HomeMy WebLinkAboutItem 1 - ARCH-0095-2020 (3065 Lucca Lane)Meeting Date: June 15, 2020
Item Number: 1
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project consists of five new two-story structures, which will contain 38 low income
affordable units, a community room, and a leasing office. The residential units provided will be mix of
sizes including ten three-bedroom, ten two-bedroom, and 18 one-bedroom units. The new structures
are proposed within the Toscano residential development, on lots dedicated for affordable housing
units, and will be accessed from San Vincenzo Drive by way of Lucca Lane. The project is within the
Margarita Area Specific Plan (MASP) and part of Planned Development overlay, which covers all of the
Toscano Development. The project proposes 44 surface parking spaces, with 20 compact spaces and
14 spaces provided in a tandem arrangement. The also project provides a play area and outdoor
amenity space for tenant use.
The project is proposed as a 100% affordable housing project and includes two affordable housing
incentives requests, which are subject to Planning Commission review: 1) a standard incentive, 80%
density bonus; and 2) an alternative incentive, exception to the minimum setback requirements of the
Planned Development overlay to allow a four-foot setback where five feet would normally be required
(Attachment 1, Project Plans). The Planning Commission will review these aspects of the proposal at
an upcoming commission hearing.
General Location: The 1.21-acre project site is
comprised of seven existing parcels with access from
San Vincenzo Drive, by way of Lucca Lane, which is a
private street. The project site is flanked on the east and
west by dedicated open space (drainage and pedestrian
trails). The uses of the two adjacent properties to the
north and three properties to the south are single family
residences, either built or under construction. The
property has a slight slope from south to north, as the
area leads up to South Hills Open Space. The project site
is within an area of the MASP where affordable housing
density bonuses are available.
Present Use: Undeveloped lots
Zoning: Medium-Density Residential, Specific Plan and
Planned Development Overlay zone (R-2-SP-PD)
FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner
PROJECT ADDRESS: 3065 Lucca Lane FILE NUMBER: ARCH-0095-2020, AFFH-0096-2020
APPLICANT: Scott Smith, San Luis Obispo REPRESENTATIVE: Aisling Burke, Ten Over Studio
Non-Profit Housing Corporation
____________________________________________________________________________________________________
For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeuwen@slocity.org
Figure 1: Subject Property
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ARCH-0095-2020, AFFH-0096-2020
3065 Lucca Lane
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General Plan: Medium Density Residential
Surrounding Uses:
East: Dedicated Open Space
West: Dedicated Open Space
North: Single-Unit Dwellings (under construction)
South: Single-Unit Dwellings
2.0 PROPOSED DESIGN
Architecture: Tuscan Style
Design details: Two-story structures with one-, two-, and three-bedroom units, and a 1,009-square
foot community room and leasing office, with outdoor amenities including a children’s play area.
Structures feature low-pitched roofs, window awnings, porches, and balconies, with exterior stairs for
access to second floor units.
Materials: Stucco and stone exterior walls, clay tile roofs, and decorative tiles on external stairways.
Colors: Cotton White, Copen Blue (light green), Minute Mauve
Figure 2: Rendering of project design as seen from parking area within the site
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ARCH-0095-2020, AFFH-0096-2020
3065 Lucca Lane
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3.0 FOCUS OF REVIEW
The ARC’s role is to review the project in terms of its consistency with the Margarita Area Specific Plan,
Community Design Guidelines and applicable City policies and standards. As noted above, the
proposed affordable housing incentive requests for a reduced setback 80% density bonus will be
reviewed by the Planning Commission at a subsequent hearing.
Margarita Area Specific Plan: https://www.slocity.org/home/showdocument?id=4070
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
4.0 MARGARITA AREA SPECIFIC PLAN AND COMMUNITY DESIGN GUIDELINES
DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, Margarita Area Specific Plan (MASP) and Community Design Guidelines (CDG). While the
architectural styles identified in the MASP are preferred, .the specific plan does not mandate a specific
design but instead encourages flexibility in design with an emphasis on details and construction
materials leading to environmentally superior projects, including higher density and incr eased
affordability. The MASP does state that building designs must be consistent with the CDG. Staff has
identified and focused the discussion items below related to consistency with the CDG.
Highlighted Sections Discussion Items
Chapter 5 – Residential Project Design
§5.2.E.2 Open space and
natural features
The project is located between two areas dedicated as open space. The ARC
should discuss how well the project is designed to provide maximum visibility
of these areas.
§5.2.F Exterior finish
materials (c.)
The project primarily utilizes two materials, stucco and stone, on the exterior
of the structures, to providing visual interest. The ARC should discuss whether
all sides of the structure employ the same materials, design details, and
window treatments, ensuring that the structure looks like the same building
from all sides.
§5.4.B Parking and
driveways (2.)
Entrance to the project site is by way of an existing private street consisting
primarily of pavers, and the project proposes the use of pavers for the parking
spaces. The ARC should discuss if the paving treatments proposed create an
attractive entry drive to the site.
§5.4.C.3 Balconies porches
and patios
The project includes the use of patios and balconies for the residences. The
ARC should discuss whether their use efficiently breaks up large wall masses
and adds human scale to the structures.
§5.4.C.5 Exterior stairways
The ARC should discuss if the external stairways provide residents and visitors
protection from weather, and if the materials and accents match the main
structure.
