HomeMy WebLinkAbout04-06-2020 ARC Agenda Packet - Amended
Agenda
Architectural Review Commission
Monday, April 6, 2020
5:00 p.m. AMENDED TELECONFERENCE
REGULAR MEETING Broadcasted via Webinar
*Amended to add the Webinar details shown in italics below
Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both
the Governor of the State of California, the San Luis Obispo County Emergency Services Director
and the City Council of the City of San Luis Obispo as well as the Governor’s Executive Order N-
29-20 issued on March 17, 2020, relating to the convening of public meetings in response to the
COVID-19 pandemic, the City of San Luis Obispo will be holding all public meetings via
teleconference. There will be no physical location for the Public to view the meeting. Below
are instructions on how to view the meeting remotely and how to leave public comment.
Additionally, members of the Architecture Review Commission (ARC) are allowed to attend the
meeting via teleconference and participate in the meeting to the same extent as if they were present.
Using the most rapid means of communication available at this time, members of the public
are encouraged to participate in ARC meetings in the following ways:
1. Remote Viewing - Members of the public who wish to watch the meeting can view:
• Televised live on Charter Cable Channel 20
• View a livestream of the meeting online at: https://www.slocity.org/channel20
• View the Webinar (you must register using a valid email address):
➢ Registration URL: https://attendee.gotowebinar.com/register/5625154670219001358
➢ Webinar ID: 762-448-963
2. Public Comment - The ARC will still be accepting public comment for items within their
purview. Public comment can be submitted in the following ways:
• Mail or Email Public Comment
➢ Received by 3:00 PM on the day of meeting - Can be submitted via email to
advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis
Obispo, CA 93401
➢ Emails sent after 3:00 PM and up until public comment is opened on the item –
Limited to one page emailed to cityclerk@slocity.org and will be read aloud during
the public comment period on the item specified.
• Verbal Public Comment - Call (805) 781-7164; State and spell your name, mention the
agenda item number and leave your comment. Verbal comments must be received by
3:00 PM on the morning of the meeting and will be limited to 3 minutes. Voicemails will
be forwarded to ARC members and saved as Agenda Correspondence.
All comments submitted will be placed into the administrative record of the meeting.
Architectural Review Commission Agenda for April 6, 2020 Page 2
CALL TO ORDER: Chair Allen Root
ROLL CALL: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah
Smith, Christie Withers, and Chair Allen Root
PUBLIC COMMENT PERIOD: The general public has been encouraged to submit comments
on any subject within the jurisdiction of the Architectural Review Commission that does not appear
on this agenda. Although the Commission will not take action on any item presented during the
Public Comment Period, the Chair may direct staff to place an item on a future agenda for formal
discussion.
CONSIDERATION OF MINUTES
1. Minutes of the Architectural Review Commission meeting of February 10, 2020.
PUBLIC HEARINGS
Note: Any court challenge to the actions taken on public hearing items on this agenda may be
limited to considering only those issues raised at the public hearing, or in written correspondence
delivered to the City of San Luis Obispo at, or prior to, the public hearing.
2. Project Address: 1030 Orcutt; Case #: ARCH-0556-2019; Zone: C-S; Jules Rogoff,
Laundry Express, owner/applicant. Development review of a three-story mixed-use
project within the Commercial Services zone, consisting of 15 residential units on a si te
with an existing 1,587-square foot laundromat. The project includes the following
requests: street yard setback reduction for 10 feet where 15 feet is normally required,
ground floor residences within the first 50 feet of floor area adjacent to the street, tandem
parking, and a 5% shared parking reduction to reduce the required parking by one
space. The project is categorically exempt from environmental review (CEQA).
(Kyle Bell – 30 minutes)
Recommendation: Review the proposed project in terms of its consistency with the
Community Design Guidelines, and applicable City Standards, and provide comments and
recommendations to the Planning Commission.
Architectural Review Commission Agenda for April 6, 2020 Page 3
3. Project Address: 3700 Ranch House; Case # ARCH-0825-2019 and SBDV-0826-2019;
Zone: R-3-SP; WC Taylor Ranch, LLC, owner/applicant. Development review of a three-
story condominium project consisting of 40 residential units throughout 14 separate
buildings within Tract 3044 (South Morros), as part of the Orcutt Area Specific Plan.
The project includes exceptions from the following specific development standards: fence
height exception for a portion of a fence and retaining wall within the street yard of 13
feet in height, where normally limited to 3 feet, an exception to the side yard setback of
16 feet where normally a 23 foot setback is required, as well as minor exceptions to the
open space requirements for common interest subdivisions. The project also includes an
affordable housing alternative incentive request for relief of site development standards
to allow a maximum height of 37 fee for two buildings, where normally limited to 35 feet.
The project is in consistent with previously adopted Mitigated Negative Declaration ER-
137-11, City Council Resolution No 10462 (2013 Series). (Kyle Bell – 30 minutes)
Recommendation: Review the proposed project in terms of its consistency with the Orcutt
Area Specific Plan (OASP), Community Design Guidelines and applicable City Standards, and
provide comments and recommendations to the Planning Commission.
4. Project Address: 3885 South Higuera; Case #: ARCH-0805-2019; Zone: M-SP; Tank
Farm Center LLC, applicant. Review of a Sign Program for the Public Market at Bonetti
Ranch as required by prior Architectural Review with exceptions to the sign standards
relating to proposed wall, hanging, monument and directory signs. (Cassidy McSurdy –
30 minutes)
Recommendation: Review and provide comments and recommendations to the Community
Development Director for the project in terms of its consistency with prior Architecture
Review approvals, the Sign Regulations, and the Community Design Guidelines applicable to
signs.
COMMENT & DISCUSSION
5. Staff Updates
ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled for
Monday, April 20, 20 20 at 5:00 p.m. via teleconference.
Architectural Review Commission Agenda for April 6, 2020 Page 4
APPEALS
Any decision of the Architectural Review Commission is final unless appealed to the City Council
within 10 days of the action. Any person aggrieved by a decision of the Commission may file an
appeal with the City Clerk. Appeal forms are available on the City’s website (www.slocity.org). The
appropriate appeal fee must accompany the appeal documentation.
The City of San Luis Obispo wishes to make all of its public meetings accessible to the
public. Upon request, this agenda will be made available in appropriate alternative formats to
persons with disabilities. Any person with a disability who requires a modification or
accommodation in order to participate in a meeting should direct such request to the City Clerk’s
Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications
Device for the Deaf (805) 781-7410.
Agenda related writings or documents provided to the City Council are available for public
inspection on the City’s website: http://www.slocity.org/government/advisory-bodies
Meeting audio recordings can be found at the following web address:
http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1
Minutes - DRAFT
ARCHITECTURAL REVIEW COMMISSION
Monday, February 10, 2020
Rescheduled Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Rescheduled Regular Meeting of the Architectural Review Commission was called to order on
Monday, February 10, 2020 at 5:03 p.m. in the Council Hearing Room, located at 990 Palm Street,
San Luis Obispo, California, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Christie Withers,
Vice-Chair Amy Nemcik and Chair Allen Root
Absent: Commissioner Micah Smith
Staff: Senior Planner Shawna Scott, Associate Planner Walter Oetzell, Assistant Planner Kyle
Van Leeuwen and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
David Brodie
--End of Public Comment--
APPROVAL OF MINUTES
1. Consideration of Minutes of the Regular Architectural Review Commission Meeting of
December 16, 2019.
ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY COMMISSIONER
BELER, CARRIED 6-0-1 (Commissioner Smith absent) to approve the minutes of the Regular
Architectural Review Commission meeting of December 16, 2019.
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DRAFT Minutes – Architectural Review Commission Meeting of February 10, 2020 Page 2
PUBLIC HEARINGS
2. Project Address: 2690 Victoria; Case #: ARCH-0748-2019; Zone: C-R-SF; Housing
Authority of City of San Luis Obispo, owner. Review of a new, four-story, mixed-use
project including 32 low-income affordable units and approximately 1,200 square feet of
commercial space. The project includes two requests for incentives or concessions in
connection to providing affordable housing: a residential density bonus of 106%, and an
increase in allowable height to 47 feet where 40 feet is the standard. This project is
categorically exempt from environmental review (CEQA).
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to
Commissioner inquiries.
Applicant, Scott Smith with HASLO, and representative, Aisling Burke with Ten Over Studio,
responded to Commissioner inquiries.
Public Comments:
Allan Cooper
Dan Kallal
William Byars
Gus Gibson
Stacy Bartlett
David Brodie
Steve Lapel
--End of Public Comment--
MOTION BY COMMISSIONER WITHERS, SECOND BY VICE CHAIR NEMCIK,
FAILED 2-4-1 (Commissioners Beller, DiMartini, Pickens and Chair Root dissenting,
Commissioner Smith absent).
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
PICKENS, CARRIED 6-0-1 (Commissioner Smith absent), to continue the project to a date
uncertain, with the following recommendations for the applicant:
• Add awnings over the patios, additional balconies, and a cornice/parapet at the top of the
building;
• Provide permanent and more seating on the ground floor (more neighborhood friendly);
• Consider the design of security of the courtyard at the main staircase;
• Consider utilizing the 11-foot setback to create more visual relief for Humbert Avenue;
• Consider additional vertical sun-screening elements (refer to Victoria Crossing example
showing shading);
• Provide more accessible bicycle parking (not on 4th floor) and consider additional bicycle
parking;
• Fine tune the façade to create human/residential scale;
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DRAFT Minutes – Architectural Review Commission Meeting of February 10, 2020 Page 3
• Reduce monolithic elements (consider smaller-scale articulation and pedestrian elements
at street level and upper floors);
• Break-up long wall planes;
• Illustrate the commercial patio to be more realistic about what would go into the
commercial space; and
• Meet Broad Street styles (5.3) such as incorporation of materials to pay homage to the past
with a blend of traditional and contemporary architectural forms, materials, and influences.
RECESS
The Commission recessed at 6:45 p.m. and reconvened the meeting at 6:55 p.m. with all members
present.
3. Project Address: 1034 Mill Street; Case #: ARCH-0551-2019; Zone: R-2; Brian Rolph,
applicant. Continued review of three new three-story buildings on two lots, containing a total
of three single-family dwellings and two Accessory Dwelling Units; this project is
categorically exempt from environmental review (CEQA).
Associate Planner Walter Oetzell presented the staff report and responded to Commissioner
inquiries.
Applicant, Brian Rolph, responded to Commissioner inquiries.
Public Comments:
None.
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
DIMARTINI, CARRIED 6-0-1 (Commissioner Smith absent) to recommend that the
Community Development Director approve the project as presented.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 7:14 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, March 2, 2020 at 5:00 p.m., in the Council Hearing Room,
990 Palm Street, San Luis Obispo, California.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2019
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Meeting Date: April 6, 2020
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project includes the redevelopment of an existing commercial property to include a
three-story residential structure and repurposing of an existing storage building to provide a total of
16 residential units in addition to the existing 1,587 square-foot laundromat to remain. The project
will include demolishing the existing carwash service bays to provide room for the new residential
structure. The project includes exceptions to the street yard setback to allow a 10-foot setback for a
portion of the new structure, where a 15-foot setback is normally required for structures greater than
20-feet in height, and an exception to allow ground floor residences within the first 50 feet of floor
area adjacent to the street. The project also includes a shared parking reduction of five percent, to
reduce the required parking by one space (Attachment 1, Project Plans).
General Location: The 24,551-square foot
project site is located on developed
property along Orcutt Road, with direct
access from Orcutt Road. The site is adjacent
to Alrita-Clara Creek along the west
property line.
Present Use: Laundromat and Carwash
Zoning: Service Commercial (C-S) zone
General Plan: Services & Manufacturing
Surrounding Uses:
East: Multi-Family Housing
West: Auto Repair and Services
North: Multi-Family Housing
South: Multi-Family Housing
PROPOSED DESIGN
Architecture: Industrial architectural design
Design details: Hip-style roof system, upper level balconies, rain screen, and awnings.
Materials: C-train shipping containers, corrugated siding, vertical standing seam metal panels, stucco
and split-face CMU elements, and anodized aluminum storefront.
Colors: All colors are proposed to match the existing buildings on site; primary color beige, secondary
blueish grey.
