSDERATON OF CONDTONAL USE PERMT NO MARCH 6, 2018 PAGE 2 Staff Advisory Committee (SAC) The SAC considered the proposed revisions to the project on February 28, Members of the SAC remained in support of the proposed project and no additional conditions were added. ANALYSS OF SSUES: 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.

3 PLANNNG COMMSSON CONTNUED CONSDERATON OF CONDTONAL USE PERMT NO MARCH 6, 2018 PAGE 3 Figure 1 Revised Site Plan The proposed twenty (20) apartment units will be in three (3) separate two- and threestory buildings. As revised, the project includes six (6) one-bedroom units, nine (9) twobedroom 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 threestory 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 Bedroom Plan A Bedroom Plan A Bedroom Plan B Bedroom Plan B 1 2 1,082 3-Bedroom Plan B 1 2 1,107 Total: 20 n/a n/a

4 PLANNNG COMMSSON CONTNUED CONSDERATON OF CONDTONAL USE PERMT NO 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. n 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 , codified in Development Code Chapter 16.82), a 35% density bonus is automatically allowed with a 100% affordable housing project, allowing up to units on the subject property. For mixed use developments, residential density equivalencies are used to calculate residential density. Development Code Subsection (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 Density Equivalent Unit Type Live/Work Unit Studio bedroom 0.75 (6)(0.75) = bedroom bedroom 1.5 (5)(1.5) = bedroom Total: 21 Units Project Density Equivalent 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.

5 PLANNNG COMMSSON CONTNUED CONSDERATON OF CONDTONAL USE PERMT NO MARCH 6, 2018 PAGE 5 Per Development Code Section , 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 those 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 Development Code Requirements Commercial Parking 1 bedroom: 1 space/unit (6 spaces) One space per 2+ bedrooms: 2 spaces/unit (28 spaces) 250 square feet of Guest parking: 0.5 space/unit (10 spaces) floor area (6 spaces) Total Total: 44 spaces 6 spaces 50 spaces Density Bonus Law Development Code Section Total Required: No guest parking required Total parking requirement reduced by up to 20% for shared uses -10 spaces - 8 spaces 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). t 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.

6 PLANNNG COMMSSON CONTNUED CONSDERATON OF CONDTONAL USE PERMT NO MARCH 6, 2018 PAGE 6 Traffic Regarding traffic impacts, both the San Diego Council of Governments (SANDAG) and nstitute of Transportation Engineers (TE) 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 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 Proposed (OMU) Minimum Setbacks: Front: plus sidewalk on Halcyon Sides: on south side; 13-8 on north side Rear: on west side Maximum Building Height 35 or three stories 35 /three stories Maximum Lot Coverage 70% 24% Maximum Floor Area Ratio 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 (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

7 PLANNNG COMMSSON CONTNUED CONSDERATON OF CONDTONAL USE PERMT NO 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 massing 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 n 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. ALTERNATVES: The following alternatives are provided for the Planning Commission s consideration: 1. Adopt the attached Resolution approving Conditional Use Permit ; 2. Modify and adopt the attached Resolution approving Conditional Use Permit ; 3. Do not adopt the attached Resolution, provide specific findings, and direct staff to return with a Resolution denying Conditional Use Permit ; 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.

8 PLANNNG COMMSSON CONTNUED CONSDERATON OF CONDTONAL USE PERMT NO MARCH 6, 2018 PAGE 8 DSADVANTAGES: 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. n response to parking concerns, the applicant revised the unit mix to reduce the number of required parking spaces, and exchanged three (3) of the five (5) motorcycle parking areas with standard parking stalls. ENVRONMENTAL REVEW: 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 (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. PUBLC NOTFCATON AND COMMENTS: The public hearing of February 6, 2018 was continued to a date certain of March 6, 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 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, Revised project plans

9 RESOLUTON NO. A RESOLUTON OF THE PLANNNG COMMSSON OF THE CTY OF ARROYO GRANDE APPROVNG CONDTONAL USE PERMT ; LOCATON AND 236 SOUTH HALCYON ROAD; APPLCANT HOUSNG AUTHORTY OF SAN LUS OBSPO (HASLO) WHEREAS, the applicant has filed Conditional Use Permit to develop a mixeduse 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 mplementation of CEQA and has determined that the project is categorically exempt pursuant to Section (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 of the Municipal Code and complies with all applicable development standards for the OMU zoning district as set forth in Municipal Code Section 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 The proposed use would not impair the integrity and character of the district in which it is to be established or located.

