HomeMy WebLinkAboutItem 1 - ARCH-0825-2019 (3700 Ranch House)Meeting Date: July 20, 2020
Item Number: 1
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project is a three-story residential development consisting of 40 residential dwellings
throughout 14 separate buildings, inclusive of eight units designated for affordable housing (low- and
moderate-income levels). The project includes a common interest subdivision to provide each of the
residential units a for-sale condominium (SLO 0081-19) to be reviewed by the Planning Commission.
The project site is within an area dedicated for medium-high density residential development within
the Orcutt Area Specific Plan (OASP) and is a part of Tract 3044 (South Morros). The project includes
the following exceptions from specific development standards: fence height exception for a 11-foot
high portion of a fence and retaining wall within the street yard where normally limited to three feet;
exception to the Edge Conditions Regulations to allow a setback of 16 feet where normally a 23 -foot
setback is required, and to allow balconies above the first floor on the building side facing an adjacent
R-2 zone; as well as minor exceptions to the open space requirements for common interest
subdivisions (which will be reviewed and considered by the Planning Commission). The project also
includes an affordable housing alternative incentive request (§ 17.140.070) for a relief of site
development standards to allow a maximum height of 38 feet, where normally limited to 35 feet. The
proposed project includes site improvements such as parking and site access upgrades, and associated
landscaping (Attachment 1, Project Plans).
General Location: The 2.27-acre project site is
located on a vacant parcel along Ranch House
Road between Cerro Cabrillo Lane and Sponza
Drive, with direct access from Cerro Cabrillo
Lane and Sponza Drive.
Present Use: Vacant Land
Zoning: Medium-High Residential (R-3-SP)
General Plan: Medium-High Residential
Surrounding Uses:
East: County low-density residential
West: Pratt Ranch (Multi-Unit)
North: West Creek (Single-Unit)
South: Jones Property (Multi-Unit)
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 3700 Ranch House Road FILE NUMBER: ARCH-0825-2019 & SBDV-0826-2019
APPLICANT: WC Taylor Ranch, LLC REPRESENTATIVE: Carol Florence
_____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
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PROPOSED DESIGN
Architecture: Contemporary architectural design
Design details: Outdoor sitting area, trash enclosures, mailbox kiosks, awnings, shed roof system that
varies in height, retaining walls, and a monument sign.
Materials: Stucco, horizontal lap-siding, brick and stone veneers, metal awnings.
Colors: Plans provide five different color schemes (see Attachment 1, Project Plans, Sheet A6.1)
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Orcutt Area
Specific Plan (OASP), Community Design Guidelines (CDG), and applicable City Standards and 2)
provide comments and recommendations to the Planning Commission.
Orcutt Area Specific Plan: http://www.slocity.org/home/showdocument?id=4262
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
BACKGROUND
The ARC reviewed the project on April 6, 2020 and continued the project to a date uncertain to address
concerns for consistency with the OASP (Attachment 2, ARC Report and Minutes 4.6.20). During their
review the ARC identified three directional items to the applicant to address specific concerns related
to the architectural style and design of the structures, as discussed in detail in the section below.
DESIGN GUIDELINES/DISCUSSION ITEMS
The ARC recommended three directional items to be reviewed and evaluated prior to taking final
action on the project. The applicant has updated the project plans and made the following changes in
response to the directional items:
ARC Directional Item #1: Redesign the architectural style of the project to incorporate and respect the
architectural styles identified in the OASP in consideration of compatibility of neighboring projects and
the historical context and vision of the OASP.
Response: The OASP states that the architectural styles of Craftsman, California Bungalow, and
California Mission architectural themes are strongly encouraged in the Orcutt Area. The architectural
characteristics of these styles highlight the historic aspects of the area while allowing flexible design,
which can be adapted to the rural nature of the site. The applicant revised the architectural style of
the project to reflect elements of these styles as well as consideration of site context and neighboring
development known as West Creek (which was approved on April 3, 2017 with a deviation from the
typical architectural styles found in the OASP to allow for a more contemporary design). The previous
design which incorporated flat roofs have been modified to provide a variety of shed roof systems,
which did increase the overall height of each building by approximately one foot, the requested
exceptions have been updated to reflect the modified request (see Project Plans Sheet E4.0). The
previous metal siding was also replaced by horizontal siding similar to elements found in the California
Bungalow and Craftsman architectural styles. The brick and tile elements have been replaced with
more detailed stonework at the base of the structures, intended to balance each building’s mass and
scale to provide a higher quality pedestrian level experience.
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ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
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ARC Directional Item #2: The revised architectural style should apply articulation equally to each
elevation and incorporate materials and colors that reflect a more traditional architectural style as
referenced in the OASP and as demonstrated in the neighboring approved projects.
Response: The applicant has revised the project design to incorporate design details consistently to
each elevation, with colors and materials that are more traditional and compatible with neighboring
development, including but not limited to; composite shingle roofs, horizontal lap siding, exposed
rafters, and divided light windows.
ARC Directional Item #3: The applicant shall provide additional renderings of the project to provide a
better perspective of the architectural form of the structures in consideration of their context on the
site. Consider additional renderings along the streetscape and as viewed from the interior of the site.
Response: The previous plans only provided three renderings of the project, the applicant has updated
the project plans to reflect the new design and provided two additional renderings to provide greater
context of the relationship between structures on site, see Sheets AS3.0 and AS3.1 on the project
plans.
Figure 2: (Top) Original rendering from Ranchhouse Road, (bottom) revised architectural design.
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ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
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PROJECT STATISTICS
Table 1 – Zoning Regulations Project Statistics
Site Details Proposed Allowed/Required*
Setbacks
Street Yard
Side Yard
10 feet
16 feet
10 feet
10 feet
Edge Conditions
Setback along R-2 zone
16 feet**
23 feet
Monument Sign
Max Height
Max Area
5 feet
20 sq. ft.
6 feet
20 sq. ft.
Density Units 40 40.86
Maximum Height of Structures 38 feet** 35 feet
Max Building Coverage 27% 60%
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
98
8 EV Ready, 42 EV Capable
8 Short Term, 80 Long Term
85
8 EV Ready, 42 EV Capable
8 Short Term, 80 Long Term
Environmental Status
Project is consistent with the certified Final EIR for Orcutt Area Specific
Plan and Exempt from the California Environmental Quality Act (CEQA),
pursuant to CEQA Guidelines Section 15182 (Residential Projects
Implementing Specific Plans).
*2019 Zoning Regulations
** The ARC will provide a recommendation to the PC and the PC will ultimately determine if the findings
can be made to support each exception.
ACTION ALTERNATIVES
6.1 Recommend approval of the project based on consistency with the OASP Design Guidelines
and Community Design Guidelines. An action recommending approval of the application will
be forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address consistency with the OASP Design Guidelines
and Community Design Guidelines.
6.3 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, OASP, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1. Project Plans
2. Previous ARC Report and Minutes 4.6.20
Item 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19 VTPM SLO 2019-0081 3700 Ranch House RoadArchitectural Development Review City of San Luis Obispo, CAApplicant:Wathen Castanos Homes1446 Tollhouse Road, Suite 103Clovis, CA 93611Johnson Ave.T-1.0TITLE SHEETSHEET INDEXSP1.0 Illustrative Site PlanP1.0 - P1.6 Project DescriptionC1 Vesting Tentative Parcel Map (VTPM) Title SheetC2 Constraints and Hazards MapC3 Site Plan and StatisticsC4 Tentative Parcel MapC5 Grading and Utility PlanAS1.0 Street Scene & Building ElevationsAS2.0 Architectural Image BoardAS3.0 Rendered View- Sponza DriveAS3.1 Rendered View - Bird’s Eye A1.1 Building A Front and Rear ElevationA1.2 Building A Left and Right ElevationA1.3 Building A Floor PlanA1.4 Building A Floor PlanA2.1 Building B Front and Rear ElevationA2.2 Building B Left and Right ElevationA2.3 Building B Floor PlanA2.4 Building B Floor PlanA3.1 Building C Front and Rear ElevationA3.2 Building C Left and Right ElevationA3.3 Building C Floor PlanA3.4 Building C Floor Plan A4.1 Building D Front and Rear ElevationA4.2 Building D Left and Right ElevationA4.3 Building D Floor PlanA4.4 Building D Floor Plan A5.1 Building E Front and Rear ElevationA5.2 Building E Left and Right ElevationA5.3 Building E Floor PlanA5.4 Building E Floor Plan A6.0 Architectural and Site DetailsA6.1 Building Color and Material MatrixL1.0 Landscape Image BoardL1.1 Landscape Illustrative Site PlanL2.1 Park & Paseo EnlargementsL2.2 Site ElementsL3.1 Landscape Perspective - Park CornerL3.2 Landscape Perspective - Neighborhood ParkL3.3 Landscape Perspective - Townhome PaseoL4.1 Plant Palette - ShrubsL4.2 Plant Palette - TreesE1.0 Design Exceptions - OverviewE2.0 Edge ConditionE3.0 Wall HeightE4.0 Height MeasurementE5.0 Townhome Open SpaceOrcutt