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 1030 Orcutt FILE NUMBER: ARCH-0556-2019 & USE-0822-2019
APPLICANT: Jules Rogoff REPRESENTATIVE: Randy Dettmer
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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ARCH-0556-2019 & USE-0822-2019 (1030 Orcutt)
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FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Community
Design Guidelines (CDG), and applicable City Standards and 2) provide comments and
recommendations to the Planning Commission.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and CDG. Staff has identified the discussion items below re lated to consistency with CDG
Chapters 2 (General Design Principles), 3.1 (Commercial Project Design), and 6 (Site Planning and Other
Design Details).
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
§2.1 - Site Design
The project site is located on a parcel zoned C-S, with residential uses
to the north, east and south, and commercial uses to the west. The CDG
state that each project should be designed with careful consideration
of site character and constraints and minimize changes to natural
features. The ARC should discuss how the project fits in with the best
examples of appropriate site design and architecture in the vicinity of
the site. The ARC should discuss whether the project site activities
(residential on the ground level along the street frontage) are logically
oriented so that the project will operate efficiently and effectively for
all users.
§2.1.C – Building Design
The CDG state that the building designs should exhibit proportion,
continuity, harmony, simplicity, rhythm, and balance; present well-
articulated building elevations relieved by shadow or texture interest;
demonstrate attention to detailing and articulation to visually reduce
apparent mass; and employ materials appropriately for durability and
authenticity. The ARC should discuss the proposed building design
Figure 2: Rending of the project as seen from Orcutt Road
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ARCH-0556-2019 & USE-0822-2019 (1030 Orcutt)
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elements as they relate to the existing structures on site and in the
vicinity.
Chapter 3.1 – Commercial Project Design Guidelines
§3.1.B.2 Neighborhood
Compatibility
The CDG notes that new development should maintain its own identify
and be complementary to its surroundings. A new building can be
unique and interesting and still show compatibility with the
architectural styles and scale of other buildings in the vicinity. The ARC
should discuss whether the office development provides sufficient
design factors to contribute to neighborhood compatibility; design
theme, building scale/size, setbacks and massing, colors, textures, and
building materials.
§3.1.B.4 Form and Mass
The ARC should discuss whether the project provides a sense of human
scale and proportion, and whether the proposed articulation is
sufficient in relieving the buildings mass and expansive wall planes.
§3.1.B.8 Entries
The ARC should discuss whether the project entries are sufficient for
the commercial district in creating an architectural focal point for the
new building.
PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Building Setbacks
Orcutt Road
East Setback
North Setback
West Setback
10 feet
42 feet
21 feet
7 feet
15 feet
5 feet
10 feet
5 feet
Parking Setback 9 feet (Orcutt Road) 5 feet
Creek Setback 6 feet (existing structure**) 20 feet
Maximum Height of Structures 34 feet 35 feet
Density 8.82 13.44
Affordable Housing 1 Unit (Moderate or Low) 1 Unit or In-lieu Fee
Building Coverage 32% 75%
Floor Area Ratio (FAR) 0.55 1.5
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
Motorcycle Parking
21 (5% reduction)
3 EV Ready; 50% EV Capable
38
1
22
3 EV Ready; 50% EV Capable
38
1
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
Section 15332 (In-Fill Development Projects)
*2019 Zoning Regulations
** The existing structure is a legal non-conforming structure and would remain in place and be limited to
interior improvements to accommodate a residential unit and garage/workshop, no additional square-
footage is proposed.
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ARCH-0556-2019 & USE-0822-2019 (1030 Orcutt)
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ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the application
will be forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address consistency with the Community Design
Guidelines.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues, with references to specific Community Design
Guidelines.
6.3 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1.Project Plans
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1030 Orcutt Road Apartments Street Elevation (Street Trees Removed for Clarity) Item 2Packet Page 13
1030 Orcutt Road Apartments Street Elevation (Street Trees Removed for Clarity) Item 2Packet Page 14
1030 Orcutt Road Apartments Street Elevation (Street Trees Removed for Clarity) Item 2Packet Page 15
1030 Orcutt Road Apartments Southwest Elevation (Street Trees Removed for Clarity) Item 2Packet Page 16
1030 Orcutt Road Apartments Northwest Elevation Item 2Packet Page 17
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Meeting Date: April 6, 2020
Item Number: 3
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project is a three-story residential development consisting of 40 residential dwellings
throughout 14 separate buildings, inclusive of eight units designated for affordable housing (low and
moderate income levels). The project includes a common interest subdivision to provide each of the
residential units a for-sale condominium (SLO 0081-19-) to be reviewed by the Planning Commission.
The project site is within an area dedicated for medium-high density residential development within
the Orcutt Area Specific Plan (OASP), and is a part of Tract 3044 (South Morros). The project includes
the following exceptions from specific development standards: fence height exception for a 11-foot
high portion of a fence and retaining wall within the street yard where normally limited to three feet;
exception to the Edge Conditions Regulations to allow a setback of 16 feet where normally a 23 -foot
setback is required, and to allow balconies above the first floor on the building side facing an adjacent
R-2 zone; as well as minor exceptions to the open space requirements for common interest
subdivisions (which will be reviewed and considered by the Planning Commission). The project also
includes an affordable housing alternative incentive request (§ 17.140.070) for a relief of site
development standards to allow a maximum height of 37 feet, where normally limited to 35 feet . The
proposed project includes site improvements such as parking and site access upgrades, and associated
landscaping (Attachment 1, Project Plans).
General Location: The 2.27-acre project site is
located on a vacant parcel along Ranch House
Road between Cerro Cabrillo Lane and Sponza
Drive, with direct access from Cerro Cabrillo
Lane and Sponza Drive.
Present Use: Vacant Land
Zoning: Medium-High Residential (R-3-SP)
General Plan: Medium-High Residential
Surrounding Uses:
East: County low-density residential
West: Pratt Ranch (Multi-Unit)
North: West Creek (Single-Unit)
South: Jones Property (Multi-Unit)
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 3700 Ranch House Road FILE NUMBER: ARCH-0825-2019 & SBDV-0826-2019
APPLICANT: WC Taylor Ranch, LLC REPRESENTATIVE: Carol Florence
_____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
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PROPOSED DESIGN
Architecture: Contemporary architectural design
Design details: Outdoor sitting area, trash enclosures, mailbox kiosks, awnings, varying roof parapets
that vary in height, retaining walls, and a monument sign.
Materials: Stucco, vertical metal siding, brick veneer, stucco awnings.
Colors: Plans provide four different color schemes (see Attachment 1, Project Plans, Sheet A6.1)
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Orcutt Area
Specific Plan (OASP), Community Design Guidelines (CDG), and applicable City Standards and 2)
provide comments and recommendations to the Planning Commission.
Orcutt Area Specific Plan: http://www.slocity.org/home/showdocument?id=4262
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, OASP, and CDG. Staff has identified the discussion items below related to consistency
with OASP Chapter 4 (Community Design), and CDG Chapter 5.4 (Multi-Family and Clustered Housing
Design). For additional information, please refer to the applicant’s responses regarding consistency
with the OASP (Attachment 1, Project Plans, Sheet P1.3).
Figure 2: Rendering of project design from Ranch House Road.
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Table 1 – Discussion Items
Highlighted Sections Discussion Items
OASP Chapter 4 – Design Guidelines
§ 4.1.1a: Architectural Styles
The OASP states that the architectural styles of Craftsman, California
Bungalow, and California Mission architectural themes are strongly
encouraged in the Orcutt Area. The architectural characteristics of
these styles highlight the historic aspects of the area while allowing
flexible design, which can be adapted to the rural nature of the site. The
ARC should discuss the proposed contemporary architectural style in
the context of adjacent projects in the neighborhood and the goals of
the OASP Design Guidelines.
§ 4.1.1e: DG 4.4 Façade Elements
The OASP states that creation of multiple elements in the façade of two-
and three-story structures to reduce the visual mass is strongly
encouraged. The architectural design should break the structure into
three to four distinct elements such as entry, main structure, single
story element and the roof. The ARC should discuss the project’s design
and whether façade elements presented provide sufficient distinction
among elements.
CDG Chapter 5 – Residential Project Design Guidelines
§ 5.4.A Site Planning
The CDG states that site planning for multi-family housing projects
should create a pleasant, comfortable and distinct place for residents,
without the project “turning its back on the surrounding
neighborhood.” Higher density projects should be designed either with
ground floor units having individual sidewalk entrances, or as courtyard
projects with at least one significant pedestrian entrance from the
street sidewalk. The ARC should discuss whether additional access
should be provided to Ranch House Road from the project site, and if
additional access is to be provided, which locations would be the
priority.
§ 5.4.C.1 Façade and Roof
Articulation
The CDG states that a structure with three or more attached units
should incorporate significant wall and roof articulation to reduce
apparent scale. The ARC should discuss the proposed side elevations of
each structure to determine whether sufficient articulation is provided
that reduces the apparent scale of the project as seen from the public
right of way and from adjacent properties. Specifically attention should
be given to the façade materials along the ground level.
§ 5.4.C.2 Scale
The CDG states that structures with greater height may require
additional setbacks at the ground floor level and/or upper levels
(stepped-down) along the street frontage so they do not shade adjacent
properties or visually dominate the neighborhood. While the project
height is comparable to the maximum heights allowed in the vicinity,
the project’s position on the site topography contributes to the overall
bulk of the project in the context of the neighborhood. The ARC should
discuss the project’s scale and mass while considering the site’s
topography, and discuss whether upper level step backs are necessary
to reduce the perceived scale of the project within the neighborhood.
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Zoning Regulations Section 17.70.050 – Edge Conditions
§ 17.70.050.D.3 Upper Level
Open Space Orientation and
Setbacks
The Edge Conditions Section of the Zoning Regulations prohibits
balconies and terraces above the first floor on the building side facing
the lower density residential zoning, however, due to the topography
of the lots the proposed second floor balconies are provided at height
equivalent to the ground level of the properties within the R-2 zone (see
Attachment 1, Project Plans -Sheet E2.0). The ARC should discuss
whether the proposed balconies along the North property line present
any conflicts with the CDG regarding the privacy of adjacent residential
uses with consideration of existing topography. The ARC should provide
a recommendation to the Planning Commission on whether the
balconies should be eliminated or not.
PROJECT STATISTICS
Table 1 – Zoning Regulations Project Statistics
Site Details Proposed Allowed/Required*
Setbacks
Street Yard
Side Yard
10 feet
16 feet
10 feet
10 feet
Edge Conditions
Setback along R-2 zone
16 feet**
23 feet
Monument Sign
Max Height
Max Area
5 feet
20 sq. ft.
6 feet
20 sq. ft.
Density Units 40 40.86
Maximum Height of Structures 37 feet** 35 feet
Max Building Coverage 27% 60%
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
98
8 EV Ready, 42 EV Capable
8 Short Term, 80 Long Term
85
8 EV Ready, 42 EV Capable
8 Short Term, 80 Long Term
Environmental Status
Project is consistent with the certified Final EIR for Orcutt Area Specific
Plan and Exempt from the California Environmental Quality Act (CEQA),
pursuant to CEQA Guidelines Section 15182 (Residential Projects
Implementing Specific Plans).
*2019 Zoning Regulations
** The ARC will provide a recommendation to the PC and the PC will ultimately determine if the findings
can be made to support each exception.
ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the application
will be forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address consistency with the OASP Design Guidelines
and Community Design Guidelines.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
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6.3 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, OASP, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1. Project Plans
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3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19 VTPM SLO 2019-0081 3700 Ranch House RoadArchitectural Development Review City of San Luis Obispo, CAApplicant:Wathen Castanos Homes1446 Tollhouse Road, Suite 103Clovis, CA 9361109 December 2019Johnson Ave.T-1.0TITLE SHEETSHEET INDEXSP1.0 Illustrative Site PlanP1.0 - P1.6 Project DescriptionC1 Vesting Tentative Parcel Map (VTPM) Title SheetC2 Constraints and Hazards MapC3 Site Plan and StatisticsC4 Tentative Parcel MapC5 Grading and Utility PlanAS1.0 Street Scene & Building ElevationsAS2.0 Architectural Image Board A1.1 Building A Front and Rear ElevationA1.2 Building A Left and Right ElevationA1.3 Building A Floor PlanA1.4 Building A Floor PlanA2.1 Building B Front and Rear ElevationA2.2 Building B Left and Right ElevationA2.3 Building B Floor PlanA2.4 Building B Floor PlanA3.1 Building C Front and Rear ElevationA3.2 Building C Left and Right ElevationA3.3 Building C Floor PlanA3.4 Building C Floor Plan A4.1 Building D Front and Rear ElevationA4.2 Building D Left and Right ElevationA4.3 Building D Floor PlanA4.4 Building D Floor Plan A5.1 Building E Front and Rear ElevationA5.2 Building E Left and Right ElevationA5.3 Building E Floor PlanA5.4 Building E Floor Plan A6.0 Architectural and Site DetailsA6.1 Building Color and Material MatrixL1.0 Landscape Image BoardL1.1 Landscape Illustrative Site PlanL2.1 Park & Paseo EnlargementsL2.2 Site ElementsL3.1 Landscape Perspective - Park CornerL3.2 Landscape Perspective - Neighborhood ParkL3.3 Landscape Perspective - Townhome PaseoL4.1 Plant Palette - ShrubsL4.2 Plant Palette - TreesE1.0 Design Exceptions - OverviewE2.0 Edge Condition ExceptionE3.0 Wall Height ExceptionE4.0 Height Measurement ExceptionE5.0 Townhome Open SpaceOrcutt
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ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CASP1.0ILLUSTRATIVE SITE PLANBldg 1Type BBldg 2Type ABldg 3Type ABldg 4Type ABldg 5Type ABldg 6Type CBldg 7Type EBldg 8Type DBldg 9Type BBldg 10Type BBldg 11Type BBldg 12Type CBldg 13Type CBldg 14Type BItem 3Packet Page 26
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19PROJECT DESCRIPTIONP1.0Supplement to the ARCHITECTURAL DEVELOPMENT REVIEW APPLICATION for the Vinifera Residential Multi-family Project ORCUTT AREA SPECIFIC PLAN I. PROJECT HISTORY - OVERALL Nestled at the base of the Santa Lucia foothills, the Orcutt Area provides a variety of scenic resources for residents of the area and travelers along Orcutt Road and Tank Farm Road, including views of Righetti Hill, Islay Hill and the Santa Lucia foothills. Located along the southwestern edge of the city limits of San Luis Obispo and bounded by Orcutt Road, railroad and Tank Farm Road, the area encompasses 230 acres of land at the base of Righetti Hill. The Orcutt Area Specific Plan calls for a residential neighborhood with up to 979 homes and a variety of housing types, parks and recreational opportunities including bicycle and pedestrian paths, and natural habitat and visual resource protection in open space areas. The City envisions the area to include hillside and creek open space areas with bike and pedestrian paths, and a public park with a potential school site surrounded by residential neighborhoods. A modest community commercial retail and office zoned area is also identified. On March 2, 2010, the City Council approved the Final Draft of the Orcutt Area Specific Plan (OASP). The City Council certified the Final Environmental Impact Report (FEIR) for the project and approved the area for annexation into the City. The annexation of the Orcutt Area to the city was finalized on November 16, 2011, as a result of the November 15th special election. The Orcutt Area is now a part of the City of San Luis Obispo. The OASP and FEIR were the subject of 17 public hearings by the Commission and other City advisory bodies from 2008 to 2010. With the approval of the OASP, the Taylor Ranch/S. Morros properties were zoned as R-2-SP and R-3-SP (Medium Density & Medium-High Density Residential). The R-3-SP zoned parcel - “Vinifera” is the subject of this application. II. PROJECT HISTORY - formerly TAYLOR RANCH, currently SOUTH MORROS (R-2-SP) & VINIFERA (R-3-SP)] A. Mapping The following represents how the original ten (10) acre parcel has been subsequently subdivided over time. City Council Resolution 10462 (2013 Series) – Tract 3044 – a subdivision of the 10acres into 80 lots; Community Development Director approval of SBDV-1142-2017 – Tract Map 3044 was modified to 36 lots while Parcel Map SLO 17-0115 further subdivided Lot 36 into 7 parcels Parcel 7 is the subject property for this application. Tract 3044 Final map (FMAP-0978-2017) is in process; Vesting Tentative Parcel Map 2019-0081, submitted as part of this application is for condominium purposes for Parcel 7 of SLO 17-0115. B. Entitlements Entitlements for the S. Morros R-2-SP portion of the Taylor Ranch project area have been obtained and the single-family residential project is currently under construction. The Vinifera (R-3-SP) portion of the Taylor Ranch project area is the subject of this entitlement application. Pursuant to the 2017 Zoning Regulations the proposed 40-unit residential project is an allowed use and a “major development” which requires Architectural Review Commission review with recommendations forwarded to the Planning Commission for final entitlement review. The proposed vesting tentative parcel map (SLO 2019-0081) is considered a minor subdivision but is included with the development review and entitlement. III. ARCHITECTURAL DEVELOPMENT REVIEW SUBMITTAL – ORCUTT AREA SPECIFIC PLAN (OASP) CONFORMANCE A. Parcel Map for Condominium Purposes As noted above, parcel no. 7 was created by parcel map SLO 17-0115. This application includes an additional parcel map – SLO 2019-0081 establishing a one-lot map for condominium purposes. Based upon the City’s checklist, the plans include the requisite constraints and hazards map, a site plan and statistics, the tentative parcel map and the preliminary grading and drainage plan. With City approval of the vesting tentative parcel map, the common interest development (or) condominium plan will be processed and finalized through the California Department of Real Estate. The Declaration of Covenants, Conditions, and Restrictions (CC&Rs) – a legal document that lays out the guidelines for the planned community will be reviewed by the City Attorney, finalized and, ultimately, recorded in the County records. The project is designed to comply with the City’s Subdivision regulations (Chapter 16, and specifically §16.17 “Common Interest Subdivisions, Airspace Subdivisions and Condominium Conversions” for common interest subdivisions). The proposed 6,600 square foot park included with the development meets the common open space requirements for the condominium project. (see the “Landscape Architectural Design Concept” section below). B. The Proposed Project – Architecture & Landscape Architecture Narratives To accompany the graphics in this submittal, the following narratives provide an overview of the design from an architectural and landscape architectural perspective. 1. Architectural Design Concept The proposed architectural design presents five (5) building types supported by a combination of three (3) different unit plans for a total of forty (40) condominium units in fourteen (14) structures. The multi-family units range in size from 1,394± to 1,653± square feet. There is an expectation that new development in the Orcutt Area be well designed, internally compatible, and enhancing San Luis Obispo’s unique sense of place with a a compatible mix of residence design. The architectural styles encouraged in the OASP – Craftsman, California Bungalow, and California Mission, do not translate successfully to the three-story multi-family building program. This project is proposing three-story building elevations and massing that has been designed in a contemporary style that reflects the increasing desire of the townhome home buyers for a more urban feel and aesthetic. While this proposal is a deviation from the encouraged structure style in the OASP, the proposed building elevation designs respect the principles of the design elements requested in the OASP design guidelines. In addition, a similar Item 3Packet Page 27
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAP1.1contemporary architectural style was proposed and approved for the multi-family component of the “West Creek” project. The front façade of each proposed building showcases a complementary mixture of materials and colors that create a unique and identifying face to each individual unit’s front entry. Taken together, these elements present a façade that reflects a variety of scale in massing from single story to second and third story elements, as noted in the OASP. Derived from the Craftsman and California Bungalow styles, the building façades emphasize a contemporary interpretation in the use of siding and brick material, which has historically been used as building materials in the noted architectural styles and as seen throughout the surrounding community. Five different building design types include two (2), three (3), and four (4) units per buildings. Each building is distinct either based upon colors, materials, architectural details and/or differing unit layouts. This variety will provide the home buyer an opportunity to choose a unit that will suit their individual tastes and needs. While the building elevations and floor plans respond to the current style demand, they also maintain an appearance and character that will over time, stand in unison with the varied architectural styles and creative design character reflected in the unique architectural flavor found in around San Luis Obispo. 2. Architectural Floor Plans The following tables represents the unit types, square footage, and bedroom/bath/office counts. The building type, number of units per building, and quantity of each building type is also provided. Detailed design information is also depicted on the floor plans. UNIT TYPE SIZE (square feet/SF) BEDROOMS AND BATHROOMS Unit 1 1,394 SF 4 BR/2.5 BA Unit 2 1,507 SF 3 BD/2.5 BA + Office Unit 3 1,653 SF 3 BD/2.5 BA + Office BUILDING TYPE NO. of UNITS UNIT BREAKDOWN QUANTITY OF BUILDINGS IN PROJECT A 2 Unit 3, Unit 3 4 Buildings/Building Nos. 2, 3, 4, 5, B 3 Unit 2, Unit 1 Unit 3 5 Buildings/Building Nos. 1, 9, 10, 11, 14 C 3 Unit 3R, Unit 2, Unit 3 3 Buildings/Nos. 6, 12, 13 D 4 Unit 3R, Unit 1, Unit 1R, Unit 2R 1 Building /No. 8 E 4 Unit 3R, Unit 1, Unit 1, Unit 3 1 Building /No. 7 NOTE: “R” denotes a mirrored floor plan 3. Color and Material Boards Attached, separately, are the physical color and material boards for the project. The project balances the use of traditional residential color and material palettes to a more contemporary vernacular with some modern color accents to work in harmony with the architectural design. In the spirit of creating a unique and desirable neighborhood, the various buildings portray varying front elevation massing while still staying true to the overall community design. This creates features that become unique and identifying to each unit’s front door statement, which is also embodied through the use (4) different color schemes as shown on the color and material boards. Each board contains photographs and samples of the materials and colors for the stucco body, painted blocking accents, front doors, and brick masonry elements. 