HomeMy WebLinkAboutItem 4 - ARCH-0095-2020 (3065 Lucca Lane)PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a new 100% affordable housing development required to satisfy the
inclusionary housing requirement for tract 2428. The project consists of five, two-story structures
containing a total of 38 low-income affordable units, a community room, and leasing office, on a site
designated for affordable housing. The project includes requested alternative incentives for the
provision of 38 low-income affordable housing units, including an 89% density bonus and a proposed
reduction in setback requirements, consisting of a setback of four feet where five feet is the minimum
required within the Planned Development (PD) overlay zone.
PROJECT ADDRESS: 3065 Lucca Lane BY: Kyle Van Leeuwen, Assistant Planner
Phone Number: (805) 781-7091
FILE NUMBER: ARCH-0095-2020 & E-mail: kvanleeuwen@slocity.org
AFFH- 00096-2020 FROM: Tyler Corey, Principal Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) approving the new inclusionary housing development
consisting of 38 low-income affordable units, a community room, and leasing office subject to
findings and conditions of approval.
SITE DATA
BACKGROUND AND SUMMARY
Vesting Tentative Tract Map No. 2428 was originally approved in 2007, which approved 178 lots.
Consistent with the City’s Inclusionary Housing Ordinance, the developer was required to provide
for the creation of 26 affordable housing units within the project and did so by agreeing to dedicate
five lots to the Housing Authority. In 2017 the final map for phase two of the tract, which included
the affordable housing lots, was approved by City Council. At that time, a protected plant species was
identified on one of the affordable housing lots and lot lines were adjusted to accommodate its
protection. In order to retain the overall square footage required to fulfill the inclusionary housing
requirement, the developer dedicated two additional lots for affordable housing.
Applicant San Luis Obispo Non-Profit Housing
Corporation
Representative Aisling Burke, Ten Over Studio
Zoning Medium-Density Residential, Specific Plan
and Planned Development Overlay zone
(R-2-SP-PD)
General Plan Medium Density Residential
Site Area ~1.21 acres
Environmental
Status
Project is consistent with the Final
Program Environmental Impact Report for
the Margarita Area Specific Plan and the
Mitigated Negative Declaration for Tract
Map #2428 (Toscano Development)
Meeting Date: September 9, 2020
Item Number: 4
Figure 1: Project location
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The proposed project will fulfill the required inclusionary housing component of the tract, and
consists of five new two-story structures, which will contain 38 low-income affordable units, a
community room, and a leasing office. The residential units provided will be a mix of sizes including
ten three-bedroom, ten two-bedroom, and 18 one-bedroom units. The project site is within the
Toscano residential development, on the seven lots dedicated for affordable housing units, and will
be accessed from San Vincenzo Drive by way of Lucca Lane. The project is within the Margarita
Area Specific Plan1 (MASP) and part of a Planned Development overlay, which covers all of the
Toscano Development. The project proposes 44 surface parking spaces, with 20 compact spaces and
14 spaces provided in a tandem arrangement. The project also provides a play area and outdoor
amenity space for tenant use.
The project is proposed as a 100% affordable housing project and includes a request for two
affordable housing alternative incentives: 1) an 89% density bonus, and 2) an exception to the
minimum setback requirements of the Planned Development overlay to allow a four-foot setback
where five feet would normally be required (Attachment 2, Project Plans).
1.0 COMMISSION’S PURVIEW
Review project for consistency with the General Plan, MASP, Zoning Regulations, Planned
Development ordinance, Community Design Guidelines (CDG) and applicable City development
standards and guidelines. Planning Commission (PC) review is required for residential developments
1 Margarita Area Specific Plan: https://www.slocity.org/home/showdocument?id=4070
Figure 2: Rendering of project design as seen from parking area within the site
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with more than ten units (Zoning Regulations § 17.106.030) and for projects that include affordable
housing alternative incentive requests (Zoning Regulations § 17.140.070).
2.0 PROJECT STATISTICS
The project site is within a Planned Development overlay (PD) and a specific plan overlay (SP). Each
overlay, and their associated regulatory documents, provide varying standards applicable to the
project. Where the PD overlay provides a specific standard (setback, density, etc.) that standard takes
precedent (Attachment 3). Where the PD ordinance does not provide a specific standard, the specific
plan standards are applied. Where the PD and specific plan do not provide a specific standard, the
Zoning Regulations standards are applied.
Site Details Proposed Allowed/Required
Street Setback (from center line) 15’ -4” feet 15’ (total easement width)
Side Setback 3 4’* 5’
Density (units/acre) 2 28.6 (89% Bonus)* 16
Maximum Height of Structures 1 29 feet 35 feet
Max Building Coverage 3 31% 75%
Total # Parking Spaces 1 44 38
Environmental Status Project is consistent with previously approved environmental
reviews for the Planned Development Overlay and tract map
12019 Zoning Regulations - 2Margarita Area Specific Plan - 3Planned Development ordinance
*Incentive or exception requests for PC consideration
3.0 PREVIOUS REVIEWS
The Architectural Review Commission (ARC) reviewed the proposed project on June 15, 2020 and
unanimously recommended the PC find the project consistent with the CDG and MASP Design
Guidelines (Attachment 4, ARC Staff Report and Meeting Minutes). During their review, the ARC
provided the following additional comments and recommendations:
• Provide screening at second floor decks, possibly in the form of semi-solid deck railings.
• Consider speed control or traffic calming measures on Lucca Lane.
• Require buffer and screening between tandem parking and the adjacent neighbors.
• The Planning Commission should consider connectivity of circulation on this site and public
transit opportunities to serve this site.
• Consider expanding landing and weather protection aspects at the top of stairs on building
one.
4.0 PROJECT ANALYSIS
The proposed development must be consistent with the General Plan, MASP, Zoning Regulations,
Planned Development ordinance, CDG and applicable City development standards and guidelines
(PD, Attachment 3). Staff has evaluated the project’s consistency with relevant requirements and
has found it to be in substantial compliance, as discussed in this analysis.
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4.1 Consistency with the General Plan
The Housing Element (HE) provides programs and policies that speak specifically to supporting
affordable housing projects. The HE directs decisionmakers to promote higher densities2 and
incentivize affordable housing through density bonuses3. The project is also consistent with
Conservation and Open Space Element (COSE) Policy 4.4.34, because the project promotes higher-
density, compact housing to achieve more efficient use of public facilities and services and to improve
the City’s jobs/housing balance.
4.2 Consistency with the PD Overlay, MASP, and Zoning Regulations
The project design must comply with the requirements and standards of the PD ordinance, which
approved the overlay, the requirements of the MASP and the Zoning Regulations, as applicable. The
project complies with lot coverage, building height, and street setback requirements for the location
and zone (see Section 2.0 Project Statistics).
Density: The applicant is requesting a density bonus of 89 percent. The site, zoned R-2-SP-PD, has
an allowed density of 18.4 units based on the site’s net acreage (16 units per acre). The applicant is
requesting an 89% density bonus as an alternative incentive for providing affordable housing units.
This density bonus increases the total number of density units to 34.78 for the site (30.24 units per
acre). The MASP limits the locations of density bonuses within Residential Development Areas due
to the need for consistency with the County Airport Land Use Plan; density bonuses are only available
in the areas identified in Figure 5 of the MASP. The project is completely with in this identified area.
To receive the 89% density bonus as an alternative incentive, the applicant must dedicate a certain
percentage of the initially allowed units as affordable housing. In this instance, the project will be
100% affordable. Density bonus percentages for projects that include low-income dedicated units are
calculated based on the rates of increase set by Table 8-2 of the Zoning Regulations (see Zoning
Regulations §17.140.040(D).). Table 8-2 lists bonus percentages for dedications up to 20% and
associated density bonuses up to 35%. Therefore when an applicant is providing a percentage of units
that is more than 20%, a density bonus larger than 35% can be requested as an alternative incentive
(as outlined in Zoning Regulations § 17.140.040(E)), and staff would expand Table 8-2 to establish
the total density bonus that could be attained. By expanding Table 8-2, staff has determined that the
applicant could receive up to a 155% density bonus for a 100% affordable project. For this project,
the applicant is asking for an 89% density bonus, which is less than the 155% bonus the project could
request, per the expanded Table 8-3.
Side Setbacks: The PD ordinance requires that a setback no less than five feet be provided for all non-
street fronting building walls. The applicant is requesting to reduce this required setback for Building
3 to approximately four feet, adjacent to the eastern pedestrian path. The proposed setback reduction
for Building 3 will not alter the overall character of the neighborhood because only a corner of the
structure will be setback less than five feet, landscaping will be provided between the pedestrian path
and the structure, and the reduction will not deprive any adjacent property of views or reasonable
solar access, based on the location of the building.
2 Housing Element Policy 6.10: To help meet the Quantified Objectives, the City will support residential infill development and
promote higher residential density where appropriate.
3 Housing Element Program 6.19: Continue to incentivize affordable housing development with density bonuses, parking
reductions and other development incentives, including City financial assistance.
4 COSE Policy 4.4.3 Compact, high-density housing: The City will promote higher-density, compact housing to achieve more
efficient use of public facilities and services, land resources, and to improve the jobs/housing balance.
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Parking: The Zoning Regulations Section 17.140.040K (Low-income housing parking) provides
alternative parking requirements for a project that provides exclusively very low or low-income
housing based on one car and one bicycle space per dwelling unit. Section 17.90.040K also provides
the opportunity for the parking requirements to be met by tandem parking. Total required parking for
the project includes 38 vehicle parking spaces and 38 bicycle spaces; the project provides 44 vehicle
parking spaces on site, and 50 bicycle parking spaces. The community room and a leasing office have
also been included in the required parking table shown on the project plans; however, these accessory
spaces do not require dedicated parking spaces.
4.3 Architectural Review Commission Directional Items
The ARC unanimously recommended approval of the architectural design with the following
directional items to be addressed in the final design of the project:
ARC Directional Item #1: Provide screening at second floor decks, possibly in the form of semi-solid
deck railings.