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Project SiteProject Location:Item 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19SP1.0ILLUSTRATIVE SITE PLANBldg 1Type BBldg 2Type ABldg 3Type ABldg 4Type ABldg 5Type ABldg 6Type CBldg 7Type EBldg 8Type DBldg 9Type BBldg 10Type CBldg 11Type BBldg 12Type BBldg 13Type CBldg 14Type BItem 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19PROJECT DESCRIPTIONP1.0Supplement to the ARCHITECTURAL DEVELOPMENT REVIEW APPLICATION for the Vinifera Residential Multi-family Project ORCUTT AREA SPECIFIC PLAN I. PROJECT HISTORY - OVERALL Nestled at the base of the Santa Lucia foothills, the Orcutt Area provides a variety of scenic resources for residents of the area and travelers along Orcutt Road and Tank Farm Road, including views of Righetti Hill, Islay Hill and the Santa Lucia foothills. Located along the southwestern edge of the city limits of San Luis Obispo and bounded by Orcutt Road, railroad and Tank Farm Road, the area encompasses 230 acres of land at the base of Righetti Hill. The Orcutt Area Specific Plan calls for a residential neighborhood with up to 979 homes and a variety of housing types, parks and recreational opportunities including bicycle and pedestrian paths, and natural habitat and visual resource protection in open space areas. The City envisions the area to include hillside and creek open space areas with bike and pedestrian paths, and a public park with a potential school site surrounded by residential neighborhoods. A modest community commercial retail and office zoned area is also identified. On March 2, 2010, the City Council approved the Final Draft of the Orcutt Area Specific Plan (OASP). The City Council certified the Final Environmental Impact Report (FEIR) for the project and approved the area for annexation into the City. The annexation of the Orcutt Area to the city was finalized on November 16, 2011, as a result of the November 15th special election. The Orcutt Area is now a part of the City of San Luis Obispo. The OASP and FEIR were the subject of 17 public hearings by the Commission and other City advisory bodies from 2008 to 2010. With the approval of the OASP, the Taylor Ranch/S. Morros properties were zoned as R-2-SP and R-3-SP (Medium Density & Medium-High Density Residential). The R-3-SP zoned parcel - “Vinifera” is the subject of this application. II. PROJECT HISTORY - formerly TAYLOR RANCH, currently SOUTH MORROS (R-2-SP) & VINIFERA (R-3-SP)] A. Mapping The following represents how the original ten (10) acre parcel has been subsequently subdivided over time. City Council Resolution 10462 (2013 Series) – Tract 3044 – a subdivision of the 10acres into 80 lots; Community Development Director approval of SBDV-1142-2017 – Tract Map 3044 was modified to 36 lots while Parcel Map SLO 17-0115 further subdivided Lot 36 into 7 parcels Parcel 7 is the subject property for this application. Tract 3044 Final map (FMAP-0978-2017) is in process; Vesting Tentative Parcel Map 2019-0081, submitted as part of this application is for condominium purposes for Parcel 7 of SLO 17-0115. B. Entitlements Entitlements for the S. Morros R-2-SP portion of the Taylor Ranch project area have been obtained and the single-family residential project is currently under construction. The Vinifera (R-3-SP) portion of the Taylor Ranch project area is the subject of this entitlement application. Pursuant to the 2017 Zoning Regulations the proposed 40-unit residential project is an allowed use and a “major development” which requires Architectural Review Commission review with recommendations forwarded to the Planning Commission for final entitlement review. The proposed vesting tentative parcel map (SLO 2019-0081) is considered a minor subdivision but is included with the development review and entitlement. III. ARCHITECTURAL DEVELOPMENT REVIEW SUBMITTAL – ORCUTT AREA SPECIFIC PLAN (OASP) CONFORMANCE A. Parcel Map for Condominium Purposes As noted above, parcel no. 7 was created by parcel map SLO 17-0115. This application includes an additional parcel map – SLO 2019-0081 establishing a one-lot map for condominium purposes. Based upon the City’s checklist, the plans include the requisite constraints and hazards map, a site plan and statistics, the tentative parcel map and the preliminary grading and drainage plan. With City approval of the vesting tentative parcel map, the common interest development (or) condominium plan will be processed and finalized through the California Department of Real Estate. The Declaration of Covenants, Conditions, and Restrictions (CC&Rs) – a legal document that lays out the guidelines for the planned community will be reviewed by the City Attorney, finalized and, ultimately, recorded in the County records. The project is designed to comply with the City’s Subdivision regulations (Chapter 16, and specifically §16.17 “Common Interest Subdivisions, Airspace Subdivisions and Condominium Conversions” for common interest subdivisions). The proposed 6,600 square foot park included with the development meets the common open space requirements for the condominium project. (see the “Landscape Architectural Design Concept” section below). B. The Proposed Project – Architecture & Landscape Architecture Narratives To accompany the graphics in this submittal, the following narratives provide an overview of the design from an architectural and landscape architectural perspective. 1. Architectural Design Concept The proposed architectural design presents five (5) building types supported by a combination of three (3) different unit plans for a total of forty (40) condominium units in fourteen (14) structures. The multi-family units range in size from 1,394± to 1,653± square feet. There is an expectation that new development in the Orcutt Area be well designed, internally compatible, and enhancing San Luis Obispo’s unique sense of place with a compatible mix of residence design. The architectural styles encouraged in the OASP include Craftsman, California Bungalow, and California Mission. As a proposed three-story project, the encouraged elevation themes presented in the OASP do not translate successfully into the traditional scale of each theme’s design foundations with low profile residential massing. This project is proposing three-story building elevations and massing designed in a Contemporary Craftsman style, stemming from an increasing desire of a more modern design aesthetic in the home buying market, especially in the attached home market. While this Contemporary Craftsman style presents a slight shift in elevation theme from those Item 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19P1.1encouraged in the OASP, the five (5) proposed building elevations respect the principles of the design elements found in the OASP design guidelines, and take core design characteristics from both the Craftsman and Californian Bungalow styles. The front façade of each proposed building showcases a mixture of materials and five different color schemes that create a unique and identifying face to each building and unit’s front entry. Together, these elements present a façade that reflects a variety of scale with single to second and third story elements, as noted in the OASP. Derived from a blend of the Craftsman and California Bungalow styles the building façades emphasize a contemporary characterization of these historical styles and their use of siding and stone material, along with color and low pitched roof forms that have historic ties to the Craftsman and California Bungalow elevation styles as seen throughout the surrounding community. The Contemporary Craftsman elevation theme, as derived from elevational design elements put forth in the OASP, offers an appealing elevation design that responds to today’s current demand for exterior style while maintaining roots in a historical inspiration, that will over time, stand in unison with the varied architectural styles and creative design character reflected in San Luis Obispo’s downtown and surrounding residential areas. Five different building design types include two (2), three (3), and four (4) units per buildings. Each building is distinct either based upon colors, materials, architectural details and/or differing unit layouts. This variety will provide the home buyer an opportunity to choose a unit that will suit their individual tastes and needs. While the building elevations and floor plans respond to the current style demand, they also maintain an appearance and character that will over time, stand in unison with the varied architectural styles and creative design character reflected in the unique architectural flavor found in around San Luis Obispo. 2. Architectural Floor Plans The following tables represents the unit types, square footage, and bedroom/bath/office counts. The building type, number of units per building, and quantity of each building type is also provided. Detailed design information is also depicted on the floor plans. UNIT TYPE SIZE (square feet/SF) BEDROOMS AND BATHROOMS Unit 1 1,394 SF 4 BR/2.5 BA Unit 2 1,507 SF 3 BD/2.5 BA + Office Unit 3 1,653 SF 3 BD/2.5 BA + Office BUILDING TYPE NO. of UNITS UNIT BREAKDOWN QUANTITY OF BUILDINGS IN PROJECT A 2 Unit 3, Unit 3 4 Buildings/Building Nos. 2, 3, 4, 5, B 3 Unit 2, Unit 1 Unit 3 5 Buildings/Building Nos. 1, 9, 11, 12, 14 C 3 Unit 3R, Unit 2, Unit 3 3 Buildings/Nos. 6, 10, 13 D 4 Unit 3R, Unit 1, Unit 1R, Unit 2R 1 Building /No. 8 E 4 Unit 3R, Unit 1, Unit 1, Unit 3 1 Building /No. 7 NOTE: “R” denotes a mirrored floor plan 3. Color and Material Boards Attached, separately, are the physical color and material boards for the project. The project balances the use of traditional residential color and material palettes to a more contemporary vernacular with some modern color accents to work in harmony with the architectural design. In the spirit of creating a unique and desirable neighborhood, the various buildings portray varying front elevation massing while still staying true to the overall community design. This creates features that become unique and identifying to each unit’s front door statement, which is also embodied through the use (5) different color schemes as shown on the color and material boards. Each board contains photographs and samples of the materials and colors for the stucco body, painted blocking accents, front doors, and brick masonry elements. 