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ARCH-0095-2020, AFFH-0096-2020
3065 Lucca Lane
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5.0 PROJECT STATISTICS
The project site is within a Planned Development overlay (PD) and a specific plan overlay (SP). Each
overlay, and their associated regulatory documents, provide varying standards applicable to the
project. Where the Planned Development overlay provides a specific standard (setback, density, etc.)
that standard takes precedent (Attachment 2). Where the Planned Development does not provide a
specific standard, the specific plan standards are applied. Where the Planned Development and
specific plan do not provide a specific standard, the Zoning Regulations standards are applied.
Site Details Proposed Allowed/Required
Street Setback (from center line) 15’ -4” feet 15’ (total easement width)
Side Setback 3 4’* 5’
Density (units/acre) 2 28.6 (80% Bonus)* 16
Maximum Height of Structures 1 29 feet 35 feet
Max Building Coverage 3 31% 75%
Total # Parking Spaces 1 44 41
Environmental Status Project is consistent with previously approved environmental
reviews for the Planned Development Overlay and tract map
12019 Zoning Regulations - 2Margarita Area Specific Plan - 3Planned Development ordinance
*Incentive or exception requests for PC consideration
6.0 ACTION ALTERNATIVES
6.1 Recommend approval of the project, based on consistency with the Margarita Area Specific
Plan and Community Design Guidelines.
6.2 Continue the project. An action continuing the application should include specific direction
to the applicant and staff on pertinent issues, including references to design guidelines.
6.3 Recommend denial of the project based on inconsistency with the Margarita Area Specific
Plan and Community Design Guidelines. An action recommending denial should cite the basis
of the recommendation and reference inconsistency with the General Plan, CDG, MASP,
Zoning Regulations or other policy documents.
7.0 ATTACHMENTS
1. Project Plans
2. City Council Ordinance No. 1506 (2007)
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TOSCANO
INCLUSIONARY
HOUSING
entitlements PACKAGE, 05/13/20
Prepared by TEN OVER STUDIO
The Toscano Inclusionary Housing Project is designed to bring 38 new affordable residential
units to the South Hills area of San Luis Obispo. The buildings are designed to fit in with the
existing architectural style of the surrounding neighbors. The site creates new connections to
an existing pedestrian pathway and creates pockets of community space that highlight views of
the South Hills.
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CLIENT
HASLO
487 LEFF ST, SAN LUIS OBISPO, CA 93401
CONTACT: MICHAEL BURKE
mburke@haslo.org
ARCHITECT
TEN OVER STUDIO
539 MARSH ST., SAN LUIS OBISPO, CA 93401
805.541.1010
CONTACT: AISLING BURKE
aislingb@tenoverstudio.com
PROJECT INFO & DATA T1.0 TO T1.1
CONTEXTUAL SITE MAP T1.2
CONTEXTUAL IMAGES T1.3
PRELIM. GRADING & DRAINAGE PLAN C1.0
PRELIM. UTILITY PLAN C2.0
PRELIM. SITE CROSS SECTION C3.0
LANDSCAPE PLAN L1.0
LANDSCAPE PALETTE L1.1
LANDSCAPE PRECEDENTS L1.2
IRRIGATION CALCULATIONS L1.3
SITE PLAN A1.0
BUILDING 01 FIRST FLOOR PLAN A2.0
BUILDING 01 SECOND FLOOR PLAN A2.1
BUILDINGS 02 - 04 FIRST FLOOR PLAN A2.2
BUILDING 05 FIRST FLOOR PLAN A2.3
BUILDINGS 02 - 05 SECOND FLOOR PLAN A2.4
BUILDING 01 ELEVATIONS A3.0
BUILDING 05 ELEVATIONS, 02 - 04 SIM. A3.1
SITE ELEVATIONS A3.2
MATERIAL BOARD A3.3
BUILDING SECTIONS A4.0
PROJECT IMAGES A6.0 TO A6.2
CONTACTS
index
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539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 T1.0
VICINITY MAP
SOUTH HILLS OPEN SPACE
N
MARGARITA AV
E
.