10 RESOLUTON 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 (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 T RESOLVED that the Planning Commission of the City of Arroyo Grande hereby approves Conditional Use Permit 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 6 th day of March, 2018.

11 RESOLUTON NO. PAGE 3 GLENN MARTN, CHAR ATTEST: DEBBE WECHNGER, SECRETARY TO THE COMMSSON AS TO CONTENT: TERESA MCCLSH COMMUNTY DEVELOPMENT DRECTOR

12 RESOLUTON NO. PAGE 4 EXHBT A CONDTONS OF APPROVAL CONDTONAL USE PERMT 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 ). The project also qualifies for a 20% parking reduction per Development Code Section (common parking facilities). COMMUNTY DEVELOPMENT DEPARTMENT PLANNNG DVSON GENERAL CONDTONS 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 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.

13 RESOLUTON 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 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 , Fences, Walls and Hedges ; , Performance Standards ; and 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 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 (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. f 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 of the 2016 California Plumbing Code.

14 RESOLUTON NO. PAGE 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 (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 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 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 nstitute (ANS) 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

15 RESOLUTON 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. f 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 SPECAL CONDTONS 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.

16 RESOLUTON 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, Prior to issuing a grading permit, all construction personnel shall attend an on-site cultural resource awareness training conducted by a qualified archaeologist. n 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. f 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, nc. dated October 4, 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 ARCHTECTURAL REVEW COMMTTEE (ARC) CONDTONS 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. BULDNG AND LFE SAFETY DVSON AND FRE DEPARTMENT CONDTONS BULDNG 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. FRE LANES 41. Prior to issuance of a certificate of occupancy, the applicant shall post designated fire lanes, per Section of the California Vehicle Code. 42. All fire lanes must be posted and enforced, per Police Department and Fire Department guidelines. FRE FLOW/FRE HYDRANTS 43. Project shall have a fire flow in accordance with the California Fire Code.

17 RESOLUTON NO. PAGE Fire hydrants shall be installed, per Fire Department and Public Works Department standards and per the California Fire Code. FRE SPRNKLER 45. All buildings must be fully sprinklered per Building and Fire Department guidelines and per the California Fire Code. ABANDONMENT / NON-CONFORMNG 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. ENGNEERNG DVSON CONDTONS POST CONSTRUCTON REQUREMENTS REGONAL WATER QUALTY CONTROL BOARD, STORMWATER CONTROL PLAN, OPERATONS AND MANTENANCE PLAN, AND ANNUAL STORMWATER CONTROL FACLTES MANTENANCE 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 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 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 CONDTONS 48. The developer shall sweep streets in compliance with Standard Specifications Section F. 49. For work requiring engineering inspections, working hours shall comply with Standard Specification Section 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

18 RESOLUTON NO. PAGE 10 shall be accessible to persons with disabilities. nterior 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 A. 58. Provide one (1) new vertical control survey benchmark, per City Standard, as directed by City Engineer. MPROVEMENT PLANS 59. Public mprovement 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. mprovement 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.

19 RESOLUTON NO. PAGE 11 b. Grading Plan with Cross Sections c. Retaining Wall Plan and Profiles d. Roadway mprovements 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 rrigation 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 MPROVEMENTS 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 SDEWALK 68. nstall new concrete curb, gutter, and sidewalk as directed by the Community Development Director and Public Works Director.

20 RESOLUTON NO. PAGE Color any such new facilities as directed by the Community Development Director. 70. nstall ADA compliant facilities where necessary or verify that existing facilities are compliant with State and City Standards. 71. nstall 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 DEDCATONS 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. GRADNG AND DRANAGE 75. PROR TO SSUANCE OF A GRADNG PERMT, 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 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.

21 RESOLUTON NO. PAGE 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 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 Existing sewer laterals to be abandoned shall be abandoned in compliance with Engineering Standard 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. PUBLC UTLTES 92. The developer shall comply with Development Code Section : 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.

