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Home My WebLink AboutItem 3 - ARCH-0764-2019 (830 Orcutt)Meeting Date: July 6, 2020 Item Number: 3 Item No. 1 ARCHITECTURAL REVIEW COMMISSION REPORT FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner PROJECT ADDRESS: 830 Orcutt Road FILE NUMBER: ARCH-0764-2019, AFFH-0210- 2020, & USE-0209-2020 APPLICANT: 830 Orcutt, LLC REPRESENTATIVE: Bryan Ridley For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org PROJECT DESCRIPTION AND SETTING The proposed project includes the redevelopment of an existing commercial property to include two three-story residential structures consisting of 15 residential units and a one-story 1,714 square-foot commercial building. The project will include demolishing the existing single-family residence and detached garage. The project includes a density bonus of 5% and includes a request for an alternative incentive to relax development standards for the creek setback requirement to allow a 2-foot setback, where 20 feet is normally required. The project also includes requests to allow residential uses on the ground floor within the first 50 feet of the structure along the street frontage, and a request for a 10 percent parking reduction to reduce the required parking by 3 spaces by providing 15 additional bicycle parking spaces (Attachment 1, Project Plans). General Location: The 24,920-square foot project site is located on developed property along Orcutt Road, with direct access from Orcutt Road. The site is adjacent to Sydney Creek along the east property line. Present Use: single-family residence and detached garage Zoning: Service Commercial (C-S) zone General Plan: Services & Manufacturing Surrounding Uses: East: Commercial Services West: Vacant Commercial North: Auto Services South: Multi-Family Housing & Mixed-Use PROPOSED DESIGN Architecture: Contemporary Design details: Shed roof system, upper level balconies, greenscreen panels, and extended eaves. Materials: Fiber cement vertical and horizontal panel siding, stucco with sand finish, vinyl window frames, and anodized aluminum storefront. Colors: Light gray (primary), dark gray, black, and wood siding (secondary), with accent pink doors and white window frames. Figure 1: Subject Property Item 3 Packet Page 53 ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020 (830 Orcutt) Page 2 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), Sign Regulations, 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 Sign Regulations: https://www.slocity.org/home/showdocument?id=24661 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 related to consistency with CDG Chapters 2 (General Design Principles), and Chapter 3.1 (Commercial Project Design). 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 CDG states that “elevations which do not directly face a street should not be ignored or receive only minimal architectural treatment”; the ARC should discuss whether the proposed development demonstrates a consistent use of colors, materials, and detailing throughout all elevations of the buildings. Figure 2: Rending of the project as seen from Orcutt Road Item 3 Packet Page 54 ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020 (830 Orcutt) Page 3 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 mixed-use development provides sufficient design factors to contribute to neighborhood compatibility; design theme, building scale/size, setbacks and massing, colors, textures, and building materials. PROJECT STATISTICS Site Details Proposed Allowed/Required* Building Setbacks Front Yard Side Yard Rear Yard 10 feet 6 feet 2 feet 10 feet None Required None Required Creek Setback 2 feet 20 feet Upper Story Step back Creek Frontage Street Frontage 2 feet 15 feet 10 feet along the third level 15 feet for structures over 35- feet in height Ground Floor Residential uses Setback 0 feet 50 feet Maximum Height of Structures 35 feet 35 feet Density 14.39 (5% bonus) 13.7 Affordable Housing 2 Units (Low-income) 2 Units Building Coverage 47% 75% Floor Area Ratio (FAR) 1.1 1.5 Signage Number of Signs Area of Signs 2 per tenant 81 square feet 2 per tenant 200 square feet Total # Parking Spaces Electric Vehicle Parking Bicycle Parking Motorcycle Parking 32 3 EV Ready; 15 EV Capable 50 2 30 3 EV Ready; 15 EV Capable 35 2 Environmental Status Categorically exempt from environmental review under CEQA Guidelines Section 15332 (In-Fill Development Projects) *2019 Zoning Regulations ACTION ALTERNATIVES 6.1 Recommend approval based on consistency with Community Design Guidelines (CDG). An action recommending consistency of the application will be forwarded to the Planning Commission for final action. This action may include recommendations for conditions to address further consistency with the CDG. 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 CDG. Item 3 Packet Page 55 ARCH-0764-2019, AFFH-0210-2020, & USE-0209-2020 (830 Orcutt) Page 4 6.3 Recommend denial based on findings of inconsistency with CDG. An action recommending inconsistency of the application should include recommended 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 Description 2. Project Plans Item 3 Packet Page 56 City of San Luis Obispo Community Development Department Planning Division 919 Palm Street San Luis Obispo, CA 93401 April 28, 2020 ORCUTT MIXED USE 830 Orcutt Street | San Luis Obispo | Major Architectural Review DEVELOPMENT STATEMENT This project proposes the demolition of the existing single-family residence and accessory buildings, to prepare the project site for the construction of a mixed-use collection of multi-family residential and commercial use buildings. The fifteen multi-family dwelling units are townhome apartments for rent, and parking is primarily provided in associated private garages with some supplemental surface parking. AFFORDABLE HOUSING + INCENTIVES The project proposes to dedicate 10% of the dwelling units for low income households. Per the calculations that follow, 10% of the proposed dwelling units are reserved and rent-restricted for low income households in accordance with California Government code section 65915. Therefore two 1-bedroom apartments of the fifteen total apartments proposed are provided for such purposes. The density bonus provided for these low income dwelling units is 20%, though the project proposes to require a lesser density bonus of 4.3% to achieve these affordable housing goals on a mixed-use site. This is a privately funded project and does not utilize public funding. Affordable Housing Requirement for Density Bonus and Concession: Provide 10% Low Income 1.5 dwelling units [ 15 dwelling units × 10% ] Affordable Units Provided by this Project: 2 1-bedroom dwelling units 2.0 dwelling units Per SLOMC 17.140.070(A)(1) the developer shall receive one incentive or concession in addition to the density bonus requested. The incentive requested is a relaxation of creek setback standards for the subject property. The relaxation of the creek setback standards is necessary for the inclusion of the low income dwelling units and increased density. The 20’ creek setback combined with the 10’ 3rd story creek setback would result in the elimination of two 2-bedroom apartments which reduces the project’s density below the maximum and has the effect of making the inclusion of affordable housing untenable. This project DOES NOT request residential parking ratios as outlined in SLOMC 17.070.140(K). CEQA STATUS This environmentally benign project is