4. Landscape Architectural Design Concept The proposed contemporary landscape, designed to reflect and accentuate the urban aesthetic represented by the three-story townhomes, includes a varying textural and colorful array of flowering and evergreen trees and shrubs. The project showcases the drought-tolerant, Mediterranean-style plant palette along vegetated streetscapes, at a neighborhood park, throughout paseos nestled between townhomes, and as a buffer for the neighboring single-family residences. A mixture of deciduous and evergreen street trees is planned for the perimeter streetscape along Ranch House Road and Sponza Drive. Large tree canopies and plantings provide a protective buffer between pedestrian pathways and vehicular travel. Also, a massing of trees and shrubs along the north-eastern edge of the property provides a privacy screen between Vinifera and the neighboring single-family residences. At the corner of Ranch House Road and Sponza Drive, the 6,600± square foot neighborhood park is designed to include open space accommodations for both active and passive play with a sizeable drought-tolerant turf area, hammock “grove”, built-in BBQ, and ample group seating spaces with versatile shade coverage. An area delineated by enhanced decorative pavement accommodates picnic tables for social gathering. The park’s perimeter is landscaped with an appropriate mix of trees, shrubs, and woody ground covers to create a lush, inviting, semi-private, and safe oasis. It is the hub, a central gathering space for play and relaxation, and the focal point of the proposed Vinifera community. The front entry doors at each townhome unit are connected by fully landscaped paseos. Each pedestrian-oriented paseo provides intimate gathering spaces at tables and firepits, surrounded by shade- and drought-tolerant plant material to ensure privacy and noise-reduction for nearby residences. The courtyards are illuminated by bright flowers and foliage along the decorative, paved pathways. The overall landscape design enacts low impact development (LID) and best management practices (BMPs) through energy conservation, soil regeneration, integrated pest management, mulching and species diversity. Additionally, the design of efficient automatic irrigation systems reflects the latest technology and are designed specifically for particular plant species, soils and exposure. 4. Architectural & Landscape Architectural Image Boards While the OASP Design Guidelines provide the basis for implementing the project’s design, “image boards” were created to allow for a window into the designer’s inspiration and thought process. The architectural images focus on the interpretation of the guidelines via building PROJECT DESCRIPTIONItem 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19P1.2style, related details, and components of the proposed units. Complementing the architectural styles and promoting the Central Coast lifestyle, the landscape architecture image board reflects “outdoor rooms” that extend the interior living space and create useable communal open space, while purposefully being mindful of water conservation efforts. IV. DESIGN EXCEPTION & INCENTIVE OVERVIEW (See Sheets E1.0 – E5.0 for a graphic representation of the requested exceptions) A. Edge Conditions The Zoning Regulations § 17.70.050 addresses development standards for properties adjacent to R-1 and R-2 zoning. In this case, the proposed R-3 Vinifera project is adjacent to the R-2 South Morros single-family residential development, currently under construction. It is noteworthy that the purpose of this regulation was focused on providing protection of existing residential neighborhoods from adjacent new higher intensity development. While silent on its application to new residential communities, it has, nonetheless, been applied to the Vinifera and South Morros communities. See Sheet E2.0. Specifically, buildings 1 through 8 are adjacent to the R-2 zone. Buildings 1 through 5 are setback 28-feet to 34-feet from the property line. Buildings 7 and 8 are setback a minimum of 16-feet from the property line. Based on the edge conditions standard, the maximum building height at this setback distance is 28-feet. When the site-specific topography is incorporated into the height and setback calculation, the building height is 22 feet 8 inches above the adjacent R-2 finish floor. The setback and height ratio is met and complies with the intent of the regulations to buffer R-2 development from the height and intensity of the proposed R-3 development. B. Fences and Walls Community Design Guidelines Chapter 6.1.B.2. requires that retaining walls that are five (5) feet or higher should be dividing into two or more shorter walls with slopes not exceeding 4:1. Building 1, located in the north west corner of the project, is physically constrained to accommodate the noted requirement. In this situation, the building sits below the sidewalk elevation to accommodate grading and drainage improvements, thereby requiring a retaining wall. See Sheet E3.0. The proposed retaining wall height varies from 3-feet to 7-feet with a third of the wall ranging in heights over 5-feet. The retaining wall is visible only from the building side and not the public sidewalk. A railing is proposed at the top of wall for safety reasons, while planting, including street trees, is proposed at the sidewalk level. Additional plantings are planned at base of the wall and along the building entry pathway. This should provide for a softening effect of the wall construction and minimize the wall’s potential visual impact. C. Building Height Zoning Regulation §17.70.060 describes the methodology to determine the height of a building. In this case, the allowable building height in the R-3 zone equals thirty-five (35) feet. The regulation uses the “vertical distance from the average level of highest and lowest existing grade” methodology to determine the starting point to determine height. Since grading on the former Taylor Ranch site and related tract map improvements was comprehensive and included both the R-2 and R-3 zoned properties, this is considered the existing grade and was used to calculate the proposed buildings heights. See Sheet E4.0. Of the fourteen (14) buildings, eleven (11) of the buildings are above the allowable maximum building height. These range from 3 inches (Building 2) to 3 feet (Building 14) with an average of 1.25 feet over the allowable maximum use. It is notable that the request for the height exception is driven not by a taller building mass, but is due to the design and slope gradient of the Craftsman style roof. Additionally, and although perhaps barely perceptible, the building pads for buildings 12 and 14 require a slight increase in elevation to accommodate proper site drainage. This additional height is being requested as an affordable housing incentive per Zoning Regulation §17.140.070 (See section D. below) D. Affordable Housing Incentives The proposed project is providing five (5) low income affordable housing units (see section below for the calculations). This is 12.5% of the total number of units, therefore the project qualifies for affordable housing incentives pursuant to Zoning Regulation §17.140. This application requests the project utilize the parking requirements established in §17.140.040.K, as noted below. By utilizing the affordable housing parking requirements the proposed project is able include 4-bedroom units and supply these as low- and moderate-income affordable housing units. UNIT TYPE PARKING SPACES PER UNIT NUMBER OF UNITS PARKING SPACES REQUIRED TOTAL 4-Bedroom 2.5 9 22.5 3- Bedroom 2 31 62.0 Guest Parking 1 per 5 units 40 8.0 TOTAL PARKING SPACES REQUIRED 92 PARKING SPACES PROVIDED 98 As a qualifying affordable housing project, there is no request to utilize the standard density bonus incentive, rather an “Alternative or Additional Incentive” as outlined §17.140.070 is requested. The specific request is for an alternative incentive related to a modification of Title 17 site development standards (§17.140.070.B.1) related to the 35-foot building height maximum. As noted in in the Building Height section, eleven (11) of the buildings exceed the maximum building height by an average of 1.25 feet, due to the slope roof design and elevated building pads for site drainage purposes. The applicant requests the maximum building height standard noted in Table 2-8 of §17.20.020.A to be modified to allow for a the site and architectural specific maximum building heights. This can be achieved by applying: 1) a building by building height exception; or 3) an overall 3.0-foot building height exception. The requested modification allows the development to maintain a consistent structure design for each unit and building type which is a key efficiency measure for design, engineering, and construction of multi-unit developments and affordable housing. The consistent design also meets today’s community and market standards for quality interior space (i.e., ceiling height in smaller sized living spaces) and overall building design. PROJECT DESCRIPTIONItem 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19P1.3V. AFFORDABLE HOUSING Vinifera’s affordable housing requirement is calculated below and based upon the City’s Housing Element (2015) Inclusionary Housing Requirement Table 2 and 2A. Project includes a total of forty (40) dwelling units. (9) four-bedroom units x 2 density units equals 18.0 (31) three-bedroom units x 1.5 density units equals 46.5 Total Density Units ....... 