This directional item is intended to provide additional privacy for balconies and reduce the impacts
of visual clutter created by items that often accumulate on balconies. While the intent of this direction
is to address a valid concern, providing semi-solid deck railings may be inconsistent with the Tuscan
architectural style of the project. The Planning Commission should consider the trade-off between
providing a consistent style for the structure as a whole and the possible visual impacts of open
balconies, and if this direction from ARC should be included as a condition of approval.
ARC Directional Item #2: Consider speed control or traffic calming measures on Lucca Lane.
This directional item was in response to concerns raised by neighboring residents during the ARC
hearing. The larger Toscano Development incorporates traffic calming strategies, including bulb-
outs, choke-downs, and tabletops within the development. Additionally, staff has included Condition
#6, requiring an additional traffic calming measure, such as a speedbump or tabletop, to be installed
near the entrance to the site, which would address the ARC’s comment.
ARC Directional Item #3: Require buffer and screening between tandem parking and the adjacent
neighbors.
This directional item was in response to the concerns of neighboring residences to the west of the site,
and the possibility that vehicle headlights would be directed into adjacent backyards and homes when
parking in the tandem parking area. Condition #7 has been added requiring a low wall, fencing, or
other form of permanent improvement to prevent this intrusion of light from parking vehicles, which
would address the ARC’s comment.
ARC Directional Item #4: The Planning Commission should consider connectivity of circulation on
this site and public transit opportunities to serve this site.
This directional item for Planning Commission’s consideration is regarding transit services in the area
and the potential options to provide a connection to the pedestrian and bicycle pathway to the west of
the site, through the Conservation/Open Space parcel.
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The Public Works Transit Division has communicated that although no route changes or additional
transit stops are currently planned for the immediate five-year horizon, some re-evaluation may occur
as other developments in the area progress. Specifically, new route options will be created when the
Prado Road overpass is completed. Currently the nearest transit stop is located at 3220 South Higuera,
approximately 0.6 mile from the project site. The MASP does identify in its Circulation Plan locations
for potential bus stops. The closest of these identified potential spots is located near the corner of
Cherry Lane and Junipero Way, which would be approximately 0.3 mile from the site (see Figure 3,
Circulation Plan, Margarita Area Specific Plan).
Pedestrian access to the residential units is provided through the bicycle and pedestrian path located
to the east of the site. This path not only connects to San Vincenzo (the nearest public street) but is
also in line with the pedestrian and bicycle path that connects to Calle Jazmin, which then connects
to Margarita Avenue. While providing an additional connection to the west that would utilize the
other pedestrian and bicycle path may be desirable, this would also create conflicts with past
approvals.
There are two inconsistencies that expanding pedestrian and/or bicycle access will create. First, the
MASP Circulation Plan specifically calls out the path along the eastern drainage parcel, which then
connects to Calle Jazmin, as the identified bike route to connect to Margarita Avenue (see Figure 3,
Circulation Plan, Margarita Area Specific Plan). Second, creating a connection to the west would be
inconsistent with the approved site plan for the development as a whole, which was approved in
accordance with the adopted environmental review of the tract map; a Mitigated Negative Declaration
(MND) which included the current project site and use. The MND included analysis of wetlands and
sensitive areas for plant and wildlife species. Creating a connection would result in disturbance within
designated Conservation/Open space lots, which were established for the protection of sensitive
resources and are not within the project site.
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ARC Directional Item #5: Consider expanding landing and weather protection aspects at the top of
stairs on building one.
The project plans show a five-foot by five-foot area at the top of the stairways to the upper unit of
Building 1, which is partially covered and protected by the roof line. The Planning Commission
should discuss if this area should be required to be expanded or if more covered area should be
provided at the top of these stairs.
4.0 ENVIRONMENTAL REVIEW
On October 12, 2004, the City Council certified the Final Program EIR for the Margarita Area
Specific Plan through Council Resolution 9615 (2004 Series).
On July 3, 2007, the City Council adopted Resolution No. 9917, adopting a Mitigated Negative
Declaration (MND), and approving the project’s Vesting Tentative Tract Map (TR, PD, and ER 98-
06). On April 15, 2014, the City Council reviewed an Addendum to the MND in connection to
proposed modifications to the conditions of approval for Vesting Tentative Tract Map #2428 and
found that no changes to the previously adopted mitigation measures were warranted. City Council
Figure 3: Circulation Plan, Margarita Area Specific Plan
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Resolution No. 10514 (2014 Series) restated all mitigation measures and provided updated conditions
of approval for the project. City Council Resolution No. 10514 includes Condition #77 which requires
that Lots 171-175 of Tract #2428 be dedicated for affordable housing to provide for the required
affordable units of the Toscano development. Minor modifications to the approved tract map were
included with the final map approval of the development Phase 2 (Resolution No. 10825), one
outcome of these changes was the required dedication of lots was increased from five to seven lots.
The project is consistent with the adopted Mitigated Negative Declaration for Tract Map #2428, all
mitigation measures adopted as part of the MASP EIR and Subsequent MND that are applicable to
the proposed project are carried forward and applied to the proposed project to effectively mitigate
the impacts that were previously identified.
5.0 OTHER DEPARTMENT COMMENTS
All City Departments have reviewed the project and have provided comments that are incorporated
into the staff report and recommended resolution as conditions of approval.
6.0 ALTERNATIVES
6.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
6.2 Deny the project. An action denying the application should include findings that cite the basis
for denial and should reference inconsistency with the General Plan, MASP, Zoning
Regulations, Planned Development ordinance, CDG or other policy documents. Should the
Planning Commission want to pursue this alternative, staff recommends that the specific
findings under Government Code §§ 65915(d)(1)(B) and (d)(3) be adequately addressed.
7.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans
3. Planned Development Ordinance (No. 1506, 2007)
4. ARC Staff Report and Meeting Minutes 6.15.20
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RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA, APPROVING AN INCLUSIONARY
HOUSING DEVELOPMENT CONSISTING OF FIVE, TWO-STORY
STRUCTURES CONTAINING A TOTAL OF 38 LOW-INCOME
AFFORDABLE UNITS, A COMMUNITY ROOM AND LEASING OFFICE,
AND ALTERNATIVE INCENTIVES FOR AFFORDABLE HOUSING
INCLUDING AN 89% DENSITY BONUS AND A RELAXATION OF
DEVELOPMENT STANDARDS TO ALLOW A SETBACK OF FOUR
FEET WHERE FIVE FEET IS THE STANDARD, IN ACCORDANCE
WITH THE MITIGATED NEGATIVE DECLARATION ER-98-06, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
SEPTEMBER 9, 2020 (3065 LUCCA LANE ARCH-0095-2020/AFFH-0096-
2020)
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 15,
2014, approving modified conditions of approval for Vesting Tentative Tract Map 2428 adopted
through City Council Resolution No. 10514 (2014 Series) originally approved through City
Council Resolution No. 9917 (2007 Series) pursuant to a proceeding instituted under MOD/TR/ER
121-13, Margarita Ranch SLO, LLC, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web-based public hearing on June 15, 2020, recommending the Planning Commission
find the project consistent with the Community Design Guidelines and Margarita Area Specific
Plan Design Guidelines, pursuant to a proceeding instituted under ARCH-0095-2020, and AFFH-
0096-2020, San Luis Obispo Non-Profit Housing Corporation, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web-
based public hearing on September 9, 2020, pursuant to a proceeding instituted under ARCH-
0095-2020, and AFFH-0096-2020, San Luis Obispo Non-Profit Housing Corporation, applicant;
and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered
all evidence, including the testimony of the applicant, interested parties, and evaluation and
recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final approval to the
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project (ARCH-0095-2020 & AFFH-0096-2020), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character of the neighborhood.
2. The project is consistent with the Housing Element because the project provides a variety of
residential types, sizes, and styles of dwellings (HE 5.4). The project supports Housing
Element Policies related to inclusion and expansion of affordable housing units within the
City (HE 1.1, 1.2, 2.1, 2.2, 7.1, 7.2, and 8.1).
3. The project is consistent with the Margarita Area Specific Plan because the project site is one
of two sites dedicated to provide a minimum of 40 affordable dwellings within the housing
tracts of the western enclave of the Margarita Area (Tract 2343, 2353, & 2428), and the
proposed project will provide 38 units with the remainder provided on the second site.
4. The project fulfills Condition #77 of Council Resolution No. 10514 (2014 Series), which
requires the development of affordable housing units within Tract 2428 (Toscano
Development), and is consistent with Council Resolution 10825 (2017 Series) which
approved the final map that created the seven lots dedicated to the Housing Authority and are
proposed to be developed.
5. The design of the project is consistent with the Community Design standards of the Margarita
Area Specific Plan and incorporates articulation, massing, and a mix of color/finish materials
that are compatible with the neighborhood and complementary to other development within
the immediate vicinity.
Density Bonus
6. The requested density bonus is consistent with Housing Element Program 2.17, which
encourages the City to consider residential densities above the state density bonus allowance
for projects providing housing for low-income households.
7. The requested density bonus is consistent with the intent of Housing Element Policy 6.10 and
Program 6.19, because it promotes higher residential densities and incentivizes affordable
housing by providing a density bonus.
8. The requested density bonus is consistent with Conservation and Open Space Element Policy
4.4.3 because the project promotes higher-density, compact housing to achieve more efficient
use of public facilities and services, land resources, and to improve the City’s jobs/housing
balance.
9. The Margarita Area Specific Plan limits the locations of density bonuses within Residential
Development Areas due to the need for consistency with the County Airport Land Use Plan,
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and density bonuses are only available in the areas identified in Figure 5 of the Plan. The
location of the proposed structures is within the area identified in Figure 5 of the Margarita
Specific Plan and is therefore consistent with the County Airport Land Use Plan.
10. The proposed project will provide quality affordable housing consistent with the intent of
Chapter 17.140 of the Municipal Code, and the requested density bonus and reduction to site
development standards is necessary to facilitate the production of affordable housing units.
Setback Exception
11. The proposed project will provide for affordable housing units consistent with the intent of
Chapter 17.140 of the Zoning Regulations, and the requested reduction to site development
standards, allowing a setback of four feet where five feet is the standard requirement of the
Planned Development Ordinance, is necessary to facilitate the production of the affordable
housing.