categorically exempt from CEQA per CEQA guideline 15332 as the project satisfies the conditions of a class 32 in-fill development project. PUBLIC ART The requirements of the Public Art Ordinance shall be met through payment of an in-lieu fee and are applicable only to the non-residential building identified in the project plans as Building D. The fee is determined by the amount equal to one-half Item 3 Packet Page 57 of one percent (0.5%) of that portion of the total construction costs in excess of $100,000, not to exceed $50,000 for each building permit. The expected project cost is $214,250 for the 1,714 square foot building and therefore: ($214,250-$100,000) × 0.5% = $571.25 SITE CONTEXT The project site is 0.57 acres situated along the north side of a broad section of Orcutt Road in the Service Commercial (C- S) zone. The C-S zoning is applied in this vicinity only on the north side of Orcutt Road and only where properties abut the right-of-way. Further removed from the activity of Orcutt Road to the north Manufacturing zoning takes over, defined by a haphazard collection of simple utilitarian buildings. To the south, across the street, various residential planned developments have been constructed or are under construction, forming clusters of townhomes and apartments. Current pedestrian activity along Orcutt Road is limited but expected to increase with the construction of the nearby mixed use “Connect” project to the east and with this development as well, with many services available to the west centered around the intersection of Orcutt Road and Broad Street. PHOTOGRAPH OF 810 AND 830 ORCUTT (circa 2019) Presently, a single-story home built in 1949 (per SLO County Assessor’s Office) occupies the site with an accessory detached garage. The home is setback from the right-of-way, screened by vegetation, and does not create any sense of neighborhood or prominence. It is a leftover structure that has outlived the changes in development patterns and land use updates and therefore will be demolished or removed entirely from the site to allow for the proposed development. It lacks character defining features and doesn’t demonstrate any need for preservation. Item 3 Packet Page 58 PROJECT DESIGN Orcutt Mixed Use is a collection of four buildings -three residential (A, B, C), one commercial (D)- to establish a mixed use site in the Service-Commercial (C-S) zone along Orcutt Road. The buildings are arranged to provide and maintain “logical and safe access to the site” [CDG 3.1.A(5)] along with clear pedestrian circulation paths in between to well-defined individual townhome and commercial suite entries. [CDF 3.1.B(2g)] CHARACTER RENDERING OF PROJECT’S PEDESTRIAN SITE ENTRY The simplicity of the building footprints allows for subtle and clever patterning of pronounced building offsets from unit to unit, with larger scale roof slope gestures carving a serrated roofline against the sky. The composite roof form offers a collection of pitched roofs that are “multi-planed to avoid large monotonous expanses”.” [CDG 3.1.B(5b)] At all times the building walls and roofs harmonize rhythmically and express dynamic variation without adding unnecessary complexity and decoration. The public frontage of the project is framed by a building of rowhouses to the west, and the commercial building to the east. The 3-story mass of residential building A is softened with material shifts, patterning, and smaller projecting masses to scale down and create “interesting rooflines, building shapes, and patterns of shade and shadow.” [CDG 3.1.A(1)] This building utilizes the affordable housing incentive request to relax the 50’ setback for ground floor residential in mixed use projects. Building design and style in the immediate surroundings is eclectic with largely scaled, simple, and boxy structures comprising the manufacturing and service-commercial areas. Flat and pitched roofs are common, as are broad walls with simple offsets for shade and shadow. Orcutt Mixed Use adopts a contemporary interpretation of the surrounding context, [CDG 3.1.C] translating the simple forms through the lens of residential and small scale commercial patterns. This results Item 3 Packet Page 59 in a collection of buildings compatible with the immediate context but that also positions a modern architecture appropriate for denser, mixed use developments. CHARACTER RENDERING OF PROJECT’S ORCUTT ROAD FRONTAGE Materials in use at nearby properties on the north side of Orcutt Road include stucco, pigmented and painted concrete masonry units, horizontal clapboard siding, corrugated sheet metal, and vertical formed sheet metal panels. Across the street, where development has formed in residential clusters detached from the streetscape, materials are far more traditionally applied in what could be called Mediterranean and Cottage flavors. The project borrows from and interprets the contextual palette of materials from the industrial use of sheet metal to a more appropriate and durable use of stucco and fiber cement boards and panels for this mixed use site. Ribbed integral color fiber cement panels echo the scale of corrugated sheet metal. Fiber cement vertical board and batten follows the pattern of formed sheet metal panels. Stucco offers a clean background and avoids excessive and competing textures. Scaled, textured, and integrally colored fiber cement planks present a durable and warm vision of natural wood without the maintenance and durability concerns. Body colors are light with medium to medium-dark tones joining the architecture for differentiation and emphasis. Landscape is part of the overall site design and balances the buildings and hardscape with the living and seasonable beauty of various plantings. [CDG 3.1.C(3)] Along with the five street trees proposed along Orcutt Road, several additional trees are proposed to provide soft balance with the multi-story buildings. At the grade plane a blend of meadow grasses and shrubs establish layered transitions to building surfaces and guide circulation paths. All landscape plantings are drought-tolerant. Signs are located to identify the specific uses on site and offer an appropriate scale of identification both to pedestrians and vehicles. [CDG 3.1.A(6)] Item 3 Packet Page 60 The trash enclosure is located adjacent to the vehicular entry of the site for ease of access and to minimize disruption to the residential community on pick up days. The design of the enclosure echoes the form and material palette of the buildings and conceals the waste bins from view, while also screening the surface lot parking from the public sidewalk. DESIGN EXCEPTIONS Following the City of San Luis Obispo’s Mixed-Use Development Guidelines the project was designed so that the pedestrian environment is enhanced along Orcutt Road with dense landscaping, human scaled building and site entry elements. [17.70.130(D)(1)(a)] Because of the relatively narrow frontage width of the site the buildings do not orient parallel to the street -if they did they would wall off the entire depth of the site- instead the two lead buildings present narrower facades with pedestrian entries and leave the center of the site open visually and for vehicular and pedestrian circulation. Although the Community Design Guidelines discourage building lengths exceeding 150’ in length, [CDG 3.1.C(1)] building A is proposed at 160’ from front to back. This marginal extra length allows for the inclusion of the second low income dwelling unit and will be