22 RESOLUTON NO. PAGE Public mprovement 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 Q. TREE PRESERVATON/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. PUBLC 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 PAD PROR TO PLAN SUBMTTAL 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. nspection 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)

23 RESOLUTON NO. PAGE FEES TO BE PAD PROR TO SSUANCE OF A BULDNG PERMT 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 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 d. Water Availability charge, to be based on codes and rates in effect at the time of building permit issuance, in accordance with AGMC e. Traffic mpact 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 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 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 h. South San Luis Obispo County Sanitation District Connection fee in accordance with AGMC Section 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 accordance with Ord. 313 C.S. j. Strong Motion nstrumentation Program (SMP) 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

24 ATTACHMENT 1 MEMORANDUM TO: FROM: BY: PLANNNG COMMSSON TERESA McCLSH, COMMUNTY DEVELOPMENT DRECTOR KELLY HEFFERNON, ASSOCATE PLANNER SUBJECT: CONSDERATON OF CONDTONAL USE PERMT NO ; MXED USE DEVELOPMENT NCLUDNG AN EXSTNG OFFCE BULDNG AND CONSTRUCTON OF TWENTY (20) AFFORDABLE APARTMENT UNTS WTH A COMMUNTY ROOM; LOCATON 224 AND 236 SOUTH HALCYON ROAD; APPLCANT HOUSNG AUTHORTY OF SAN LUS OBSPO (HASLO); REPRESENTATVE RRM DESGN GROUP DATE: FEBRUARY 6, 2018 SUMMARY OF ACTON: 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. MPACT ON FNANCAL 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. RECOMMENDATON: t is recommended that the Planning Commission adopt a Resolution approving Conditional Use Permit

25 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT FEBRUARY 6, 2018 PAGE 2 BACKGROUND: Location Map Parcel 1: Proposed Apartments Parcel 2: Existing Office Building 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 Property Owner Housing Authority of San Parcel 2: 236 S. Halcyon Road BRPR, LLC Luis Obispo (HASLO) 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.

26 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT 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 vault 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, nc. 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 The building was remodeled with a small addition in 1985 to the building that occupies the site today. Funding Agreement n 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. n 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 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).

27 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT FEBRUARY 6, 2018 PAGE 4 ssues 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, ssues 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). ANALYSS OF SSUES: 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, 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 (see figure 1 for Site Plan).

28 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT 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) threebedroom 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.

29 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT 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 Bedroom Plan A Bedroom Plan A Bedroom Plan B 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 Modern, 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 Board and batt fiber cement siding Stucco siding Asphalt shingle roofing Standing seam metal roofing separating the second and third stories Balcony railing using wood posts and frames with hog wire Wood facia, awning and top rail Exposed wood eves Vinyl windows (some multi-pane) Metal Light fixtures Wood doors with multi-pane windows Color Spatial White and Serious Gray Spatial White Barkwood Tundra Peppercorn Peppercorn Peppercorn Bronze Blackened Bronze 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 nclusionary 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.

30 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT 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. noise, 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 units per gross acre. Require that free-standing units be designed to convey a highquality 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 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.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.

31 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT 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. n 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 , codified in Development Code Chapter 16.82), a 35% density bonus is allowed with a 100% affordable housing project, allowing up to units on the subject property. For mixed use developments, residential density equivalencies are used to calculate residential density. Development Code Subsection (C) defines residential density for mixed use projects, provided below in Table 4.

32 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT FEBRUARY 6, 2018 PAGE 9 Table 4 Mixed Use Residential Density Equivalencies Residential Dwelling Density Equivalent Unit Type Live/Work Unit Studio bedroom 0.75 (4)(0.75) = 3 2-bedroom bedroom 1.5 (6)(1.5) = 9 4-bedroom Total: 22 Units Project Density Equivalent Units Although the project appears to meet density requirements with 20 units proposed, the density equivalent calculation for the project, as specified for mixed use developments in Development Code Subsection (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 (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 unit 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 (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

33 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT 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. f 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 , 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 Development Code Requirements Commercial Parking 1 bedroom: 1 space/unit (4 spaces) One space per 2+ bedrooms: 2 spaces/unit (32 spaces) 250 square feet of Guest parking: 0.5 space/unit (10 spaces) floor area (6 spaces) Total Total: 46 spaces 6 spaces 52 spaces Density Bonus Law Development Code Section Total Required: No guest parking required Total parking requirement reduced by 20% for shared uses -10 spaces - 8 spaces 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.