12. The proposed setback of four feet will not alter the overall character of the neighborhood
because only a corner of the structure will be setback less than five feet, landscaping will be
provided between the pedestrian path and the structure, and based on the location of the
building, the reduction will not deprive any adjacent property of views or reasonable solar
access.
SECTION 2. Environmental Review. On October 12, 2004, the City Council certified the
Final Program EIR for the Margarita Area Specific Plan through Council Resolution 9615 (2004
Series). On July 3, 2007, the City Council adopted Resolution No. 9917, adopting a Mitigated
Negative Declaration (MND), and approving the project’s Vesting Tentative Tract Map (TR, PD,
and ER 98-06). On April 15, 2014, the City Council reviewed an Addendum to the MND in
connection to proposed modifications to the conditions of approval for Vesting Tentative Tract
Map #2428 and found that no changes to the previously adopted mitigation measures were
warranted. City Council Resolution No. 10514 (2014 Series) restated all mitigation measures and
provided updated conditions of approval for the project. City Council Resolution No. 10514
includes Condition #77 which requires that Lots 171-175 of Tract #2428 be dedicated for
affordable housing to provide for the required affordable units of the Toscano development. Minor
modifications to the approved tract map were included with the final map approval of the
development Phase 2 (Resolution No. 10825), one outcome of these changes was the required
dedication of lots was increased from five to seven lots. The project is consistent with the adopted
Mitigated Negative Declaration for Tract Map #2428, all mitigation measures adopted as part of
the MASP EIR and Subsequent MND that are applicable to the proposed project are carried
forward and applied to the proposed project to effectively mitigate the impacts that were previously
identified.
SECTION 3. Action. The project conditions of approval do not include mandatory code
requirements. Code compliance will be verified during the plan check process, which may include
additional requirements applicable to the project. The Planning Commission hereby grants final
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approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the Planning Commission (ARCH-
0095-2020). A separate, full-size sheet shall be included in working drawings submitted for
a building permit that lists all conditions and code requirements of project approval listed as
sheet number 2. Reference shall be made in the margin of listed items as to where in plans
requirements are addressed. Any change to approved design, colors, materials, landscaping,
or other conditions of approval must be approved by the Director or reviewed by the
Architectural Review Commission and approved by the Director or Planning Commission, as
deemed appropriate.
2. Plans submitted for a building permit shall call out the colors and materials of all proposed
building surfaces and other improvements. Colors and materials shall be consistent with the
color and material board presented at the Planning Commission Hearing on September 9,
2020.
3. Plans submitted for a building permit shall include recessed window details and all other
details including but not limited to awnings, and railings. Plans shall indicate the type of
materials for the window frames and mullions, their dimensions, and colors. Plans shall
include the materials and dimensions of all lintels, sills, surrounds, recesses and other related
window features. Plans shall demonstrate the use of high-quality materials for all design
features that reflect the architectural style of the project and are compatible with the
neighborhood character, to the approval of the Community Development Director.
4. All wall-mounted lighting fixtures shall be clearly called out on building elevations included
as part of working drawings. All wall-mounted lighting shall complement building
architecture. The lighting schedule for the building shall include a graphic representation of
the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected
fixture(s) shall be shielded to ensure that light is directed downward consistent with the
requirements of the City’s Night Sky Preservation standards contained in Chapter 17.70.100
of the Zoning Regulations.
5. A final landscaping plan, including irrigation details and plans, shall be submitted to the
Community Development Department along with working drawings. The legend for the
landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with
corresponding symbols for each plant material showing their specific locations on plans.
6. Plans submitted for a building permit shall include a speed bump, tabletop, or other traffic
calming measure near the vehicle entrance to the site, to the satisfaction of Transportation
Division of the Public Works Department and Community Development Director.
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7. Plans submitted for a building permit shall show a low wall, fence, or other form of permanent
improvement near the western edge of the site, adjacent to the tandem parking spaces, to
prevent the intrusion of light into nearby homes from vehicle headlights. A section exhibit
shall be provided to confirm that the feature would block light intrusion.
Engineering Division – Public Works/Community Development
8. The underlying lots shall be merged prior to building permit issuance. A separate Lot Merger
application shall be submitted to the Planning Division to merge the lots.
9. The building plan submittal shall show and label all existing property lines and easements in
accordance with the map for Tract 2428.
10. The building plan submittal shall include a complete grading and drainage plan showing all
existing and proposed contours, walls, grading setbacks, and any wall/fence combinations.
Wall/fence combinations shall conform with fence height requirements unless otherwise
approved by the Planning Division.
11. The grading plan and supporting drainage report submitted with the building plans shall show
and note compliance with the Drainage Design Manual and Post Construction Stormwater
Regulations.
12. The building plan submittal shall include a complete site utility plan showing all existing and
proposed utilities along with any modifications to the existing infrastructure.
13. Prior to occupancy of the new structures, the developer shall restore all existing improvements
damaged or affected during the development of the site, in accordance with the Tract 2428
improvement plans including any private Home Owners Association (HOA) improvements.
Separate encroachment permit inspection fees may be required for the Public Works
Department inspection/re-inspection of the original subdivision improvements.
14. The building plan submittal shall show and note compliance with the Parking and Driveway
Standards unless otherwise approved by the Planning Division. The building plan submittal
shall include a Parking Management Plan. The plan shall be approved to the satisfaction of
the Planning Division and Transportation Division of Public Works.
15. The building plan submittal, site development plans, and/or landscape plans shall clarify how
access controls will be implemented along the creek corridor located westerly of the
development. Any proposed plantings and/or fencing shall be approved to the satisfaction of
the Planning Division and Sustainability & Natural Resources Official. If approved for
deferral, a separate covenant agreement may be required to allow for future access controls
implementation to eliminate or reduce encroachment or transit through the creek/riparian
corridor.
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16. The building plan submittal shall include a construction management plan to minimize
impacts to the existing developed neighborhood including both the public and private
improvements, roadways, and driveways. The plan shall be approved to the satisfaction of
the Planning Division and Transportation Division of the Public Works Department
Building Division – Community Development
17. Construction plans submitted for Building permits shall be designed in accordance with the
applicable codes in effect at time of submittal. Review of the general information provided
for entitlement is cursory and does not guarantee code compliance for a future construction
submittal.
Transportation Division – Public Works
18. The property management for the site shall ensure that tandem parking spaces be assigned to
a single unit. Plans submitted for a building permit shall show how these spaces will be
designated.
19. The property management for the site shall ensure that a bike sharing program is provided to
the residents of the development. Prior to occupancy, the applicant shall work with the
Transportation Division to develop an appropriate program and provide a document detailing
the program to the Community Development Department.
Utilities Department
20. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
21. The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is issued and shall have reasonable alignments needed
for maintenance of public infrastructure along public roads.
22. The site is within the City’s Water Reuse Master Plan area and landscape irri gation for the
project shall utilize recycled water. The project shall connect to the 8” HDPE recycled water
main in San Vincenzo Drive to serve the site with recycled water.
23. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall
not exceed the project’s maximum applied water allowance (MAWA). Information shall be
submitted during the Building Permit Review Process for review and approval by the Utilities
Department prior to issuance of a Building Permit to support required water demand of the
project’s proposed landscaping.
24. Potable city water shall not be used for major construction activities, such as grading and dust
control, as required under Prohibited Water Uses, Chapter 17.07.070.C of the City’s
Item 4
Packet Page 226
Resolution No. PC-xxxx-20
3065 Lucca Lane, ARCH-0095-2020 & AFFH-0096-2020
Page 7
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program.
25. Projects generating more than two cubic yards of total waste shall comply with AB 1826, and
local waste management ordinance to reduce greenhouse gas emissions.
26. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and
refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall
be accommodated within the site for the three (3) waste streams, trash, recycling, and
organics.
27. Onsite driveways and access routes to all refuse receptacles shall be designed to accommodate
the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage
Company shall be included in the building permit plans for the proposed project.
Indemnification
28. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in
the defense against an Indemnified Claim.
On motion by ________________, seconded by _________________, and on the following
roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 9th day of September 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
Item 4
Packet Page 227
TOSCANO
INCLUSIONARY
HOUSING
entitlements PACKAGE, 09/01/20
Prepared by TEN OVER STUDIO
The Toscano Inclusionary Housing Project is designed to bring 38 new affordable residential
units to the South Hills area of San Luis Obispo. The buildings are designed to fit in with the
existing architectural style of the surrounding neighbors. The site creates new connections to
an existing pedestrian pathway and creates pockets of community space that highlight views of
the South Hills.
Item 4
Packet Page 228
CLIENT
HASLO
487 LEFF ST, SAN LUIS OBISPO, CA 93401
CONTACT: MICHAEL BURKE
mburke@haslo.org
ARCHITECT
TEN OVER STUDIO
539 MARSH ST., SAN LUIS OBISPO, CA 93401
805.541.1010
CONTACT: AISLING BURKE
aislingb@tenoverstudio.com
PROJECT INFO & DATA T1.0 TO T1.1
CONTEXTUAL SITE MAP T1.2
CONTEXTUAL IMAGES T1.3
PRELIM. GRADING & DRAINAGE PLAN C1.0
PRELIM. UTILITY PLAN C2.0
PRELIM. SITE CROSS SECTION C3.0
LANDSCAPE PLAN L1.0
LANDSCAPE PALETTE L1.1
LANDSCAPE PRECEDENTS L1.2
IRRIGATION CALCULATIONS L1.3
SITE PLAN A1.0
BUILDING 01 FIRST FLOOR PLAN A2.0
BUILDING 01 SECOND FLOOR PLAN A2.1
BUILDINGS 02 - 04 FIRST FLOOR PLAN A2.2
BUILDING 05 FIRST FLOOR PLAN A2.3
BUILDINGS 02 - 05 SECOND FLOOR PLAN A2.4
BUILDINGS 01 - 05 ROOF PLANS A2.5
BUILDING 01 ELEVATIONS A3.0
BUILDING 05 ELEVATIONS, 02 - 04 SIM. A3.1
SITE ELEVATIONS A3.2
MATERIAL BOARD A3.3
BUILDING SECTIONS A4.0
ENLARGED FLOOR PLANS A5.0 TO A5.2
PROJECT IMAGES A6.0 TO A6.2
CONTACTS
index
Item 4
Packet Page 229
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 T1.0
VICINITY MAP
SOUTH HILLS OPEN SPACE
N
MARGARITA AV
E
.