largely imperceptible as the extra building length is located 165’ from the right-of-way and at the rear of adjacent properties. This perpendicular building arrangement also allows for the garages to not dominate visually as they do not directly face the street. Many of the nearby properties employ this site configuration of building length perpendicular to the street. PROJECT DATA Address: 830 Orcutt Road APN: 053-202-026 Zoning: C-S Service Commercial Adjacent Zoning: C-S (east and west), M (north), R-4-PD and C-C-PD (south across right-of-way) Lot Area: 24,920 square feet (0.57 acres) Current Use: Single Family Residential Proposed Use: Mixed-Use Site with Residential and Commercial Buildings Gross Building Areas: Building A 3,031 sf Garage, 13,230 sf Residential Building B 1,122 sf Garage, 5,011 sf Residential Building C 1,122 sf Garage, 5,011 sf Residential Building D 1,714 sf General Retail and Personal Services Lot Coverage: 75% Allowed 18,690 square feet 47% Proposed 11,650 square feet Floor Area Ratio: 1.5 Allowed 37,380 square feet 1.1 Proposed 27,185 square feet [ 31,385 sf total area – 4,200 sf for required parking ] Density Allowed: C-S Zone 13.7 density units [ 24 du/ac × 0.57 ac ] Density Bonus 16.48 density units [ 13.7 du × 20% for 10% low income per Table 8-2 ] 17.0 density units when rounded per SLOMC 17.140.040(B) Item 3 Packet Page 61 Density Proposed: 2 1-bedroom dwelling units 1.32 density units [ 2 x 0.66 ] 13 2-bedroom dwelling units 13.0 density units [ 13 x 1.0 ] 15 total dwelling units 14.32 density units Affordable Housing Requirement for Density Bonus and Concession: Provide 10% Low Income 1.5 dwelling units [ 15 dwelling units × 10% ] Affordable Units Provided by this Project: 2 1-bedroom dwelling units 2.0 dwelling units, Unit 01 and Unit 09 Building Height: 20’ Allowed at 10’ street yard setback, 35’ Allowed at 15’ street yard setback 20’ Proposed maximum at 10’ street yard setback, 35’ maximum at 15’ street yard setback Construction Type + Occupancy: Type VB Occupancy Townhouses R-3 [ Bldgs. A-C ], Business B and Mercantile M [ Building D ] Vehicle Parking Required: 2 1-bedroom dwelling units 1.5 [ 2 × 0.75 per bedroom ] 13 2-bedroom dwelling units 19.5 [ 26 × 0.75 per bedroom ] Guest 3.0 [ 1 per 5 dwellings × 15 dwellings ] Commercial 5.7 [ 1 per 300 sf x 1,714 sf ] Subtotal 30 spaces Bicycle Reduction 3 spaces [ 1 per 5 bicycles × 15 addition bicycle spaces to reduce commercial and guest parking demand ] Total after reductions 27 spaces Vehicle Parking Provided: Standard Spaces in Garages 28 [ 2 per 2-bedroom dwelling, 1 per 1-bedroom dwelling] Surface Parking 3 standard, 1 van accessible Total 32 spaces Electric Vehicle Charging: EV Ready 3 [ 10% of 30 required spaces ] EV Capable 15 [ one space for each residential garage provided per CalGreen ] Motorcycle Parking: Required 2 [ 1 per 20 parking spaces × 30 spaces required ] Provided 2 accounted for in any of the private garages where there is an excess of 7 parking spaces provided over the requirement of 21 parking spaces Bicycle Parking: Residential 30 [ 2 per dwelling × 15 dwellings located in garages] Item 3 Packet Page 62 Guest 3 [ 1 per 5 dwellings × 15 dwellings ] Commercial 2 [ 1 per 1,000 sf × 1,714 sf ] For Parking Reduction 15 [ equivalent to 3 vehicle parking space reduction ] Total 50 bicycle spaces [ 30 located in garages, 5 long-term, 15 short-term ] Accessible Dwelling Units: Required 2 dwellings [ 15 dwellings × 10%, per CBC 1102A.3.1 at least 10% of the number of multi-story apartments in buildings with no elevator on a site must comply with subsections 1-4 as applicable ] Provided Unit 10 and Unit 11 fulfill accessible dwelling unit requirements with entry level powder room and habitable room Please contact me if there are any questions. Thank you, Bryan Ridley [architect] bracket architecture office 805.704.0535 br@bracketao.com Item 3 Packet Page 63 ORCUTT MIXED USE830 ORCUTT ROAD | SAN LUIS OBISPO | CALIFORNIAARCHITECTURAL REVIEW20.0428bracketItem 3Packet Page 64 rockvi e w sweeneyperkinsBROA Dgaribaldimcmillanduncan ORCUTTLAURELmutsuhitolawrence*PROJECT SITE830 ORCUTT ROADTABLE OF CONTENTSProject Information, Development Statement + Table of ContentsSite ContextProject Design + Design ExceptionsProject DataExisting + Demolition Site PlanTree Removal PlanSite PlanOverall Building Floor PlansOverall Roof PlanSite + Building SectionsTypical Dwelling Unit Floor PlansCommercial Unit Floor PlanCharacter RenderingsElevationsSignageMaterials + ColorsLandscape PlanLandscape PaletteLandscape Water Use CalculationsSite + Building FurnishingsC-1.1 Demolition PlanC-1.2 Site PlanC-2.1 Grading and Drainage PlanPAGE23456789-11121314-161718-2425-2728-2930313233-3435363738VICINITY MAPSITE AERIAL830 ORCUTTPROJECT TEAMDEVELOPER | OWNER830 Orcutt, LLC9275 N Forty RoadAtascadero, CA 93422ARCHITECTBracket Architecture OfficePO Box 1810San Luis Obispo, CA 93406Contact: Bryan Ridley | br@bracketao.com | 805 704 0535CIVIL ENGINEERAshley & Vance Engineering, Inc.1413 Monterey StreetSan Luis Obispo, CA 93401Contact: Ken Brown | ken@ashleyvance.com | 805 545 0010DEVELOPMENT STATEMENTThis project proposes the demolition of the existing single-family residence and accessory buildings, to prepare the project site for the construction of a mixed-use collection of multi-family residential and commercial use buildings. The fifteen multi-family dwelling units are townhome apartments for rent, and parking is primarily provided in associated private garages with some supplemental surface parking.AFFORDABLE HOUSING + INCENTIVESThe project proposes to dedicate 10% of the dwelling units for low income households. Per the calculations that follow, 10% of the proposed dwelling units are reserved and rent-restricted for low income households in accordance with California Government code section 65915. Therefore two 1-bedroom apartments of the fifteen total apartments proposed are provided for such purposes. The density bonus provided for these low income dwelling units is 20%, though the project proposes to require a lesser density bonus of 4.3% to achieve these affordable housing goals on a mixed-use site. This is a privately funded project and does not utilize public funding.Affordable Housing Requirement for Density Bonus and Concession: Provide 10% Low Income 1.5 dwelling units [ 15 dwelling units × 10% ]Affordable Units Provided by this Project: 2 1-bedroom dwelling units 2.0 dwelling unitsPer SLOMC 17.140.070(A)(1) the developer shall receive one incentive or concession in addition to the density bonus requested. The incentive requested is a relaxation of creek setback standards for the subject property. The relaxation of the creek setback standards is necessary for the inclusion of the low income dwelling units and increased density. The 20’ creek setback combined with the 10’ 3rd story creek setback would result in the elimination of two 2-bedroom apartments which reduces the project’s density below the maximum and has the effect of making the inclusion of affordable housing untenable.This project DOES NOT request residential parking ratios as outlined in SLOMC 17.070.140(K).CEQA STATUSThis environmentally benign project is categorically exempt from CEQA per CEQA guideline 15332 as the project satisfies the conditions of a class 32 in-fill development project.PUBLIC ARTThe requirements of the Public Art Ordinance shall be met through payment of an in-lieu fee and are applicable only to the non-residential building