64.5 Therefore, 64.5 density units/2.27 acres equals 28.4 density units per net acre Average unit size: = 1,561 square feet Based on this data, the Table 2A adjustment factor is 0.75. INCOME TYPE QUANTITY CALCULATION QUANTITY ADJUSTMENT FACTOR AFFORDABLE UNITS* Moderate 10% x 40 4 75 % 3 Low 5% x 40 2 75 % 2 Low Transfer from S. Morros R-2 development 3 TOTAL NO. AFFORDABLE UNITS 8 *Affordable units required and provided. Any decimal units are rounded to the next whole number. Eight (8) of the 4-bedroom/Unit 1 floor plans are proposed as the affordable housing units. These units will be owned by the developer and rented as affordable units. VI. THE ORCUTT AREA SPECIFIC PLAN DEVELOPMENT STANDARDS, ETC. The OASP, dated March 2010, provides the framework to meet the goals and objectives in the City’s General Plan for the expansion of the Orcutt Area. The policies and standards take precedence over the more general policies and where the OASP is silent in a particular aspect, the existing General Plan and Zoning Regulations will apply. The following table represents the applicable standards from the OASP and the Zoning Regulations. ORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & Programs Response 4.1 Design Quality and Character Goal 4.1 New development in the Orcutt Area that is well designed, internally compatible and enhances San Luis Obispo’s unique sense of place. The development enhances the uniqueness of San Luis Obispo’s sense of place through architectural and landscape styles specific to the area. Policy 4.1.1 N/A Program 4.1.1a The architectural styles of Craftsman, California Bungalow, and California Mission architectural themes are strongly encouraged in the Orcutt Area . The proposed architectural style provides a modern and forward expression of the typical San Luis Obispo design aesthetic. The design amplifies the modern design elements and found in the Craftsman & California Bungalow design themes of South Morros RSF, and complements the adjacent West Creek housing development. Program 4.1.1b & c N/A Program 4.1.1d The following design standards shall apply to all R-3 and R-4 development in the Orcutt Specific Plan Area DS-5 R-3 and R-4 standards set forth in the City Zoning Ordinance shall apply in addition to the standards and guidelines provided in this section. See response to Table 2-8 of §17.20.020.A below DS-6 Parking Rear Setback: 0-5 ft All parking is greater than 15-feet from any property line. DS-7 All ground floor units will have covered porches/entries in the front (door facing common areas) of the unit. All floor plans include a covered entry door. All doors face common entry corridors/paseos. DS-8 All units adjacent to creek/riparian corridors must use open fencing, if any. N/A. Program 4.1.1e Residential R-3 and R-4 development is encouraged to observe the following guidelines in addition to the adopted ARC Community Design Guidelines: DG 4.1 Position of Structure: Where feasible, the longest portion of any structure is encouraged to face within 32 degrees of south for improved solar access. The longest façade of all buildings is orientated within 32 degrees of south. DG 4.2 Paving Materials: Alternative paving is recommended for driveways and other residential paths such as stamped/colored concrete, paving stones, tiles, and bricks. The project utilizes permeable pavers in guest parking areas. PROJECT DESCRIPTIONItem 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19P1.4ORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & Programs Response DG 4.3 Scale: Projects over eight units should be broken up into multiple structures. Facades over 150 feet in length should be avoided Project includes multiple structures. The largest buildings (Type D and E) consist of five (5) units with an overall length of 88-feet. DG 4.4 Façade Elements: Creation of multiple elements in the façade of two- and three-story structures to reduce the visual mass is strongly encouraged. The architectural design should break the structure into three to four distinct elements such as entry, main structure, single story element and the roof. Vertical gabled bays and roof dormers can also add variety. (See also Figures 4.5-a and 4.5-b for examples of multiple façade elements.) There are fourteen (14) individual buildings of two (2) to five (5) units per building. These smaller buildings reduce the overall massing of the project. The contemporary-style three-story townhomes provide plane and material changes to identify entries, upper floor elements (including covered decks), and multiple sloped and an articulated roof lines. DG 4.5 Roof Overhangs: A variety of hips and gables should be used, particularly on the front/street façade to further break up the mass of the structure. Roofs extended over windows for shading and associated brackets are encouraged. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or segments of pitched roof at the edge of the structure. The proposed contemporary design exhibits various wall planes and projections to articulate and break up the building mass, which includes roof forms taken from the craftsman design style. DG 4.6 Surface and Roofing Materials: In developments of more than four units a minimum of two material pallets are encouraged. See DG 3.8 and DG 3.9 for detailed language. The project utilizes five (5) different color schemes for building surfaces as shown on the color and material boards. This includes different roofing colors. DG 4.7 Color Palettes: In developments of over six units, it is strongly encouraged to have a minimum of two colors from different color families for each primary body material, such as stucco and/or wood. A minimum of two trim colors shall be selected for each primary color (but not necessarily used on each unit). Within an individual building, color variety should relate to a change in materials (stucco to wood) or body material to trim material. The project utilizes five (5) different color schemes as shown on the color and material boards. Each scheme has a main and accent stucco color with compatible accent colors for other materials, trims, and design elements. The schemes are in a variety of tones and colors but with an overall related color palette. DG 4.8 Solar Panels: A solar energy source such as solar panels or solar roofing is recommended per conservation/open space policies. Accommodation of roof top photovoltaic systems have been included in the project design. DG 4.9 Manufactured Housing Foundations: Foundations shall be enclosed or skirted. N/A Program 4.1.1d -2c N/A Policy 4.1.2 - 3 N/A 4.3 Landscaping Goal 4.3 An attractive and sustainable landscape pattern that unifies and enhances the quality of the development in the Orcutt Area. Policy 4.3.1 The landscape characteristics should complement the architectural styles described previously. Trees, shrubs, and groundcovers should be chosen and sited to emphasize their natural shape, form, and structure. Plants are chosen based on natural shape, form, and structure to characterize a landscape that complements the architectural style. ORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & Programs Response Policy 4.3.2 Residential and public area landscapes are encouraged to incorporate California native plant species and other non-native plant species with lower water requirements and drought hardiness. Plants that require low amounts of watering are preferable for the area to reduce the citywide demand for water. Landscapes incorporate drought-tolerant California native and non-native plant species in order to reduce the demand for water. The plant palette complies with MAWA. Policy 4.3.3 Development landscaping provided within the Specific Plan Area shall abide by the requirements of the City Arborist for construction. Requirements for tree protection include but are not limited to: construction setbacks from trees; safety fencing around trees; grading limits around the base of trees as required; and a replacement plan for trees removed including replacement at a minimum 1:1 ratio. There are no existing trees within the project area. Policy 4.3.4 Native riparian areas are sensitive to invasive plant species competing with the native species. Non-native, invasive species shall not be transferred into the riparian corridor. Turf shall be situated and maintained to avoid spreading into riparian/creek corridor or avoided completely. Due to its distance from a riparian and/or creek corridor, non-native species planted within the project area will not spread into the riparian/creek corridor. Program 4.3.4a To ensure that project landscaping does not introduce invasive non-native plant and tree species to the Specific Plan area, project proponents shall submit a final landscaping plan for review and approval of the City Arborist and Community Development Director. The California Invasive Plant Council (Cal-IPC) maintains several lists of the most important invasive plants to avoid. Project proponents are encouraged to refer to the lists when creating a plant palette for landscaping to ensure that plants on the lists are not used. Landscaping plans shall include the following information, at a minimum: Landscaping plans include plant identification information and location to ensure that invasive, non-native species are not introduced in the OASP area. x The species, diameter at breast height, location, and condition of all existing trees; No existing trees – N/A x Identification of tress that will be retained, removed, or relocated; No existing trees – N/A x Location and size of plant and tree species proposed to be planted; Refer to conceptual landscape site plan. x The location of proposed utilities, driveways, street tree locations, and the size and species of proposed street trees; and Refer to conceptual landscape site plan. x A reclaimed water irrigation plan N/A Program 4.3.4b The following plant species shall not be planted within the Specific Plan area: Arundo donax (Giant reed) Bamboo grass species (except in containers) Cortaderia species (Pampas Grass) The Landscape plans does NOT use any of these prohibited plant species. PROJECT DESCRIPTIONItem 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19P1.5ORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & Programs Response Cynodon dactylon (Bermuda grass) Eucalyptus species Hedera canariensis (Algerian ivy) Phalaris arundinacea (Ribbon grass) Toxicodendron diversiloba (Poison oak) Ricinus communis (Castor bean) Senecio mikaniodes (German ivy) Policy 4.2.5 The City of San Luis Obispo provides a list of acceptable street trees and are recommended for each street to provide a sense of place or unity in the neighborhood. The proposed street trees for the project are taken from the recommended City’s acceptable street tree list. 4.4 Lighting Goal 4.4 Maintain compatible exterior lighting. Policy 4.4.1 Exterior lighting in all portions of the Orcutt Area shall be compatible with the architectural and landscape design and not create a nuisance for adjacent and nearby neighbors. Exterior lighting will not create a nuisance for adjacent and nearby neighbors because it is compatible with the architectural and landscape design. Policy 4.4.2 All lighting within the specific plan area shall comply with the lighting standards contained in the San Luis Obispo Community Design Guidelines and the City’s night-sky ordinance. Lighting complies with standards contained in the San Luis Obispo Community Design Guidelines and the City’s night-sky ordinance. Policy 4.4.3 In addition to the overall community standards, the following standards shall apply to all outdoor illumination of streets, public spaces, and private grounds. Program 4.4.3a Orcutt Area Lighting Standards: 1. Lighting shall compliment the architectural style planned for the area. See Figure 4.3 for suggested typical lighting fixture design Selected lighting complements the architectural styles. . 