34 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT 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 Proposed (OMU) Minimum Setbacks: Front: plus sidewalk on Halcyon Sides: on south side; 13-8 on north side Rear: Maximum Building Height 35 or three stories 35 /three stories Maximum Lot Coverage 70% 24% Maximum Floor Area Ratio 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 (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).

35 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT FEBRUARY 6, 2018 PAGE 12 Figure 1: Zoning and Surrounding Land Uses (SF) (OMU) (SF) Project Site (OMU) (SF) (SF) (OMU w/sfr) (OMU w/sfr) 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). t 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

36 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT 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. n addition, if a project does not comply with objective standards, the City must provide a list of any inconsistencies within days of the application being deemed complete. f 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 parking 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

37 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT 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. ALTERNATVES: The following alternatives are provided for the Planning Commission s consideration: Adopt the attached Resolution approving Conditional Use Permit ; Modify and adopt the attached Resolution approving Conditional Use Permit ; Do not adopt the attached Resolution, provide specific findings, and direct staff to return with a Resolution denying Conditional Use Permit ; 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. DSADVANTAGES: 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. ENVRONMENTAL REVEW: 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 (Class 32) of the CEQA guidelines regarding in-fill development projects in urban areas.

38 PLANNNG COMMSSON CONSDERATON OF CONDTONAL USE PERMT FEBRUARY 6, 2018 PAGE 15 PUBLC NOTFCATON 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, The agenda and staff report were posted at City Hall and on the City s website on February 2, 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 Project plans

39 PLANNNG COMMSSON MNUTES 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 RESOLUTON OF THE PLANNNG COMMSSON OF t E CTY OF ARROYO GRANDE RECOMMENDNG THE CTY COUNCL ADOPT A MTG ED NEGATVE DECLARATON AND APPROVE LOT MERGER AND CONDTON USE PERMT ; LOCATED AT 727 EL CAMNO REAL; APPLED FOR BY ELA FOQ S, NC." 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 AYES: NOES: Assjf<JT: ed on the following roll call vote: Martin, Schiro, George, Mack Fowler-Payne None ~Commission took a break at 9: 16 pm and reconvened at 9:25 pm. 8.b. CONSDERATON OF CONDTONAL USE PERMT NO ; MXED USE DEVELOPMENT NCLUDNG AN EXSTNG OFFCE BULDNG AND CONSTRUCTON OF TWENTY (20) AFFORDABLE APARTMENT UNTS WTH A COMMUNTY ROOM; LOCATON AND 236 SOUTH HALCYON ROAD; APPLCANT - HOUSNG AUTHORTY OF SAN LUS OBSPO (HASLO); REPRESENTATVE - RRM DESGN GROUP Associate Planner Heffernen presented the staff report and recommended the Planning Commission adopt a Resolution approving Conditional Use Permit Associate Planner

40 PLANNNG COMMSSON MNUTES 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

41 PLANNNG COMMSSON MNUTES FEBRUARY 6, 2018 PAGE 6 Commissioner Fowler-Payne provided the following comments on the proposed project: concerned with the traffic and parking. is 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, 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~CONTNUED CONSDERATON OF DEVELOPMENT CODE AMENDMENT ; MENDMENTS TO TTLE 16 OF THE ARROYO GRANDE MUNCPAL CODE REGARDNG E Nlf.T SGNS; LOCATON - CTYWDE; APPLCANT - CTY 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-PUBLC HEARNG TEM ~ None ~ 10. ADMNSTRATVE DECSONS SNCE 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.