identified in the project plans as Building D. The fee is determined by the amount equal to one-half of one percent (0.5%) of that portion of the total construction costs in excess of $100,000, not to exceed $50,000 for each building permit. The expected project cost is $214,250 for the 1,714 square foot building and therefore:($214,250-$100,000) × 0.5% = $571.252bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 65 SITE CONTEXTThe project site is 0.57 acres situated along the north side of a broad section of Orcutt Road in the Service Commercial (C-S) zone. The C-S zoning is applied in this vicinity only on the north side of Orcutt Road and only where properties abut the right-of-way. Further removed from the activity of Orcutt Road to the north Manufacturing zoning takes over, defined by a haphazard collection of simple utilitarian buildings. To the south, across the street, various residential planned developments have been constructed or are under construction, forming clusters of townhomes and apartments. Current pedestrian activity along Orcutt Road is limited but expected to increase with the construction of the nearby mixed use “Connect” project to the east and with this development as well, with many services available to the west centered around the intersection of Orcutt Road and Broad Street.Presently, a single-story home built in 1949 (per SLO County Assessor’s Office) occupies the site with an accessory detached garage. The home is setback from the right-of-way, screened by vegetation, and does not create any sense of neighborhood or prominence. It is a leftover structure that has outlived the changes in development patterns and land use updates and therefore will be demolished or removed entirely from the site to allow for the proposed development. It lacks character defining features and doesn’t demonstrate any need for preservation.3197 DUNCAN3076 DUNCANCORNER OF ORCUTT + MACMILLAN3055 MACMILLAN3195 MACMILLAN810 ORCUTT830 ORCUTT3138 MACMILLAN3bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 66 PROJECT DESIGNOrcutt Mixed Use is a collection of four buildings -three residential (A, B, C), one commercial (D)- to establish a mixed use site in the Service-Commercial (C-S) zone along Orcutt Road. The buildings are arranged to provide and maintain “logical and safe access to the site” [CDG 3.1.A(5)] along with clear pedestrian circulation paths in between to well-defined individual townhome and commercial suite entries. [CDF 3.1.B(2g)] The simplicity of the building footprints allows for subtle and clever patterning of pronounced building offsets from unit to unit, with larger scale roof slope gestures carving a serrated roofline against the sky. The composite roof form offers a collection of pitched roofs that are “multi-planed to avoid large monotonous expanses”.” [CDG 3.1.B(5b)] At all times the building walls and roofs harmonize rhythmically and express dynamic variation without adding unnecessary complexity and decoration.The public frontage of the project is framed by a building of rowhouses to the west, and the commercial building to the east. The 3-story mass of residential building A is softened with material shifts, patterning, and smaller projecting masses to scale down and create “interesting rooflines, building shapes, and patterns of shade and shadow.” [CDG 3.1.A(1)] This building utilizes the affordable housing incentive request to relax the 50’ setback for ground floor residential in mixed use projects. Building design and style in the immediate surroundings is eclectic with largely scaled, simple, and boxy structures comprising the manufacturing and service-commercial areas. Flat and pitched roofs are common, as are broad walls with simple offsets for shade and shadow. Orcutt Mixed Use adopts a contemporary interpretation of the surrounding context, [CDG 3.1.C] translating the simple forms through the lens of residential and small scale commercial patterns. This results in a collection of buildings compatible with the immediate context but that also positions a modern architecture appropriate for denser, mixed use developments.Materials in use at nearby properties on the north side of Orcutt Road include stucco, pigmented and painted concrete masonry units, horizontal clapboard siding, corrugated sheet metal, and vertical formed sheet metal panels. Across the street, where development has formed in residential clusters detached from the streetscape, materials are far more traditionally applied in what could be called Mediterranean and Cottage flavors. The project borrows from and interprets the contextual palette of materials from the industrial use of sheet metal to a more appropriate and durable use of stucco and fiber cement boards and panels for this mixed use site. Ribbed integral color fiber cement panels echo the scale of corrugated sheet metal. Fiber cement vertical board and batten follows the pattern of formed sheet metal panels. Stucco offers a clean background and avoids excessive and competing textures. Scaled, textured, and integrally colored fiber cement planks present a durable and warm vision of natural wood without the maintenance and durability concerns. Body colors are light with medium to medium-dark tones joining the architecture for differentiation and emphasis.Landscape is part of the overall site design and balances the buildings and hardscape with the living and seasonable beauty of various plantings. [CDG 3.1.C(3)] Along with the five street trees proposed along Orcutt Road, several additional trees are proposed to provide soft balance with the multi-story buildings. At the grade plane a blend of meadow grasses and shrubs establish layered transitions to building surfaces and guide circulation paths. All landscape plantings are drought-tolerant.Signs are located to identify the specific uses on site and offer an appropriate scale of identification both to pedestrians and vehicles. [CDG 3.1.A(6)]The trash enclosure is located adjacent to the vehicular entry of the site for ease of access and to minimize disruption to the residential community on pick up days. The design of the enclosure echoes the form and material palette of the buildings and conceals the waste bins from view, while also screening the surface lot parking from the public sidewalk.DESIGN EXCEPTIONSFollowing the City of San Luis Obispo’s Mixed-Use Development Guidelines the project was designed so that the pedestrian environment is enhanced along Orcutt Road with dense landscaping, human scaled building and site entry elements. [17.70.130(D)(1)(a)]Because of the relatively narrow frontage width of the site the buildings do not orient parallel to the street -if they did they would wall off the entire depth of the site- instead the two lead buildings present narrower facades with pedestrian entries and leave the center of the site open visually and for vehicular and pedestrian circulation. Although the Community Design Guidelines discourage building lengths exceeding 150’ in length, [CDG 3.1.C(1)] building A is proposed at 160’ from front to back. This marginal extra length allows for the inclusion of the second low income dwelling unit and will be largely imperceptible as the extra building length is located 165’ from the right-of-way and at the rear of adjacent properties. This perpendicular building arrangement also allows for the garages to not dominate visually as they do not directly face the street. Many of the nearby properties employ this site configuration of