2. Lighting fixtures shall not be mounted more than 16 feet high; bollards will not exceed 3 feet in height. Noted – Will be referenced on building plans 3. Lighting fixtures shall be energy efficient. Noted – Will be referenced on building plans 4. All lighting fixtures should be properly shielded to eliminate light and glare from affecting adjacent and other properties and passing vehicles or pedestrians. Noted – Will be referenced on building plans 5. Trail lighting shall be at a scale appropriate for pedestrians, utilizing bollards, although overhead lighting may be used where vandalism of bollard lights is a concern N/A 6. Illumination toward the sky shall be minimized. Noted – Will be referenced on building plans 7. Night lighting of public areas shall be kept to the minimum necessary for safety and security purposes. Safety and security night lighting is provided and kept to minimum intensity. 8. Exterior lighting within 100 feet of open space shall be shielded and aimed as needed to avoid spillover into open space areas. Decorative lighting shall be low intensity and meet City standards. Exterior lighting is consistent with Night-Sky Ordinance and are shielded and aimed as needed. Policy 4.4.4 N/A ORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & ProgramsResponse4.5 Noise Reduction Techniques – N/A 4.6 Public Art – N/A 4.7 Energy Conservation Policy 4.7.1 Subdivision design, site planning and building design should take advantage of all reasonable opportunities to reduce energy and other resource consumption, in compliance with the General Plan Conservation and Open Space Element’s (COSE) Solar Access Policies and Standards for subdivisions and residential uses. (Refer to the COSE, Section 4.23) The project will comply with the General Plan Conservation and Open Space Element’s Solar Access Policies and Standards in order to take advantage of all opportunities to reduce energy and other resource consumption. Policy 4.7.2 New development in the Orcutt Area is encouraged to follow energy efficient project design, with emphasis on the use of daylight and solar exposure. The project follows an energy efficient project design. Program 4.7.2a The placement of a building on a site and the building itself should be designed to maximize opportunities for the optimal operation of passive systems for heating, cooling, and lighting. Sunlight should be used for direct heating and illumination whenever possible. Natural ventilation and shading should be used to cool a building. The building placement is designed to maximize opportunities for the optimal operation of heating, cooling and lighting. Program 4.7.2b The use of exterior shading devices, skylights, daylighting controls, high performance glazing that allows the transmission of light with minimal heat gain, and high thermal mass building components is encouraged. Architectural styles include components that allow the transmission of light with minimal heat gain. Program 4.7.2c Residential developments with five or more dwelling units and nonresidential projects over 5,000 square feet of gross floor area shall comply with the City’s green building certification system. (Refer to COSE Policy 5.30.7) Noted – This will be part of the building plan submittal. Program 4.7.2d City policy requires that 5% of all single-family units constructed shall utilize Photovoltaic solar collectors which can feed excess current back into the electric grid. After 2008, the use of photovoltaics for single-family units is required to increase by 4% per year until the year 2020. (As of January 2007, solar systems are eligible for incentive funds based on system performance.) N/A- project is multi-family. Policy 4.7.3 New residential and commercial construction shall achieve improved energy conservation through the use of energy efficient appliances and lighting. Energy efficient appliances and lighting will be used to improve energy consumption. Program 4.7.3a All new residential units shall incorporate Energy Star compliant appliances. Noted, appliances provided by the developer will be Energy Star compliant. Program 4.7.3b Where reasonably possible, new residential and commercial construction shall incorporate compact fluorescent light bulbs. Exceptions may be considered for exterior lights, accent lighting or special fixtures. Compact fluorescent light bulbs (or an energy-efficiency equivalent) will be incorporated where reasonably possible. PROJECT DESCRIPTIONItem 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19P1.6ZONING REGULATIONS MEDIUM-HIGH DENSITY RESIDENTIAL (R-3) ZONE 17.20.020 Development Standards; Table 2-8: R-3 Zone Development Standards. See Sheet C3 for the dimensioned site plan and additional regulatory compliance information (e.g., EV, motorcycle, and bike parking, etc.). DEVELOPMENT STANDARD R-3 ZONE ADDITIONAL REGULATIONS COMMENTS Maximum Residential Density 20 units/net acre 18 units/net acre for properties within an Airport Safety Zone See also Section 17.70.040 (Density). Regardless of the density calculation, at least three density units shall be allowed on each parcel; except this shall not apply to common interest subdivisions Project is 17.6 du/ac per OASP Density Policy 3.1b. MINIMUM SETBACKS Front 10 feet See also Section 17.76.030 (Front Yard Paving) Minimum building setback is 10-feet from all streets. Interior Side and Rear See Section 17.20.020(B), Table 2-9: R-3 Zone Minimum Interior Side and Rear Setbacks Buildings are setback 16-feet to 34-feet from interior side property lines. See edge condition requirements. Corner Lot—Street Side 10 feet Minimum building setback is 10-feet from all streets. Maximum Building Height 35 feet See also Sections 17.20.020(B) (Interior Side and Rear Setback Standards) and 17.70.080 (Height Measurement and Exceptions) See project narrative for requested affordable housing incentives and sheet E4.0. Maximum Lot Coverage 60% See also Section 17.70.120 (Lot Coverage) Lot coverage is 27% (26,667 SF of building coverage on 2.27 acres) Minimum Lot Area 5,000 square feet See also Section 16.18.030 (Lot Dimensions) Property is 2.27 acres, (Condominium units are not required to meet minimum lot area.) Edge Condition Requirements See Section 17.70.050 (Edge Conditions) See project narrative for detailed edge conditions description and sheet E2.0 PROJECT DESCRIPTIONItem 1
x1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 82675EXP. 09-30-2020Item 1
1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 82675EXP. 09-30-2020Item 1
1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 82675EXP. 09-30-2020Item 1
1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 82675EXP. 09-30-2020Item 1
1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 82675EXP. 09-30-2020DRIVE AISLE203203± 36'-7"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"8823203202201± 36'-8"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"± 35'-0"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"OPT. LIGHT FIXTUREPER LANDSCAPE± 35'-0"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"OPT. LIGHT FIXTUREPER LANDSCAPE± 35'-0"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"OPT. LIGHT FIXTUREPER LANDSCAPE± 35'-0"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"OPT. LIGHT FIXTUREPER LANDSCAPE± 36'-9"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"OPT. LIGHT FIXTUREPER LANDSCAPE± 36'-9"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"OPT. LIGHT FIXTUREPER LANDSCAPE6/11/2020DRIVE AISLEDRIVE AISLEItem 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19AS1.0STREET SCENE - BUILDING ELEVATIONSSTREET SCENE / BUILDING ELEVATIONS SPONZA DRIVESTREET SCENE / BUILDING ELEVATIONS RANCH HOUSE ROADItem 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19AS2.0 ARCHITECTURAL IMAGE BOARDItem 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19RENDERED VIEW - SPONZA DRIVEAS3.0Item 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19AS3.1 RENDERED BIRD’S EYEItem 1
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Unit 3R3 BR /2.5 BA /OFFICE1,653 S.F.23'-0"23'-0"50'-2"30'-0"Unit 33 BR /2.5 BA /OFFICE1,653 S.F.2'-6"2'-6"OFFICE12889XUP17 RDROPENTRYGARAGE204202X2050 S.H. OFFICE12889XUP17 RDROPENTRYGARAGE204202X3050 S.H. 2050 F.G.(2) 3050 S.H. (2) 3050 S.H. 2'-0"2'-0"2050 F.G.LIVING188138XDININGKITCHENPDR.DECKPANTRYUP17 RDN17 R2040 S.H. 4046 S.L. 6080 SL. GL. DR.2040 S.H. 3050 S.H. 2040 S.H. DININGKITCHENPDR.DECKPANTRY4046 S.L. 6080 SL. GL. DR.(2) 3050 S.H. 2040 S.H. (3) 3050 S.H. LIVING188138XUP17 RDN17 R(3) 3050 S.H. 3050 S.H. ELECTRICAPPLIANCEELECTRICAPPLIANCE0 8416A1.3NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 1
Unit 3RUnit 3DN17 RMASTERBEDROOM1301210XMASTERBATHLAU.BA. 2BEDROOM 2100106XBEDROOM 3100118X2040 S.H. 2020 F.G.3050 S.H. 5050 S.L. 5050 S.L. (3) 3050 S.H. DN17 RMASTERBEDROOM1301210XMASTERBATHBA. 2BEDROOM 2100106XBEDROOM 3100118X2040 S.H. 3050 S.H. 5050 S.L. 5050 S.L. (3) 3050 S.H. 2020 F.G. 2020 F.G.2040 S.H. 2040 S.H. 2050 S.H. 2040 S.H. 2040 S.H. LINENLINENELECTRICAPPLIANCEALLELECTRICHVACSYSTEMELECTRICAPPLIANCEALLELECTRICHVACSYSTEMLAU.0 8416A1.4NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 1
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Unit 23 BR /2.5 BA /OFFICE1,547 S.F.GARAGE225202XOFFICE12889XENTRYUP17 RUP17 RENTRYDROPDROPGARAGE204202X21'-0"21'-6"69'-11"30'-0"23'-0"ENTRYGARAGE204202XUnit 14 BR /2.5 BA1,395 S.F.Unit 33 BR /2.5 BA /OFFICE1,653 S.F.BEDROOM 48989XUP17 RDROP3050 S.H.(2) 3050 S.H. 2050 S.H. 2040 F.G. 2'-6"2'-6"OFFICE11289X(2) 3050 S.H. 2050 S.H. 2050 F.G.STORAGESTORAGEPDR ATACCESSIBLE UNIT2'-0"1'-11"2050 F.G.LIVING188138XDININGKITCHENPDR.DECKPANTRYUP17 RDN17 RDN17 RPDR.PAN.KITCHENDECKDININGLIVING1691210XDECKUP17 RUP17 RDN17 RKITCHENPDR.PAN.DININGLIVING172138X4046 S.L. (2) 3050 S.H. 2040 S.H. 2050 S.H. 4046 S.L. 6080 SL. GL. DR.6080 SL. GL. DR.(2) 3050 S.H. 2050 S.H. (2) 3050 S.H. 6080 SL. GL. DR.4046 S.L. (3) 3050 S.H. 2040 F.G.2050 S.H. 2040 S.H. 3050 S.H. 2040 S.H.ELECTRICAPPLIANCEELECTRICAPPLIANCEELECTRICAPPLIANCE0 8416A2.3NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 1