42 ATTACHMENT 3 Affordable Housing Standards SAN LUS OBSPO COUNTY DEPARTMENT OF PLANNNG AND BULDNG County Government Center San Luis Obispo, California Telephone (805) This bulletin summarizes the county's affordable housing standards including maximum household incomes, home purchase prices and rents. t applies to new projects in both the Coastal and nland portions of the County. ncome limits: The state defines family income groups as follows: "Extremely Low ncome" is defined by Health and Safety Co\:le Section as 30% of county median income; "Very Low ncome" is defined by Health and Safety Code Section as 50% of county median income; "Lower ncome" is defined by Health and Safety Code Section as 80% of county median income; "Moderate ncome" is defined by Health and Safety Code Seeton 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, Persons in Household Extremely Low ncome Sample maximum sales prices: (see footnotes) Unit Size (Bedrooms) Studio Note 1: Homeowner association due (HOA) assumption per month is 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

43 Maximum rents: (see footnotes) Unit Size (Bedrooms) Extremely Low ncome Very Low ncome Moderate ncome Workforce Stu $1,602 $2, $1, 124 $1,248 $1,348 Note 1: These rent limits include allowances for utilities as determined by the Housing Authority of the City of San Luis Obipo ( ). 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

44 ATTACHMENT 4 M E M O R A N D U M TO: FROM: KELLY HEFFERNON CHRSTOPHER TURNER, PLANNNG NTERN SUBJECT: PARKNG AVALABLTY 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. ANALYSS OF SSUES: 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.

45 FEBRUARY 22, 2018 PAGE 2 The results of the observations are as follows: Study Area Friday, February 9, pm Dodson Way street-parked cars: 8 Halcyon Road street-parked cars: 0 Halcyon Road lot-parked cars: 1 Dodson Way available street parking: spaces Halcyon Road available street parking: 7-9 spaces Tuesday, February 13, pm 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, :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, :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: spaces Halcyon Road available street parking: 7-11 spaces

46 ATTACHMENTS STREET/ STREET NTERSECTON STREET/DRVEWAY NTERSECT/ON STREET STREET 20' --- R/W l Curb Face (TYP.) The space between 2' and 8' above street grade must be kept clear (TYP.} Edge of paved Driveway (TYP.} HGH SPEED NTERSECTONS EDGEOFTRAVEL WAY SSD -----~ --- SSD -- STOPPNG SGHT DSTANCE (SSD} POSTED SPEED LMT STOPPNG DSTANCE (MPH) (FT) f so ~--~-- CTY OF ARROYO GRANDE - ENGNEERNG STANDARD PLAN SGHT DSTANCE 7410 SHEET1 OF1

47 CASE 1: Fire Hydrant ARE HYDRANT STREET CASE 2: Driveway Entrances Hospital, Fire Station, of Commer/cal Driveway Dr/vt:Jway Ramp Driveway (Any type) Driveway Ramp Driveway (Any type) Driveway Ramp Curb Face CASE 3: Crosswalk locations STREET ==r1 11 l \ PCR r / ~ l i ' - Red Curb STREET! i i.\ r 11 ' ', ~ 1- Mid-Block Crosswalk i ' 2~1 1 Red Curb ~ CASE 4: Street Width Transitions Curb Face 1-' i -; ~ -~ STREET Roadway width transition ~ " -i 1. ' CTY OF ARROYO GRANDE & ENGNEERNG STANDARD PLAN 1420 PARKNG RESTRCTONS SHEET1 OF2

48 CASE 5: Mail Boxes MAL BOX STREET CASE 6: Knuckles!1 '' PCR Red Curb,, Fl KNUCKLE Notes 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. CTY OF ARROYO GRANDE B ENGNEERNG STANDARD PLAN 1420 PARKNG RESTRCTONS SHEET20F2

49 Back of Sidewalk Driveway or Handicapped Ramp Fire Hydrant ~ Curb Face fr CLEARANCES ~ 0 co l 15' -L min. 18' "22' --<... r_. - 22' _j L 22' SPACE LENGTH Back of Sidewalk J Curb Face,,.-+-l-- -18' -22' j_ 15' min. 4"-1 r- tg ~ l TEE ' Parking Meters ~ f with Sign. ~TRAFFC MOTORCYCLE SPACES 12" x 20" 3" Serles B MOTOR Black on White ~ CYCLE PARKNG ONLY SGN NSTALLATON 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. CTY OF ARROYO GRANDE - ENGNEERNG STANDARD PLAN STREET PARKNG 7510 SHEETl Of 1