SAN VINCENZO DR.LUCCA LANEPRA
D
O
R
D
.S. HIGUERA ST.PROJECT LOCATION
3051, 3053, 3055, 3057, 3058, 3065, AND 3067 LUCCA LANE
APN's
CURRENT USE N/A
50300 SF 1.15 ACRE
MAX SITE COVERAGE ALLOWABLE 60%PROPOSED 32.1%, 16157 SF
FAR ALLOWABLE N/A PROPOSED N/A
DENSITY ALLOWABLE 16/ACRE PROPOSED 30.12/ACRE
AFFORDABLE UNITS PROPOSED 38
INCENTIVES PURSUED DENSITY BONUS
SETBACK REDUCTION
HEIGHT LIMIT ALLOWABLE 35' MAXIMUM PROPOSED 28'-8" MAXIMUM
ADJACENT ZONES NORTH EAST SOUTH WEST
R-2 C/OC R-2 C/OS
SETBACKS FRONT 15' DWELLING, 10' FRONT PORCH OR 20' 17.18.020.A
MEDIUM DENSITY SIDE 5' MINUMUM, REFER TO 17.18.020.B TABLE 2-7
REAR 5' MINUMUM, REFER TO 17.18.020.B TABLE 2-8
LAND USE REQUIREMENTS
ZONING
OVERLAY ZONES
SPECIFIC AREA DESIGN GUIDELINES
COMBINED LOT SIZE
R-2
SP-PD
MARGARITA AREA SPECIFIC PLAN
ADDRESS
PROPOSED USE MULTI-UNIT RESIDENTIAL
ALLOWED USE IN ZONE Y
ENTITLEMENTS/USE PERMIT REQUIRED N
053-025-038; 053-025-039; 053-025-040; 053-025-041;
053-025-042; 053-025-043; 053-025-044
BUILDING 01
OCCUPANCY R-2, A, B
CONSTRUCTION TYPE V-B
SPRINKLER SYSTEM NFPA 13
STORIES PROPOSED 2
HEIGHT PROPOSED 28'-4"
BUILDING AREA SF 5585 SF
BUILDINGS 02-05
OCCUPANCY R-2
CONSTRUCTION TYPE V-B
SPRINKLER SYSTEM NFPA 13
STORIES PROPOSED 2
HEIGHT PROPOSED 28'-8"
BUILDING AREA SF 5675 SF
BUILDING INFO
PROJECT DESCRIPTION
The project site is an inclusionary housing parcel(s) of a previously approved housing subdivison. The project
proposes (5) buildings consisting of (38) low income affordable housing units. The project provides a common
area and leasing office of approximately 1009 sf, a play area of approximately 624 sf, and an outdoor amenity
space of approximately 750 sf for tenant use.
(44) parking spaces will be provided on site and will serve the tenant and common area uses of the project. The
proposed tandem spaces will be assigned by the on-site manager, prioritizing three bedroom units.
The project will comply with the Tax Credit Large Family Standard by providing minimum 25% of two bedrooms,
minimum 25% of three bedrooms, (10) units of each respectively, and the remaining (18) as one bedroom units.
This project is located within the City of San Luis Obispo's Airport Area Zone, and the Margarita Area Specific
Plan. The project will require review and approval from the Architectural Review Commission hearing and
Planning Commission hearing.
This project is asking for the following affordable housing concessions:
- Density bonus of 89%
- Setback reduction
A lot merger is forthcoming under a separate planning application to merge 7 parcels into 1.
Item 4
Packet Page 230
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 T1.1
DENSITY CALC UNIT TYPE
STUDIO / 1 BED 14 0.5 7
1 BEDROOM >600 SF 4 0.66 2.64
2 BEDROOM 10 1 10
3 BEDROOM 10 1.5 15
4+BEDROOM 0 2 0
TOTAL PROPOSED 38 34.64
DENSITY BONUS
PROPOSED DENSITY:30.12 UNITS/ACRE
89%
18.40 UNITS
DENSITY
DENSITY ALLOWED: 16 / ACRE
DENSITY ALLOWED:
UNIT COUNT DU FACTOR
DENSITY CALCULATIONS
TOTAL DENSITY ALLOWED COMBINE LOT SIZE: 1.15 ACRE
REQUESTED DENSITY BONUS:
% LOW INCOME UNITS:100%
BUILDING 01 COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTAL
FIRST FLOOR 0 2898 0 0 2,898
SECOND FLOOR 0 2687 0 0 2,687
0 5585 0 0 5585
BUILDINGS 02 - 05 COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTAL
FIRST FLOOR 0 2876 0 0 2,876
SECOND FLOOR 0 2799 0 0 2,799
0 5675 0 0 5675
BUILDING AREA
BLDG. TOTAL
BUILDING 01 5,585
BUILDING 02 5,675
BUILDING 03 5,675
BUILDING 04 5,675
BUILDING 05 5,675
SITE TOTAL 28,285
SITE BUILDING AREA
PARKING PROVIDED
RESIDENTIAL USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIRED
1 BEDROOM 18 1 / UNIT 18
2 BEDROOM 10 1 / UNIT 10
3 BEDROOM 10 1 / UNIT 10
BUSINESS 1009 SF 1 SPACE / 300 SF 3
GUEST/COMM.N/A - NOT REQ'D 3
REQUIRED TOTAL 41
PROVIDED TOTAL 44
COMPACT*20
STANDARD 20
ACCESSIBLE 4
ADA SPACES USE # OF SPACES ADA FACTOR ADA REQUIRED
RESIDENTIAL 44 1 / 25 SPACES 2
REQ'D TOTAL 2
PROVIDED TOTAL 1 VAN, 1 STD
EV READY REQ'D USE # OF REQ'D PKG FACTOR EV READY REQ'D
ZONING MULTIFAMILY 44 10% OF SPACES 4
REQ'D TOTAL 4
PROVIDED TOTAL 1 VAN, 1 STD, 2 EV
EV CAPABLE REQ'D USE # OF REQ'D PKG FACTOR EV CAPABLE REQ'D
ZONING
(MORE RESTRICTIVE)
MULTIFAMILY 44 50% OF REQ'D SPCS 22
REQ'D TOTAL 22
PROVIDED TOTAL 22
MOTORCYCLE USE # OF SPACES PARKING FACTOR MOTORCYCLE REQ'D
RESIDENTIAL 44 1 / 20 @ 10+SPCS 2
REQ'D TOTAL 2
PROVIDED TOTAL 2
PARKING CALCULATIONS
*50% ALLOWED TO BE COMPACT IN RESIDENTIAL APARTMENT PROJECTS PER SLO CITY
ENGINEERING STANDARD 2230
BICYCLE PARKING REQ'D
UNIT COUNT (OR SF)
RESIDENTIAL
BUILDING 01 6 6 1 / UNIT 6
BUILDING 02 8 8 1 / UNIT 8
BUILDING 03 8 8 1 / UNIT 8
BUILDING 04 8 8 1 / UNIT 8
BUILDING 05 8 8 1 / UNIT 8
BUSINESS 1009 1 1 / 1000 SF 1
GUEST 11 N/A - NOT REQ'D 11
REQUIRED TOTAL 39 1 38
PROVIDED TOTAL 50 12 38
BICYCLE PARKING CALCULATIONS
SHORT TERM LONG TERMTOTAL BICYCLE
Item 4
Packet Page 231
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 T1.2
contextual SITE map
N
Item 4
Packet Page 232
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 T1.3
CONTEXTUAL IMAGES
Our site is surrounded by newly constructed residences,
with more under cosntruction. The buildings range from 2
to 3 stories. The surrounding material pallette is bright-
colored stucco and stone with tile roofs and tuscan-style
details such as shutters, arched windows and doors, and
wood accents.
SUMMARY OF CONTEXT
Item 4
Packet Page 233
GRADING LEGEND
GENERAL LEGEND
STORM DRAIN LEGEND:
99
100
GRADING LEGEND
GENERAL LEGEND
STORM DRAIN LEGEND:
99
100
44 43 42 41 40 39 38 37
36353433323130292827262524232221
20
19
18
17
16
15
1413
1211
109
87
65
43
21
M
UP UP
UP
UP
COMPACTCOMPACT COMPACT COMPACT
M
EV
READY
EV
READY
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
UP
UP
MAILBOXES
FF 178.50
FF 178.45
FF 177.90
FF 177.80FF 176.70
GRADING KEY NOTES:
00 20'40'
20'SCALE: 1" =
C1.0
PRELIMINARY
GRADING &
DRAINAGE PLAN
Item 4
Packet Page 234
GENERAL LEGENDGENERAL LEGENDGENERAL LEGEND
STORM DRAIN LEGEND:
WATER LEGEND:
SANITARY SEWER LEGEND:
DRY UTILITY LEGEND:
STORM DRAIN LEGEND:
WATER LEGEND:
SANITARY SEWER LEGEND:
DRY UTILITY LEGEND:
STORM DRAIN LEGEND:
44 43 42 41 40 39
38 37
36353433323130292827262524232221
20
19
18
17
16
15
1413
1211
109
87
65
43
21
M
UP UP
UP
UP
COMPACTCOMPACT COMPACT COMPACT
M
EV
READY
EV
READY
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
UP
UP
MAILBOXES
FF 178.50
FF 178.45
FF 177.90
FF 177.80FF 176.70
WATER KEY NOTES
CAUTIONARY KEY NOTES
UTILITY GENERAL NOTES
SANITARY SEWER KEY NOTES
STORM DRAIN KEY NOTES
WATER KEY NOTES
C2.0
PRELIMINARY
UTILITY PLAN
00 20'40'
20'SCALE: 1" =
Item 4
Packet Page 235
44 4342 4140 3938373635343332313029282726252423MUPUPUPCOMPACTCOMPACTCOMPACT COMPACTEVREADYEVREADYEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEUPUPMAILBOXESElevationStation
BUILDING 01
FF 178.50
BUILDING 04
FF 177.80
DESIGNED BY:
CHECKED BY:
ISSUED BY:
DATE:
DAP
KDG
KDG
09/01/2020
00 20'40'
20'SCALE: 1" =
PRELIMINARY SITE
CROSS SECTION
C3.0
Item 4
Packet Page 236
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20
LANDSCAPE PLAN
SCALE: 1” = 30’-0”
N
L1.0
KEYNOTES
1. LOW LANDSCAPE WALL
2. SHADED SEATING / GATHERING SPACE
3. SCREENING VEGETATION
4. PRIVATE BALCONY / PATIO, TYP.
5. MAIN PEDESTRIAN ENTRY
6. PARKING LOT LIGHTING
7. SITE / STRUCTURAL RETAINING WALL
8. OPEN METAL ROD FENCING
9. WOOD SCREEN FENCING
OPEN METAL ROD FENCING
WOOD SCREEN FENCING
(TYP)
(TYP)
L1
LANDSCAPE LIGHTING SCHEDULE
MARK MFR REMARKS CATALOG MUNBER VOLTAGE WATTAGE LAMPING MOUNTING
L1 TBD PARKING LOT
LIGHTING, MAX.