SAN VINCENZO DR.LUCCA LANEPRA
D
O
R
D
.S. HIGUERA ST.PROJECT LOCATION
3051, 3053, 3055, 3057, 3058, 3065, AND 3067 LUCCA LANE
APN's
CURRENT USE N/A
52517 SF 1.21 ACRE
MAX SITE COVERAGE ALLOWABLE 60%PROPOSED 30.8%, 16157 SF
FAR ALLOWABLE N/A PROPOSED N/A
DENSITY ALLOWABLE 16/ACRE PROPOSED 28.6/ACRE
AFFORDABLE UNITS PROPOSED 38
INCENTIVES PURSUED DENSITY BONUS
SETBACK REDUCTION
HEIGHT LIMIT ALLOWABLE 35' MAXIMUM PROPOSED 28'-8" MAXIMUM
ADJACENT ZONES NORTH EAST SOUTH WEST
R-2 C/OC R-2 C/OS
SETBACKS FRONT 15' DWELLING, 10' FRONT PORCH OR 20' 17.18.020.A
MEDIUM DENSITY SIDE 5' MINUMUM, REFER TO 17.18.020.B TABLE 2-7
REAR 5' MINUMUM, REFER TO 17.18.020.B TABLE 2-8
LAND USE REQUIREMENTS
ZONING
OVERLAY ZONES
SPECIFIC AREA DESIGN GUIDELINES
COMBINED LOT SIZE
R-2
SP-PD
MARGARITA AREA SPECIFIC PLAN
ADDRESS
PROPOSED USE MULTI-UNIT RESIDENTIAL
ALLOWED USE IN ZONE Y
ENTITLEMENTS/USE PERMIT REQUIRED N
053-025-038; 053-025-039; 053-025-040; 053-025-041;
053-025-042; 053-025-043; 053-025-044
BUILDING 01
OCCUPANCY R-2, A, B
CONSTRUCTION TYPE V-B
SPRINKLER SYSTEM NFPA 13
STORIES PROPOSED 2
HEIGHT PROPOSED 28'-4"
BUILDING AREA SF 5585 SF
BUILDINGS 02-05
OCCUPANCY R-2
CONSTRUCTION TYPE V-B
SPRINKLER SYSTEM NFPA 13
STORIES PROPOSED 2
HEIGHT PROPOSED 28'-8"
BUILDING AREA SF 5675 SF
BUILDING INFO
PROJECT DESCRIPTION
The project site is an inclusionary housing parcel(s) of a previously approved housing subdivison. The project
proposes (5) buildings consisting of (38) low income affordable housing units. The project provides a common
area and leasing office of approximately 1009 sf, a play area of approximately 624 sf, and an outdoor amenity
space of approximately 750 sf for tenant use.
(44) parking spaces will be provided on site and will serve the tenant and common area uses of the project. The
proposed tandem spaces will be assigned by the on-site manager.
The project will comply with the Tax Credit Large Family Standard by providing minimum 25% of two bedrooms,
minimum 25% of three bedrooms, (10) units of each respectively, and the remaining (18) as one bedroom units.
This project is located within the City of San Luis Obispo's Airport Area Zone, and the Margarita Area Specific
Plan. The project will require review and approval from the Architectural Review Commission hearing and
Planning Commission hearing.
This project is asking for the following affordable housing concessions:
- Density bonus of 80%
- Setback reduction
A lot merger is forthcoming under a separate planning application to merge 7 parcels into 1.
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539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 T1.1
DENSITY CALC UNIT TYPE
STUDIO / 1 BED 14 0.5 7
1 BEDROOM >600 SF 4 0.66 2.64
2 BEDROOM 10 1 10
3 BEDROOM 10 1.5 15
4+BEDROOM 0 2 0
TOTAL PROPOSED 38 34.64
DENSITY BONUS
PROPOSED DENSITY:28.6 UNITS/ACRE
80%REQUESTED DENSITY BONUS:
% LOW INCOME UNITS:100%
19.36 UNITS
DENSITY
DENSITY ALLOWED:16 / ACRE
DENSITY ALLOWED:
UNIT COUNT DU FACTOR
DENSITY CALCULATIONS
TOTAL DENSITY ALLOWED COMBINE LOT SIZE: 1.21 ACRE
BUILDING 01 COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTAL
FIRST FLOOR 0 2898 0 0 2,898
SECOND FLOOR 0 2687 0 0 2,687
0 5585 0 0 5585
BUILDINGS 02 - 05 COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTAL
FIRST FLOOR 0 2876 0 0 2,876
SECOND FLOOR 0 2799 0 0 2,799
0 5675 0 0 5675
BUILDING AREA
BLDG. TOTAL
BUILDING 01 5,585
BUILDING 02 5,675
BUILDING 03 5,675
BUILDING 04 5,675
BUILDING 05 5,675
SITE TOTAL 28,285
SITE BUILDING AREA
PARKING PROVIDED
RESIDENTIAL USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIRED
1 BEDROOM 18 1 / UNIT 18
2 BEDROOM 10 1 / UNIT 10
3 BEDROOM 10 1 / UNIT 10
BUSINESS 1009 SF 1 SPACE / 300 SF 3
GUEST/COMM.N/A - NOT REQ'D 3
REQUIRED TOTAL 41
PROVIDED TOTAL 44
COMPACT*20
STANDARD 20
ACCESSIBLE 4
ADA SPACES USE # OF SPACES ADA FACTOR ADA REQUIRED
RESIDENTIAL 44 1 / 25 SPACES 2
REQ'D TOTAL 2
PROVIDED TOTAL 1 VAN, 1 STD
EV READY REQ'D USE # OF REQ'D PKG FACTOR EV READY REQ'D
ZONING MULTIFAMILY 44 10% OF SPACES 4
REQ'D TOTAL 4
PROVIDED TOTAL 1 VAN, 1 STD, 2 EV
EV CAPABLE REQ'D USE # OF REQ'D PKG FACTOR EV CAPABLE REQ'D
ZONING
(MORE RESTRICTIVE)
MULTIFAMILY 44 50% OF REQ'D SPCS 22
REQ'D TOTAL 22
PROVIDED TOTAL 22
MOTORCYCLE USE # OF SPACES PARKING FACTOR MOTORCYCLE REQ'D
RESIDENTIAL 44 1 / 20 @ 10+SPCS 2
REQ'D TOTAL 2
PROVIDED TOTAL 2
PARKING CALCULATIONS
*50% ALLOWED TO BE COMPACT IN RESIDENTIAL APARTMENT PROJECTS PER SLO CITY
ENGINEERING STANDARD 2230
BICYCLE PARKING REQ'D
UNIT COUNT (OR SF)
RESIDENTIAL
BUILDING 01 6 6 1 / UNIT 6
BUILDING 02 8 8 1 / UNIT 8
BUILDING 03 8 8 1 / UNIT 8
BUILDING 04 8 8 1 / UNIT 8
BUILDING 05 8 8 1 / UNIT 8
BUSINESS 1009 1 1 / 1000 SF 1
GUEST 11 N/A - NOT REQ'D 11
REQUIRED TOTAL 39 1 38
PROVIDED TOTAL 50 12 38
BICYCLE PARKING CALCULATIONS
SHORT TERM LONG TERMTOTAL BICYCLE
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539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 T1.2
contextual SITE map
N
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539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 T1.3
CONTEXTUAL IMAGES
Our site is surrounded by newly constructed residences,
with more under cosntruction. The buildings range from 2
to 3 stories. The surrounding material pallette is bright-
colored stucco and stone with tile roofs and tuscan-style
details such as shutters, arched windows and doors, and
wood accents.