4. Landscape Architectural Design Concept The proposed contemporary landscape, designed to reflect and accentuate the urban aesthetic represented by the three-story townhomes, includes a varying textural and colorful array of flowering and evergreen trees and shrubs. The project showcases the drought-tolerant, Mediterranean-style plant palette along vegetated streetscapes, at a neighborhood park, throughout paseos nestled between townhomes, and as a buffer for the neighboring single-family residences. A mixture of deciduous and evergreen street trees is planned for the perimeter streetscape along Ranch House Road and Sponza Drive. Large tree canopies and plantings provide a protective buffer between pedestrian pathways and vehicular travel. Also, a massing of trees and shrubs along the north-eastern edge of the property provides a privacy screen between Vinifera and the neighboring single-family residences. At the corner of Ranch House Road and Sponza Drive, the 6,600± square foot neighborhood park is designed to include open space accommodations for both active and passive play with a sizeable drought-tolerant turf area, hammock “grove”, built-in BBQ, and ample group seating spaces with versatile shade coverage. An area delineated by enhanced decorative pavement accommodates picnic tables for social gathering. The park’s perimeter is landscaped with an appropriate mix of trees, shrubs, and woody ground covers to create a lush, inviting, semi-private, and safe oasis. It is the hub, a central gathering space for play and relaxation, and the focal point of the proposed Vinifera community. The front entry doors at each townhome unit are connected by fully landscaped paseos. Each pedestrian-oriented paseo provides intimate gathering spaces at tables and firepits, surrounded by shade- and drought-tolerant plant material to ensure privacy and noise-reduction for nearby residences. The courtyards are illuminated by bright flowers and foliage along the decorative, paved pathways. The overall landscape design enacts low impact development (LID) and best management practices (BMPs) through energy conservation, soil regeneration, integrated pest management, mulching and species diversity. Additionally, the design of efficient automatic irrigation systems reflects the latest technology and are designed specifically for particular plant species, soils and exposure. 4. Architectural & Landscape Architectural Image Boards While the OASP Design Guidelines provide the basis for implementing the project’s design, “image boards” were created to allow for a window into the designer’s inspiration and thought process. The architectural images focus on the interpretation of the guidelines via building PROJECT DESCRIPTIONItem 3Packet Page 28
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19P1.2style, related details, and components of the proposed units. Complementing the architectural styles and promoting the Central Coast lifestyle, the landscape architecture image board reflects “outdoor rooms” that extend the interior living space and create useable communal open space, while purposefully being mindful of water conservation efforts. IV. DESIGN EXCEPTION & INCENTIVE OVERVIEW (See Sheets E1.0 – E4.0 for a graphic representation of the requested exceptions) A. Edge Conditions The Zoning Regulations § 17.70.050 addresses development standards for properties adjacent to R-1 and R-2 zoning. In this case, the proposed R-3 Vinifera project is adjacent to the R-2 South Morros single-family residential development, currently under construction. It is noteworthy that the purpose of this regulation was focused on providing protection of existing residential neighborhoods from adjacent new higher intensity development. While silent on its application to new residential communities, it has, nonetheless, been applied to the Vinifera and South Morros communities. See Sheet E2.0. Specifically, buildings 1 through 8 are adjacent to the R-2 zone. Buildings 1 through 5 are setback 28-feet to 34-feet from the property line. Buildings 7 and 8 are setback a minimum of 16-feet from the property line. Based on the edge conditions standard, the maximum building height at this setback distance is 28-feet. When the site-specific topography is incorporated into the height and setback calculation, the building height is 21-feet above the adjacent R-2 finish floor. The setback and height ratio is met and complies with the intent of the regulations to buffer R-2 development from the height and intensity of the proposed R-3 development. B. Fences and Walls Community Design Guidelines Chapter 6.1.B.2. requires that retaining walls that are five (5) feet or higher should be dividing into two or more shorter walls with slopes not exceeding 4:1. Building 1, located in the north west corner of the project, is physically constrained to accommodate the noted requirement. In this situation, the building sits below the sidewalk elevation to accommodate grading and drainage improvements, thereby requiring a retaining wall. See Sheet E3.0. The proposed retaining wall height varies from 3-feet to 7-feet with a third of the wall ranging in heights over 5-feet. The retaining wall is visible only from the building side and not the public sidewalk. A railing is proposed at the top of wall for safety reasons, while planting, including street trees, is proposed at the sidewalk level. Additional plantings are planned at base of the wall and along the building entry pathway. This should provide for a softening effect of the wall construction and minimize the wall’s potential visual impact. C. Building Height Zoning Regulation §17.70.060 describes the methodology to determine the height of a building. In this case, the allowable building height in the R-3 zone equals thirty-five (35) feet. The regulation uses the “vertical distance from the average level of highest and lowest existing grade” methodology to determine the starting point to determine height. Since grading on the former Taylor Ranch site and related tract map improvements was comprehensive and included both the R-2 and R-3 zoned properties, this is considered the existing grade and was used to calculate the proposed buildings heights. See Sheet E4.0. Of the fourteen (14) buildings, building 12 and building 14 are 6-inches and 15.5-inches higher, respectively, than the allowable maximum building height. Though perhaps barely perceptible, the building pads for these structures require a slight increase in elevation to accommodate proper site drainage. This additional minor height is being requested as an affordable housing incentive per Zoning Regulation §17.140.070 (See section D. below) D. Affordable Housing Incentives The proposed project is providing five (5) low income affordable housing units (see section below for the calculations). This is 12.5% of the total number of units, therefore the project qualifies for affordable housing incentives pursuant to Zoning Regulation §17.140. This application requests the project utilize the parking requirements established in §17.140.040.K, as noted below. By utilizing the affordable housing parking requirements the proposed project is able include 4-bedroom units and supply these as low- and moderate-income affordable housing units. UNIT TYPE PARKING SPACES PER UNIT NUMBER OF UNITS PARKING SPACES REQUIRED TOTAL 4-Bedroom 2.5 9 22.5 3- Bedroom 2 31 62.0 Guest Parking 1 per 5 units 40 8.0 TOTAL PARKING SPACES REQUIRED 92 PARKING SPACES PROVIDED 98 As a qualifying affordable housing project, there is no request to utilize the standard density bonus incentive, rather an “Alternative or Additional Incentive” as outlined §17.140.070 is requested. The specific request is for an alternative incentive related to a modification of Title 17 site development standards (§17.140.070.B.1) related to the 35 foot building height maximum. As noted in the above in Building Height, Buildings 12 and 14 exceed the maximum building height by 6 inches and 15.5 inches as the building pad must be elevated for site drainage purposes. The applicant requests the maximum building height standard noted in Table 2-8 of §17.20.020.A to be modified to allow specific maximum building heights: x Building 12 a maximum building height of 35 feet 6 inches; x Building 14 a maximum building height of 36 feet 3 inches. x Maximum building height for all other building to remain at 35 feet. The requested modification allows the development to maintain a consistent structure design for each unit and building type which is a key efficiency measure for design, engineering, and construction of multi-unit developments and affordable housing. The consistent design also meets today’s community and market standards for quality interior space and building design. PROJECT DESCRIPTIONItem 3Packet Page 29
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAP1.3V. AFFORDABLE HOUSING Vinifera’s affordable housing requirement is calculated below and based upon the City’s Housing Element (2015) Inclusionary Housing Requirement Table 2 and 2A. Project includes a total of forty (40) dwelling units. (9) four-bedroom units x 2 density units equals 18.0 (31) three-bedroom units x 1.5 density units equals 46.5 Total Density Units ....... 64.5 Therefore, 64.5 density units/2.27 acres equals 28.4 density units per net acre Average unit size: = 1,561 square feet Based on this data, the Table 2A adjustment factor is 0.75. INCOME TYPE QUANTITY CALCULATION QUANTITY ADJUSTMENT FACTOR AFFORDABLE UNITS* Moderate 10% x 40 4 75 % 3 Low 5% x 40 2 75 % 2 Low Transfer from S. Morros R-2 development 3 TOTAL NO. AFFORDABLE UNITS 8 *Affordable units required and provided. Any decimal units are rounded to the next whole number. Eight (8) of the 4-bedroom/Unit 1 floor plans are proposed as the affordable housing units. These units will be owned by the developer and rented as affordable units. VI. THE ORCUTT AREA SPECIFIC PLAN DEVELOPMENT STANDARDS, ETC. The OASP, dated March 2010, provides the framework to meet the goals and objectives in the City’s General Plan for the expansion of the Orcutt Area. The policies and standards take precedence over the more general policies and where the OASP is silent in a particular aspect, the existing General Plan and Zoning Regulations will apply. The following table represents the applicable standards from the OASP and the Zoning Regulations. ORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & Programs Response 4.1 Design Quality and Character Goal 4.1 New development in the Orcutt Area that is well designed, internally compatible and enhances San Luis Obispo’s unique sense of place. The development enhances the uniqueness of San Luis Obispo’s sense of place through architectural and landscape styles specific to the area. Policy 4.1.1 N/A Program 4.1.1a The architectural styles of Craftsman, California Bungalow, and California Mission architectural themes are strongly encouraged in the Orcutt Area . The proposed Contemporary architectural style provides a modern and forward expression of the typical San Luis Obispo design expression. The design amplifies the modern design elements and found in the adjacent Spanish, farmhouse, and craftsman design themes of South Morros, and complements the adjacent West Creek housing development. Program 4.1.1b & c N/A Program 4.1.1d The following design standards shall apply to all R-3 and R-4 development in the Orcutt Specific Plan Area DS-5 R-3 and R-4 standards set forth in the City Zoning Ordinance shall apply in addition to the standards and guidelines provided in this section. See response to Table 2-8 of §17.20.020.A below DS-6 Parking Rear Setback: 0-5 ft All parking is greater than 15-feet from any property line. DS-7 All ground floor units will have covered porches/entries in the front (door facing common areas) of the unit. All floor plans include a covered entry door. All doors face common entry corridors/paseos. DS-8 All units adjacent to creek/riparian corridors must use open fencing, if any. N/A. Program 4.1.1e Residential R-3 and R-4 development is encouraged to observe the following guidelines in addition to the adopted ARC Community Design Guidelines: DG 4.1 Position of Structure: Where feasible, the longest portion of any structure is encouraged to face within 32 degrees of south for improved solar access. The longest façade of all buildings is orientated within 32 degrees of south. DG 4.2 Paving Materials: Alternative paving is recommended for driveways and other residential paths such as stamped/colored concrete, paving stones, tiles, and bricks. The project utilizes permeable pavers in guest parking areas. PROJECT DESCRIPTIONItem 3Packet Page 30