50 PROJECT DESCRPTON THE PROPOSED PROJECT WLL BE 1003 AFFORDABLE FOR LOWER HCOMES, PROVDE HOUSNG TO RESDENTS AT OF BELOW 803 OF THE COU TY'S AREA MEDAN ltlcome. THE PROJECT CONSSTS OF TWO STOR.i' AND THREE-STORY BU!LD!NGS CONTANNG 20 AFFORDABLE RESDENTAL UNTS. A COMMUNTY SPACE. AND ASSOCATED PARKNG AS WELL AS NET ZERO Ef'lERGY STRATEGES. THS PROJECT HAS AN EXSTNG RECF ROCAL ACCESS EASEMENT WTH THE ADJACENT COMMERCAL OFFCE. HAS LO HAS A MEMRANDUM OF UNDEPSTAllD WTH THE OWl,ERS OF THE ADJACENT COMMERCAL FOR SHARED PARKNG. THS PROJECT WLL BE SPR1Nr,LED. MODFCATONS REQUESTED AT PRE-STAFF ADVSORY COMMTEE M.E.Eil1:l.\Z; 'DENSTY BONUS LAW. PART.NG REDUCTON FEDUCE REGULAR PARK1UG TO 1 SPACE/O & 1 BEDROOM Ut HTS AtJD ~ SPACES/2 & 3 BEDROOM UNTS. MAX PARt:H>JG!f'JCLUDES ALL GUEST & ACCESSBLE STALLS PROJECT STATSTCS PROJECT ADDRESS: 224 & 236 SOUTH HALCYON ROAD ARROYO GRANDE. CA APN: LOT SZE: 0 67 ACRE! SF)!224 HALCYON) ACRES (6.026 SF) (236 HALCYON) = 0 80 ACRE ( SF) ZONNG: CURRENT STE USE: ADJACENT PROPERTY USE: DENSTY CALCULATONS: ALLOWED DENSTY UNT: ALLOWED D.U. PER LOT SZE: AFFORDABLE D.U. BONUS: OMU VACANT OFFCE. RESDEt>T!AL 20/ACRE 20 X 0 80 ACRE= OU ou x 1.35 = nu UNT & DENSTY UNT PER AG MUNCPAL CODE (C}(2): 16) 1 BEDROOM 0.75 = 4 5 O.U 1 ) 2 BEDROOM 1.00 = o 00 O.U.L.fil.. 1fil_DROOM = 7 50 O.l.L,. '.'O TOTAL UNT.S O.U. PARKNG CALCULATONS: RESDENTAL PARKNG REQURED PER AG MUNCPAL CODE 16,56.060:!6) 1 BEDROOM l SPACE/UNT 6 SPACES REQ"D!14) 2+ BEDROOM 2 SPACES/UNT 28 SPACES RFQ'Q 34 TOTAL SPACES i:;uest PARKHG 0.5 SPACES/UNT 10 SPACES REO'O ~ PROVDED SETBACKS: FRONT. o + SDEWALK ON HALCYOl'J ROAD REAR 15 FT@ 3-STORY BU!LDNG SDE 15 FT!Ci\ 3-STORY BULDNG 5 FT lol 2-STOP f BULDNG ALLOWABLE HEGHT MAX ALLOWABLE HEGHT 35..o OR 3 STORES PROPOSED HEGHT: 35 -o (SEE STE SECTO~ l.1 VCNTY MAP / PROJECT NFORMATON OWNER: HOUSNG AUTHORTY OF SLO 487 LEFF STREET SAN LUS OBSPO, CA CONTACT: MCHAEL BURKE PHONE: ARCHTECT CVL ENGNER LANDSCAPE ARCHTECT: PPM DESGN GROUP 3765 S. HGUERA STREET. STE 102 SAH LUS OBSPO. CA CONTACT: DARN CABRAL PHOl'JE: THS PROJECT S REQUESTNG AN NCENTVE Ul'JDER DENSTY BQr>US LAW TO HLl/vilt!ATE THE GUEST PARK!t4G REQUREMENT. STE COVERAGE: FOOTPRlt>T +/- 6.'?78 SF (24.03) JOTE PARl-NG REQURED FOR RESDENTAL USE N MXED USE PROJECTS DOES ~~6~~APE :j~;~6 5 ooos;f(f;i 1 ;~) l'jot HAVE TO BE COVERED!ARROYO GRANDE. CAUFORN!A MUNCPAL '- -. CODE ) FLOOR AREAS COMMERCAL PARKNG REQURED PER AG MUNCPAL CODE : GROU!>D FLOOR= SF ':.OMMERCAL USE 1 SPACE/250 SF SECOt~D FLOOR = SF l:!jrq. LOOR = S_f PARKNG PROVDED: :s REGULAR SPACES FOR RESDENTAL 6 REGULAR SPACES FOR COMMERCAL (EQUAL TO EXSTNG) 2 MOTORCYCLE AREAS 'JACCrn.J!'~Q 15 PARKNG SPACES n Alf'. SPACES PROVDED 35 SPACES PROPOSED/40 SPACES REO"D = 13% REDUCTON ;:ipo!'o'sed UNDER COMMON PARt'...NG FACLTlES PER ~ REQURED OFFCE MXED USE (OMU) SETBACKS PER MUNCPAL CODE (H): FRONT 0-15 FEET REAR 0-15 FEET >!DE 0-15 FEET STREET SDE: 0-15 FEET TOTAL = l7,844sf FLOOR AREA RATO: MAX FLOOR AREA RATO (F.A.R.) = l PROPOSED F.A.R. = 1a.044 SF/ SF= 0.65 ENERGY CONSERVATON 1003 l>et ZERO FOR COMMON USE FACUTES & STE LGHTNG WTH A PERCEtlTAGE OF RESDENTAL ENERGY USES OFFSET. 10 SHEET NDEX Pl P2 P3 P4 PS P6 P7 P8 P9 PlO Pl P 12 P 13 Pl4 PS Pl 6 Pl7 Pl8 Pl9 P20 COVER SHEET RENDERNG CONCEPTUAL STE PLMJ CONCEPTUAL LANDSCAPE PLAN GRADNG DRANAGE PLAN STE MPROVEMENTS STORM WATER MANAGEMENT PLAN STE SECTONS FRST FLOOR PLANS SECOND FLOOR PLANS THRD FLOOR PLANS UNT PLAl"S UNT PLANS UNT PLANS BULDNG ELEVATONS BULDNG ELEVATONS PROJECT ELEVATONS TRASH ENCLOSURE ARCHTECTURAL DETALS COLORS AND MATERALS )> = )> n ::c s: m z -4 en