SUMMARY OF CONTEXT
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GRADING LEGEND
GENERAL LEGEND
STORM DRAIN LEGEND:
99
100
GRADING LEGEND
GENERAL LEGEND
STORM DRAIN LEGEND:
99
100
44 43 42 41 40 39 38 37
36353433323130292827262524232221
20
19
18
17
16
15
1413
1211
109
87
65
43
21
M
UP UP
UP
UP
COMPACTCOMPACT COMPACT COMPACT
M
EV
READY
EV
READY
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
FF 178.50
FF 178.45
FF 177.90
FF 177.80FF 176.70
GRADING KEY NOTES:
00 20'40'
20'SCALE: 1" =
C1.0
PRELIMINARY
GRADING &
DRAINAGE PLAN
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GENERAL LEGENDGENERAL LEGENDGENERAL LEGEND
STORM DRAIN LEGEND:
WATER LEGEND:
SANITARY SEWER LEGEND:
DRY UTILITY LEGEND:
STORM DRAIN LEGEND:STORM DRAIN LEGEND:
WATER LEGEND:
SANITARY SEWER LEGEND:
DRY UTILITY LEGEND:
FF 178.50
FF 178.45
FF 177.90
FF 177.80FF 176.70
WATER KEY NOTES
CAUTIONARY KEY NOTES
UTILITY GENERAL NOTES
SANITARY SEWER KEY NOTES
STORM DRAIN KEY NOTES
WATER KEY NOTES
C2.0
PRELIMINARY
UTILITY PLAN
00 20'40'
20'SCALE: 1" =
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ElevationStation
BUILDING 01
FF 178.50
BUILDING 04
FF 177.80
DESIGNED BY:
CHECKED BY:
ISSUED BY:
DATE:
DAP
KDG
KDG
04/14/2020
00 20'40'
20'SCALE: 1" =
PRELIMINARY SITE
CROSS SECTION
C3.0
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539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20
LANDSCAPE PLAN
SCALE: 1” = 30’-0”
N
L1.0
KEYNOTES
1. LOW LANDSCAPE WALL
2. SHADED SEATING / GATHERING SPACE
3. SCREENING VEGETATION
4. PRIVATE BALCONY / PATIO, TYP.
5. MAIN PEDESTRIAN ENTRY
6. PARKING LOT LIGHTING
7. SITE / STRUCTURAL RETAINING WALL
NO
PARKING
EV CHARGINGONLYEV CHARGINGONLYUP
UP
MAILBOXES
UP UP UPUP
BUILDING 5
3173 SF
BUILDING 4
3173 SF
BUILDING 01
2694 SF
BUILDING 02
3173 SF
BUILDING 03
3173 SF
PLAY
AREA
640 SF
ALLEY
LUCCA LANEPRIVATEPARKING
44 SPACES
PRIVATE RESIDENCE
PEDEST
RI
A
N T
R
AIL
& GREE
N
W
A
Y
PEDESTRIAN TRAIL& GREENWAYPRIVATE RESIDENCE
PRIVATE RESIDENCE
(TYP)
(TYP)
7 3
1
1
5
2
4
4
3 3
3
3
3
L1
L1
L1
L2
L1
L1
L2
L2 L2
L2
L2
L2L2
L2
L2
L2
PRIVATE RESIDENCE
L2
L2
L2
L1
LANDSCAPE LIGHTING SCHEDULE
MARK MFR REMARKS CATALOG MUNBER VOLTAGE WATTAGE LAMPING MOUNTING
L1 TBD PARKING LOT
LIGHTING, MAX.