DN17 RMASTERBEDROOM1301210XMASTERBATHMASTERBATHMASTERBEDROOM1101210XDN17 RLAU.BA. 2BA. 2BEDROOM 2100106XBEDROOM 3100118XBEDROOM 2102100XBEDROOM 3100100XMASTERBATHBA. 2LAU.MASTERBEDROOM116139XBEDROOM 2104100XBEDROOM 3104106XDN17 R2040 S.H. 2050 S.H. 3018 S.L. 4050 S.L. 2050 S.H. 5050 S.L. 5050 S.L. 2040 S.H. 2040 S.H. 2040 S.H. 2020 F.G.6080 SL. GL. DR.Unit 2Unit 1Unit 33050 S.H. 2040 S.H. 5050 S.L. 5050 S.L. (3) 3050 S.H. 5050 S.L. (2) 3050 S.H. 3050 S.H. LINENLINENLINENLAU.ELECTRICAPPLIANCEALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMELECTRICAPPLIANCEELECTRICAPPLIANCEALLELECTRICHVACSYSTEM0 8416A2.4NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 1
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Unit 33 BR /2.5 BA /OFFICE1,653 S.F.21'-6"23'-0"71'-10"30'-0"Unit 3R3 BR /2.5 BA /OFFICE1,653 S.F.2'-6"2'-0"23'-0"Unit 23 BR /2.5 BA /OFFICE1,547 S.F.GARAGE225202XOFFICE12889XENTRYUP17 RUP17 RDROPDROPENTRYGARAGE204202X3050 S.H. 2040 F.G. OFFICE11289X3050 S.H. 2050 S.H. OFFICE12889XUP17 RDROP ENTRYGARAGE204202X2050 S.H. 2050 F.G.(2) 3050 S.H. 2040 F.G. 2050 F.G.2'-0"2'-0"LIVING188138XDININGKITCHENPDR.DECKPANTRYUP17 RDN17 RDN17 RDECKUP17 RKITCHENPDR.PAN.DININGLIVING172138X4046 S.L. 6080 SL. GL. DR.(2) 3050 S.H. 6080 SL. GL. DR.2040 F.G.2040 S.H. 4046 S.L. UP17 R2040 S.H. DININGKITCHENPDR.DECKPANTRY4046 S.L. 6080 SL. GL. DR.2040 S.H. (3) 3050 S.H. LIVING188138XUP17 RDN17 R6080 SL. GL. DR.(2)3050 S.H. 2050 F.G.2050 S.H. 3050 S.H. 2050 S.H. ELECTRICAPPLIANCEELECTRICAPPLIANCEELECTRICAPPLIANCE0 8416A3.3NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 1
Unit 3Unit 3R Unit 2DN17 RMASTERBEDROOM1301210XMASTERBATHDN17 RBA. 2BEDROOM 2100106XBEDROOM 3100118XMASTERBATHBA. 2MASTERBEDROOM116139XBEDROOM 2104100XBEDROOM 3104106X2040 S.H. 2020 F.G.2040 S.H. 5050 S.L. 5050 S.L. (2) 3050 S.H. 5050 S.L. (2) 3050 S.H. 5050 S.L. DN17 RMASTERBEDROOM1301210XMASTERBATHBA. 2BEDROOM 2100106XBEDROOM 3100118X2040 S.H. 3050 S.H.5050 S.L. 5050 S.L. 2020 F.G.2020 F.G.(2) 3050 S.H. 2040 S.H. 2020 F.G.(3) 3050 S.H.2040 S.H. 2040 S.H. 2040 S.H. 2050 S.H.LINENLINENLINENLAU.ELECTRICAPPLIANCEALLELECTRICHVACSYSTEMLAU.ELECTRICAPPLIANCEALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMLAU.ELECTRICAPPLIANCE0 8416A3.4NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 1
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GARAGE210204XOFFICE11289X21'-0"23'-0"87'-0"30'-6"21'-0"Unit 1R4 BR /2.5 BA1,395 S.F.Unit 2R3 BR /2.5 BA /OFFICE1,547 S.F.21'-6"2'-6"2'-6"Unit 14 BR /2.5 BA1,395 S.F.Unit 3R3 BR /2.5 BA /OFFICE1,653 S.F.ENTRYGARAGE204202XBEDROOM 48989XUP17 RDROP3050 S.H.OFFICE12889XUP17 RDROPENTRYGARAGE204202X2050 S.H. 2050 F.G.3050 S.H. UP17 RBEDROOM 48989XENTRYDROP3050 S.H.2040 F.G.2040 F.G.2040 F.G.GARAGE204202XDROP2050 S.H. ENTRYUP17 R2050 F.G.(2) 3050 S.H.PAN.DININGLIVING172138XDECK4046 S.L. 6080 SL. GL. DR.PDR.PAN.KITCHENDECKDININGLIVING1691210XUP17 RDN17 R4046 S.L. (2) 3050 S.H. 2040 S.H. PDR.PAN.KITCHENDECKDININGLIVING1691210XUP17 RDN17 R4046 S.L. (3) 3050 S.H. DININGKITCHENPDR.DECKPANTRY4046 S.L. 6080 SL. GL. DR.(2) 3050 S.H. 2040 S.H. 6080 SL. GL. DR.(2) 3050 S.H. LIVING188138XUP17 RDN17 R6080 SL. GL. DR.2040 F.G.2040 F.G.2040 S.H.(3) 3050 S.H. (2) 3050 S.H. 2040 S.H. UP17 RDN17 R2040 S.H. KITCHENPDR.ELECTRICAPPLIANCEELECTRICAPPLIANCEELECTRICAPPLIANCEELECTRICAPPLIANCE0 8416A4.3NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 1
BA. 2MASTERBEDROOM116139XBEDROOM 2104100XBEDROOM 3104106X3018 S.L. 5050 S.L. Unit 1Unit 1Unit 3RMASTERBATHMASTERBEDROOM1101210XBA. 2BEDROOM 3100100XDN17 R5050 S.L. 5050 S.L. (2) 3050 S.H.MASTERBATHMASTERBEDROOM1101210XBA. 2BEDROOM 2102100XBEDROOM 3100100XDN17 R5050 S.L. 5050 S.L. 6080 SL. GL. DR.BEDROOM 2102100XDN17 RMASTERBEDROOM1301210XMASTERBATHBA. 2BEDROOM 2100106XBEDROOM 3100118X2040 S.H. 2040 S.H. 2040 S.H. 5050 S.L. 5050 S.L. (2) 3050 S.H. 2020 F.G.2050 S.H.2040 F.G.(2) 3050 S.H. 2020 F.G.2020 F.G.2040 S.H.6080 SL. GL. DR.3080 F.G.3080 F.G.2040 S.H.5050 S.L. 2050 S.H.DN17 RMASTERBATHUnit 3RLINENLINENLINENLINENLAU.ELECTRICAPPLIANCELAU.ELECTRICAPPLIANCEALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMLAU.ELECTRICAPPLIANCEALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMLAU.ELECTRICAPPLIANCE0 8416A4.4NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 1
Item 1
Item 1
Unit 33 BR /2.5 BA /OFFICE1,653 S.F.21'-0"23'-0"88'-6"30'-0"21'-0"Unit 14 BR /2.5 BA1,395 S.F.23'-0"Unit 1X3 BR /3 BA1,382 S.F.2'-6"Unit 3R3 BR /2.5 BA /OFFICE1,653 S.F.2'-6"OFFICE12889XUP17 RENTRYDROPGARAGE204202XENTRYGARAGE204202XPDR.UP17 RDROP(2) 3050 S.H. 2050 S.H. 2050 F.G.STORAGEENTRYGARAGE204202XBEDROOM 48989XUP17 RDROP3050 S.H.2050 S.H.OFFICE12889XUP17 RDROPENTRYGARAGE204202X2050 F.G.(2) 3050 S.H. 2050 S.H.2040 F.G.LINENLIVING188138XDININGKITCHENPDR.DECKPANTRYUP17 RDN17 RPDR.PAN.KITCHENDECKDININGLIVING1691210XUP17 RDN17 R2040 S.H. 4046 S.L. 6080 SL. GL. DR.2040 S.H. (3) 3050 S.H. 4046 S.L. (2) 3050 S.H. 2050 S.H. 2040 S.H. PDR.PAN.KITCHENDECKDININGLIVING1691210XUP17 RDN17 R4046 S.L. (3) 3050 S.H. 2050 S.H. DININGKITCHENPDR.DECKPANTRY4046 S.L. 6080 SL. GL. DR.2040 S.H. (3) 3050 S.H. LIVING188138XUP17 RDN17 R2050 S.H. (2) 3050 S.H. 2050 S.H. 2040 F.G.3050 S.H. 3050 S.H. 2050 S.H. ELECTRICAPPLIANCE0 8416A5.3NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 1
Unit 3Unit 1Unit 1XUnit 3RDN17 RMASTERBEDROOM1301210XMASTERBATHMASTERBATHMASTERBEDROOM1101210XBA. 2BA. 2BEDROOM 2100106XBEDROOM 3100118XBEDROOM 3100100XDN17 R5050 S.L. 5050 S.L. 2040 S.H. 2040 S.H. 2020 F.G.(2) 3050 S.H.3050 S.H. 5050 S.L. 5050 S.L. (3) 3050 S.H. MASTERBATHMASTERBEDROOM1101210XBA. 2BEDROOM 2102100XBEDROOM 3100100XDN17 R5050 S.L. 5050 S.L. 6080 SL. GL. DR.BEDROOM 2102100XDN17 RMASTERBEDROOM1301210XMASTERBATHBA. 2BEDROOM 2100106XBEDROOM 3100118X2040 S.H. 3050 S.H. 5050 S.L. 5050 S.L. (3) 3050 S.H. 2020 F.G.2040 F.G.2050 S.H.2050 S.H. 2040 S.H. 2040 S.H. 2040 S.H. 2040 S.H. LINENLINENLINENLINENLAU.ELECTRICAPPLIANCEALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMLAU.ELECTRICAPPLIANCELAU.ELECTRICAPPLIANCELAU.ELECTRICAPPLIANCE0 8416A5.4NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19A6.0 ARCHITECTURAL & SITE DETAILSA6.0 Item 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19A6.1BUILDING COLOR & MATERIAL MATRIX TOWNHOMESJOB# 457-19043COLOR SELECTION CHARTPAINT:SHERWIN WILLIAMSAUGUST 12, 2019 ROOF:CERTAINTEEDREVISED JUNE 3, 2020(ALL COLORS)STONE:CREATIVE MINES*REVISED JUNE 8, 2020(ROOF TO CERTAINTEED)ROOF MEMBRANE:GRAYSCHEME 12345FASCIA, EAVES, TAILS,POTSHELVES &RAILINGSSW 6235FOGGY DAYSW 7757HIGH REFLECTIVE WHITESW 6236GRAYS HARBORSW 7020BLACK FOXSW 7055ENDURING BRONZEMAIN STUCCO SW 7672KNITTING NEEDLESSW 7672KNITTING NEEDLESSW 7636ORIGAMI WHITESW 7632MODERN GRAYSW 7547SANDBARACCENT STUCCO &ACCENT SIDINGSW 7757HIGHREFLECTIVE WHITESW 6235FOGGY DAY7508TAVERN TAUPESW 9131CORNWALL SLATESW 6207RETREATSIDINGSW 7757HIGH REFLECTIVE WHITESW 7757HIGH REFLECTIVE WHITESW 7636ORIGAMI WHITESW 9131CORNWALL SLATESW 6068BREVITY BROWNENTRY DOORSSW 6355TRUEPENNYSW 2802ROOKWOOD REDSW 2838POLISHED MAHOGANYSW 6250GRANITE PEAKSW 7615SEA SERPENTGARAGE DOORSSW 6236GRAYS HARBORSW 7757HIGH REFLECTIVE WHITESW 6236GRAYS HARBORSW 7020BLACK FOXSW 7055ENDURING BRONZESTONEFOGBANK SPLIT MODULARLUNAR SPLIT MODULARBLACK TRUFFLESPLIT MODULARBLACK TRUFFLESPLIT MODULARGREENTEASPLIT MODULARWINDOW FRAMEWHITE WHITE WHITE TAN TANROOFCHARCOAL CHARCOAL BARKWOOD WEATHERED WOODBARKWOODAWNINGS SW 6990CAVIARSW 6990CAVIARSW 6990CAVIARSW 6990CAVIARSW 6990CAVIARItem 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19L1.0LANDSCAPE IMAGEBOARDItem 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19L1.1ILLUSTRATIVE LANDSCAPE SITE PLANABCVIEWPOINT LEGEND VIEW A: PARK CORNER PERSPECTIVE, SEE SHEET L3.1 VIEW B: NEIGHBORHOOD PARK PERSPECTIVE, SEE SHEET L3.2 VIEW C: TOWNHOME PASEO, SEE SHEET L3.3SITE LIGHTING LEGEND POLE LIGHT, SEE SHEET L2.2 BOLLARD PATH LIGHT, SEE SHEET L2.2 4-PLEX DETAIL,SEE SHEET L2.17-PLEX DETAIL,SEE SHEET L2.1NEIGHBORHOOD PARK DETAIL, SEE SHEET L2.16-PLEX DETAIL, SEE SHEET L2.1MONUMENT SIGN SEE SHEET L2.2TYP., SEE SHEET L2.2 SEE SHEET L2.2 SEE SHEET L2.2 MAILBOX KIOSK SEE SHEET L2.2Item 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19L2.1PARK & PASEO ENLARGEMENTS4-PLEX TOWNHOME DETAIL6-PLEX TOWNHOME DETAIL7-PLEX TOWNHOME DETAILNEIGHBORHOOD PARK DETAILItem 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19L2.2SITE ELEMENTSTRASH ENCLOSUREMAILBOX KIOSK EXAMPLEMONUMENT SIGN CONCEPTSITE LIGHTING EXAMPLESBIKE RACK EXAMPLEPOLE LIGHTBOLLARD LIGHTItem 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19L3.1LANDSCAPE PERSPECTIVE-CORNER OF SPONZA DR. AND FARM HOUSE RD. Item 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19L3.2LANDSCAPE PERSPECTIVE- NEIGHBORHOOD PARKItem 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19L3.3LANDSCAPE PERSPECTIVE-TOWNHOME PASEO4-PLEX TOWNHOME Item 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19L4.1PLANT PALETTE - SHRUBSItem 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19L4.2PLANT PALETTE - TREESItem 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19E1.0DESIGN EXCEPTIONSOVERVIEW+1.3'(or 2.3' over early gradingpad)+0.5'(or 0.2' over early gradingpad)+1.3'(or 2.3' over early gradingpad)+0.5'(or 0.2' over early gradingpad)BUILDING HEIGHT,SEE SHEET E4.0WALL HEIGHT,SEE SHEET E3.0EDGE CONDITION,SEE SHEET E2.0PRIVATE OPEN SPACE (typ.),SEE SHEET E5.0Item 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.1917.70.050 EDGE CONDITIONSSAN LUIS OBISPO MUNICIPAL CODE (SEPT. 17, 2019)36’-8”22’-8”14’-0”23’ SETBACKPROPERTY LINEE2.0EDGE CONDITION EXCEPTIONR3 MULTI-FAMILY RESIDENTIALR2 SINGLE FAMILY RESIDENTIALSECTION A-ALOT 4516’20’Project ConditionThe maximum building height is compliant with the edge condition setback requirement when the site topography is incorporated into the calculation. The setback standards for a property in a zone providing transition shall be as set forth in Table 3-3: Edge Conditions Minimum Setbacks.AASOUTH MORROSEXISTING RESIDENTIALPROPOSED VINIFERA TOWNHOMES#
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3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19CHAPTER 6.1.B.2: FENCES AND WALLSCITY OF SAN LUIS OBISPO COMMUNITY DESIGN GUIDELINES (JUNE,2010)E3.0WALL HEIGHT EXCEPTIONBUILDING 16.6’ RETAINING WALLCERRO CABRILLO LANER.O.W.Tall retaining walls (five feet and higher) should be divided up into two or more shorter walls (depending on height), with the upper portion of the wall set back from the lower wall at least two feet, with the slope between the walls not exceeding 4:1.Project ConditionThe proposed wall, tapering from 7’ to 3’, has a small portion over the threshold level of 5’-0”. Due to the horizontal and vertical relationship of the public sidewalk building finished floor and entrance, tiering of this small section of the wall is infeasible. The wall allows for proper drainage and placement of utilities. Handrails and planting between the wall and public sidewalk will provide fall protection.SECTION B-BSECTION B-BSCALE: 1”=20’SCALE: 1”=20’BBWALL HEIGHTItem 1