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19P1.4ORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & Programs Response DG 4.3 Scale: Projects over eight units should be broken up into multiple structures. Facades over 150 feet in length should be avoided Project includes multiple structures. The largest buildings (Type D and E) consist of five (5) units with an overall length of 88-feet. DG 4.4 Façade Elements: Creation of multiple elements in the façade of two- and three-story structures to reduce the visual mass is strongly encouraged. The architectural design should break the structure into three to four distinct elements such as entry, main structure, single story element and the roof. Vertical gabled bays and roof dormers can also add variety. (See also Figures 4.5-a and 4.5-b for examples of multiple façade elements.) There are fourteen (14) individual buildings of two (2) to five (5) units per building. These smaller buildings reduce the overall massing of the project. The contemporary-style three-story townhomes provide plane and material changes to identify entries, upper floor elements (including covered decks), and an articulated roof line. DG 4.5 Roof Overhangs: A variety of hips and gables should be used, particularly on the front/street façade to further break up the mass of the structure. Roofs extended over windows for shading and associated brackets are encouraged. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or segments of pitched roof at the edge of the structure. The proposed contemporary design exhibits various wall planes/projections to articulate and break up the building mass, which includes Contemporary-style box-outs that provide window shading. DG 4.6 Surface and Roofing Materials: In developments of more than four units a minimum of two material pallets are encouraged. See DG 3.8 and DG 3.9 for detailed language. The project utilizes four (4) different color schemes for building surfaces as shown on the color and material boards. The buildings’ roofs will not be visible. DG 4.7 Color Palettes: In developments of over six units, it is strongly encouraged to have a minimum of two colors from different color families for each primary body material, such as stucco and/or wood. A minimum of two trim colors shall be selected for each primary color (but not necessarily used on each unit). Within an individual building, color variety should relate to a change in materials (stucco to wood) or body material to trim material. The project utilizes four (4) different color schemes as shown on the color and material boards. Each scheme has a main and accent stucco color with compatible accent colors for other materials, trims, and design elements. The schemes are in a variety of tones and colors but with an overall related color palette. DG 4.8 Solar Panels: A solar energy source such as solar panels or solar roofing is recommended per conservation/open space policies. Accommodation of roof top photovoltaic systems have been included in the project design. DG 4.9 Manufactured Housing Foundations: Foundations shall be enclosed or skirted. N/A Program 4.1.1d -2c N/A Policy 4.1.2 - 3 N/A 4.3 Landscaping Goal 4.3 An attractive and sustainable landscape pattern that unifies and enhances the quality of the development in the Orcutt Area. Policy 4.3.1 The landscape characteristics should complement the architectural styles described previously. Trees, shrubs, and groundcovers should be chosen and sited to emphasize their natural shape, form, and structure. Plants are chosen based on natural shape, form, and structure to characterize a landscape that complements the architectural style. ORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & Programs Response Policy 4.3.2 Residential and public area landscapes are encouraged to incorporate California native plant species and other non-native plant species with lower water requirements and drought hardiness. Plants that require low amounts of watering are preferable for the area to reduce the citywide demand for water. Landscapes incorporate drought-tolerant California native and non-native plant species in order to reduce the demand for water. The plant palette complies with MAWA. Policy 4.3.3 Development landscaping provided within the Specific Plan Area shall abide by the requirements of the City Arborist for construction. Requirements for tree protection include but are not limited to: construction setbacks from trees; safety fencing around trees; grading limits around the base of trees as required; and a replacement plan for trees removed including replacement at a minimum 1:1 ratio. There are no existing trees within the project area. Policy 4.3.4 Native riparian areas are sensitive to invasive plant species competing with the native species. Non-native, invasive species shall not be transferred into the riparian corridor. Turf shall be situated and maintained to avoid spreading into riparian/creek corridor or avoided completely. Due to its distance from a riparian and/or creek corridor, non-native species planted within the project area will not spread into the riparian/creek corridor. Program 4.3.4a To ensure that project landscaping does not introduce invasive non-native plant and tree species to the Specific Plan area, project proponents shall submit a final landscaping plan for review and approval of the City Arborist and Community Development Director. The California Invasive Plant Council (Cal-IPC) maintains several lists of the most important invasive plants to avoid. Project proponents are encouraged to refer to the lists when creating a plant palette for landscaping to ensure that plants on the lists are not used. Landscaping plans shall include the following information, at a minimum: Landscaping plans include plant identification information and location to ensure that invasive, non-native species are not introduced in the OASP area. x The species, diameter at breast height, location, and condition of all existing trees; No existing trees – N/A x Identification of tress that will be retained, removed, or relocated; No existing trees – N/A x Location and size of plant and tree species proposed to be planted; Refer to conceptual landscape site plan. x The location of proposed utilities, driveways, street tree locations, and the size and species of proposed street trees; and Refer to conceptual landscape site plan. x A reclaimed water irrigation plan N/A Program 4.3.4b The following plant species shall not be planted within the Specific Plan area: Arundo donax (Giant reed) Bamboo grass species (except in containers) Cortaderia species (Pampas Grass) The Landscape plans does NOT use any of these prohibited plant species. 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ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAP1.5ORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & Programs Response Cynodon dactylon (Bermuda grass) Eucalyptus species Hedera canariensis (Algerian ivy) Phalaris arundinacea (Ribbon grass) Toxicodendron diversiloba (Poison oak) Ricinus communis (Castor bean) Senecio mikaniodes (German ivy) Policy 4.2.5 The City of San Luis Obispo provides a list of acceptable street trees and are recommended for each street to provide a sense of place or unity in the neighborhood. The proposed street trees for the project are taken from the recommended City’s acceptable street tree list. 4.4 Lighting Goal 4.4 Maintain compatible exterior lighting. Policy 4.4.1 Exterior lighting in all portions of the Orcutt Area shall be compatible with the architectural and landscape design and not create a nuisance for adjacent and nearby neighbors. Exterior lighting will not create a nuisance for adjacent and nearby neighbors because it is compatible with the architectural and landscape design. Policy 4.4.2 All lighting within the specific plan area shall comply with the lighting standards contained in the San Luis Obispo Community Design Guidelines and the City’s night-sky ordinance. Lighting complies with standards contained in the San Luis Obispo Community Design Guidelines and the City’s night-sky ordinance. Policy 4.4.3 In addition to the overall community standards, the following standards shall apply to all outdoor illumination of streets, public spaces, and private grounds. Program 4.4.3a Orcutt Area Lighting Standards: 1. Lighting shall compliment the architectural style planned for the area. See Figure 4.3 for suggested typical lighting fixture design Selected lighting complements the architectural styles. . 2. Lighting fixtures shall not be mounted more than 16 feet high; bollards will not exceed 3 feet in height. Noted – Will be referenced on building plans 3. Lighting fixtures shall be energy efficient. Noted – Will be referenced on building plans 4. All lighting fixtures should be properly shielded to eliminate light and glare from affecting adjacent and other properties and passing vehicles or pedestrians. Noted – Will be referenced on building plans 5. Trail lighting shall be at a scale appropriate for pedestrians, utilizing bollards, although overhead lighting may be used where vandalism of bollard lights is a concern N/A 6. Illumination toward the sky shall be minimized. Noted – Will be referenced on building plans 7. Night lighting of public areas shall be kept to the minimum necessary for safety and security purposes. Safety and security night lighting is provided and kept to minimum intensity. 8. Exterior lighting within 100 feet of open space shall be shielded and aimed as needed to avoid spillover into open space areas. Decorative lighting shall be low intensity and meet City standards. Exterior lighting is consistent with Night-Sky Ordinance and are shielded and aimed as needed. Policy 4.4.4 N/A ORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & ProgramsResponse4.5 Noise Reduction Techniques – N/A 4.6 Public Art – N/A 4.7 Energy Conservation Policy 4.7.1 Subdivision design, site planning and building design should take advantage of all reasonable opportunities to reduce energy and other resource consumption, in compliance with the General Plan Conservation and Open Space Element’s (COSE) Solar Access Policies and Standards for subdivisions and residential uses. (Refer to the COSE, Section 4.23) The project will comply with the General Plan Conservation and Open Space Element’s Solar Access Policies and Standards in order to take advantage of all opportunities to reduce energy and other resource consumption. Policy 4.7.2 New development in the Orcutt Area is encouraged to follow energy efficient project design, with emphasis on the use of daylight and solar exposure. The project follows an energy efficient project design. Program 4.7.2a The placement of a building on a site and the building itself should be designed to maximize opportunities for the optimal operation of passive systems for heating, cooling, and lighting. Sunlight should be used for direct heating and illumination whenever possible. Natural ventilation and shading should be used to cool a building. The building placement is designed to maximize opportunities for the optimal operation of heating, cooling and lighting. Program 4.7.2b The use of exterior shading devices, skylights, daylighting controls, high performance glazing that allows the transmission of light with minimal heat gain, and high thermal mass building components is encouraged. Architectural styles include components that allow the transmission of light with minimal heat gain. Program 4.7.2c Residential developments with five or more dwelling units and nonresidential projects over 5,000 square feet of gross floor area shall comply with the City’s green building certification system. (Refer to COSE Policy 5.30.7) Noted – This will be part of the building plan submittal. Program 4.7.2d City policy requires that 5% of all single-family units constructed shall utilize Photovoltaic solar collectors which can feed excess current back into the electric grid. After 2008, the use of photovoltaics for single-family units is required to increase by 4% per year until the year 2020. (As of January 2007, solar systems are eligible for incentive funds based on system performance.) N/A- project is multi-family. Policy 4.7.3 New residential and commercial construction shall achieve improved energy conservation through the use of energy efficient appliances and lighting. Energy efficient appliances and lighting will be used to improve energy consumption. Program 4.7.3a All new residential units shall incorporate Energy Star compliant appliances. Noted, appliances provided by the developer will be Energy Star compliant. Program 4.7.3b Where reasonably possible, new residential and commercial construction shall incorporate compact fluorescent light bulbs. Exceptions may be considered for exterior lights, accent lighting or special fixtures. Compact fluorescent light bulbs (or an energy-efficiency equivalent) will be incorporated where reasonably possible. PROJECT DESCRIPTIONItem 3Packet Page 32