building length perpendicular to the street.4bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 67 PROJECT DATAAddress: 830 Orcutt RoadAPN: 053-202-026Zoning: C-S Service CommercialAdjacent Zoning: C-S (east and west) M (north) R-4-PD and C-C-PD (south across right-of-way)Lot Area: 24,920 square feet (0.57 acres)Current Use: Single Family ResidentialProposed Use: Mixed-Use Site with Residential and Commercial BuildingsGross Building Areas: Building A 3,031 sf Garage, 13,230 sf Residential Building B 1,122 sf Garage, 5,011 sf Residential Building C 1,122 sf Garage, 5,011 sf Residential Building D 1,714 sf General Retail and Personal ServicesLot Coverage: 75% Allowed 18,690 square feet 47% Proposed 11,650 square feetFloor Area Ratio: 1.5 Allowed 37,380 square feet 1.1 Proposed 27,185 square feet [ 31,385 sf total area – 4,200 sf for required parking ]Density Allowed: C-S Zone 13.7 density units [ 24 du/ac × 0.57 ac ] Density Bonus 16.48 density units [ 13.7 du × 20% for 10% low income per Table 8-2 ] 17.0 density units when rounded per SLOMC 17.140.040(B)Density Proposed: 2 1-bedroom dwelling units 1.32 density units [ 2 x 0.66 du ] 13 2-bedroom dwelling units 13.0 density units [ 13 x 1.0 du ] 15 total dwelling units 14.32 density unitsAffordable Housing: Requirement Provide 10% Low Income dwelling units, 1.5 dwelling units [ 15 dwelling units × 10% ] Provided 2 Low Income 1-bedroom dwelling units, Unit 01 and Unit 09Building Height: Allowed 20’ at 10’ street yard setback, 35’ at 15’ street yard setback Proposed 20’ maximum at 10’ street yard setback, 35’ maximum at 15’ street yard setbackConstruction Type + Occupancy: Type VB Occupancy Townhouses R-3 [ Buildings A-C ], Business B and Mercantile M [ Building D ]Vehicle Parking Required: 2 1-bedroom dwelling units 1.5 [ 2 × 0.75 per bedroom ] 13 2-bedroom dwelling units 19.5 [ 26 × 0.75 per bedroom ] Guest 3.0 [ 1 per 5 dwellings × 15 dwellings ] Commercial 5.7 [ 1 per 300 sf x 1,714 sf ] Subtotal 30 spaces Bicycle Reduction 3 spaces [ 1 per 5 bicycles × 15 addition bicycle spaces to reduce commercial and guest parking demand, 10% maximum ] Total after reductions 27 spacesVehicle Parking Provided: Standard Spaces in Garages 28 [ 2 per 2-bedroom dwelling, 1 per 1-bedroom dwelling] Surface Parking 3 standard, 1 van accessible Total 32 spacesElectric Vehicle Charging: EV Ready 3 [ 10% of 30 required spaces ] EV Capable 15 [ one space for each residential garage provided per CalGreen ]Motorcycle Parking: Required 2 [ 1 per 20 parking spaces × 30 spaces required ] Provided 2 accounted for in any of the private garages where there is an excess of 7 parking spaces provided over the requirement of 21 parking spacesBicycle Parking: Residential 30 [ 2 per dwelling × 15 dwellings located in garages] Guest 3 [ 1 per 5 dwellings × 15 dwellings ] Commercial 2 [ 1 per 1,000 sf × 1,714 sf ] For Parking Reduction 15 [ equivalent to 3 vehicle parking space reduction ] Total 50 bicycle spaces [ 30 located in garages, 5 long-term, 15 short-term ]Accessible Dwelling Units: Required 2 dwellings [ 15 dwellings × 10%, per CBC 1102A.3.1 at least 10% of the number of multi-story apartments in buildings with no elevator on a site must comply with subsections 1-4 as applicable ] Provided Unit 10 and Unit 11 fulfill accessible dwelling unit requirements with entry level powder room and habitable room5bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 68 EXISTING + DEMOLITION SITE PLAN1” = 20’-0”EXISTING RESIDENCETO BE DEMOLISHEDEXISTING PAVED AREASTO BE DEMOLISHED, TYPICALORCUTT ROADEXISTING GARAGETO BE DEMOLISHEDTREE, SHRUBS, AND GROUNDCOVER TO BE REMOVED, TYPICAL OF ALL LANDSCAPE ON-SITE.SEE TREE REMOVAL PLAN FOR SIZE AND SPECIES.SEE LANDSCAPE PLAN FOR NEW TREES AND OTHER PLANTINGSSITE UTILITIES TO BE INSTALLED PER CIVIL ENGINEERING DESIGNOVERHEAD UTILITIES TO BE REMOVEDEUCALYPTUS TREES TO BE REMOVEDOFF-SITE TREES TO REMAIN20’ CREEK SETBACKLINE OF AVERAGED TOP OF BANK PER SITE VISIT WITH NATURAL RESOURCES MANAGER ON JANUARY 13, 2020 [SLOMC 17.70.030(C)]6bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 69 TREE REMOVAL PLAN1” = 20’-0”ORCUTT ROADONSITE TO REMOVE68” EUCALYPTUS56” EUCALYPTUS60” EUCALYPTUS36” PEPPER24” OAK10” PINE12” REDWOOD10” REDWOOD6”, 8”, 10” PALM14” REDWOOD13” REDWOOD16” PEPPER 16” PEPPER8” PEPPER14” PEPPER6” PEPPER20” PEPPER8” PEPPEROFFSITE TO REMAIN24” OAK72” PEPPER18” OAK12” OAK8”, 12”, 12” EUCALYPTUS1.2.3.4.5.6.7.8.9.10.11.12.13.14.15.16.17.18.A.B.C.D.E.TREE INDEX123BACD657891011121314161718E154ALL SHRUBS AND GROUNDCOVER ON-SITE TO BE REMOVEDNEIGHBORING TREES OVERHANGING THE PROPERTY LINE TO BE PRUNED UNDER THE SUPERVISION OF A CERTIFIED ARBORISTNEIGHBORING TREES OVERHANGING THE PROPERTY LINE TO BE PRUNED UNDER THE SUPERVISION OF A CERTIFIED ARBORIST7bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 70 UNIT 08 SINGLE-STORYCOMMERCIALUNIT 15UNIT 14UNIT 12UNIT 11UNIT 13FIRE ACCESS ROADUNIT 10UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT01UNIT09SITE PLAN1” = 20’-0”SPLIT RAIL FENCESITE PRIVACY FENCE AT NORTH PROPERTY LINESINGLE MANEUVER FROM GARAGE (REVERSE)SINGLE MANEUVER FROM GARAGE (REVERSE)ELECTRIC UTILITYTRANSFORMEREV READY PARKING(3) REQUIRED10’ SETBACK FOR BUILDINGS< 20’ IN HEIGHT50’ SETBACK FOR GROUND LEVEL DWELLING UNITS, DESIGN EXCEPTION PER SLOMC 17.70.130(D)(1)(a)15’ SETBACK FOR BUILDINGS> 20’ IN HEIGHTBICYCLE PARKING, (5) LONG TERMSTREET LIGHT PER ENGINEERING STANDARDS 7520 + 7910 FIRE RISER ROOM WITH EXTERIOR DOOR ACCESS, FDC AT SOUTH WALLDOUBLE-DETECTOR CHECK VALVE SCREENED BY LANDSCAPEBICYCLE PARKING, (12) SHORT TERMBICYCLE PARKING, (3) SHORT TERM5’ SETBACK FOR PARKING LOTS AND SIGNSSITE PRIVACY FENCEAT WEST PROPERTY LINE6’ WIDE PATHWAYS, TYPPLANTERS, SEE LANDSCAPE PLANTRASH, RECYCLING + ORGANICS ENCLOSURE, COVEREDREQUESTED EXCEPTION OF CREEK SETBACKS [ 20’ + 10’ AT UPPER LEVEL ] BYAFFORDABLE HOUSING INCENTIVELINE OF TOP OF BANKPER SITE VISIT WITH NATURAL RESOURCES MANAGER ON JANUARY 13, 202080 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 71 SINGLE-STORYCOMMERCIALUNIT 15UNIT 14UNIT 12UNIT 11UNIT 13UNIT 10FIRST FLOOR OVERALL PLAN1” = 20’-0”UNIT01UNIT09UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02SEE PAGES 14-17 FOR PLAN ENLARGEMENTSLOWINCOMELOWINCOMEACCESSIBLEACCESSIBLE90 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 72 SECOND FLOOR OVERALL PLAN1” = 20’-0”SINGLE-STORYCOMMERCIALUNIT 15UNIT 14UNIT 12UNIT 11UNIT 13UNIT 10UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT01UNIT09MECHSEE PAGES 14-17 FOR PLAN ENLARGEMENTSMECHANICAL EQUIPMENT AREA, TYPICAL, SET IN FROM PERIMETER TO LIMIT VISIBILITY.100 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 73 THIRD FLOOR OVERALL PLAN1” = 20’-0”UNIT 15UNIT 14UNIT 12UNIT 11UNIT 13 UNIT 10UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT01UNIT09SEE PAGES 14-17 FOR PLAN ENLARGEMENTS110 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 74 ROOF OVERALL PLAN1” = 20’-0”MECHANICAL EQUIPMENT AREA, TYPICAL, SET IN FROM PERIMETER TO LIMIT VISIBILITY.ROOF APERTURE120 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 75 EAST-WEST SECTION1/16”=1’0”NORTH-SOUTH SECTION1/16”=1’0”BUILDING CBUILDING BBUILDING ABUILDING DBUILDING DMECHANICAL EQUIPMENT AREA, TYPICAL, SET IN FROM PERIMETER TO LIMIT VISIBILITY.13bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 76 2ND FLOOR653 sf3RD FLOOR653 sfUNIT AREA1,598 sf TOTAL1ST FLOOR292 sf [368 GARAGE]BED 2STAIRSSTAIRSSTAIRSTYPICAL 2-BEDROOM TOWNHOME FLOOR PLANS | UNITS 02-07 AND 12-151/8”=1’0”BED 