HEIGHT 12'
-- - LED CONCRETE
FOOTING
L2 TBD OUTDOOR PATHWAY
LIGHTING
-- - LED CONCRETE
FOOTING
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539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 L1.1
LANDSCAPE palette
plant palette plant SCHEDULE
hardscape palette LIGHTING palette
sweet bay
concrete-stamped or salted
finish, integral color
parking lot lighting
max. height 12’
pathway lighting options
paver: belgard cambridge
pattern: cobble
color: 50/50 - toscana/
victorian
block: split face block
color: Margarita cbrw
cream brown
decomposed granite
tan OR GREY, stabilized
deer grass
gray lavender cottonwhite sage
COAST LIVE OAKcallery pear
jasmine
pink rockrose
bee’s bliss sage lavender
OLIVEbrisbane box
rosemary
mock orange
amole
TREES QTY BOTANICAL / COMMON NAME REMARKS
9 Laurus nobilis / Sweet Bay SIZE: 10`-20` WIDE, 20-30` TALL
WUCOLS PF: .1 - .3
20 Lophostemon confertus / Brisbane Box SIZE: 15`-25` WIDE, 40-60` TALL
WUCOLS PF: .4 - .6
18 Olea europaea `Swan Hill` TM / Swan Hill Olive SIZE: TO 25` TALL & WIDE
WUCOLS PF: <.1
27 Pittosporum tobira / Mock Orange SIZE: 8`-12` WIDE, 12`-16` TALL
WUCOLS PF: .1 - .3
6 Pyrus calleryana / Ornamental Pear SIZE: TO 50` TALL & WIDE
WUCOLS PF: .4-.6
7 Quercus agrifolia / Coast Live Oak SIZE: TO 40` TALL & WIDE
WUCOLS PF: <.1
SHRUB AREA BOTANICAL / COMMON NAME
Low Water Use Shrubs and Grasses
PLANT SCHEDULE Item 1
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539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 L1.2
LANDSCAPE PRECEDENTS
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539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20
Instructions Plant Water Use
Type Plant Factor
Cells with blue background are for entering data Very Low 0 - 0.1
Results show in cells with tan background Low 0.1 - 0.3
Errors will show in RED text.Moderate 0.3 - 0.6
High 0.6 - 1.0
1) Enter Plant Factor (PF)
The plant factor used shall be from WUCOLS or from horticultural researchers with
academic institutions or professional associations as approved by the California
Department of Water Resources (DWR). (23 CCR § 492.4)Hydrozone
Plant Water Use
Type (low,
moderate, high)
Plant Factor
(PF)
Hydrozone Area
(HA) (ft2) Without
SLA
Enter Irrigation
Type (PF x HA (ft2))/IE
Zone 1 Low 0.30 2,472 Drip Irrigation 915.56
2) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low 0.20 13,452 Drip Irrigation 3321.48
Zone 3
3) Select Irrigation Type from drop-down menu.Zone 4
Drip System Irrigation Efficiency (IE) 0.81 Zone 5
Spray System Irrigation Efficiency (IE) 0.75 Zone 6
Zone 7
4) ETWU results show at the bottom of the page Zone 8
Zone 9
Total Landscape Area (LA) must be equal to the LA in the MAWA calculator.Zone 10
ETWU must be equal to or less than MAWA. Mistakes will show in RED.Zone 11
Zone 12
Zone 13
Zone 14
Zone 15
Zone 16
Zone 17
Zone 18
Zone 19
Zone 20
HA Area 15,924 4,237.04
SLA
Total LA 15,924
Results:MAWA= 237,837.7
ETWU= 115,061.0 Gallons
153.8 HCF (Hundred Cubic Feet) per year
0.3531 Acre-feet per year
Estimated Total Water Use
Enter Values in Blue Cells
Tan Cells Show Results
ETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA]
L1.3
IRRIGATION CALCULATIONS
Instructions
Cells with blue background are for entering data
Results show in cells with tan background
Errors will show in RED text.
1) Select type of project from drop down menu Type of Project Residential
For mixed-use projects please select Non-residential.ETo of City from MWELO data 43.80 ETo (inches/year)
2) Enter spray irrigated landscape area in square feet Overhead Landscape Area (ft2)
3) Enter drip irrigated landscape area in square feet 15924 Drip Landscape Area (ft2)
4) Enter Special Landscape Area (SLA) in square feet SLA (ft2)
Total Landscape Area 15,924 ft2
SLA means an area of the landscape dedicated solely to edible plants, areas
irrigated with recycled water, water features using recycled water, and areas
dedicated to active play such as parks, sports fields, golf courses, and where turf
provides a playing surface.
Results:
4) MAWA results appear in the tan cells (ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA]237,837.7 Gallons per year
318 HCF (Hundred Cubic Feet) per year
0.730 Acre-feet per year
San Luis Obispo
Tan Cells Show Results
Enter Value in Blue Cells
Maximum Applied Water Allowance Calculations
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539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 A1.0
78'-6"57'-10"55'-4"15'-4"SETBACK14'-0"
17'-0"
20'-5"4'-2
1
2"SE
TBACK
6'-10"
SETBACK20'-812"SETBACK20'-5"SETBACK20'-2"SETBACK20'-2"SETBACK11'-512"
SETBACK
5
'
-
5
"
4'-2"5'-0"5'-0"9'-10"
12'-8"10'-8"4'-6"5'-0"32'-212"
23'-3"
22'-0"
7'-6"
NO
PARKING
EV CHARGINGONLYEV CHARGINGONLY20'-5"
44 43 42 41 40 39
38 37
36353433323130292827262524232221
20
19
18
17
16
15
1413
1211
109
87
65
43
21
M
UP UP
UP
UP
UP 20'-1012"SETBACK4'-6"4'-1"9'-8"
6'-10"10'-0" ACCESS &UTILITY EASEMENT15'-0" PRIVATESLOPE EASEMENT15'-5"5'-0" UTILITYEASEMENT5'-0"0"4'-0" UTILITY &
PEDESTRIAN EASEM
E
N
T
COMPACT
15'-5"7'-6"COMPACT COMPACT
COMPACTCOMPACT
COMPACTCOMPACT COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTM 21'-5"SETBACKUP
BUILDING 01-A
5585 SF
BUILDING 02-B
5675 SF
BUILDING 03-A
5675 SF
BUILDING 04-B
5675 SF
BUILDING 05-C
5675 SF
ALLEY
LUCCA LANEPRIVATEPLAY
AREA
624 SF
PARKING
44 SPACES
5
6
RESIDENCE ADJACENT RESIDENCE
ADJACENT RESIDENCE
ADJACENT RESIDENCE
ADJACENT
7
10
2
1
4
3
8
9
9
1
A3.0
2
A3.0
3
A3.0
4
A3.0
1
A3.1
4
A3.1
3
A3.0
REFER TO A2.0 - A2.1
REFER TO A2.2 - A2.3, SIM.