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19P1.6ZONING REGULATIONS MEDIUM-HIGH DENSITY RESIDENTIAL (R-3) ZONE 17.20.020 Development Standards; Table 2-8: R-3 Zone Development Standards. See Sheet C3 for the dimensioned site plan and additional regulatory compliance information (e.g., EV, motorcycle, and bike parking, etc.). DEVELOPMENT STANDARD R-3 ZONE ADDITIONAL REGULATIONS COMMENTS Maximum Residential Density 20 units/net acre 18 units/net acre for properties within an Airport Safety Zone See also Section 17.70.040 (Density). Regardless of the density calculation, at least three density units shall be allowed on each parcel; except this shall not apply to common interest subdivisions Project is 17.6 du/ac per OASP Density Policy 3.1b. MINIMUM SETBACKS Front 10 feet See also Section 17.76.030 (Front Yard Paving) Minimum building setback is 10-feet from all streets. Interior Side and Rear See Section 17.20.020(B), Table 2-9: R-3 Zone Minimum Interior Side and Rear Setbacks Buildings are setback 16-feet to 34-feet from interior side property lines. See edge condition requirements. Corner Lot—Street Side 10 feet Minimum building setback is 10-feet from all streets. Maximum Building Height 35 feet See also Sections 17.20.020(B) (Interior Side and Rear Setback Standards) and 17.70.080 (Height Measurement and Exceptions) See project narrative for requested affordable housing incentives and sheet E4.0. Maximum Lot Coverage 60% See also Section 17.70.120 (Lot Coverage) Lot coverage is 27% (26,667 SF of building coverage on 2.27 acres) Minimum Lot Area 5,000 square feet See also Section 16.18.030 (Lot Dimensions) Property is 2.27 acres, (Condominium units are not required to meet minimum lot area.) Edge Condition Requirements See Section 17.70.050 (Edge Conditions) See project narrative for detailed edge conditions description and sheet E2.0 PROJECT DESCRIPTIONItem 3Packet Page 33
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CASTREET SCENE / BUILDING ELEVATIONS SPONZA DRIVESTREET SCENE / BUILDING ELEVATIONS RANCH HOUSE ROADAS1.0STREET SCENE - BUILDING ELEVATIONSItem 3Packet Page 34
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19AS2.0 ARCHITECTURAL IMAGE BOARDItem 3Packet Page 35
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAA1.1BUILDING ‘A’FRONT & REAR ELEVATIONItem 3Packet Page 36
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19A1.2BUILDING ‘A’LEFT & RIGHTELEVATIONROOF PLANItem 3Packet Page 37
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAUnit 33 BR /2.5 BA /OFFICE1,653 S.F.GARAGE225202XOFFICE12889XENTRYUP17 RUP17 RENTRYDROPDROPOFFICE12889X23'-0"23'-0"46'-2"30'-0"Unit 3R3 BR /2.5 BA /OFFICE1,653 S.F.5050 S.L. 5050 S.L. 2040 F.G. 2050 S.H. 2050 S.H. GARAGE225202X2040 F.G. 1'-6"2'-10"LIVING188138XDININGKITCHENPDR.DECKPANTRYUP17 RUP17 RDN17 RDN17 RPDR.PANTRYKITCHENDECKDININGLIVING188138X3050 S.H. 2050 S.H. 2050 S.H. 4050 S.L. 4050 S.L. 4046 S.L. 4046 S.L. 2040 S.H. 2040 S.H. 2050 S.H. 2050 S.H. 6080 SL. GL. DR.4050 S.L. 4050 S.L. 6080 SL. GL. DR.2050 S.H. 0 8416A1.3BUILDING ‘A’FLOOR PLANItem 3Packet Page 38
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19DN17 RMASTERBEDROOM1301210XMASTERBATHMASTERBATHMASTERBEDROOM1301210X12 L.F.12 L.F.DN17 RLAU.LAU.BA. 2BA. 2BEDROOM 2100106XBEDROOM 3100118XBEDROOM 3100118XBEDROOM 2100106X2040 S.H. 4050 S.L. 2050 S.H. 4050 S.L. 4050 S.L. 4050 S.L. 2040 S.H. 2040 S.H. 2040 S.H. 2050 S.H. 2050 S.H. 2050 S.H. 5080 SL. GL. DR.5080 SL. GL. DR.2020 F.G. 2020 F.G. Unit 3Unit 3R0 8416A1.4BUILDING ‘A’FLOOR PLANItem 3Packet Page 39
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAA2.1BUILDING ‘B’FRONT & REAR ELEVATIONItem 3Packet Page 40
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19A2.2BUILDING ‘B’LEFT & RIGHTELEVATIONROOF PLANItem 3Packet Page 41
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAUnit 33 BR /2.5 BA /OFFICE1,653 S.F.GARAGE225202XOFFICE12889XENTRYUP17 RUP17 RENTRYDROPDROPOFFICE11289XGARAGE204202X21'-0"23'-0"66'-0"30'-0"21'-6"ENTRYGARAGE204202XUnit 14 BR /2.5 BA1,394 S.F.Unit 23 BR /2.5 BA /OFFICE1,507 S.F.BEDROOM 48989XUP17 RDROP5050 S.L. 2040 F.G. 2050 S.H. 5050 S.L. 5050 S.L. 2050 S.H. 2040 F.G. 2040 F.G. 3'-0"1'-6"LIVING188138XDININGKITCHENPDR.DECKPANTRYUP17 RDN17 RDN17 RPDR.PAN.KITCHENDECKDININGLIVING1691210XDECKUP17 RUP17 RDN17 RKITCHENPDR.PAN.DININGLIVING172138X5050 S.L. 2050 S.H. 2050 F.G. 2050 S.H. 2050 S.H. 2050 S.H. 2050 F.G. 5050 S.L. 5050 S.L. 5050 S.L. 2050 S.H. 4046 S.L. 2050 S.H. 2050 S.H. 2040 S.H. 2040 S.H. 2040 S.H. 4046 S.L. 4046 S.L. 6080 SL. GL. DR.6080 SL. GL. DR.0 8416A2.3BUILDING ‘B’FLOOR PLANItem 3Packet Page 42
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19DN17 RMASTERBEDROOM1301210XMASTERBATHMASTERBATHMASTERBEDROOM1101210XDN17 RLAU.LAU.BA. 2BA. 2BEDROOM 2100106XBEDROOM 3100118XBEDROOM 2102106XBEDROOM 3100100XMASTERBATHBA. 2LAU.MASTERBEDROOM116139XBEDROOM 2104100XBEDROOM 3104106XDN17 R5050 S.L. 2040 S.H. 2050 S.H. 2050 S.H. 3018 S.L. 4050 S.L. 2050 S.H. 5050 S.L. 5050 S.L. 5050 S.L. 5050 S.L. 5050 S.L. 2050 S.H. 2040 S.H. 5080 SL. GL. DR.2040 S.H. 2020 F.G.2050 S.H. 2040 F.G. Unit 3Unit 1Unit 25080 SL. GL. DR.0 8416A2.4BUILDING ‘B’FLOOR PLANItem 3Packet Page 43
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAA3.1BUILDING ‘C’FRONT & REAR ELEVATIONItem 3Packet Page 44
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19A3.2BUILDING ‘C’LEFT & RIGHTELEVATIONROOF PLANItem 3Packet Page 45
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAUnit 33 BR /2.5 BA /OFFICE1,653 S.F.GARAGE225202XOFFICE12889XENTRYUP17 RUP17 RENTRYDROPDROPOFFICE12889X21'-6"23'-0"67'-10"30'-0"Unit 3R3 BR /2.5 BA /OFFICE1,653 S.F.5050 S.L. 5050 S.L. 2040 F.G. 2050 S.H. 2050 S.H. GARAGE225202X2040 F.G. 1'-6"2'-10"23'-0"UP17 RDROPOFFICE11289XENTRYGARAGE204202X2040 F.G. 5050 S.L. Unit 23 BR /2.5 BA /OFFICE1,507 S.F.LIVING188138XDININGKITCHENPDR.DECKPANTRYUP17 RUP17 RDN17 RDN17 RPDR.PANTRYKITCHENDECKDININGLIVING188138X3050 S.H. 2050 S.H. 2050 S.H. 5050 S.L. 5050 S.L. 4046 S.L. 4046 S.L. 2040 S.H. 2040 S.H. 2050 S.H. 2050 S.H. 6080 SL. GL. DR.5050 S.L. 4050 S.L. 6080 SL. GL. DR.2050 S.H. 4046 S.L. DN17 RDECKUP17 RKITCHENPDR.PAN.DININGLIVING172138X5050 S.L. 2050 S.H. 2050 F.G. 2040 S.H. 0 8416A3.3BUILDING ‘C’FLOOR PLANItem 3Packet Page 46
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19DN17 RMASTERBEDROOM1301210XMASTERBATHMASTERBATHMASTERBEDROOM1301210X12 L.F.12 L.F.DN17 RLAU.LAU.BA. 2BA. 2BEDROOM 2100106XBEDROOM 3100118XBEDROOM 3100118XBEDROOM 2100106X2040 S.H. 5050 S.L. 2050 S.H. 5050 S.L. 5050 S.L. 2040 S.H. 2040 S.H. 2040 S.H. 2050 S.H. 2050 S.H. 2050 S.H. 5080 SL. GL. DR.5080 SL. GL. DR.2020 F.G. 2020 F.G. Unit 3Unit 3R Unit 25050 S.L. 5050 S.L. 5050 S.L. DN17 RMASTERBATHBA. 2LAU.MASTERBEDROOM116139XBEDROOM 2104100XBEDROOM 3104106X2040 S.H. 5080 SL. GL. DR.0 8416A3.4BUILDING ‘C’FLOOR PLANItem 3Packet Page 47
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAA4.1BUILDING ‘D’FRONT & REAR ELEVATIONItem 3Packet Page 48
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19A4.2BUILDING ‘D’LEFT & RIGHTELEVATIONROOF PLANItem 3Packet Page 49
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAUnit 3R3 BR /2.5 BA /OFFICE1,653 S.F.GARAGE210202XOFFICE11289XENTRYUP17 RUP17 RENTRYDROPDROPOFFICE12889XGARAGE204202X21'-0"21'-6"87'-0"30'-0"21'-0"ENTRYGARAGE225202XUnit 1R4 BR /2.5 BA1,394 S.F.Unit 2R3 BR /2.5 BA /OFFICE1,507 S.F.BEDROOM 48989X23'-0"DROPDROPENTRYGARAGE204202XBEDROOM 48989XUP17 RUP17 RUnit 14 BR /2.5 BA1,394 S.F.5050 S.L. 2040 F.G. 2050 S.H. 2040 F.G. 2040 F.G. 2040 F.G. 5050 S.L. 5050 S.L. 5050 S.L. 2050 S.H. 3'-0"2'-0"LIVING188138XDININGKITCHENPDR.DECKPANTRYUP17 RDN17 RDN17 RPDR.KITCHENDECKDININGLIVING1691210XDECKUP17 RUP17 RDN17 RKITCHENPDR.PAN.DININGLIVING172138XPDR.PAN.KITCHENDECKDININGLIVING1691210XUP17 RDN17 R5050 S.L. 2050 S.H. 2050 F.G. 4046 S.L. 2050 S.H. 2050 S.H. 6080 SL. GL. DR.2040 S.H. 2040 S.H. 2050 S.H. 2050 F.G. 5050 S.L. 4046 S.L. 2050 S.H. 2050 F.G. 5050 S.L. 4046 S.L. 2040 S.H. 2050 S.H. 5050 S.L. 2040 S.H. 4046 S.L. 6080 SL. GL. DR.5050 S.L. 2040 S.H. PAN.2050 S.H. 0 8416A4.3BUILDING ‘D’FLOOR PLANItem 3Packet Page 50
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19DN17 RMASTERBEDROOM1301210XMASTERBATHMASTERBATHMASTERBEDROOM1101210XDN17 RLAU.LAU.BA. 2BA. 2BEDROOM 2100106XBEDROOM 3100118XBEDROOM 2102106XBEDROOM 3100100XMASTERBATHBA. 2LAU.MASTERBEDROOM116139XBEDROOM 2104100XBEDROOM 3104106XDN17 RMASTERBATHMASTERBEDROOM1101210XLAU.BA. 2BEDROOM 2102106XBEDROOM 3100100XDN17 R2040 S.H. 3018 S.L. 2050 S.H. 4050 S.L. 5050 S.L. 5050 S.L. 5050 S.L. 2040 F.G. 5050 S.L. 5050 S.L. 5050 S.L. 2040 S.H. 2040 F.G. 5050 S.L. 2050 S.H. 2040 S.H. 5080 SL. GL. DR.2050 S.H. 2020 F.G. 2020 F.G. 5050 S.L. 2050 S.H. 2050 S.H. Unit 3RUnit 1RUnit 2RUnit 15080 SL. GL. DR.5080 SL. GL. DR.0 8416A4.4BUILDING ‘D’FLOOR PLANItem 3Packet Page 51
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAA5.1BUILDING ‘E’FRONT & REAR ELEVATIONItem 3Packet Page 52
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19A5.2BUILDING ‘E’LEFT & RIGHTELEVATIONROOF PLANItem 3Packet Page 53
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAUnit 3R3 BR /2.5 BA /OFFICE1,653 S.F.ENTRYUP17 RUP17 RENTRYDROPDROPOFFICE12889XGARAGE204202X21'-0"23'-0"88'-6"30'-0"21'-0"ENTRYGARAGE225202XUnit 14 BR /2.5 BA1,394 S.F.BEDROOM 48989X23'-0"DROPDROPENTRYGARAGE204202XBEDROOM 48989XUP17 RUP17 RUnit 14 BR /2.5 BA1,394 S.F.5050 S.L. 2040 F.G. 2050 S.H. 2040 F.G. 2040 F.G. 2040 F.G. 5050 S.L. 5050 S.L. 5050 S.L. 2050 S.H. 3'-0"GARAGE225202XUnit 33 BR /2.5 BA /OFFICE1,653 S.F.1'-6"OFFICE12889XLIVING188138XDININGKITCHENPDR.DECKPANTRYUP17 RDN17 RDN17 RPDR.PAN.KITCHENDECKDININGLIVING1691210XUP17 RDN17 RKITCHENPDR.DININGPDR.PAN.KITCHENDECKDININGLIVING1691210XUP17 RDN17 R5050 S.L. 2050 S.H. 2050 F.G. 2040 S.H. 2050 S.H. 2050 F.G. 5050 S.L. 4046 S.L. 2050 S.H. 2050 F.G. 5050 S.L. 4046 S.L. 2040 S.H. 2050 S.H. 4050 S.L. 2040 S.H. 4046 S.L. 6080 SL. GL. DR.5050 S.L. LIVING188138XDECKPANTRYUP17 R2040 S.H. 4046 S.L. 6080 SL. GL. DR.5050 S.L. 3050 S.H. 0 8416A5.3BUILDING ‘E’FLOOR PLANItem 3Packet Page 54
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19DN17 RMASTERBEDROOM1301210XMASTERBATHMASTERBATHMASTERBEDROOM1101210XLAU.LAU.BA. 2BA. 2BEDROOM 2100106XBEDROOM 3100118XBEDROOM 2102106XBEDROOM 3100100XDN17 RMASTERBATHMASTERBEDROOM1101210XLAU.BA. 2BEDROOM 2102106XBEDROOM 3100100XDN17 R5050 S.L. 5050 S.L. 2040 F.G. 5050 S.L. 5050 S.L. 5050 S.L. 2040 S.H. 2040 F.G. 5050 S.L. 2050 S.H. 2040 S.H. 5080 SL. GL. DR.2020 F.G. 5050 S.L. DN17 RMASTERBEDROOM1301210XMASTERBATHLAU.BA. 2BEDROOM 2100106XBEDROOM 3100118X5050 S.L. 2050 S.H. 2040 S.H. 5080 SL. GL. DR.2050 S.H. 2020 F.G. 5050 S.L. 2040 S.H. 2040 S.H. 2040 S.H. Unit 3RUnit 1Unit 1Unit 35080 SL. GL. DR.0 8416A5.4BUILDING ‘E’FLOOR PLANItem 3Packet Page 55
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAA6.0 ARCHITECTURAL & SITE DETAILSGARAGE & FRONT DOORS,LIGHTINGMETAL RAILINGSSTUCCO & BRICKSTUCCO AWNINGSMETAL SIDINGItem 3Packet Page 56
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19A6.1BUILDING COLOR & MATERIAL MATRIX TOWNHOMES JOB# 457-19043 COLOR SELECTION CHART PAINT: SHERWIN WILLIAMS BRICK: ENDICOTT MORTAR: ORCO ROOF MEMBRANE: GRAY SCHEME 1 2 3 4 MAIN STUCCO SW 7672 KNITTING NEEDLES SW 9161 DUSTBLUE SW 7636 ORIGAMI WHITE SW 0037 MORRIS ROOM GREY ACCENT STUCCO SW 7074 SOFTWARE SW 7657 TINSMITH SW 7068 GRIZZLE GRAY SW 7570 EGRET WHITE VERTICAL SIDING SW 7757 HIGH REFLECTIVE WHITE SW 6236 GRAYS HARBOR SW 9170 ACIER SW 6256 SERIOUS GRAY ENTRY DOORS SW 2863 POWDER BLUE SW 6355 TRUEPENNY SW 2865 CLASSICAL YELLOW SW 0008 CAJUN RED GARAGE DOORS SW 7757 HIGH REFLECTIVE WHITE SW 6236 GRAYS HARBOR SW 7068 GRIZZLE GRAY SW 7570 EGRET WHITE BRICK (VELOUR FINISH) STACKED PATTERN ENDICOTT MEDIUM IRONSPOT #46 NORMAN SIZE ENDICOTT SANDSTONE NORMAN SIZE PAINTED WITH SW 101 SWISS COFFEE ENDICOTT EXECUTIVE IRONSPOT NORMAN SIZE ENDICOTT MANGANESE NORMAN SIZE BRICK MORTAR ORCO KHAKI ORCO WHITE ORCO BROWN ORCO BLACK WINDOW FRAME WHITE WHITE TAN TAN AWNINGS & RAILINGS SW 6990 CAVIAR SW 6990 CAVIAR SW 6990 CAVIAR SW 6990 CAVIAR Item 3Packet Page 57
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAL1.0LANDSCAPE IMAGEBOARDItem 3Packet Page 58
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19L1.1ILLUSTRATIVE LANDSCAPE SITE PLANABCVIEWPOINT LEGEND VIEW A: PARK CORNER PERSPECTIVE, SEE SHEET L3.1 VIEW B: NEIGHBORHOOD PARK PERSPECTIVE, SEE SHEET L3.2 VIEW C: TOWNHOME PASEO, SEE SHEET L3.3SITE LIGHTING LEGEND POLE LIGHT, SEE SHEET L2.2 BOLLARD PATH LIGHT, SEE SHEET L2.2 4-PLEX DETAIL,SEE SHEET L2.17-PLEX DETAIL,SEE SHEET L2.1NEIGHBORHOOD PARK DETAIL, SEE SHEET L2.16-PLEX DETAIL, SEE SHEET L2.1MONUMENT SIGN SEE SHEET L2.2TYP., SEE SHEET L2.2 SEE SHEET L2.2 SEE SHEET L2.2 Revised 01.28.20 MAILBOX KIOSK SEE SHEET L2.2Item 3Packet Page 59