51

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53 LANDSCAPE KEY CD PLANTNG AREA 24" EXSTNG OAK NTERLOCKll JG PAVERS.. :D PERMEABLE l'jterlockng PAVERS 0 COLORED CONCRETE BBO SLAND MJO COUl'TER S) METAL TRELLS 0 BKE RACKS (30 TOTAL! (g 1 NATURAL OR SYfJTHETC TURF AS APPROVED CONCRETE BENCH. BOULDERS. TYP l JEW TRASH ENCLOSURE ~""" '-.. r-(28" EXSTNG OAK 0 ( ~ r--' NOTES: All NATURAL TURF WHERE APPLCABLE WLL BE RRGATED WTH SUBSURFACE DRP OR EQUAL ALL Of THE PROPOSED LANDSCAPE AREAS WLL MEET THE STATE Of CALFORNA AND LOCAL WATER EFFCENT LANDSCAPE ORDNANCE STANDARDS. THE PROJECT UTLZES PLANT MATERAL THAT S WELL SUTED TO THE ENVRONMENTAL COl"DTONS. Al<D THE MAJORTY Of THE PLAJTS THRVE WTH LOW WATER USAGE PRELMNARY WATER USE CALCULATONS ARE PROVDED ON THS SHEET BASED ON STATE AND LOCAL STANDARDS. THE RRGATON SYSTEM WLL UTLZE THE FOLLOWNG METHODS: DRP AND BUBBLER RRGATON WLL BE PRMARLY USED TO APPLY WATER ACCURATELY TO THE PLANT ROOT ZONES, AT THE RATE THAT T CAN NFLTRATE TO MPROVE RRGATON EFFCENCY LOW FLOW SPRNKLER HEADS WLL BE USED WHERE NEEDED TO APPLY WATER UNFORMLY AND SLOWLY. OVER SPRAY AND EVAPORATON WLL BE MNMZED AND MATCHED PRECPTATON RATE NOZZLES WLL BE USED WTHN EACH CONTROL VALVE AND CRCUT. A WEATHER BASED. SELF-ADJUSTNG RRGATON CONTROLLER WTH A RAN SHUT Off DEVCE WLL BE NSTALLED. THE RRGATON SYSTEM WLL BE CONTROLLED BY A TME CLOCK WTH THE ABLTY TO ADJUST RUNTMES BY DATA COLLECTED FROM RAN AND ET SENSORS. THE WATERNG SCHEDULE WLL BE BASED UPON THE PLANT NEEDS. SOL TYPE. SLOPE AND SEASON. RRGATON WLL BE SCHEDULED TO AVOD WATERNG DURNG THE WARMEST AND WNDEST TMES. PLANT MATERAL WLL BE RRGATED BASED ON HYDROZONES BASED ON WATER USE DEMAND N ACCORDANCE WTH STATE WATER REGULATONS. PLAl,TS WLL BE LOCATED ACCORDNG TO MCROCLMATE CONDTONS AND WATERNG REQUREMENTS. PLANTS WLL BE RRGATED ACCORDNG TO THESE HYDROZmJES TO MATCH WATERNG JEEDS CONCEPTUAL PLANT SCHEDULE 6.-cc LEGEND EXSTNG OFFCE c:i 0:: z 0 > u ~ ::c.;; Y/c- 8" EXSTNG '.: '--ARBUTUS ' ~ ( "'-~/