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19E4.0HEIGHT MEASUREMENTEXCEPTION17.70.080 HEIGHT MEASUREMENT AND EXCEPTIONSSAN LUIS OBISPO MUNICIPAL CODE (SEPT. 17, 2019)Project ConditionThe average existing grade is based on current existing conditions. The topography of the existing basin is calculated to match adjacent grade as this feature will be relocated to underground chambers since the project has been reconfigured from the conceptual subdivision design.All Buildings are three-stories with all prominent building massing at or under 35 feet from the proposed building pad. Due to the design and slope gradient of the Craftsman style roof, the highest roof points are at a height of 36 feet- 9 inches or less. Additionally, for subdivision drainage functionality the building pads for Buildings 12 and 14 must be slightly elevated from the existing elevation.A. Residential and Nonresidential Building Height on Flat Lots. For flat lots and lots with an average (cross-parcel) slope of less than sixteen percent, the height of a building or structure shall be measured as the vertical distance from the average level of highest and lowest existing grade of that portion of the site covered by the building to the topmost point of the roof, including parapets but excluding features outlined in subsection C of this section. The average level of the ground is determined by adding the elevation of the lowest point of the part of the lot covered by the building to the elevation of the highest point of the part of the lot covered by the building and dividing by two. Height measurements shall be based on existing topography of the site, before grading for proposed on-site improvements.BUILDING 12BUILDING 14BUILDING HEIGHT ELEVATIONRANCH HOUSE ROADBLDG. 12 BLDG. 14Bldg. NumberBldg. TypeBuilding Height (finish floor to roof peak)Existing Average Grade ElevationBuilding Pad ElevationBuilding Height from Existing Average GradeHeight Exception Measurement1B·µ 2A·µ
3A·µ 4A·µ
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7E·µ 8D·µ
9B·µ
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12 B· µ
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1 2 3 4 5 6 7 89 10 11 12 13 14Item 1
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19E5.0TOWNHOME OPEN SPACEEXCEPTIONUNIT PRIVATE OPEN SPACE PLAN - 3RD FLOOR1” = 16’-0”UNIT PRIVATE OPEN SPACE PLAN - 2ND FLOOR1” = 16’-0”UNIT PRIVATE OPEN SPACE PLAN - 1ST FLOOR1” = 16’-0”321LEGEND COMMON OUTDOOR OPEN SPACE PRIVATE OPEN SPACE UNIT PRIVATE OPEN SPACE PLAN - PASEOSN.T.S.4SEE PASEO ENLARGEMENT #4, BELOWBldg 1Unit 3Unit 2Bldg 8Unit 3Unit 2Bldg 9Unit 3Unit 2Subdivision Regulations §16.17.030.B-E, R-3 Zone Common Open SpaceSF/UnitRequired (General/Outdoor Recreation) 100/40Park (Recreation) 165Gathering50Common154TOTAL PROVIDED369Private Open SpaceSF/UnitRequired100Deck136-122Patio250-66TOTAL PROVIDED (AVERAGE) 1041) All upper floor decks have a minimum dimension of 6 feet in every direction2) All ground floor patios have a minimum dimension of 5 feet by 10 feet.Combined Open SpaceSF/UnitRequired400Common Open Space369Private Open Space104TOTAL PROVIDED473OPEN SPACE REQUIRED & PROVIDEDOPEN SPACE EXCEPTION REQUEST• Reduction of private open space requirements for 6 units (Unit types 2 and 3) with front doors facing the street, as ground-floor private open spaces are located in the street setback.• Modification of the private open space ground-floor minimum dimension to include patios with a dimension of 5 feet by 10 feet. Item 1
Meeting Date: April 6, 2020
Item Number: 3
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project is a three-story residential development consisting of 40 residential dwellings
throughout 14 separate buildings, inclusive of eight units designated for affordable housing (low and
moderate income levels). The project includes a common interest subdivision to provide each of the
residential units a for-sale condominium (SLO 0081-19-) to be reviewed by the Planning Commission.
The project site is within an area dedicated for medium-high density residential development within
the Orcutt Area Specific Plan (OASP), and is a part of Tract 3044 (South Morros). The project includes
the following exceptions from specific development standards: fence height exception for a 11-foot
high portion of a fence and retaining wall within the street yard where normally limited to three feet;
exception to the Edge Conditions Regulations to allow a setback of 16 feet where normally a 23 -foot
setback is required, and to allow balconies above the first floor on the building side facing an adjacent
R-2 zone; as well as minor exceptions to the open space requirements for common interest
subdivisions (which will be reviewed and considered by the Planning Commission). The project also
includes an affordable housing alternative incentive request (§ 17.140.070) for a relief of site
development standards to allow a maximum height of 37 feet, where normally limited to 35 feet . The
proposed project includes site improvements such as parking and site access upgrades, and associated
landscaping (Attachment 1, Project Plans).
General Location: The 2.27-acre project site is
located on a vacant parcel along Ranch House
Road between Cerro Cabrillo Lane and Sponza
Drive, with direct access from Cerro Cabrillo
Lane and Sponza Drive.
Present Use: Vacant Land
Zoning: Medium-High Residential (R-3-SP)
General Plan: Medium-High Residential
Surrounding Uses:
East: County low-density residential
West: Pratt Ranch (Multi-Unit)
North: West Creek (Single-Unit)
South: Jones Property (Multi-Unit)
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 3700 Ranch House Road FILE NUMBER: ARCH-0825-2019 & SBDV-0826-2019
APPLICANT: WC Taylor Ranch, LLC REPRESENTATIVE: Carol Florence
_____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
Page 2
PROPOSED DESIGN
Architecture: Contemporary architectural design
Design details: Outdoor sitting area, trash enclosures, mailbox kiosks, awnings, varying roof parapets
that vary in height, retaining walls, and a monument sign.
Materials: Stucco, vertical metal siding, brick veneer, stucco awnings.
Colors: Plans provide four different color schemes (see Attachment 1, Project Plans, Sheet A6.1)
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Orcutt Area
Specific Plan (OASP), Community Design Guidelines (CDG), and applicable City Standards and 2)
provide comments and recommendations to the Planning Commission.
Orcutt Area Specific Plan: http://www.slocity.org/home/showdocument?id=4262
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, OASP, and CDG. Staff has identified the discussion items below related to consistency
with OASP Chapter 4 (Community Design), and CDG Chapter 5.4 (Multi-Family and Clustered Housing
Design). For additional information, please refer to the applicant’s responses regarding consistency
with the OASP (Attachment 1, Project Plans, Sheet P1.3).
Figure 2: Rendering of project design from Ranch House Road.
Item 1
ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
Page 3
Table 1 – Discussion Items
Highlighted Sections Discussion Items
OASP Chapter 4 – Design Guidelines
§ 4.1.1a: Architectural Styles
The OASP states that the architectural styles of Craftsman, California
Bungalow, and California Mission architectural themes are strongly
encouraged in the Orcutt Area. The architectural characteristics of
these styles highlight the historic aspects of the area while allowing
flexible design, which can be adapted to the rural nature of the site. The
ARC should discuss the proposed contemporary architectural style in
the context of adjacent projects in the neighborhood and the goals of
the OASP Design Guidelines.
§ 4.1.1e: DG 4.4 Façade Elements
The OASP states that creation of multiple elements in the façade of two-
and three-story structures to reduce the visual mass is strongly
encouraged. The architectural design should break the structure into
three to four distinct elements such as entry, main structure, single
story element and the roof. The ARC should discuss the project’s design
and whether façade elements presented provide sufficient distinction
among elements.
CDG Chapter 5 – Residential Project Design Guidelines
§ 5.4.A Site Planning
The CDG states that site planning for multi-family housing projects
should create a pleasant, comfortable and distinct place for residents,
without the project “turning its back on the surrounding
neighborhood.” Higher density projects should be designed either with
ground floor units having individual sidewalk entrances, or as courtyard
projects with at least one significant pedestrian entrance from the
street sidewalk. The ARC should discuss whether additional access
should be provided to Ranch House Road from the project site, and if
additional access is to be provided, which locations would be the
priority.
§ 5.4.C.1 Façade and Roof
Articulation
The CDG states that a structure with three or more attached units
should incorporate significant wall and roof articulation to reduce
apparent scale. The ARC should discuss the proposed side elevations of
each structure to determine whether sufficient articulation is provided
that reduces the apparent scale of the project as seen from the public
right of way and from adjacent properties. Specifically attention should
be given to the façade materials along the ground level.
§ 5.4.C.2 Scale
The CDG states that structures with greater height may require
additional setbacks at the ground floor level and/or upper levels
(stepped-down) along the street frontage so they do not shade adjacent
properties or visually dominate the neighborhood. While the project
height is comparable to the maximum heights allowed in the vicinity,
the project’s position on the site topography contributes to the overall
bulk of the project in the context of the neighborhood. The ARC should
discuss the project’s scale and mass while considering the site’s
topography, and discuss whether upper level step backs are necessary
to reduce the perceived scale of the project within the neighborhood.