HEIGHT 12'
-- - LED CONCRETE
FOOTING
L2 TBD OUTDOOR PATHWAY
LIGHTING
-- - LED CONCRETE
FOOTING
L1
L1
L2
L1
L1
L2
L2 L2
L2
L2
L2L2
L2
L2
L2
L2
L2
L2
L1NO
PARKING
EV CHARGINGONLYEV CHARGINGONLYUP
UP
MAILBOXES
UP UP UPUP
BUILDING 05-C
5675 SF
BUILDING 04-B
5675 SF
BUILDING 01-A
5585 SF
BUILDING 02-B
5675 SF
BUILDING 03-A
5675 SF
PLAY
AREA
640 SF
ALLEY
LUCCA LANEPRIVATEPARKING
44 SPACES
PRIVATE RESIDENCE
DRAIN
A
GE
PEDESTRIAN TRAIL& GREENWAYPRIVATE RESIDENCE
PRIVATE RESIDENCE
PRIVATE RESIDENCE
SOUTH HILLS73
1
1
5
2
4
4
3 3
3
3
3
8
99
9
8
8
8
9
6 (TYP)
Item 4
Packet Page 237
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 L1.1
LANDSCAPE palette
plant palette plant SCHEDULE
hardscape palette LIGHTING palette
sweet bay
concrete-stamped or salted
finish, integral color
parking lot lighting
max. height 12’
pathway lighting options
paver: belgard cambridge
pattern: cobble
color: 50/50 - toscana/
victorian
block: split face block
color: Margarita cbrw
cream brown
decomposed granite
tan OR GREY, stabilized
deer grass
gray lavender cottonwhite sage
COAST LIVE OAKcallery pear
jasmine
pink rockrose
bee’s bliss sage lavender
OLIVEbrisbane box
rosemary
mock orange
amole
TREES QTY BOTANICAL / COMMON NAME REMARKS
9 Laurus nobilis / Sweet Bay SIZE: 10`-20` WIDE, 20-30` TALL
WUCOLS PF: .1 - .3
20 Lophostemon confertus / Brisbane Box SIZE: 15`-25` WIDE, 40-60` TALL
WUCOLS PF: .4 - .6
18 Olea europaea `Swan Hill` TM / Swan Hill Olive SIZE: TO 25` TALL & WIDE
WUCOLS PF: <.1
27 Pittosporum tobira / Mock Orange SIZE: 8`-12` WIDE, 12`-16` TALL
WUCOLS PF: .1 - .3
6 Pyrus calleryana / Ornamental Pear SIZE: TO 50` TALL & WIDE
WUCOLS PF: .4-.6
7 Quercus agrifolia / Coast Live Oak SIZE: TO 40` TALL & WIDE
WUCOLS PF: <.1
SHRUB AREA BOTANICAL / COMMON NAME
Low Water Use Shrubs and Grasses
PLANT SCHEDULE Item 4
Packet Page 238
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 L1.2
LANDSCAPE PRECEDENTS
Item 4
Packet Page 239
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20
Instructions Plant Water Use
Type Plant Factor
Cells with blue background are for entering data Very Low 0 - 0.1
Results show in cells with tan background Low 0.1 - 0.3
Errors will show in RED text.Moderate 0.3 - 0.6
High 0.6 - 1.0
1) Enter Plant Factor (PF)
The plant factor used shall be from WUCOLS or from horticultural researchers with
academic institutions or professional associations as approved by the California
Department of Water Resources (DWR). (23 CCR § 492.4)Hydrozone
Plant Water Use
Type (low,
moderate, high)
Plant Factor
(PF)
Hydrozone Area
(HA) (ft2) Without
SLA
Enter Irrigation
Type (PF x HA (ft2))/IE
Zone 1 Low 0.30 2,472 Drip Irrigation 915.56
2) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low 0.20 13,452 Drip Irrigation 3321.48
Zone 3
3) Select Irrigation Type from drop-down menu.Zone 4
Drip System Irrigation Efficiency (IE) 0.81 Zone 5
Spray System Irrigation Efficiency (IE) 0.75 Zone 6
Zone 7
4) ETWU results show at the bottom of the page Zone 8
Zone 9
Total Landscape Area (LA) must be equal to the LA in the MAWA calculator.Zone 10
ETWU must be equal to or less than MAWA. Mistakes will show in RED.Zone 11
Zone 12
Zone 13
Zone 14
Zone 15
Zone 16
Zone 17
Zone 18
Zone 19
Zone 20
HA Area 15,924 4,237.04
SLA
Total LA 15,924
Results:MAWA= 237,837.7
ETWU= 115,061.0 Gallons
153.8 HCF (Hundred Cubic Feet) per year
0.3531 Acre-feet per year
Estimated Total Water Use
Enter Values in Blue Cells
Tan Cells Show Results
ETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA]
L1.3
IRRIGATION CALCULATIONS
Type of Project Residential
ETo of City from MWELO data 43.80 ETo (inches/year)
Overhead Landscape Area (ft2)
15924 Drip Landscape Area (ft2)
SLA (ft2)
Total Landscape Area 15,924 ft2
as
as
ere turf
Results:
(ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA]237,837.7 Gallons per year
318 HCF (Hundred Cubic Feet) per year
0.730 Acre-feet per year
San Luis Obispo
Tan Cells Show Results
Enter Value in Blue Cells
Maximum Applied Water Allowance Calculations
Item 4
Packet Page 240
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A1.0
78'-6"57'-10"55'-4"4'-10"SETBACK14'-0"
17'-0"
20'-5"4'-2
1
2"SE
TBACK
6'-10"
SETBACK20'-812"SETBACK20'-5"SETBACK20'-2"SETBACK20'-2"SETBACK11'-512"
SETBACK
5
'
-
5
"
4'-2"5'-0"5'-0"9'-10"
12'-8"10'-8"4'-6"5'-0"32'-212"
23'-3"
22'-0"
7'-6"
NO
PARKING
EV CHARGINGONLYEV CHARGINGONLY20'-5"
44 43 42 41 40 39
38 37
36353433323130292827262524232221
20
19
18
17
16
15
1413
1211
109
87
65
43
21
M
UP UP
UP
UP
UP 20'-1012"SETBACK4'-6"4'-1"9'-8"
6'-10"15'-0" PRIVATESLOPE EASEMENT15'-5"5'-0" UTILITYEASEMENT5'-0"4'-0" UTILITY &
PEDESTRIAN EASEM
E
N
T
COMPACT
15'-5"7'-6"COMPACT COMPACT
COMPACTCOMPACT
COMPACTCOMPACT COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTM 21'-5"SETBACKUP
BUILDING 01-A
5585 SF
BUILDING 02-B
5675 SF
BUILDING 03-A
5675 SF
BUILDING 04-B
5675 SF
BUILDING 05-C
5675 SF
ALLEY
LUCCA LANEPRIVATEPLAY
AREA
624 SF
PARKING
44 SPACES
5
6
RESIDENCE ADJACENT RESIDENCE
ADJACENT RESIDENCE
ADJACENT RESIDENCE
ADJACENT
7
10
2
1
4
3
8
9
9
1
A3.0
2
A3.0
3
A3.0
4
A3.0
1
A3.1
4
A3.1
3
A3.0
REFER TO A2.0 - A2.1
REFER TO A2.2 - A2.3, SIM.
REFER TO A2.2 - A2.3, SIM.