54 J L J

55 J LEGEND PROPOSED 8" PVC WATER MAN PROPOSED 8" PVC SEWER MAN PROPOSED STORM DRAN (SEE GRADNG PLAN) EXSTNG STORM DRAN EXSTNG SEWEP Ul~F. l l_~ ~ r --r-r-- a.....r l EXSTl -.JGWATER LNE N"11'Lll"PU!lUC:' [.V8' / VAlN.~~,)\'DEh'Pl'"lJr. ''"~""[, ---~~ r~v~.\:~~r~~ V>;CH ~ ><C JEJ : - """'"' ' : - '"""".,,.,_J AN~'~C'::.:~~-t~~\~~:;:'. ( 1111 : i-ljj ~J _. r:. L D J~,,,nc.1m~ ~~.C: l4. ;ral

56 ',...,,~, ~--~'~ -~~~-~~~~~ ~~1 PROJECT STATSTCS (A) EXSTNG CONDTON PERV!OUS AREA: SF (873) MPERVOUS AREA SF (13%) TOTAL PPOJECT AREA (100%1 (B) PROPOSED MPROVEMENTS [=:J BU1LD!NGS; SF ~ HAROSCAPE: 6,600 SF TOTAL MPERVOUS: 13,800 SF (473) (C) PROPOSED PERVOUS MPROVEMENTS c:::::::::j c:::::::::j PEP.VOUS PAVNG AREA: SF WATER QUAUN TREATMENT AREA OR LANDSCAPNG: 7,500 SF jlpej\11 1 1" /l~b' t:'ehned J\S nr C-'UF('PNJ\ W"1F OUJ\LJh REQURED STORM WATER MEASURES TER 1- RUNOFF REDUCTON ROOF DRAN DSCONNECT MNMZE MPERVOUS AREAS AMEND SOLS TER 2 - WATER QUALTY ON-STE RETENTtON-BASED NFLTRATON REQURED WATER QUALTY TREATMENT AREA "" "' 552 sq rt.---:: PROVDED TER 3 - RETAN 95TH PERCENTLE STORM EVENT (1.0 NCHES) EXEMPT llmperv10us AREA< sl) TER 4 PEAK MANAGEMENT EXEMPT (MPERVOUS AREA< ~!) TOTAL PERVOUS: 16,600 SF (533) ~ ~ """'""iej l l _, uu [~_J \ :.=l L_. TYPCAL SWALE PRELMNARY PERMEABLE PAVER SECTON <'>1' 'f-''faf< \r,;.~'.;>"\l~j'c - TO r,'dlr~..,_>.'.._,.,,,-,. ', <tf.' f: ' -~''!' '~' ',.,. ::> ~ tl"l.,~;.~ CT

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60 F-== es- -- n 2-8 Fl THRD FLOOR AREA: SF r====::j.i wr:===i '(ALE r -~ 2.1<36 3HEET l $ 16 N Wr==l J2 ~6 r====::j (!) COLEl-lti' i12~18sheetj

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