Item 1
ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
Page 4
Zoning Regulations Section 17.70.050 – Edge Conditions
§ 17.70.050.D.3 Upper Level
Open Space Orientation and
Setbacks
The Edge Conditions Section of the Zoning Regulations prohibits
balconies and terraces above the first floor on the building side facing
the lower density residential zoning, however, due to the topography
of the lots the proposed second floor balconies are provided at height
equivalent to the ground level of the properties within the R-2 zone (see
Attachment 1, Project Plans -Sheet E2.0). The ARC should discuss
whether the proposed balconies along the North property line present
any conflicts with the CDG regarding the privacy of adjacent residential
uses with consideration of existing topography. The ARC should provide
a recommendation to the Planning Commission on whether the
balconies should be eliminated or not.
PROJECT STATISTICS
Table 1 – Zoning Regulations Project Statistics
Site Details Proposed Allowed/Required*
Setbacks
Street Yard
Side Yard
10 feet
16 feet
10 feet
10 feet
Edge Conditions
Setback along R-2 zone
16 feet**
23 feet
Monument Sign
Max Height
Max Area
5 feet
20 sq. ft.
6 feet
20 sq. ft.
Density Units 40 40.86
Maximum Height of Structures 37 feet** 35 feet
Max Building Coverage 27% 60%
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
98
8 EV Ready, 42 EV Capable
8 Short Term, 80 Long Term
85
8 EV Ready, 42 EV Capable
8 Short Term, 80 Long Term
Environmental Status
Project is consistent with the certified Final EIR for Orcutt Area Specific
Plan and Exempt from the California Environmental Quality Act (CEQA),
pursuant to CEQA Guidelines Section 15182 (Residential Projects
Implementing Specific Plans).
*2019 Zoning Regulations
** The ARC will provide a recommendation to the PC and the PC will ultimately determine if the findings
can be made to support each exception.
ACTION ALTERNATIVES
6.1 Recommend approval of the project. An action recommending approval of the application
will be forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address consistency with the OASP Design Guidelines
and Community Design Guidelines.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
Item 1
ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
Page 5
6.3 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, OASP, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1. Project Plans
Item 1
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, April 6, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, April
6, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith,
Christie Withers and Chair Allen Root
Absent: None
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
APPROVAL OF MINUTES
1.Consideration of Minutes of the Regular Architectural Review Commission Meeting of
February 10, 2020.
ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY COMMISSIONER
BELLER, CARRIED 5-0-1 (Commissioner Smith abstaining) to approve the minutes of the
Regular Architectural Review Commission meeting of February 10, 2020.
Item 1
Minutes – Architectural Review Commission Meeting of April 6, 2020 Page 2
PUBLIC HEARINGS
2.Project Address: 1030 Orcutt; Case #: ARCH-0556-2019; Zone: C-S; Jules Rogoff,
Laundry Express, owner/applicant. Development review of a three-story mixed-use project
within the Commercial Services zone, consisting of 15 residential units on a site with an
existing 1,587-square foot laundromat. The project includes the following requests: street yard
setback reduction for 10 feet where 15 feet is normally required, ground floor residences within
the first 50 feet of floor area adjacent to the street, tandem parking, and a 5% shared parking
reduction to reduce the required parking by one space. The project is categorically exempt
from environmental review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Randy Dettmer, and Applicant/Owner, Jules Rogoff, responded to
Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
SMITH, CARRIED 4-2-0 (Commissioners DeMartini and Withers dissenting) to recommend
that the Planning Commission approve the project with the following recommendations:
Consider additional glazing and horizontal siding to provide greater articulation and
interest along the street facade (south elevation) and the north elevation.
Consider accent colors on doors, window frames, and other elements to provide greater
contrast/interest.
Consider eliminating the proposed roof system to provide for a solar panel array, roof
system may be replaced by cornice or another detailed element.
Improve access to bicycle parking by re-aligning with the garage door of the workshop
space.
Provide clarification on the uses within the workshop area to ensure compatibility with
noise limitations in proximity to residential uses.
Provide more clarification of the colors and materials consistent with the colors and
materials board.
Provide clarification to ensure parking spaces are reserved for required parking and not the
private use of the workshop area.
Consider widening the vertical siding element along the proposed stair tower to improve
proportionality of the feature.
Item 1
Minutes – Architectural Review Commission Meeting of April 6, 2020 Page 3
3.Project Address: 3700 Ranch House; Case # ARCH-0825-2019 and SBDV-0826-2019;
Zone: R-3-SP; WC Taylor Ranch, LLC, owner/applicant. Development review of a three-
story condominium project consisting of 40 residential units throughout 14 separate buildings
within Tract 3044 (South Morros), as part of the Orcutt Area Specific Plan. The project
includes exceptions from the following specific development standards: fence height exception
for a portion of a fence and retaining wall within the street yard of 13 feet in height, where
normally limited to 3 feet, an exception to the side yard setback of 16 feet where normally a
23 foot setback is required, as well as minor exceptions to the open space requirements for
common interest subdivisions. The project also includes an affordable housing alternative
incentive request for relief of site development standards to allow a maximum height of 37 fee
for two buildings, where normally limited to 35 feet. The project is in consistent with
previously adopted Mitigated Negative Declaration ER-137-11, City Council Resolution No
10462 (2013 Series)
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Carol Florence and David Kosco, with Oasis Associates, Inc.,
responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
PICKENS, CARRIED 6-0-0 to continue review of the project to a date uncertain, with the
following recommendations to the applicant:
Redesign the architectural style of the project to incorporate and respect the architectural
styles identified in the Orcutt Area Specific Plan (OASP) in consideration of compatibility
of neighboring projects and the historical context and vision of the OASP.
The revised architectural style should apply articulation equally to each elevation and
incorporate materials and colors that reflect a more traditional architectural style as
reference in the OASP and as demonstrated in the neighboring approved projects.
The applicant shall provide additional renderings of the project to provide a better
perspective of the architectural form of the structures in consideration of their context on
the site. Consider additional renderings along the streetscape and as viewed from the
interior of the site.
Item 1
Minutes – Architectural Review Commission Meeting of April 6, 2020 Page 4
4.Project Address: 3885 South Higuera; Case #: ARCH-0805-2019; Zone: M-SP; Tank
Farm Center LLC, applicant. Review of a Sign Program for the Public Market at Bonetti
Ranch as required by prior Architectural Review with exceptions to the sign standards relating
to proposed wall, hanging, monument and directory signs.
Assistant Planner Cassidy McSurdy presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Sean Beauchamp, and Owner/Applicant, Taylor Judkins, responded
to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER DEMARTINI, SECOND BY
COMMISSIONER WITHERS, CARRIED 6-0-0 to approve the project as presented with the
inclusion of the Staff Recommendation:
Plans submitted for a sign permit shall include colors and materials of all signs for
determination of compatibility with the structure upon which they are placed. In addition,
no sign shall allow for internally lit cabinet or channel lettering as required by previous
Cultural Heritage Committee (CHC) Resolution No. 1008-16.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 8:57 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, April 20, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 04/20/2020
Item 1
Item #1
PUBLIC HEARING ITEM
3700 Ranch House Road (ARCH-0825-2019)
Continued review of a three-story condominium project consisting of 40 residential
units throughout 14 separate buildings within Tract 3044 (South Morros),as part of
the Orcutt Area Specific Plan.The project includes exceptions from the following
specific development standards:fence height exception for a portion of a fence
and retaining wall within the street yard of 13 feet in height,where normally limited
to 3 feet,an exception to the side yard setback of 16 feet where normally a 23 foot
setback is required,as well as minor exceptions to the open space requirements
for common interest subdivisions.The project also includes an affordable housing
alternative incentive request for relief of site development standards to allow a
maximum height of 38 feet,where normally limited to 35 feet.
Staff Presentation By:
Associate Planner, Kyle Bell
Applicant: WC Taylor Ranch, LLC
3700 Ranch House Road
Vinifera
ARCH-0825-2019
Continued review of a three-story condominium project
consisting of 40 residential units throughout 14 separate
buildings within Tract 3044 (South Morros), as part of the Orcutt
Area Specific Plan.
July 20, 2020
Applicant: WC Taylor Ranch, LLC
5
Project Background
6
On April 6, 2020, the ARC reviewed the project and
identified concerns for consistency with the design
guidelines and provided three directional items.
•Redesign the architectural style of the project
•Four-sided articulation
•Provide additional renderings
Building Design
7
Recommendation
Provide comments regarding consistency with the
Community Design Guidelines and recommend
direction on the projects design to the Planning
Commission.
Applicant Presentation By:
Michael Stone, Bassenian Lagoni Architects
Carol Florence, Oasis Associates, Inc.
Item #1 (continued)
PUBLIC HEARING ITEM
3700 Ranch House Road (ARCH-0825-2019)
City of San Luis Obispo
Architectural Review Commission
ARCH-0825-2019
SBDV-0826-2019
20 July 2020
Continued from 6 April 2020
VTPM SLO2019-0081 3700 Ranch House Road,SLO CA
Applicant:
RANCH HOUSE ROAD
SPONZA DRIVE
Architec tural Review Commission
PREVIOUS STREET SCENES /BUILDING ELEVATIONS
SPONZA DRIVE
Architec tural Review Commission
STREET SCENES /BUILDING ELEVATIONS
Architectural Review Commission
PERSPECTIVE: SPONZA DRIVE
Architectural Review Commission
PERSPECTIVE: NEIGHBORHOOD PARK
Architec tural Review Commission
PERSPECTIVE: NEIGHBORHOOD PARK
Architec tural Review Commission
PERSPECTIVE: TOWNHOME PASEO
Architec tural Review Commission
BUILDING “A”ELEVATIONS
Architec tural Review Commission
BUILDING “C ”ELEVATIONS
Architec tural Review Commission
BUILDING “D”ELEVATIONS
City of San Luis Obispo
Architectural Review Commission
ARCH-0825-2019
SBDV-0826-2019
20 July 2020
Continued from 6 April 2020
VTPM SLO2019-0081 3700 Ranch House Road
Applicant:
Edge Condition Setbacks (excerpt)
Architec tural Review Commission
EXCEPTION:EDGE CONDITION SETBACK
Max. Building Height Min.Required Setback
22 to 24 feet 12 feet
27 to 28 feet 16 feet (setback provided)
34+feet 23 feet
Architectural Review Commission
BUILDING “B”FLOOR PLANS