REFER TO A2.2 - A2.3, SIM.
REFER TO A2.2 - A2.3REFER TO A2.2 - A2.3
2
A3.1
EV
READY
EV
READY
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
EVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEA
B
C
D
E
10
1010
11
10
1
A3.2
2
A3.2
3
A4.05
A4.0
4
A4.0
2
A4.0
1
A4.0
N
SCALE: 1" = 30'-0"03015 60
1 SITE PLAN
SITE PLAN
SCALE: 1” = 30’-0”
N
KEYNOTES
1. PRIVATE BALCONY / PATIO, TYP.,
SCREEN PATIOS WITH LANDSCAPING
2. MAIN PEDESTRIAN ENTRY
3. SITE / STRUCTURAL RETAINING WALL
4. (E) ALLEY AND PEDESTRIAN
CONNECTION TO PEDESTRIAN TRAIL
5. TRANSFORMER
6. TRASH ENCLOSURE AND PAIR GATES
WITH ADA ACCESS AT BACK; SIZED
FOR (3) 4-YARD DUMPSTERS FOR
TRASH, RECYCLING, AND ORGANICS
7. FIRE TRUCK TURNAROUND
8. (E) PEDESTRIAN / BIKE PATH
9. (E) DRAINAGE SWALE
10. SHORT TERM BIKE PARKING, TYP. OF
(2) SPACES FOR A TOTAL OF (10)
SPACES
11. MAILBOXES, TYP. OF (3) FOR (39)
BOXES
SETBACKS
REFER TO A4.0 SECTIONS
A. SETBACK: 5’-5”
ALLOWED HEIGHT: 1’ – 12’
ACTUAL HEIGHT: 8’-6”
B. SETBACK: 11’-6”
ALLOWED HEIGHT: 23’ – 24’
ACTUAL HEIGHT: 20’-3”
C. SETBACK: 6’-10”
ALLOWED HEIGHT: 1’ – 12’
ACTUAL HEIGHT: 17’-6”
HEIGHT EXCEPTION:
ADJACENT TO OPEN SPACE
D. SETBACK: 4’-2”
REQ’D MIN. SETBACK: 5’-0”
EXCEPTION: ADJACENT TO
OPEN SPACE
ALLOWED HEIGHT: 1’ – 12’
ACTUAL HEIGHT: 20’-4”
HEIGHT EXCEPTION:
ADJACENT TO OPEN SPACE
E. SETBACK: 15’-4”
ALLOWED HEIGHT: 34’ – 35’
ACTUAL HEIGHT: 24’-9”
BUILDING COLOR LEGEND
REFER TO A3.3 MATERIAL BOARD
COLOR SCHEME A:
BUILDINGS 1 & 3
COLOR SCHEME B:
BUILDINGS 2 & 4
COLOR SCHEME C:
BUILDING 5
Item 1
Packet Page 21
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 A2.0
BUILDING 01 first FLOOR PLAN
SCALE: 3/32” = 1’-0”
N
LEASING
OFFICE
133 SQ. FT.
ADA
BATHROOM
75 SQ. FT.
COMMUNITY ROOM
1009 SQ. FT.
UP
UP
3 BEDROOM
902 SQ. FT.
2 BEDROOM
775 SQ. FT.
28'-112"
38'-712"39'-8"
11'-612"10'-512"24'-6"78'-312"
19'-2"5'-0"16'-6"1'-612"47'-612"4'-10"
24'-412"10'-512"15'-8"8'-1112"5'-0"
38'-712"34'-10"5'-0"3'-0"3'-0"17'-312"13'-6"1'-012"23'-012"39'-612"1 2 3 4 5 6 7 8
1 2 3 4 5 6 7 8
A
B
C
D
E
F
G
H
A
B
C
D
E
F
G
H
9'-0"
9'-0"3'-0"MECH./
ELEC.
65 SQ. FT.
LAUNDRY
147 SQ. FT.
MAILBOXES
Item 1
Packet Page 22
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 A2.1
BUILDING 01 second FLOOR PLAN
SCALE: 3/32” = 1’-0”
N
DN
DN
2 BEDROOM
775 SQ. FT.
3 BEDROOM
902 SQ. FT.
1 BEDROOM
485 SQ. FT.
1 BEDROOM
531 SQ. FT.
DECK
DECK
28'-112"
29'-712"39'-8"
11'-612"10'-512"7'-2"24'-6"69'-312"
12'-0"5'-0"16'-6"1'-612"4'-10"
24'-412"10'-512"11'-312"12'-0"1'-4"
5'-0"24'-712"34'-10"5'-0"3'-0"14'-0"5'-0"16'-6"1'-012"47'-612"22'-612"17'-0"2'-0"3'-0"2'-0"1 2 3 4 5 6 7 8
1 2 3 4 5 6 7 8
A
B
C
D
E
F
G
H
A
B
C
D
E
F
G
H 23'-012"Item 1
Packet Page 23
Item 1
Packet Page 24
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20
SCALE: 3/32” = 1’-0”
A2.2
N BUILDING 04 first FLOOR PLAN,
buildings 02 & 03 sim.