1LIVINGKITCHEN+DININGDENGARAGEENTRYBATHSTORAGE14bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 77 1ST FLOOR292 sf [368 GARAGE]2ND FLOOR672 sf3RD FLOOR672 sfUNIT AREA1,636 sf TOTALACCESSIBLE 2-BEDROOM TOWNHOME FLOOR PLANS | UNITS 10 + 111/8”=1’0”BED 2STAIRSSTAIRSSTAIRSBED 1LIVINGKITCHEN+DININGDENGARAGEENTRYBATHSTORAGE2-BICYCLE OVER-HEAD HOIST15bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 78 TYPICAL ONE-BEDROOM UNIT TOWNHOME FLOOR PLAN | UNITS 01 + 091/8”=1’0”1ST FLOOR161 sf [195 GARAGE]UNIT AREA734 sf TOTAL2ND FLOOR335 sf3RD FLOOR238 sfBATHLDRYSTAIRSKITCHENGARAGEENTRYLIVINGPWDRBEDROOFSTORAGE16bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 79 1ST FLOOR1,714 sfRESTROOMRESTROOMSUITE 02SUITE 01COMMERCIAL UNIT FLOOR PLAN1/8”=1’0”FIRE RISER CLOSETELECTRICAL CLOSET17bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 80 ORCUTT ROAD VIEW AT BUILDING A18bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 81 ORCUTT ROAD VIEW AT BUILDING D19bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 82 SITE ENTRY AT BUILDING D20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 83 SITE ENTRY AT BUILDING A21bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 84 SITE ENTRY AT DRIVE AISLE22bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 85 23bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 86 24bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 87 EAST ELEVATION 1/16”=1’-0”SOUTH ELEVATION 1/16”=1’0”NICHIHA RIBBED FIBER CEMENT PANEL- INDIGO VINYL WINDOW FRAME- WHITEMERLEX STUCCO FINISH MEDIUM SAND TEXTURE- CRYSTAL SKYNICHIHA VINTAGEWOOD FIBER CEMENT PANEL- SPRUCEWALL MOUNTED GREENSCREEN PANELSMERLEX STUCCO FINISH -TITANIUM NICHIHA FIBER CEMENT BOARD + BATTEN - IRON ORE 25bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 88 WEST ELEVATION 1/16”=1’0”NORTH ELEVATION 1/16”=1’0”MERLEX STUCCO FINISH MEDIUM SAND TEXTURE- CRYSTAL SKYNICHIHA VINTAGEWOOD FIBER CEMENT PANEL- SPRUCECONTROL JOINT PATTERININGNICHIHA RIBBED FIBER CEMENT PANEL- INDIGO 26bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 89 EAST ELEVATION DRIVE AISLE1/16”=1’0”WEST ELEVATION DRIVE AISLE1/16”=1’0”27bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 90 SOUTH ELEVATION SIGNS1/8”=1’0”SIGN SUMMARYWALL SIGN 0111’ x 3’ = 33 sf [ approx. 8% of wall area ]WALL SIGN 02 [ see next page ]4’ x 4’ = 16 sfWALL SIGN 03 [ see next page ]4’ x 4’ = 16 sfMONUMENT | SITE SIGN4’ x 4’ = 16 sfTOTAL SIGN AREA81 sf [ 200 sf allowed in C-S zone ]METAL NUMBERS WITH STANDOFFSWALL SIGN 01TENANT AMONUMENT | SITE SIGN28bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 91 WEST ELEVATION SIGNS1/8”=1’0”DIMENSIONAL NUMBERS + LETTERSWALL SIGN 02TENANT AWALL SIGN 03TENANT B29bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 92 LEGEND1-2 Merlex Stucco Finish Medium Sand Texture - X-50 Crystal White3-4 Nichiha Vintagewood Fiber Cement Panel - Spruce5-6 Nichiha Ribbed Fiber Cement Panel - Indigo7 Nichiha Fiber Cement Board + Batten 8 Wall Mounted Greenscreen Panels9 Merlex Stucco Finish - P.1661 Titanium [Trash Enclosure]10 Dark Gray - SW 7069 Iron Ore [Fascia, Trim, And Garage]11 Light Gray - SW 7660 Earl Grey12 Accent Pink - SW6605 Charisma [Exterior Doors]13 Vinyl Window Frames, White51788613234MATERIALS + COLORS121091130bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 93 LANDSCAPE PLAN1/16”=1’0”SHADE TREESITE PRIVACY FENCE6’ MAX.BORDER SHRUBASPHALTCONCRETESTREET TREEMEADOWBUILDING ABUILDING DBUILDING CBUILDING BSPLIT RAIL FENCESCREEN SHRUBACCENT TREE310 5 10 20bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 94 LANDSCAPE PALETTE123 43456LEGENDUse | Common Name Botanical Name Water Use1 Street Tree | Strawberry Tree Arbutus ‘Marina’ L2 Shade Tree | Shoestring Acacia Acacia stenophylla VL3 Accent Tree | Western Redbud Cercis occidentalis L4 Planter Shrub | New Zealand Flax Phormium ‘Black Adder’ M5 Planter Shrub | New Zealand Flax Phormium ‘Yellow Wave’ M6 Border Shrub | Hummingbird Sage Salvia spathacea L7 Border Shrub | Mediterranean Spurge Euphorbia characias L8 Screen Shrub | Pittosporum Pittosporum tenuifolium M9 Meadow | Orange New Zealand Sedge Carex testacea L10 Meadow | Berkeley Sedge Carex divulsa L 10928732bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 95 InstructionsCells with blue background are for entering dataResults show in cells with tan backgroundErrors will show in RED text.1) Select type of project from drop down menuType of Project (ETAF)*Non-ResidentialFor mixed-use projects please select Non-residential.ETo of City from MWELO data43.80ETo (inches/year) 2) Enter spray irrigated landscape area in square feet0Overhead Landscape Area (ft2)3) Enter drip irrigated landscape area in square feet2918Drip Landscape Area (ft2)4) Enter Special Landscape Area (SLA) in square feet0SLA (ft2)Total Landscape Area (LA)2,918ft2If project is using only Recycled Water, enter all data in SLA field. Do not enter values in Overhead and Drip Landscape fields.*Residential projects will have an Evapotranspiration Adjustment Factor (ETAF) of 0.55. Non-residential projects will have an ETAF of 0.45. Results:4) MAWA results appear in the tan cells (ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA]35,658.5Gallons per year48HCF (Hundred Cubic Feet) per year0.109Acre-feet per yearDefinitionsMAWAMaximum Applied Water AllowanceEToEvapotranspiration Reference Value. Standard measurement of environmental parameters which affect the water use of plants. Taken from State MWELO.0.62Conversion Factor (acre-inches/acre per year converted to gallons/square foot per year)ETAFA factor given to project types, when applied to ETo, adjusts for plant factors and irrigation efficiency. The ETAF for new and existing (non-rehabilitated) Special Landscape Areas shall not exceed 1.0. The ETAF for existing non-rehabilitated landscapes is 0.8.LALandscape Area. All planting areas, turf areas, and water features in a landscape design plan.SLASpecial Landscape Area. An area of the landscape dedicated solely to edible plants, recreational areas, areas irrigated with recycled water, or 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.San Luis ObispoTan Cells Show Results Enter Value in Blue CellsMaximum Applied Water Allowance CalculationsLANDSCAPE WATER USE CALCULATIONS33bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 96 InstructionsPlant Water Use TypePlant FactorCells with blue background are for entering dataVery Low 0 - 0.1Results show in cells with tan backgroundLow 0.1 - 0.3Errors will show in RED text.Moderate 0.3 - 0.6High 0.6 - 1.01) 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)HydrozonePlant Water Use Type (low, moderate, high)Plant Factor (PF)Hydrozone Area (HA) (ft2) Without SLAEnter Irrigation Type (PF x HA (ft2))/IEZone 1 Low 0.15 792 Drip Irrigation146.672) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low 0.20 1,598 Drip Irrigation394.57If project uses Recycled Water exclusively, enter all Hydrozone information.Zone 3 Moderate0.45374 Drip Irrigation207.783) Select Irrigation Type from drop-down menu.Zone 4 Moderate0.45154 Drip Irrigation85.56Drip System Irrigation Efficiency (IE) 0.81Zone 5Spray System Irrigation Efficiency (IE) 0.75Zone 6Zone 74) ETWU results show at the bottom of the pageZone 8Zone 9Total Landscape Area (LA) must be equal to the LA in the MAWA calculator.Zone 10ETWU must be equal to or less than MAWA. Mistakes will show in RED.Zone 11Zone 12Zone 13DefinitionsZone 14ETWUEstimated Total Water Use. Total water used for lanscape.Zone 15EToEvapotranspiration Reference ValueZone 160.62Conversion Factor. Acre-inches to Gallons-Square foot.Zone 17PFPlant Factor. Multiplied by ETo to estimate amount of water needed by plantsZone 18HAHydrozone. Lanscaped area having plants with similar water needs.Zone 19IEIrrigation Efficiency. 