REFER TO A2.2 - A2.3REFER TO A2.2 - A2.3
2
A3.1
EV
READY
EV
READY
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
EVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEA
B
C
D
E
1 BEDROOM
605 SQ. FT.
1 BEDROOM
605 SQ. FT.1 BEDROOM605 SQ. FT.1 BEDROOM605 SQ. FT.
10
1010
11
10
1
A3.2
2
A3.2
3
A4.05
A4.0
4
A4.0
2
A4.0
1
A4.0 SOUTH HILLS
12
12
N
SCALE: 1" = 30'-0"03015 60
1 SITE PLAN
SITE PLAN
SCALE: 1” = 30’-0”
N
KEYNOTES
1. PRIVATE BALCONY / PATIO, TYP.,
SCREEN PATIOS WITH LANDSCAPING
2. MAIN PEDESTRIAN ENTRY
3. SITE / STRUCTURAL RETAINING WALL
4. (E) ALLEY AND PEDESTRIAN
CONNECTION TO PEDESTRIAN TRAIL
5. TRANSFORMER
6. TRASH ENCLOSURE AND PAIR GATES
WITH ADA ACCESS AT BACK; SIZED
FOR (3) 4-YARD DUMPSTERS FOR
TRASH, RECYCLING, AND ORGANICS
7. FIRE TRUCK TURNAROUND
8. (E) PEDESTRIAN / BIKE PATH
9. (E) DRAINAGE SWALE
10. SHORT TERM BIKE PARKING, TYP. OF
(2) SPACES FOR A TOTAL OF (10)
SPACES
11. MAILBOXES, TYP. OF (3) FOR (39)
BOXES
12. FENCE AND LANDSCAPING TO
SCREEN TANDEM PARKING SPACES,
REFER TO L1.0 LANDSCAPE PLAN
SETBACKS
REFER TO A4.0 SECTIONS
A. SETBACK: 5’-5”
ALLOWED HEIGHT: 1’ – 12’
ACTUAL HEIGHT: 8’-6”
B. SETBACK: 11’-6”
ALLOWED HEIGHT: 23’ – 24’
ACTUAL HEIGHT: 20’-3”
C. SETBACK: 6’-10”
ALLOWED HEIGHT: 1’ – 12’
ACTUAL HEIGHT: 17’-6”
HEIGHT EXCEPTION:
ADJACENT TO OPEN SPACE
D. SETBACK: 4’-2”
REQ’D MIN. SETBACK: 5’-0”
EXCEPTION: ADJACENT TO
OPEN SPACE
ALLOWED HEIGHT: 1’ – 12’
ACTUAL HEIGHT: 20’-4”
HEIGHT EXCEPTION:
ADJACENT TO OPEN SPACE
E. SETBACK: 4’-10”
ALLOWED HEIGHT: 1’ – 12’
ACTUAL HEIGHT: 24’-9”
SETBACK CONCESSION REQUEST
BUILDING COLOR LEGEND
REFER TO A3.3 MATERIAL BOARD
COLOR SCHEME A:
BUILDINGS 1 & 3
COLOR SCHEME B:
BUILDINGS 2 & 4
COLOR SCHEME C:
BUILDING 5
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A2.0
BUILDING 01 first FLOOR PLAN
SCALE: 3/32” = 1’-0”
N
LEASING
OFFICE
133 SQ. FT.
ADA
BATHROOM
75 SQ. FT.
COMMUNITY ROOM
1009 SQ. FT.
UP
UP
3 BEDROOM
902 SQ. FT.
2 BEDROOM
775 SQ. FT.
28'-112"
38'-712"39'-8"
11'-612"10'-512"24'-6"78'-312"
19'-2"5'-0"16'-6"1'-612"47'-612"4'-10"
24'-412"10'-512"15'-8"8'-1112"5'-0"
38'-712"34'-10"5'-0"3'-0"3'-0"17'-312"13'-6"1'-012"23'-012"39'-612"1 2 3 4 5 6 7 8
1 2 3 4 5 6 7 8
A
B
C
D
E
F
G
H
A
B
C
D
E
F
G
H
9'-0"
9'-0"3'-0"MECH./
ELEC.
65 SQ. FT.
LAUNDRY
147 SQ. FT.
MAILBOXES
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A2.1
BUILDING 01 second FLOOR PLAN
SCALE: 3/32” = 1’-0”
N
DN
DN
2 BEDROOM
775 SQ. FT.
3 BEDROOM
902 SQ. FT.
1 BEDROOM
485 SQ. FT.
1 BEDROOM
531 SQ. FT.
DECK
DECK
28'-112"
29'-712"39'-8"
11'-612"10'-512"7'-2"24'-6"69'-312"
12'-0"5'-0"16'-6"1'-612"4'-10"
24'-412"10'-512"11'-312"12'-0"1'-4"
5'-0"24'-712"34'-10"5'-0"3'-0"14'-0"5'-0"16'-6"1'-012"47'-612"22'-612"17'-0"2'-0"3'-0"2'-0"1 2 3 4 5 6 7 8
1 2 3 4 5 6 7 8
A
B
C
D
E
F
G
H
A
B
C
D
E
F
G
H 23'-012"Item 4
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20
SCALE: 3/32” = 1’-0”
A2.2
N BUILDING 04 first FLOOR PLAN,
buildings 02 & 03 sim.
1 BEDROOM
571 SQ. FT.
2 BEDROOM
854 SQ. FT.
MECH./ELEC.
100 SQ. FT.
FIRE RISER
47 SQ. FT.
PATIO
PATIO
PATIO
PATIO
UP
3 BEDROOM
1021 SQ. FT.4'-3"23'-712"10'-11"22'-11"33'-10"13'-2"10'-512"4'-6"26'-0"12'-0"66'-212"66'-212"1 2 3 5 6
1 2 3 5 6
53'-0"
6'-0"17'-5"3'-7"
20'-612"5'-0"6'-512"
21'-0"3'-0"
56'-0"24'-1"4'-112"A
B
C
D
E
F
G
A
B
C
D
E
F
G
56'-0"
26'-0"
3'-0"
4
4
24'-0"8'-9"1 BEDROOM
605 SQ. FT.38'-0"Item 4
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20
SCALE: 3/32” = 1’-0”
A2.3
N
BUILDING 05 first FLOOR PLAN4'-3"23'-712"10'-11"22'-11"33'-10"13'-2"10'-512"4'-6"26'-0"12'-0"66'-212"38'-0"66'-212"1 2 3 5 6
1 2 3 5 6
53'-0"
6'-0"17'-5"3'-7"
20'-612"5'-0"6'-512"
21'-0"3'-0"
56'-0"24'-1"4'-112"A
B
C
D
E
F
G
A
B
C
D
E
F
G
56'-0"
26'-0"
3'-0"
4
4
24'-0"8'-9"ELEC.
73 SQ. FT.
FIRE RISER
47 SQ. FT.
PATIO
PATIO
PATIO
PATIO
MECH.
66 SQ. FT.
UP
3 BEDROOM
933 SQ. FT.
1 BEDROOM
501 SQ. FT.
1 BEDROOM
533 SQ. FT.
2 BEDROOM
738 SQ. FT.
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A2.4
BUILDINGs 04 & 05 second FLOOR PLAN,
buildings 02 & 03 sim.
SCALE: 3/32” = 1’-0”
N
DECK
DECK
DECK
DECK
DN
1 BEDROOM
627 SQ.FT.4'-3"23'-712"10'-11"10'-11"33'-10"13'-2"10'-512"4'-6"26'-0"12'-0"66'-212"38'-0"66'-212"1 2 3 5 6
1 2 3 5 6
6'-0"
17'-5"3'-7"
20'-612"
5'-0"
6'-512"
21'-0"3'-0"
56'-0"24'-1"4'-112"A
B
C
D
E
F
G
A
B
C
D
E
F
G
51'-0"
26'-0"
3'-0"
4
4
2'-0"12'-0"12'-1"12'-0"24'-0"
2'-0"
24'-0"8'-9"2 BEDROOM
738 SQ. FT.
3 BEDROOM
933 SQ. FT.
1 BEDROOM
501 SQ. FT.
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A2.5
preliminary solar placement
SCALE: N.T.S.
N BUILDINGs 01 - 05 roof plans
buildings 04 & 05building 03building 02building 01
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A3.0
SECOND FLOOR
11'-0"
FIRST FLOOR
0'-0"
MAX. ALLOWABLE BLDG. HEIGHT
35'-0"
MAX. EAVE HEIGHT
24'-9"
MAX. RIDGE HEIGHT
28'-4"
87654321
8 7 6 5 4 3 2 1 H G F E D C B A
HGFEDCBA
4. EAST ELEVATION
2. west ELEVATION
BUILDING 01 elevations
SCALE: 3/32” = 1’-0”
3. north ELEVATION
1. south ELEVATION
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A3.1
SECOND FLOOR
11'-0"
FIRST FLOOR
0'-0"
MAX. ALLOWABLE BLDG. HEIGHT
35'-0"
MAX. EAVE HEIGHT
24'-9"
MAX. RIDGE HEIGHT
28'-8"
1 2 3 4 5 6
123456 G F E D C B A
GFEDCBA
4. south ELEVATION
2. north ELEVATION
SCALE: 3/32” = 1’-0”
BUILDING 05 elevations, buildings 02 - 04 sim.
3. EAST ELEVATION
1. west ELEVATION
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A3.2
building 5
SCALE: 1/16” = 1’-0”
site elevations
building 4building 3
1. SOUTH elevation
2. NORTH elevation
building 2building 1
COLOR SCHEME A
COLOR SCHEME A
COLOR SCHEME B COLOR SCHEME C
COLOR SCHEME B
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A3.3
MATERIAL BOARD
SIMILAR TO EXISTING
TBD - LOCALLY SOURCED
SIMILAR TO EXISTING
MATCHES EXISTING
SIMILAR TO EXISTING
MATCHES EXSITING
DECORATIVE TILE RISERS
ALTERNATING PATTERN AND COLOR
STONE SIDING - ALL BUILDINGS
CULTURED STONE BY BORAL, PRO-FIT LEDGESTONE
SOUTHWEST BLEND
ROOF TILE
MCA SUPERIOR CLAY ROOFING TILE
OLD SANTA BARBARA BLEND
STUCCO SIDING
COLOR SCHEME A: BUILDINGS 01 & 03
INTEGRAL STUCCO, COLOR TO MATCH SW 7104
STUCCO SIDING
COLOR SCHEME C: BUILDING 05
INTEGRAL STUCCO, COLOR TO MATCH SW 7078
STUCCO SIDING
COLOR SCHEME B: BUILDINGS 02 & 04
INTEGRAL STUCCO, COLOR TO MATCH SW 0068
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A4.0
4'-10"
SETBACK
23'-812" BLDG. HT.@ SETBACK4'-10"
SETBACK
24'-812" BLDG. HT.@ SETBACK35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.28'-512" MAX. BLDG. HT.176.72' A.N.G.
177.8' FF 35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.29'-512" MAX. BLDG. HT.174.63' A.N.G.
176.7' FF9'-0"11'-0"9'-0"9'-0"11'-0"9'-0"180.95' A.N.G.178.5' FF 35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.20'-212" BLDG. HT.@ SETBACK24'-812" MAX. BLDG. HT.21'-812"
SETBACK 8"3'-612"7'-1034"1'-4"183.58' A.N.G.