1 BEDROOM
571 SQ. FT.
2 BEDROOM
854 SQ. FT.
MECH./ELEC.
100 SQ. FT.
FIRE RISER
47 SQ. FT.
PATIO
PATIO
PATIO
PATIO
UP
3 BEDROOM
1021 SQ. FT.4'-3"23'-712"10'-11"22'-11"33'-10"13'-2"10'-512"4'-6"26'-0"12'-0"66'-212"66'-212"1 2 3 5 6
1 2 3 5 6
53'-0"
6'-0"17'-5"3'-7"
20'-612"5'-0"6'-512"
21'-0"3'-0"
56'-0"24'-1"4'-112"A
B
C
D
E
F
G
A
B
C
D
E
F
G
56'-0"
26'-0"
3'-0"
4
4
24'-0"8'-9"1 BEDROOM
605 SQ. FT.38'-0"Item 1
Packet Page 25
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20
SCALE: 3/32” = 1’-0”
A2.3
N
BUILDING 05 first FLOOR PLAN4'-3"23'-712"10'-11"22'-11"33'-10"13'-2"10'-512"4'-6"26'-0"12'-0"66'-212"38'-0"66'-212"1 2 3 5 6
1 2 3 5 6
53'-0"
6'-0"17'-5"3'-7"
20'-612"5'-0"6'-512"
21'-0"3'-0"
56'-0"24'-1"4'-112"A
B
C
D
E
F
G
A
B
C
D
E
F
G
56'-0"
26'-0"
3'-0"
4
4
24'-0"8'-9"ELEC.
73 SQ. FT.
FIRE RISER
47 SQ. FT.
PATIO
PATIO
PATIO
PATIO
MECH.
66 SQ. FT.
UP
3 BEDROOM
933 SQ. FT.
1 BEDROOM
501 SQ. FT.
1 BEDROOM
533 SQ. FT.
2 BEDROOM
738 SQ. FT.
Item 1
Packet Page 26
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 A2.4
BUILDINGs 04 & 05 second FLOOR PLAN,
buildings 02 & 03 sim.
SCALE: 3/32” = 1’-0”
N
DECK
DECK
DECK
DECK
DN
1 BEDROOM
627 SQ.FT.4'-3"23'-712"10'-11"10'-11"33'-10"13'-2"10'-512"4'-6"26'-0"12'-0"66'-212"38'-0"66'-212"1 2 3 5 6
1 2 3 5 6
6'-0"
17'-5"3'-7"
20'-612"
5'-0"
6'-512"
21'-0"3'-0"
56'-0"24'-1"4'-112"A
B
C
D
E
F
G
A
B
C
D
E
F
G
51'-0"
26'-0"
3'-0"
4
4
2'-0"12'-0"12'-1"12'-0"24'-0"
2'-0"
24'-0"8'-9"2 BEDROOM
738 SQ. FT.
3 BEDROOM
933 SQ. FT.
1 BEDROOM
501 SQ. FT.
Item 1
Packet Page 27
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 A3.0
SECOND FLOOR
11'-0"
FIRST FLOOR
0'-0"
MAX. ALLOWABLE BLDG. HEIGHT
35'-0"
MAX. EAVE HEIGHT
24'-9"
MAX. RIDGE HEIGHT
28'-4"
87654321
8 7 6 5 4 3 2 1 H G F E D C B A
HGFEDCBA
4. EAST ELEVATION
2. west ELEVATION
BUILDING 01 elevations
SCALE: 3/32” = 1’-0”
3. north ELEVATION
1. south ELEVATION
Item 1
Packet Page 28
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 A3.1
SECOND FLOOR
11'-0"
FIRST FLOOR
0'-0"
MAX. ALLOWABLE BLDG. HEIGHT
35'-0"
MAX. EAVE HEIGHT
24'-9"
MAX. RIDGE HEIGHT
28'-8"
1 2 3 4 5 6
123456 G F E D C B A
GFEDCBA
4. south ELEVATION
2. north ELEVATION
SCALE: 3/32” = 1’-0”
BUILDING 05 elevations, buildings 02 - 04 sim.