0.75 for overhead spray and 0.81 for drip systems.Zone 20SLASpecial Lanscape AreaHA2,918834.57SLATotal LA2,918 Results:MAWA= 35,658.5ETWU= 22,663.5Gallons30.3HCF (Hundred Cubic Feet) per year0.0696Acre-feet per yearEstimated Total Water UseEnter Values in Blue CellsTan Cells Show ResultsETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA]LANDSCAPE WATER USE CALCULATIONS34bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 97 SITE + BUILDING FURNISHINGS14523LEGEND1 Wall Mount Downlighting, Night-Sky Compliant2 Vertical Board Fence3 Split Rail Fence4 Bicycle Hoist (2 per dwelling unit, mounted to garage ceiling), by RAD5 Bicycle Rack, by Peak 35bracketORCUTT MIXED USE830 Orcutt Street | San Luis Obispo20.0428Architectural ReviewItem 3Packet Page 98 XXXXXXXXXXXXXXXXWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEOHEGGSSSSSSSSSSSSSSSSABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\DEMOLITION SHEET.dwg, C-1.1, Apr 22, 2020 8:55pm, FernandoPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:Project Engineer:Project Manager:Date:AV Job No:Scale: PER PLANSheet Size:24" x 36"Ext:N010 10 20HORIZONTAL SCALE: 1" = 10' DEMOLITION NOTESEXISTING TREE TO BE REMOVED AND DISCARDED.EXISTING FENCE TO BE REMOVED AND DISCARDEDEXISTING CONCRETE/BRICK WORK/ ROACK TO BE REMOVED AND DISCARDEDEXISTING OVERHEAD UTILITY TO BE REMOVED PER PG&E HANDOUT PACKAGEAND SPECIFICATIONSEXISTING STRUCTURE TO BE DEMOLISHED, REMOVED, AND DISCARDEDEXISTING ASPHALT TO BE DEMOLISHED, REMOVED, AND DISCARDEDEXISTING GAS LINE/GAS METER TO BE REMOVED AND DISCARDEDEXISTING TO REMAIN. PROTECT IN PLACEEXISTING CONCRETE DRIVEWAY AND/OR SIDEWALK TO BE REMOVED ANDDISCARDEDEXISTING WATER METER TO BE REMOVED AND SALVAGEDEXISTING UTILITY VAULT TO BE REMOVED AND DISCARDED PER UTILTY HANDOUTAND SPECIFICATIONSEXISTING LANDSCAPING TO BE REMOVED AND DISCARDED123456789101112GENERAL NOTES: 1. ALL DEMOLITION AND GRADING SHALL BE IN COMPLIANCE WITH THERECOMMENDATIONS CONTAINED IN THE SOILS REPORT PREPARED BY GEO SOLUTIONS,INC. FILE NO. SL11240-1, DATED JUNE 18, 2019 AND ALL ADDENDA TO THE REPORTSHALL BE CONSIDERED PART OF THESE PLANS. CONTRACTOR SHALL CONTACT SOILSENGINEER PRIOR TO START OF DEMOLITION WORK.2. SEE ARCHITECT'S PLAN FOR ADDITIONAL DEMOLITION AND REMOVAL INFORMATION.3. SEE TREE PROTECTION AND REMOVAL PLAN FOR ADDITIONAL TREE PROTECTION ANDREMOVAL INFORMATION.DIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBBFG310.14.201919607DEMOLITION PLANC-1.11.2.3.4.5.119111111111111111114" REDWOODBRUSHBRUSH10" REDWOOD12" REDWOODBRUSHBRUSH24" OAK36" PEPPERWOOD60" EUCALYPTUS56" EUCALYPTUS68" EUCALYPTUS111222211222FENCEFENCEFENCEFENCEFENCEFENCEDOGRUN2FENCE4OVERHEADUTILITIES33BRICKCONCRETE3CONCRETE3ROCK3BRICK3BRICK3BRICK3CONCRETE16" PEPPERWOOD16" PEPPERWOOD18" PEPPERWOOD6" TREE14" PEPPERWOOD8" PEPPERWOOD5HOUSE5GARAGESHED56AC6AC6AC6AC6AC6AC2GAS8999910731212121211ORCUTT ROAD36Item 3Packet Page 99 7 XXXXXXXXXXXXXXXXWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGSSSSSSSSSSSSSSSSABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\DEMOLITION SHEET.dwg, C-1.2, Apr 22, 2020 8:56pm, FernandoPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:Project Engineer:Project Manager:Date:AV Job No:Scale: PER PLANSheet Size:24" x 36"Ext:N010 10 20HORIZONTAL SCALE: 1" = 10' DIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBBFG310.14.201919607SITE PLANC-1.21.2.3.4.5.119ORCUTT ROADSINGLE STORYCOMMERCIALUNIT 12UNIT 11UNIT 10UNIT 15UNIT 14UNIT 13TRASHENCLOSURE/RECYCLINGLSLSLSLSLSLSLSLSLSLSLSLSTRANSFORMERPLNTRPLNTRPLNTRPLNTRPLNTRPLNTRPLNTRDRIVE AISLEEV READYPARKINGEV READYPARKING20.0'4'6'6.0'8.0'9.0'8.5'8.5'8.5'26.0'26.0'24.0'7.0'10.0'26.0'UNIT 01UNIT 02UNIT 03UNIT 04UNIT 05UNIT 06UNIT 07UNIT 08UNIT 09CONCRETE WALKCONCRETE WALKCONCRETE WALKCONCRETE WALKCONCRETE WALKCONCRETE SIDEWALKCONCRETE SIDEWALKSTD CITYDRIVEWAYDRIVE AISLEDRIVE AISLECONCRETE WALKCONCRETE WALKCONCRETE WALKLS15.0'BUILDINGSETBACK (>20' H)10.0'BUILDINGSETBACK (<20' H)BIKEPARKINGBIKEPARKING18.5'TYP.WALL WITH WEEP HOLES AND HANDRAILS.SEE ARCHITECTURAL PLAN ANDSTRUCTURAL PLANTOP OF BANK PER CITY OFSLO ORDINANCE NO. 1269(1994 SERIES)37Item 3Packet Page 100 7 SWWWWWWWGGGGGGGGGSDSDSDSDSD SDSDSDSDSDSDSDSDSSSSSSSEEEEEFWWXXXXXXXXXXXXXXXWWWWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGSSSSSSSSSSSSSSSSABCDEFGHIABCDEFGHI1234567C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\GRADING SHEET.dwg, C-2.1, Apr 22, 2020 8:56pm, FernandoPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:Project Engineer:Project Manager:Date:AV Job No:Scale: PER PLANSheet Size:24" x 36"Ext:NDIAL TOLL FREE811 OR(1-800-227-2600)AT LEAST TWO DAYSBEFORE YOU DIGSITE CONSTRUCTION NOTES:CONSTRUCT ASPHALT DRIVEWAY SECTIONCONSTRUCT TRASH ENCLOSURE. SEE ARCHITECTURAL PLANSCONSTRUCT 4" PCC FLATWORK.LANDSCAPING. SEE LANDSCAPE ARCHITECT PLANSINSTALL ADA PARKING AND SIGNAGE. SEE ARCHITECTURAL PLANSCONSTRUCT 0-INCH CONCRETE CURBCONSTRUCT 6-INCH CONCRETE CURBCONSTRUCT CONCRETE SITE WALL. SEE ARCHITECTURAL PLANS AND STRUCTURAL PLANS12345678GENERAL NOTES:SEE DEMOLITION AND PROTECTION PLAN FOR ADDITIONAL INFORMATION.ALL DEMOLITION AND GRADING SHALL BE IN COMPLIANCE WITH THE RECOMMENDATIONS CONTAINED INTHE SOILS REPORT PREPARED BY GEO SOLUTIONS , FILE NO. SL0xxxx-1, DATED xxxxxxx xx, 201x AND ALLADDENDA TO THE REPORT SHALL BE CONSIDERED PART OF THESE PLANS. CONTRACTOR SHALL CONTACTSOILS ENGINEER PRIOR TO START OF DEMOLITION WORK.CONTACT: KRAIG R. CROZIER, PE PHONE: (805) 543-8539RIGHT OF WAY CONSTRUCTION NOTES:CONSTRUCT 6" OF A.C. PAVING OVER 6" OF CLASS II BASE PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 2210 AND PUBLIC WORKS INSPECTOR.CONSTRUCT 20' WIDE DRIVEWAY PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 2110, 2111,2115, 2116.CONSTRUCT 6' ATTACHED SIDEWALK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4110 AND4910.REMOVE AND REPLACE EXISTING CONCRETE CURB AND GUTTER AND REPLACE WITH 6"CONCRETE CURB AND 18" GUTTER PER CITY OF SAN LUIS OBISPO STANDARD 4030. MATCHEXISTING FLOWLINE.1234010 10 20HORIZONTAL SCALE: 1" = 10' ORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBBFG310.14.201919607GRADING ANDDRAINAGE PLANC-2.11.2.3.4.5.119STORM DRAIN CONSTRUCTION NOTES:INSTALL ROOF DRAIN CONNECTIONINSTALL 4-INCH PEDESTRIAN RATED ATRIUM GRATE DRAININSTALL 12-INCH TRAFFIC RATED FLAT GRATE DRAININSTALL STORM DRAIN MANHOLEINSTALL 4-INCH CLASS 100 PVC STORM DRAIN LINE PER MANUFACTURERS SPECIFICATIONS ANDRECOMMENDATIONSINSTALL 6-INCH CLASS 100 PVC STORM DRAIN LINE PER MANUFACTURERS SPECIFICATIONS ANDRECOMMENDATIONSSD1SD2SD3SD4SD5SD6STORM CHAMBERS2600 CU FTNEW TRANSFORMER. SEEPG&E HANDOUT PACKAGE4'TYP.4'(218.75) TC(218.2) FLMATCH (E)220.97 FS12341134(218.85) ESMATCH (E)(218.33) ESMATCH (E)(219.15) TC(218.7) FLMATCH (E)(218.80) ESMATCH (E)(218.8) ESMATCH (E)(E) SANITARY SEWER(E) 12" C.I.P. WATER MAIN(E) GASMAINNEW UNDERGROUNDELECTRIC LINE. SEEPG&E HANDOUTSD2SD3SD5SD612567SD1SD1SD1SD1SD1SD1SD1SD2SD2SD3SD4(E) FIRE HYDRANTAPPROX. 