178.45' FF 17'-6" BLDG. HT.@ SETBACK6'-912"
SETBACK
35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.23'-6" MAX. BLDG. HT.SETBACK EXCEPTION,
REFER TO A1.0
REQUIRED SIDE SETBACK, REFER TO
CITY OF SLO ZONING REGULATIONS
17.18.020.B TABLE 2-7
35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.24'-7" MAX. BLDG. HT.180.22' A.N.G.177.9' FF
SETBACK EXCEPTION,
REFER TO A1.0
20'-4" @ SETBACK5'-2"
SETBACK
9'-0"11'-0"9'-0"9'-0"11'-0"9'-0"9'-0"11'-0"9'-0"BUILDING SECTIONS
01
02
03
0405
1. building 1
NORTH-SOUTH SECTION
2. building 2
EAST-WEST SECTION
3. building 3
NORTH-SOUTH SECTION
4. building 4
NORTH-SOUTH SECTION
5. building 5
NORTH-SOUTH SECTION
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A5.0
enlarged floor plans
1. THREE BEDROOM UNIT
TYPICAL BUILDINGS 2-5
2. three bedroom unit
TYPICAL BUILDING 1
CL
KITCHENLIVING
ROOM
BED 1
BED 2 BED 3
CL CL
BATH
BED 1
BED 2
BED 3
BATH
KITCHEN
LIVING
ROOM
CL
CL
CL
SCALE: 3/16” = 1’-0”
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A5.1
enlarged floor plans
1. TWO BEDROOM UNIT
TYPICAL BUILDING 1
2. TWO bedroom unit
TYPICAL BUILDING 2-5
SCALE: 3/16” = 1’-0”
KITCHEN
LIVING
ROOM
BED 1
BED 2
CL
CL
BATH
LIVING
ROOM
KITCHEN
BATH
BED 1
BED 2
CL
CL
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A5.2
enlarged floor plans
1. ONE BEDROOM UNIT
TYPICAL BUILDING 1
2. ONE bedroom unit 3. ONE bedroom unit
TYPICAL BUILDING 1 TYPICAL BUILDING 2-5
SCALE: 3/16” = 1’-0”
BED 1
LIVING
ROOM
LIVING
ROOM
LIVING
ROOM
BED 1 BED 1
KITCHEN
KITCHEN
KITCHEN
CL CL CL
BATH
BATH BATH
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A6.0
AERIAL VIEW
01
02
03
0405
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20
01
02
03
0405
A6.1
VIEW FROM sidewalk
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20
01
02
03
0405
A6.2
VIEW FROM pedestrian site entry
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Meeting Date: June 15, 2020
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project consists of five new two-story structures, which will contain 38 low income
affordable units, a community room, and a leasing office. The residential units provided will be mix of
sizes including ten three-bedroom, ten two-bedroom, and 18 one-bedroom units. The new structures
are proposed within the Toscano residential development, on lots dedicated for affordable housing
units, and will be accessed from San Vincenzo Drive by way of Lucca Lane. The project is within the
Margarita Area Specific Plan (MASP) and part of Planned Development overlay, which covers all of the
Toscano Development. The project proposes 44 surface parking spaces, with 20 compact spaces and
14 spaces provided in a tandem arrangement. The also project provides a play area and outdoor
amenity space for tenant use.
The project is proposed as a 100% affordable housing project and includes two affordable housing
incentives requests, which are subject to Planning Commission review: 1) a standard incentive, 80%
density bonus; and 2) an alternative incentive, exception to the minimum setback requirements of the
Planned Development overlay to allow a four-foot setback where five feet would normally be required
(Attachment 1, Project Plans). The Planning Commission will review these aspects of the proposal at
an upcoming commission hearing.
General Location: The 1.21-acre project site is
comprised of seven existing parcels with access from
San Vincenzo Drive, by way of Lucca Lane, which is a
private street. The project site is flanked on the east and
west by dedicated open space (drainage and pedestrian
trails). The uses of the two adjacent properties to the
north and three properties to the south are single family
residences, either built or under construction. The
property has a slight slope from south to north, as the
area leads up to South Hills Open Space. The project site
is within an area of the MASP where affordable housing
density bonuses are available.
Present Use: Undeveloped lots
Zoning: Medium-Density Residential, Specific Plan and
Planned Development Overlay zone (R-2-SP-PD)
FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner
PROJECT ADDRESS: 3065 Lucca Lane FILE NUMBER: ARCH-0095-2020, AFFH-0096-2020
APPLICANT: Scott Smith, San Luis Obispo REPRESENTATIVE: Aisling Burke, Ten Over Studio
Non-Profit Housing Corporation
____________________________________________________________________________________________________
For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeuwen@slocity.org
Figure 1: Subject Property
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ARCH-0095-2020, AFFH-0096-2020
3065 Lucca Lane
Page 2
General Plan: Medium Density Residential
Surrounding Uses:
East: Dedicated Open Space
West: Dedicated Open Space
North: Single-Unit Dwellings (under construction)
South: Single-Unit Dwellings
2.0 PROPOSED DESIGN
Architecture: Tuscan Style
Design details: Two-story structures with one-, two-, and three-bedroom units, and a 1,009-square
foot community room and leasing office, with outdoor amenities including a children’s play area.
Structures feature low-pitched roofs, window awnings, porches, and balconies, with exterior stairs for
access to second floor units.
Materials: Stucco and stone exterior walls, clay tile roofs, and decorative tiles on external stairways.
Colors: Cotton White, Copen Blue (light green), Minute Mauve
Figure 2: Rendering of project design as seen from parking area within the site
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ARCH-0095-2020, AFFH-0096-2020
3065 Lucca Lane
Page 3
3.0 FOCUS OF REVIEW
The ARC’s role is to review the project in terms of its consistency with the Margarita Area Specific Plan,
Community Design Guidelines and applicable City policies and standards. As noted above, the
proposed affordable housing incentive requests for a reduced setback 80% density bonus will be
reviewed by the Planning Commission at a subsequent hearing.
Margarita Area Specific Plan: https://www.slocity.org/home/showdocument?id=4070
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
4.0 MARGARITA AREA SPECIFIC PLAN AND COMMUNITY DESIGN GUIDELINES
DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, Margarita Area Specific Plan (MASP) and Community Design Guidelines (CDG). While the
architectural styles identified in the MASP are preferred, .the specific plan does not mandate a specific
design but instead encourages flexibility in design with an emphasis on details and construction
materials leading to environmentally superior projects, including higher density and increased
affordability. The MASP does state that building designs must be consistent with the CDG. Staff has
identified and focused the discussion items below related to consistency with the CDG.
Highlighted Sections Discussion Items
Chapter 5 – Residential Project Design
§5.2.E.2 Open space and
natural features
The project is located between two areas dedicated as open space. The ARC
should discuss how well the project is designed to provide maximum visibility
of these areas.
§5.2.F Exterior finish
materials (c.)
The project primarily utilizes two materials, stucco and stone, on the exterior
of the structures, to providing visual interest. The ARC should discuss whether
all sides of the structure employ the same materials, design details, and
window treatments, ensuring that the structure looks like the same building
from all sides.
§5.4.B Parking and
driveways (2.)
Entrance to the project site is by way of an existing private street consisting
primarily of pavers, and the project proposes the use of pavers for the parking
spaces. The ARC should discuss if the paving treatments proposed create an
attractive entry drive to the site.
§5.4.C.3 Balconies porches
and patios
The project includes the use of patios and balconies for the residences. The
ARC should discuss whether their use efficiently breaks up large wall masses
and adds human scale to the structures.
§5.4.C.5 Exterior stairways
The ARC should discuss if the external stairways provide residents and visitors
protection from weather, and if the materials and accents match the main
structure.
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3065 Lucca Lane
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5.0 PROJECT STATISTICS
The project site is within a Planned Development overlay (PD) and a specific plan overlay (SP). Each
overlay, and their associated regulatory documents, provide varying standards applicable to the
project. Where the Planned Development overlay provides a specific standard (setback, density, etc.)
that standard takes precedent (Attachment 2). Where the Planned Development does not provide a
specific standard, the specific plan standards are applied. Where the Planned Development and
specific plan do not provide a specific standard, the Zoning Regulations standards are applied.
Site Details Proposed Allowed/Required
Street Setback (from center line) 15’ -4” feet 15’ (total easement width)
Side Setback 3 4’* 5’
Density (units/acre) 2 28.6 (80% Bonus)* 16
Maximum Height of Structures 1 29 feet 35 feet
Max Building Coverage 3 31% 75%
Total # Parking Spaces 1 44 41
Environmental Status Project is consistent with previously approved environmental
reviews for the Planned Development Overlay and tract map
12019 Zoning Regulations - 2Margarita Area Specific Plan - 3Planned Development ordinance
*Incentive or exception requests for PC consideration
6.0 ACTION ALTERNATIVES
6.1 Recommend approval of the project, based on consistency with the Margarita Area Specific
Plan and Community Design Guidelines.
6.2 Continue the project. An action continuing the application should include specific direction
to the applicant and staff on pertinent issues, including references to design guidelines.
6.3 Recommend denial of the project based on inconsistency with the Margarita Area Specific
Plan and Community Design Guidelines. An action recommending denial should cite the basis
of the recommendation and reference inconsistency with the General Plan, CDG, MASP,
Zoning Regulations or other policy documents.
7.0 ATTACHMENTS
1. Project Plans
2. City Council Ordinance No. 1506 (2007)
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, June 15, 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, June
15, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith,
Vice Chair 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--
PUBLIC HEARING
1.Project Address: 3065 Lucca (Toscano Development); Case #: ARCH -0095-2020 &
AFFH-0096-2020; Zone: R-2-SP-PD; Housing Authority of San Luis Obispo,
owner/applicant. Review of a new inclusionary housing development consisting of five, two-
story structures containing a total of 38 low-income affordable units, community room, and
leasing office, on a site designated for affordable housing. The project includes an 80% density
bonus, as a standard incentive for projects consisting of 100% affordable housing. The project
also includes a reduction in setback requirements, requested as an alternative incentive,
allowing a setback of four feet, where five feet is the minimum required within the Planned
Development (PD) overlay zone. This project is consistent with the Mitigated Negative
Declaration approved with the PD rezone and Map No. 2428 (CEQA).
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to
Commissioner inquiries.
Applicant representative, Joel Snyder, responded to Commissioner inquiries.
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Minutes – Architectural Review Commission Meeting of June 15, 2020 Page 2
Public Comments:
Dave Menghrajani
Gail Ryff
Shelby Ohyama
End of Public Comment--
ACTION: MOTION BY COMMISSIONER WITHERS FAILED FOR LACK OF A
SECOND.