3. EAST ELEVATION
1. west ELEVATION
Item 1
Packet Page 29
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 A3.2
building 5
SCALE: 1/16” = 1’-0”
site elevations
building 4building 3
1. SOUTH elevation
2. NORTH elevation
building 2building 1
COLOR SCHEME A
COLOR SCHEME A
COLOR SCHEME B COLOR SCHEME C
COLOR SCHEME B
Item 1
Packet Page 30
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 A3.3
MATERIAL BOARD
SIMILAR TO EXISTING
TBD - LOCALLY SOURCED
SIMILAR TO EXISTING
SIMILAR TO EXISTING
SIMILAR TO EXISTING
MATCHES EXSITING
DECORATIVE TILE RISERS
ALTERNATING PATTERN AND COLOR
STONE SIDING - ALL BUILDINGS
MOUNTAIN LEDGE - SIERRA
ROOF TILE
MCA SUPERIOR CLAY ROOFING TILE
OLD SANTA BARBARA BLEND
STUCCO SIDING
COLOR SCHEME A: BUILDINGS 01 & 03
INTEGRAL STUCCO, COLOR TO MATCH SW 7104
STUCCO SIDING
COLOR SCHEME C: BUILDING 05
INTEGRAL STUCCO, COLOR TO MATCH SW 7078
STUCCO SIDING
COLOR SCHEME B: BUILDINGS 02 & 04
INTEGRAL STUCCO, COLOR TO MATCH SW 0068
Item 1
Packet Page 31
Item 1
Packet Page 32
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 A4.0
15'-4"
SETBACK
23'-812" BLDG. HT.@ SETBACK15'-4"
SETBACK
24'-812" BLDG. HT.@ SETBACK35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.28'-512" MAX. BLDG. HT.176.72' A.N.G.
177.8' FF 35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.29'-512" MAX. BLDG. HT.174.63' A.N.G.
176.7' FF
180.95' A.N.G.178.5' FF 35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.20'-212" BLDG. HT.@ SETBACK24'-812" MAX. BLDG. HT.21'-812"
SETBACK 8"3'-612"7'-1034"1'-4"183.58' A.N.G.
178.45' FF 17'-6" BLDG. HT.@ SETBACK6'-912"
SETBACK
35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.23'-6" MAX. BLDG. HT.SETBACK EXCEPTION,
REFER TO A1.0
REQUIRED SIDE SETBACK, REFER TO
CITY OF SLO ZONING REGULATIONS
17.18.020.B TABLE 2-7
35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.24'-7" MAX. BLDG. HT.180.22' A.N.G.177.9' FF
SETBACK EXCEPTION,
REFER TO A1.0
20'-4" @ SETBACK5'-2"
SETBACK
BUILDING SECTIONS
01
02
03
0405
1. building 1
NORTH-SOUTH SECTION
2. building 2
EAST-WEST SECTION
3. building 3
NORTH-SOUTH SECTION
4. building 4
NORTH-SOUTH SECTION
5. building 5
NORTH-SOUTH SECTION
Item 1
Packet Page 33
Item 1
Packet Page 34
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20 A6.0
AERIAL VIEW
01
02
03
0405
Item 1
Packet Page 35
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20
01
02
03
0405
A6.1
VIEW FROM sidewalk
Item 1
Packet Page 36
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 05/13/20
01
02
03
0405
A6.2
VIEW FROM pedestrian site entry
Item 1
Packet Page 37
Item 1
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Item 1
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Item 1
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Item 1
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Item 1
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Item 1
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Item #1
PUBLIC HEARING ITEM
3065 Lucca (ARCH-0095-2020 & AFFH-0096-2020)
Review of a new inclusionary housing development consisting of five, two-story
structures containing a total of 38 low-income affordable units, community room,
and leasing office, on a site designated for affordable housing. The project includes
an 80% density bonus, as a standard incentive for projects consisting of 100%
affordable housing. The project also includes a reduction in setback requirements,
requested as an alternative incentive, allowing a setback of four feet, where five
feet is the minimum required within the Planned Development (PD) overlay zone
Staff Presentation By:
Associate Planner, Kyle Van Leeuwen
Applicant: San Luis Obispo Non-Profit Housing Corporation
Focus of Review
4
ARC review due to:
◼New Multi-Family Residential Development
ARC Purview:
◼Review the project in terms of its consistency with the
Margarita Area Specific Plan, Community Design
Guidelines, and applicable City standards
◼Provide comments and recommendations to the
Planning Commission
Project Description
6
◼Five New Two-Story Residential Buildings
▪38 Low-Income Units; mix of one-, two-, and three-
bedroom apartments
▪Community Room and Leasing Office
▪Play Area
▪44 Surface Parking Spaces
▪Vehicle Access from Lucca Lane
▪Pedestrian Access from San Vincenzo Drive via
Pedestrian Trail (east edge of site)
Building Design
9
◼The proposed buildings are Tuscan in style, following the
character of the Toscano development.
◼The proposed materials of the project include:
▪Stucco and stone exterior walls, clay tile roofs, metal
railings for balconies and stairs,
◼Primary Colors: Cotton White, Copen Blue (light green),
Minute Mauve
Affordable Housing Incentives
12
◼Standard Incentive: 80% Density Bonus
◼Additional Incentive/Concession: Allow a four-foot side
setback where five feet is the normal requirement
Recommendation
Provide a recommendation to the Planning Commission
regarding the project’s consistency with the Margarita
Area Specific Plan, Community Design Guidelines, and
applicable City standards.
Parking Requirement
Zoning Regulations –Low Income, Parking
Incentive
Housing developments occupied exclusively by
(…) low-income households (…) may provide one car
and one bicycle space per dwelling unit.
(…) a development may provide onsite parking
through tandem or uncovered parking
Applicant Presentation By:
Scott Smith, HASLO
Joel Snyder, Ten Over Studio
Item #1 (continued)
PUBLIC HEARING ITEM
3065 Lucca (ARCH-0095-2020 & AFFH-096-2020)