150' AWAYSD5SD5SD31111333333333333444444444444SINGLE STORYCOMMERCIAL221.0 FFBUILDING A222.0 FFBUILDING B222.5 FFBUILDING C222.0 FFBUILDING A222.5 FFBUILDING A221.5 FF220.5 FS219.0 FS221.47 FS221.47 FS221.97 FS221.97 FS222.47 FS222.47 FS222.47 FS222.47 FS(E) CURB, GUTTER, ANDSIDEWALK TO REMAIN(E) CURB, GUTTER, ANDSIDEWALK TO REMAIN(E) 8" SEWER MAIN221.47 FS221.4 FS221.4 FS221.9 FS221.9 FS222.4 FS222.4 FS222.4 FS222.4 FS222.47 FS222.27 FS222.24 FS222.27 FS222.24 FS222.27 FS222.24 FS221.77 FS221.74 FS221.77 FS221.74 FS222.47 FS222.47 FS221.97 FS221.97 FS222.47 FS222.27 FS221.47 FS221.47 FS221.47 FS221.27 FS221.27 FS221.24 FS221.24 FS221.27 FS221.24 FS222.24 FS218.6 FL218.7 FL219.2 FS219.1 FS219.3 FS219.2 FS220.9 FSMAX10%MAX2%7%2 - 1 FT. STEPS - 6" EA.LANDSCAPE WALL -SEE ARCH. PLAN10%220.6 FS220.97 FS220.7 FS220.4 TG220.8 FS6.8%220.4 FSMAX2%MAX2%220.6 FS220.9 FS2%2%221.5 FSMAX2%MAX2%MAX2%MAX2%219.5 FS219.4 FS219.7 FSSS P.O.C.SS P.O.C.SSP.O.C.SSP.O.C.SS C.O.WATERP.O.C.GASP.O.C.GAS P.O.C.GAS P.O.C.WATER P.O.C.WATER P.O.C.221.77 FS221.74 FS221.97 FS221.77 FS221.74 FS221.77 FS221.73 FS221.97 FS221.97 FS221.97 FS221.97 FS221.97 FS222.27 FS222.23 FS222.47 FS222.27 FS222.24 FS222.27 FS222.24 FS222.47 FS222.47 FS222.47 FS222.47 FS222.47 FS222.3 FS222.3 FS222.3 FS222.3 FS223.0 TW217.0 FG223.0 TW217.0 FG223.0 TW219.0 FG223.0 TW222.5 FG222.5 TW219.5 FG222.5 TW220.0 FGWALL WITH WEEP HOLES AND HANDRAILS.SEE ARCHITECTURAL PLAN ANDSTRUCTURAL PLANLANDSCAPE WALL WITH WEEP HOLES.SEE ARCHITECTURAL PLAN220.2 FG221.5 FS221.6 FS221.5 FS221.4 TG220.4 FS220.2 TG221.7 FS221.9 FS220.0 FG220.0 FGNEW COMMERCIAL WATERMETER AND VAULTNEW DOMESTICWATER METERLANDSCAPEWATER METER887INSTALL 30 SF x 2' DEEP OF FACING CLASSRSP PER CALIFORNIA STD. SPECIFICATIONSSECTION 72 - METHOD CLASS B220.7 IE(E) SS LATERAL TO BEABANDONED(E) GAS LINE TO BEABANDONEDTOP OF BANKTOP OF BANK PER CITY OFSLO ORDINANCE NO. 1269(1994 SERIES)(218.46) EG(219.0) EG(219.45) EG(211.53) EG(218.68) EGFLOOD ZONE LIMIT - ZONEX PER NATIONAL FLOODHAZARD FIRMETTE PLANFLOOD ZONELIMIT - ZONE X(215.9) EG(213.7) EG(217.0) EG(214.86) EGFLOOD ZONELIMIT - ZONE XFLOOD ZONELIMIT - ZONE XNEW STREET LIGHTPER CITY OF SLOSTD. 7910WATER CONSTRUCTION NOTES:INSTALL 2" WATER SERVICE WITH COMMERCIAL METER PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6210, 6110, AND 6020. SEE MECHANICAL PLANS FOR SIZE FROM METER TOBUILDING.INSTALL 2" WATER SERVICE TO MANIFOLD WITH TWO 1" METERS PER CITY OF SAN LUIS OBISPOSTANDARD DETAIL 6020, 6110, 6210 AND 6260. SEE MECHANICAL PLANS FOR SIZE FROM METERTO BUILDING.INSTALL 4" PVC FIRE LINE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6330, 6530 AND6020. FIRE SPRINKLER ENGINEER TO VERIFY SERVICE SIZE PRIOR TO COMMENCEMENT OFCONSTRUCTION.INSTALL 4" FIRE DOUBLE CHECK VALVE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6420.EXISTING WATER METER TO BE REUSED FOR IRRIGATION PURPOSES ONLY. SEE LANDSCAPEPLAN FOR ADDITIONAL INFORMATION.INSTALL 4" PVC FIRE LINE FROM BACFLOW PREVENTER TO FIRE RISER IN BUILDING. SEE FIRESPRINKLER PLANS AND ARCHITECTURAL PLANS.FIRE SPRINKLER RISER PER FIRE PROTECTION PLANS. CONTRACTOR TO VERIFY SERVICE SIZEWITH FIRE SPRINKLER ENGINEER PRIOR TO COMMENCEMENT OF CONSTRUCTION.INSTALL THRUST BLOCK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 8610 AND COUNTYOF SAN LUIS OBISPO STANDARD W-1, W-1A.INSTALL FIRE HYDRANT ASSEBLY PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6310.W1W2W3W4W5W6W7W8W9W1W2W5W3W4W6820'SD36" SS PVCLATERAL6" LANDSCAPE CURB WALL WITH WEEPHOLES AND HANDRAILS. SEEARCHITECTURAL PLANRWRW(E) 8" RECYCLED WATER MAINW7W9220.97 FS38Item 3Packet Page 101 830 Orcutt Road Orcutt Mixed Use ARCH-0764-2019 Development review of a three-story mixed-use project within the Commercial Services zone, consisting of 15 residential units and 1,714-square feet of commercial space. July 6, 2020 Applicant: 830 Orcutt, LLC Recommendation Provide comments regarding consistency with the Community Design Guidelines and recommend direction on the projects design to the Planning Commission. 3 Project Description 4 Three new 3-story residential structures, and one 1 -story commercial structure consisting of: ▪Demolition of existing residence and garage ▪15 new apartments (2 affordable unit) ▪28 parking spaces within garages ▪4 surface parking spaces ▪Associated landscaping and site improvements Focused Design Review 5 Staff has identified three discussion items for consideration by the ARC related to consistency with Community Design Guidelines: ▪Site Layout and building orientation ▪Four-sided architecture ▪Neighborhood compatibility Site Plan 6 Building Design 7 Recommendation Provide comments regarding consistency with the Community Design Guidelines and recommend direction on the projects design to the Planning Commission. ORCUTT MIXED USE 830 ORCUTT ROAD | SAN LUIS OBISPO | CALIFORNIA ARCHITECTURAL REVIEW 20.0706 BRACKET ARCHITECTURE OFFICE 1 UNIT 08 SINGLE-STORY COMMERCIAL UNIT 15 UNIT 14 UNIT 12 UNIT 11 UNIT 13 FIRE ACCESS ROAD UNIT 10 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT 01 UNIT 09 SITE PLAN SETBACK FROM TOP OF BANK NOTED AT EACH BUILDING CORNER SPLIT RAIL FENCE SITE PRIVACY FENCE AT NORTH PROPERTY LINE SINGLE MANEUVER FROM GARAGE (REVERSE) SINGLE MANEUVER FROM GARAGE (REVERSE) ELECTRIC UTILITY TRANSFORMER EV READY PARKING (3)REQUIRED BICYCLE PARKING, (5) LONG TERM STREET LIGHT PER ENGINEERING STANDARDS 7520 +7910 FIRE RISER ROOM WITH EXTERIOR DOOR ACCESS, FDC AT SOUTH WALL DOUBLE-DETECTOR CHECK VALVE SCREENED BY LANDSCAPE BICYCLE PARKING, (12) SHORT TERM 10’ SETBACK FOR BUILDINGS < 20’ IN HEIGHT 15’ SETBACK FOR BUILDINGS > 20’ IN HEIGHT 5’ SETBACK FOR PARKING LOTS AND SIGNS 50’ SETBACK FOR GROUND LEVEL DWELLING UNITS, DESIGN EXCEPTION PER SLOMC 17.70.130(D)(1)(a) PLANTERS, SEE LANDSCAPE PLAN BICYCLE PARKING, (3) SHORT TERM 6’ WIDE PATHWAYS,TYP SITE PRIVACY FENCE AT WEST PROPERTY LINE TRASH, RECYCLING +ORGANICS ENCLOSURE,COVERED REQUESTED EXCEPTION OF CREEK SETBACKS [ 20’ + 10’AT UPPER LEVEL ] BY AFFORDABLE HOUSING INCENTIVE LINE OF TOP OF BANK PER SITE VISIT WITH NATURAL RESOURCES MANAGER ON JANUARY 13,2020 0 ORCUTT MIXED USE 830 ORCUTT ROAD | SAN LUIS OBISPO 20.0706 | ARCHITECTURAL REVIEW BRACKET ARCHITECTURE OFFICE 2 5 10 20 ORCUTT ROAD WESTBOUND ORCUTT MIXED USE 830 ORCUTT ROAD | SAN LUIS OBISPO 20.0706 | ARCHITECTURAL REVIEW BRACKET ARCHITECTURE OFFICE 3 SITE ENTRY AT COMMERCIAL BUILDING ORCUTT MIXED USE 830 ORCUTT ROAD | SAN LUIS OBISPO 20.0706 | ARCHITECTURAL REVIEW BRACKET ARCHITECTURE OFFICE 4 SITE ENTRY AT RESIDENTIAL BUILDING A ORCUTT MIXED USE 830 ORCUTT ROAD | SAN LUIS OBISPO 20.0706 | ARCHITECTURAL REVIEW BRACKET ARCHITECTURE OFFICE 5 SITE ENTRY AT DRIVE AISLE ORCUTT MIXED USE 830 ORCUTT ROAD | SAN LUIS OBISPO 20.0706 | ARCHITECTURAL REVIEW BRACKET ARCHITECTURE OFFICE 6 MIXED USE EXPERIENCE ORCUTT MIXED USE 830 ORCUTT ROAD | SAN LUIS OBISPO 20.0706 | ARCHITECTURAL REVIEW BRACKET ARCHITECTURE OFFICE 7 EAST ELEVATION SOUTH ELEVATION VINYL WINDOW FRAME-WHITE MERLEX STUCCO FINISH MEDIUM SAND TEXTURE-CRYSTAL SKY NICHIHA RIBBED FIBER CEMENT PANEL-INDIGO NICHIHA VINTAGEWOOD FIBER CEMENT PANEL-SPRUCE WALL MOUNTED GREENSCREEN PANELS MERLEX STUCCO FINISH - TITANIUM NICHIHA FIBER CEMENT BOARD + BATTEN -IRON ORE ORCUTT MIXED USE 830 ORCUTT ROAD | SAN LUIS OBISPO 20.0706 | ARCHITECTURAL REVIEW BRACKET ARCHITECTURE OFFICE 8 WEST ELEVATION NORTH ELEVATION MERLEX STUCCO FINISH MEDIUM SAND TEXTURE-CRYSTAL SKY NICHIHA VINTAGEWOOD FIBER CEMENT PANEL-SPRUCE NICHIHA RIBBED FIBER CEMENT PANEL-INDIGO CONTROL JOINT PATTERINING ORCUTT MIXED USE 830 ORCUTT ROAD | SAN LUIS OBISPO 20.0706 | ARCHITECTURAL REVIEW BRACKET ARCHITECTURE OFFICE 9 EAST ELEVATION DRIVE AISLE ORCUTT MIXED USE 830 ORCUTT ROAD | SAN LUIS OBISPO 20.0706 | ARCHITECTURAL REVIEW BRACKET ARCHITECTURE OFFICE 10 WEST ELEVATION DRIVE AISLE