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAL2.1PARK & PASEO ENLARGEMENTS4-PLEX TOWNHOME DETAIL6-PLEX TOWNHOME DETAIL7-PLEX TOWNHOME DETAILNEIGHBORHOOD PARK DETAILItem 3Packet Page 60
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19L2.2SITE ELEMENTSTRASH ENCLOSUREMAILBOX KIOSK EXAMPLEMONUMENT SIGN CONCEPTSITE LIGHTING EXAMPLESBIKE RACK EXAMPLEPOLE LIGHTBOLLARD LIGHTRevised 01.28.20 Item 3Packet Page 61
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAL3.1LANDSCAPE PERSPECTIVE-CORNER OF SPONZA DR. AND FARM HOUSE RD. Item 3Packet Page 62
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19L3.2LANDSCAPE PERSPECTIVE- NEIGHBORHOOD PARKItem 3Packet Page 63
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAL3.3LANDSCAPE PERSPECTIVE-TOWNHOME PASEO4-PLEX TOWNHOME Item 3Packet Page 64
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19L4.1PLANT PALETTE - SHRUBSItem 3Packet Page 65
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAL4.2PLANT PALETTE - TREESItem 3Packet Page 66
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19E1.0DESIGN EXCEPTIONSOVERVIEW+1.3'(or 2.3' over early gradingpad)+0.5'(or 0.2' over early gradingpad)+1.3'(or 2.3' over early gradingpad)+0.5'(or 0.2' over early gradingpad)BUILDING HEIGHT,SEE SHEET E4.0WALL HEIGHT,SEE SHEET E3.0EDGE CONDITION,SEE SHEET E2.0PRIVATE OPEN SPACE (typ.),SEE SHEET E5.0Item 3Packet Page 67
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CA17.70.050 EDGE CONDITIONSSAN LUIS OBISPO MUNICIPAL CODE (SEPT. 17, 2019)35’-0”21’-0”14’-0”23’ SETBACKPROPERTY LINEE2.0EDGE CONDITION EXCEPTIONR3 MULTI-FAMILY RESIDENTIALR2 SINGLE FAMILY RESIDENTIALSECTION A-ASECTION A-ALOT 4516’20’Project ConditionThe maximum building height is compliant with the edge condition setback requirement when the site topography is incorporated into the calculation. The setback standards for a property in a zone providing transition shall be as set forth in Table 3-3: Edge Conditions Minimum Setbacks.AASOUTH MORROSEXISTING RESIDENTIALPROPOSED VINIFERA TOWNHOMES#
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,++:Item 3Packet Page 68
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19CHAPTER 6.1.B.2: FENCES AND WALLSCITY OF SAN LUIS OBISPO COMMUNITY DESIGN GUIDELINES (JUNE,2010)E3.0WALL HEIGHT EXCEPTIONBUILDING 16.6’ RETAINING WALLCERRO CABRILLO LANER.O.W.Tall retaining walls (five feet and higher) should be divided up into two or more shorter walls (depending on height), with the upper portion of the wall set back from the lower wall at least two feet, with the slope between the walls not exceeding 4:1.Project ConditionThe proposed wall, tapering from 7’ to 3’, has a small portion over the threshold level of 5’-0”. Due to the horizontal and vertical relationship of the public sidewalk building finished floor and entrance, tiering of this small section of the wall is infeasible. The wall allows for proper drainage and placement of utilities. Handrails and planting between the wall and public sidewalk will provide fall protection.SECTION B-BSECTION B-BSCALE: 1”=20’SCALE: 1”=20’BBWALL HEIGHTItem 3Packet Page 69
ARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.20 12.09.193700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAE4.0HEIGHT MEASUREMENTEXCEPTION17.70.080 HEIGHT MEASUREMENT AND EXCEPTIONSSAN LUIS OBISPO MUNICIPAL CODE (SEPT. 17, 2019)Project ConditionThe average existing grade is based on current existing conditions. The topography of the existing basin is calculated to match adjacent grade as this feature will be relocated to underground chambers since the project has been reconfigured from the conceptual subdivision design.All Buildings are three-stories with a building height of 35 feet from the proposed building pad. For subdivision drainage functionality the building pads for Buildings 12 and 14 must be slightly elevated from the existing elevation, this means the building height from existing average grade is slightly over 35 feet. A. Residential and Nonresidential Building Height on Flat Lots. For flat lots and lots with an average (cross-parcel) slope of less than sixteen percent, the height of a building or structure shall be measured as the vertical distance from the average level of highest and lowest existing grade of that portion of the site covered by the building to the topmost point of the roof, including parapets but excluding features outlined in subsection C of this section. The average level of the ground is determined by adding the elevation of the lowest point of the part of the lot covered by the building to the elevation of the highest point of the part of the lot covered by the building and dividing by two. Height measurements shall be based on existing topography of the site, before grading for proposed on-site improvements.BUILDING 12BUILDING 14BUILDING HEIGHT ELEVATIONRANCH HOUSE ROADBuilding Existing Average Grade Elevation Bldg. Pad Elevation Building Height Building height from existing average grade 1 253.3 250.7 35.0 32.4 2 251.8 250.6 35.0 33.8 3 251.3 248.0 35.0 31.7 4 248.8 247.9 35.0 34.1 5 248.1 247.0 35.0 33.9 6 247.5 246.9 35.0 34.4 7 248.2 246.0 35.0 32.8 8 246.0 245.9 35.0 34.9 9 250.1 249.0 35.0 33.9 10 249.0 248.9 35.0 34.9 11 247.9 247.3 35.0 34.4 12 246.7 247.2 35.0 35.5 13 246.4 246.3 35.0 34.9 14 245.0 246.3 35.0 36.3 BLDG. 12 BLDG. 14Item 3Packet Page 70
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 01.28.2012.09.19E5.0TOWNHOME OPEN SPACEUNIT PRIVATE OPEN SPACE PLAN - 3RD FLOOR1” = 16’-0”UNIT PRIVATE OPEN SPACE PLAN - 2ND FLOOR1” = 16’-0”UNIT PRIVATE OPEN SPACE PLAN - 1ST FLOOR1” = 16’-0”321LEGEND COMMON OUTDOOR OPEN SPACE PRIVATE OPEN SPACE UNIT PRIVATE OPEN SPACE PLAN - PASEOSN.T.S.4SEE PASEO ENLARGEMENT #4, BELOWBldg 1Unit 3Unit 2Bldg 8Unit 3Unit 2Bldg 9Unit 3Unit 2Subdivision Regulations §16.17.030.B-E, R-3 Zone Common Open SpaceSF/UnitRequired (General/Outdoor Recreation) 100/40Park (Recreation) 165Gathering50Common154TOTAL PROVIDED369Private Open SpaceSF/UnitRequired100Deck136-122Patio250-66TOTAL PROVIDED (AVERAGE) 1041) All upper floor decks have a minimum dimension of 6 feet in every direction2) All ground floor patios have a minimum dimension of 5 feet by 10 feet.Combined Open SpaceSF/UnitRequired400Common Open Space369Private Open Space104TOTAL PROVIDED473OPEN SPACE REQUIRED & PROVIDEDOPEN SPACE EXCEPTION REQUEST• Reduction of private open space requirements for 6 units (Unit types 2 and 3) with front doors facing the street, as ground-floor private open spaces are located in the street setback.• Modification of the private open space ground-floor minimum dimension to include patios with a dimension of 5 feet by 10 feet. Item 3Packet Page 71
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Meeting Date: April 6, 2020
Item Number: 4
ARCHITECTURAL REVIEW COMMISSION REPORT
FROM: Shawna Scott, Senior Planner BY: Cassidy McSurdy, Assistant Planner
PROJECT ADDRESS: 3885 S. Higuera FILE NUMBER: ARCH-0805-2019
APPLICANT: Tank Farm Center, LLC REPRESENTATIVE: Sean Beauchamp
____________________________________________________________________________
___For more information contact: (Cassidy McSurdy) at 781-7101 or cmcsurdy@slocity.org_
1.0 PROJECT DESCRIPTION AND SETTING
The project applicant, Tank Farm Center LLC, has applied for a Sign Program for the proposed
signage for Public Market at Bonetti Ranch. The proposed project is requesting a premise sign
program as required by prior Architectural Review1 with exceptions to the sign standards relating
to proposed wall, hanging, monument and directory signs.
General Location: The approximately 5.16-acre project
site is located on an existing developed parcel along the
intersection of Higuera Street and Tank Farm Road,
with direct access from both street frontages. The
Public Market at Bonetti Ranch is currently under
construction, and will include a variety of commercial
uses.
Present Use: Vacant
Zoning: Manufacturing (M)
General Plan: Services & Manufacturing
Surrounding Uses: Figure 1: Subject Property
North: M-SP (Commercial Uses: Office, The Tribune)
South: C-S (Commercial Uses: Offices and Services, Higuera Center)
East: M-SP (Commercial Uses: Retail, Tractor Supply)
West: R-2 (Residential Use: Medium Density
2.0 PROPOSED DESIGN
Architecture: Pastoral/Agrarian Design
Materials: Corrugated metal, wood, aluminum, bronze, high-density urethane foam, and acrylic
1 Resolution No. ARC-1013-16 Condition No. 5: Project Signage shall return to the ARC for review of a complete
signage program for the project site, monument signage may be reviewed by the Community Development
Director.
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Colors: Rust, natural wood and fiber coloring for backgrounds (some colors to be determined
based on individual tenant branding).
3.0 FOCUS OF REVIEW
The ARC’s role is to review and provide comments and recommendations to the Community
Development Director for the project in terms of its consistency with prior Architectural Review
approvals, the Sign Regulations, and the Community Design Guidelines (CDG) applicable to signs.
4.0 PROJECT DESCRIPTION AND STATISTICS
The proposed sign program includes monument, directory, wall, and hanging signs, and as
proposed would require the following exceptions, summarized below and in the following tables:
•Monument signs exceed the total number allowed for a site with a request of three
monument signs where one is allowed per premise.
•Directory signs exceed the total number and maximum area allowed with a request
for two directory signs where one per premise is normally allowed and an individual
sign area of 12.5 square feet where a maximum sign area of 12 square feet is allowed.
•Wall signs exceed the total number allowable for Building 3 . The applicant proposes
three wall signs for a single tenant where two are normally allowed.
•Hanging signs proposed for four separate tenants located within Building 6 exceed the
total number per tenant and/or total area requirements. The applicant is requesting
to exceed the standard to allow for greater than one hanging sign per tenant with a
maximum area of greater than eight square feet.
Center Signs Ordinance Standard Proposed Existing
Monument Sign
Max Number
Max Area
Max Height
1 per premise
24 sq/ft
6 ft
3
18 sq/ft each
4 ft each
1
Directory Sign
Max Number
Max Area
Max Letter Size
1 per premise
12 sq/ft
6 in
2
12.5 sq/ft each
6 in
N/A
Tenant Signs Ordinance
Standard Bldg 1 Bldg 2 Bldg 3 Bldg 5 Bldg 6 Bldg
7 Bldg 8
Wall Signs
Maximum Number
Max Area (sq/ft)
Public Entry
2 per tenant
100
Required
N/A 2
60
Yes
3
43
Yes
2
42
No, 1
2
No, 1
1
104
Yes
2
77
No, 1
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5.0 DISCUSSION ITEMS
Consistency with the Sign Regulations and Community Design Guidelines
The Sign Regulations are intended to protect and enhance the character of the community
against visual blight and the proliferation of signs, which can seriously detract from the pleasure
of observing the natural scenic beauty of San Luis Obispo. Signs have an important design
component and must be architecturally compatible with the character of surrounding
development. Items identified for discussion by the ARC are summarized in the table below.
Highlighted Sections Discussion Items
Chapter 15.4 – Sign Guidelines
§15.40.470.F(1) Monument Signs -
Number
§ 15.40.470.L Directory Signs –
Number and Size
The findings necessary to approve the number of monument signs
exception appear to be supportable based upon the unique
configuration of the lot providing street frontage and access on two
heavily trafficked streets; Higuera and Tank Farm. The signs are placed
for purpose of visibility from multiple entry points and are in proportion
to the site.
The findings to allow for an additional directory sign appear to be
supportable based upon the unique design of the site, which requires
pedestrian navigation between retail spaces where the layout of the
structures alongside required landscaping and awnings provide limited
visibility for tenants. In order to better provide this information to those
visiting the market, pedestrian directories are a necessary addition to
the site. They are strategically placed at the entrance to the market from
the parking area as well at the Market Hall building, Building 7.