ACTION: MOTION BY COMMISSIONER PICKENS SECOND BY COMMISSIONER
WITHERS, CARRIED 6-0-0, to recommend that the Planning Commission approve the
project with the following recommendations:
Provide screening at second floor decks (semi-solid deck railings)
Consider speed control (traffic calming)
Require buffer and screening between tandem parking and the adjacent neighbors
Recommend the Planning Commission consider connectivity of circulation on this site
and public transit opportunities to serve this site
Consider expanding landing and weather protection at top of stairs on Building one
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:28 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, July 7, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 07/06/2020
Item 4
Packet Page 270
3065 Lucca LaneARCH-0095-2020, AFFH-0096-2020Review of a new inclusionary housing development consisting of five, two-story structures containing a total of 38 low-income affordable units, community room, and leasing office, on a site designated for affordable housing, with two requested incentives; an 89% density bonus and a reduction in setback standards. September 9, 2020Applicant: San Luis Obispo Non-Profit Housing Corporation1
Focus of Review2PC review due to: New residential development of more than 10 units, Request for density bonus as an alternative incentive. PC Purview:Review the project in terms of its consistency with the General Plan, Margarita Area Specific Plan, Zoning Regulations, and applicable City standardsEvaluate requested density bonus and incentives.
9-9-2020 Item 4 - Staff Presentation3
Project Description4Five New Two-Story Residential Buildings38 Low-Income Units; mix of one-, two-, and three-bedroom apartmentsCommunity Room and Leasing OfficePlay Area44 Surface Parking Spaces Vehicle Access from Lucca LaneBicycle and Pedestrian Access from San Vincenzo Drive via Pedestrian Trail (east edge of site)
9-9-2020 Item 4 - Staff Presentation5
9-9-2020 Item 4 - Staff Presentation6
Affordable Housing Alternative Incentives789% Density Bonus Allow a four-foot side setback where five feet is the normal requirement
AB 1763 & Gov. Code 659158As of Jan. 1st, projects that are 100% affordable can receive an 80% Density Bonus as a Standard Incentive. A development may provide onsite parking through tandem parking or uncovered parking, but not through on street parking
9-9-2020 Item 4 - Staff Presentation9
Previous Review: ARC10June 15, 2020, Found the project consistent with Community Design Guidelines and Margarita Area Specific Plan. Screening at second floor decksConsider speed control or traffic calming measuresRequire buffer/screening at tandem parking Consider connectivity/circulation and public transit Consider expanding landing and weather protection
Previous Review: ARC11Screening at second floor decksProvide additional privacy for balconies Reduce the impacts of visual clutterMay be inconsistent with the Tuscan architectural style of the project
Previous Review: ARC12Consider speed control or traffic calming measuresCondition #6: Plans submitted for a building permit shall include a speed bump, tabletop, or other traffic calming measure near the vehicle entrance to the site, to the satisfaction of Transportation Division of the Public Works Department and Community Development Director
Previous Review: ARC13Require buffer/screening at tandem parkingCondition #7:Plans submitted for a building permit shall show a low wall, fence, or other form of permanent improvement near the western edge of the site,parallel and directly adjacent to the tandem parking spaces…
Previous Review: ARC14Consider connectivity/circulation and public transit No route changes or additional transit stops are currently planned for the immediate five-year horizonre-evaluation may occur as other developments in the area progressPedestrian access to the residential units is provided through the bicycle and pedestrian path located to the east of the site, consistent with MASP
Previous Review: ARC15Consider expanding landing and weather protectionFive-foot by five-foot area at the top of the stairways of Building 1 is partially coveredPC should discuss if expansion of this area is warrented
20079-9-2020 Item 4 - Staff Presentation16
32 Multifamily Units20079-9-2020 Item 4 - Staff Presentation17
201626 Multifamily Units9-9-2020 Item 4 - Staff Presentation18
201738 Multifamily Units (proposed)9-9-2020 Item 4 - Staff Presentation19
Toscano Website9-9-2020 Item 4 - Staff Presentation20
Creek Setback21The PD Ordinance (2007) was approved to accommodate Creek Protection:Finding 3 …The approved modifications to the development standards of Zoning Regulations through the PD Overlay are necessary and appropriate to accommodate (…) successful mitigation of environmental impacts, because doing so enables concentrating more units with in the central portion of the site to achieve higher densities prescribed by the MASP while (…) allowing the open space lots to be centered on the alignment of the three drainage ways in their natural state.
Creek Setback22Planning Commission Staff Report (2007):The proposed subdivision design shows roughly 10 to 20-foot setbacks from the top of creek bank or edge of riparian vegetation to building envelopes consistent with Section 17. 16. 025 of the zoning regulations (creek setback ordinance). Exception approved with map addressed bike/ped trail on conservation/open space lots
RecommendationAdopt the Draft Resolution approving the new inclusionary housing development consisting of 38 low-income affordable units, a community room, and leasing office subject to findings and conditions of approval. 9-9-2020 Item 4 - Staff Presentation
Disclosure RequirementCondition 16. The building plan submittal shall include a construction management plan to minimize impacts to the existing developed neighborhood including both the public and private improvements, roadways, and driveways. The plan shall be approved to the satisfaction of the Planning Division and Transportation Division of the Public Works Department. The approved construction management plan, as well as an approximate timeline for construction activities, shall be shared with all residential units that take access from Lucca Lane and with the Toscano Homeowners Association. 9-9-2020 Item 4 - Staff Presentation
9/9/2020 Item 4 ‐ Applicant Presentation
1
1
2
9/9/2020 Item 4 ‐ Applicant Presentation
2
3
4
9/9/2020 Item 4 ‐ Applicant Presentation
3
Project Description
6
Five New Two-Story Residential Buildings
38 Low-Income Units; mix of one-, two-, and three-
bedroom apartments
Community Room and Leasing Office
Play Area
44 Surface Parking Spaces
Vehicle Access from Lucca Lane
Bicycle and Pedestrian Access from San Vincenzo
Drive via Pedestrian Trail (east edge of site)
5
6
9/9/2020 Item 4 ‐ Applicant Presentation
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7
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9/9/2020 Item 4 ‐ Applicant Presentation
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Affordable Housing Alternative Incentives
9
89% Density Bonus
Allow a four-foot side setback where five feet is the
normal requirement
AB 1763 & Gov. Code 65915
10
As of Jan. 1st, projects that are 100% affordable can
receive an 80% Density Bonus as a Standard Incentive.
A development may provide onsite parking through
tandem parking or uncovered parking, but not through on
street parking
9
10
9/9/2020 Item 4 ‐ Applicant Presentation
6
Previous Review: ARC
12
June 15, 2020, Found the project consistent with
Community Design Guidelines and Margarita Area Specific
Plan.
Screening at second floor decks
Consider speed control or traffic calming measures
Require buffer/screening at tandem parking
Consider connectivity/circulation and public transit
Consider expanding landing and weather protection
11
12
9/9/2020 Item 4 ‐ Applicant Presentation
7
Previous Review: ARC
13
Screening at second floor
decks
Provide additional privacy for
balconies
Reduce the impacts of visual
clutter
May be inconsistent with the
Tuscan architectural style of the
project
Previous Review: ARC
14
Consider speed control or traffic calming
measures
Condition #6:
Plans submitted for a building permit shall
include a speed bump, tabletop, or other traffic
calming measure near the vehicle entrance to
the site, to the satisfaction of Transportation
Division of the Public Works Department and
Community Development Director
13
14
9/9/2020 Item 4 ‐ Applicant Presentation
8
Previous Review: ARC
15
Require buffer/screening at tandem parking
Condition #7:
Plans submitted for a building permit shall show
a low wall, fence, or other form of permanent
improvement near the western edge of the site,
parallel and directly adjacent to the tandem
parking spaces…
Previous Review: ARC
16
Consider connectivity/circulation and public
transit
No route changes or additional transit stops are currently
planned for the immediate five-year horizon
re-evaluation may occur as other developments in the
area progress
Pedestrian access to the residential units is provided
through the bicycle and pedestrian path located to the
east of the site, consistent with MASP
15
16
9/9/2020 Item 4 ‐ Applicant Presentation
9
Previous Review: ARC
17
Consider expanding landing
and weather protection
Five-foot by five-foot area at the top
of the stairways of Building 1 is
partially covered
PC should discuss if expansion of
this area is warrented
2007
17
18
9/9/2020 Item 4 ‐ Applicant Presentation
10
32 Multifamily Units2007
2016 26 Multifamily Units
19
20
9/9/2020 Item 4 ‐ Applicant Presentation
11
2017 38 Multifamily Units (proposed)
Toscano Website
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9/9/2020 Item 4 ‐ Applicant Presentation
12
Creek Setback
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The PD Ordinance (2007) was approved to accommodate
Creek Protection:
Finding 3 …The approved modifications to the development
standards of Zoning Regulations through the PD Overlay are
necessary and appropriate to accommodate (…) successful
mitigation of environmental impacts, because doing so
enables concentrating more units with in the central portion
of the site to achieve higher densities prescribed by the
MASP while (…) allowing the open space lots to be centered
on the alignment of the three drainage ways in their natural
state.
Creek Setback
24
Planning Commission Staff Report (2007):
The proposed subdivision design shows roughly 10 to
20-foot setbacks from the top of creek bank or edge of
riparian vegetation to building envelopes consistent with
Section 17. 16. 025 of the zoning regulations (creek
setback ordinance).
Exception approved with map addressed bike/ped trail on
conservation/open space lots
23
24
9/9/2020 Item 4 ‐ Applicant Presentation
13
Recommendation
Adopt the Draft Resolution approving the new
inclusionary housing development consisting of 38 low-
income affordable units, a community room, and leasing
office subject to findings and conditions of approval.
Disclosure Requirement
Condition 16. The building plan submittal shall include a
construction management plan to minimize impacts to the existing
developed neighborhood including both the public and private
improvements, roadways, and driveways. The plan shall be
approved to the satisfaction of the Planning Division and
Transportation Division of the Public Works Department. The
approved construction management plan, as well as an
approximate timeline for construction activities, shall be shared
with all residential units that take access from Lucca Lane and with
the Toscano Homeowners Association.
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