Hanging Signs
Maximum Number
Max Area (sq/ft)
Public Entry
1 per tenant
8
Required
N/A N/A N/A N/A
T1; 1 at 20
sq/ft, No public
entry
N/A N/A
T2; 2 at 24 and
12 sq/ft, 1 with
no public entry
T3; 2 at 24 and
12 sq/ft, 1 with
no public entry
T4; 1 at 24
sq/ft, yes public
entry
Post Sign
Max Number
Max Area (sq/ft)
Max Height
1 per frontage
20
6 ft
1
20
5’6”
N/A N/A N/A N/A N/A N/A
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ARC Discussion Item 1: The ARC should discuss whether the requested
exceptions are appropriate to allow for increased number of monument
any/or directory signs. Exceptions to the Sign Regulations are subject to
§15.40.600 Findings for Approval of an Exception, granting an exception
must be based on at least one of the required findings2.
§15.40.470.A.(1) Wall Signs –
Location and Number Permitted
Wall signs are required by Zoning Ordinance and encouraged by the CDG
to be located on a façade which has a public entry. The applicant’s
request for an exception to allow for signage on facades which lack
public entry appears to be supportable due to the pedestrian nature of
the site and issues of visibility created by landscaping, tall structures,
and site design leading to corridors and reduced visibility for
pedestrians navigating the site.
An additional exception is requested to allow for a total of three wall
signs for a single tenant. The findings necessary to allow for the addition
of a third wall sign for a single tenant appears to be supportable due to
the unique design of the site and structures, an adequate alternative for
sufficient visibility to the public with equal or superior design due to the
location of the site on a high trafficked roadway does not appear to be
evident, and the use of landscape, public art, and adjacent structures
would obscure views of the proposed signage from both pedestrian and
roadway locations.
ARC Discussion Item 2: The ARC should discuss whether the requested
exceptions are appropriate to allow for wall signs to be placed upon
façade without public entry and to allow increased number of wall signs
for a single tenant.
§15.40.470.E.1 and 15.40.470.E.2
Hanging and Suspended Signs –
Location, Number and Size
Hanging signs are required by Zoning Ordinance and encouraged by the
CDG to be located on a façade which has a public entry. The applicant is
requesting exception to this ordinance standard for multiple tenant
spaces. The applicant’s request for an exception to allow for additional
signage on facades without public entry appears to be supportable due
to the pedestrian nature of the site and issues of visibility created by
landscaping, tall structures, and site design leading to corridors and
reduced visibility for pedestrians navigating the site.
The proposed sign program includes a total of six hanging signs
proposed for Building 6 of the site plan which require exception to the
2 Sign Regulations Section 15.40.610: Findings for Approval of an Exception: A: There are exceptional
or unusual circumstances applying to the property involved which do not apply generally to
properties in the vicinity with the same zoning. B: The sign for which an exception is requested is a
nonconforming sign that acts as a neighborhood landmark or focal point while not disrupting
views of prominent community landscape features. C: The exception is consistent with the intent
and purpose of the sign regulations (see Section 15.40.110) and will not constitute a grant of special
privilege or entitlement inconsistent with limitations applied to other properties in the vicinity with
the same zoning. D: The sign exception is for superior design will not result in visual clutter and is
consistent with the intent and purpose of theses Sign Regulations.
Item 4
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size and number per tenant limitations.
The findings necessary to approve the request to exceed number per
tenant and square footage allowable for hanging signs can be supported
based upon the finding that due to the unique architecture, site design,
and desire to maintain consistency with the overall agrarian/pastoral
character of the site, hanging signs are a more appropriate approach to
signage than a wall sign would be. The proposal meets required
standards for wall signs as it relates to square footage and number per
tenant and is therefore an appropriately scaled alternative. The use of
consistent hanging signs of similar scale to adjacent buildings where the
architecture better allows for wall signs, is in conformance with CDG
6.6(F) requiring coordination and consistency of sign locations and size.
In addition, the architecture of Building 6 creates unique circumstance
where more customary wall signage would not be appropriate or easily
achieved.
ARC Discussion Item 3: The ARC should discuss whether the requested
exceptions are appropriate to allow for wall and hanging signs on facades
without public entry and to allow increased number and size of hanging
signs for a single tenant.
CDG Chapter 6.6 – Signs
§6.6(B)Design, (C)Details, (M)
Materials
The project plans (Attachment 1) include colors and materials for the
monument and directory signs. The sign program as proposed would
exercise flexibility for individual tenants as it relates to colors and
materials and provides a broader array of materials options to allow for
sufficient branding opportunity.
Staff recommends that the ARC recommend the following condition to
the Community Development Director: Plans submitted for a sign permit
shall include colors and materials of all signs for determination of
compatibility with the structure upon which they are placed. In addition,
no sign shall allow for internally lit cabinet or channel lettering as
required by previous Cultural Heritage Committee (CHC) Resolution No.
1008-16.
ARC Discussion Item 4: The ARC should discuss whether the colors and
materials for the monument, post and directory signs is appropriate for
the site. In addition, the ARC should discuss whether flexibility of colors
and materials for individual tenants should be limited.
Additional Signage: The additional signage proposed in the project plans includes wall and
freestanding post signage located at a public entrance and consistent with the previous
approvals and the Sign Regulations.
Item 4
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6.0 ACTION ALTERNATIVES
7.1 Recommend approval of the proposed sign program and associated exceptions,
which may include specific conditions of approval to be considered by the
Community Development Director. This action may include recommendations for
conditions to address consistency with the Community Design Guidelines, prior ARC
approvals, and the Zoning Regulations or other policy documents.
7.2 Continue review of the project with direction to the applicant and staff on pertinent
issues, and identify specific CDG and/or Sign Regulations.
7.3 Recommend denial of the project. An action denying the application should include
findings that cite the basis for denial and should reference inconsistency with the
General Plan, Sign Regulations, CDG, Zoning Regulations or other policy documents.
7.0 ATTACHMENTS
1.Public Market at Bonetti Ranch Sign Program – Project Plans
2.Resolution No. CHC-1008-16 - ARCH-1219-2015
Item 4
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SIGN PROGRAM
Landlord
Tank Farm Center, LLC
PO Box 1188
San Luis Obispo, CA 93406
Contact: Shala Schultz shalaschultz@g3realestate.co
Plannin
City of San Luis Obispo Planning
Department
919 Palm Street
San Luis Obispo , CA 93401
Consultant
Southpaw Sign Company
1820 Railroad Street
Oceana, CA 93455
Contact: Sean Beauchamp sean@southpawsigns.com
805-440-4 7 4-5700
Table of Contents
Page1 Cover, Contacts, Table of Contents
RECE!\/ED
CITY OF SAN LUIS 08!SPO
JAN 3 l 2020
COMMUNITY DEVELOPMENT
Page 2 Introduction, Lanlordffenant Requirements
General Sign Requirements, Tenant Signage Details
Page 3 Site Map/General
Page 4 Site Map/ Building Designations
Center Signage Locations
Page 4-A Center Sign M-1 Placement
Page 4-B Center Sign M-2 Placement
Page 4-C
Page 5
Page6
Page7
Page 8
Page9
Page 10
Page 11
Page 12
Page 13
Page 14
Center Sign M-3 Placement
Center Signage General
Center Signage Details
Building 1 Signage Details
Building 2 Signage Details
Building 3 Signage Details
Building 5 Signage Details
Building 6 Signage Details
Building 7 Signage Details, Exterior
Building 8
Lighting Specifications
Packet Page 79
Item 4
•INTRODUCTION
The intent of this criteria is to provide guidelines neccesary to
achieve a visually coordinated, balanced and appealing sign
environment, harmonious with the architecture of the project ,
while maintaining provisions for individual graphic
representation of tenant.
Conformance to this sign criteria shall be rigorously enforced
and any nonconforming sign shall be removed by the tenant or
tenant's sign contractor at tenant's expense, upon demand of
the Landlord.
Exceptions to the standards shall not be permitted without
approval from Landlord and modification to the sign program by
the City of San Luis Obispo Planning Department.
Accordingly, the Landlord will retain full rights of approval for
any sign used at this property.
No sign shall be installed without written Landlord approval and
required City of San Luis Obispo sign permit.
In the event that tenant improvements or unforseen leasing
arrangements create a sign opportunity not covered in the
existing sign program, the Landlord reserves the right to
authorize signage that follows the guidelines and intent set forth
in this sign program.
•LANDLORD/TENANT REQUIREMENTS
1.Each tenant shall submit to Landlord for written approval,
three copies of the dailed shop drawings of the proposed
signage, indicating conformance with the sign criteria herein
outlined.
2.The Landlord shall determine and approve the availability and
position of a tenant name on any directory signs.
3.Te nant shall pay for all signs, related materials and
installation fees(including final inspection costs).
4.Te nant shall obtain all neccesary permits from City of San
Luis Obispo.
5.The tenant shall be responsible for fulfillment of all
requirements of this criteria.
6.It is the responsibility of the tenant's sign contractor to verify
all conduit and transformer locations and service access prior to
fabrication when electric signs are used.
7.Should a sign be removed, it is the tenant's responsibility to
patch all holes, paint surface to match existing color, and restore
surface to original condition.
•GENERAL SIGN CONSTRUCTION
REQUIREMENTS
1.All signs and their installations shall comply with all local
building codes.
2.Sign Contractor to be fully licensed with City of San Luis
Obispo and shall maintain full Workman's Compensation
Insurance and general liability insurance.
3.All penetrations of building exterior to be sealed waterproof
and color finished to match existing exterior.
4.The Landlord reserves the right to refuse work deemed to be
below standard.
5.Color coatings are to exactly match the colors on the
approved plans.
6.Finished surfaces of metal shall be free from oil canning and
warping. All sign finishes shall be free from dust, orange peel,
drips and runs and shall have uniform surface conforming to the
highest standards of the industry.
7.In no case shall any manufacturer's label be visible from
normal viewing angles.
8.Non-illuminated letters are to be fabricated from durable rust
inhibiting materials, such as aluminum, bronze, high density
urethane foam, or acrylic .
•PROHIBITED SIGNS
1.No moving or audible signs will be permitted.
2.No banners, pennants or feather types signs will be
permitted.
3.Acrylic faced, illuminated sign cabinets that do not conform to
logo graphic components.
•ABANDONED SIGNS
Any signage left after 30 days from vacating premises shall be
property of Landlord.
•TENANT SIGNAGE DETAILS
!h� (ntent of this criteria is to create the opportunity for
md1v1dual tenant use of logos and colors where appropriate and
plan for uniform type and colors for all tenants on directional
signage.
TENANT SUITE SIGNAGE
Te nants are allowed signs in designated quantities, locations
and sizes as detailed on attached plans.
For individual tenant suite signs, tenant logo/brand fonts colors
and graphics can be used.
Halo illuminated letters, neon letters and non-illuminated letters
may �e used. Per Condition #11(Resolution CHC-1008-16),
face ht channel letters are not permitted.
Routed, carved or hand painted signs may be used
Sign details that promote a high quality of image are
encouraged. These details may include, but are not limited to -
dimensional letters, additional graphic layers, use of gold leaf or
other unique design features.
WINDOW & DOOR SIGNAGE
Te nants are allowed window signage per city sign code. This is
another o�portunity for use of tenant logo/brand fonts, colors
and graphics as approved by Landlord.
SHOPPING CENTER/TENANT SIGNAGE
Te nant identification on monument sign is at Landlord's
discretion.
Use of tenant logo/brand fonts and colors are allowed
upon Landlord's approval.
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Item 4
Resolution No. CHC-1008-16
ARCH-1219-2015 (120 Tank Farm Road/3897 S. Higuera Street)
Page 3
plans and be clearly visible to contractors and City inspectors (Mitigation Measure
CR-1).
7.The slate roofing material shall be replaced with a more historically appropriate material
such as wood shingle, subject to the approval of the Architectural Review Commission.
8.Historic plaques/displays shall be placed among the site providing historical background of
the property and evolution of the project including identification of reconstructed buildings.
The historical site plan should be included in the historic plaques.
9.The ARC shall consider the Building 5 awning element and its relationship (i.e. proximity)
to the water tower.
10.The railings associated with the Building 6 balconies shall be enclosed to screen materials
associated with the residential units.
11.The signage plan does not need to return to the CHC for review and may be approved as
part of a sign program reviewed by the Architectural Review Commission. The signage for
the site shall include signage that is compatible with the historic ranch including non
illuminated, externally illuminated, halo illuminated, and neon signage.
On motion by Commissioner Kincaid, seconded by Commissioner Baer, and on the following
roll call vote:
AYES: Commissioners Baer, Kincaid, Larrabee, Papp, Walthert, Vice-Chair Brajkovich,
and Chair Hill
NOES: None
REFRAIN: None
ABSENT: None
The foregoing resolution was passed and adopted this 61h day of June, 2016.
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Item 4