HomeMy WebLinkAboutItem 2 - ARCH-0489-2019 (Bullock Ranch)Meeting Date: December 7, 2020
Item Number: 2
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project is a Vesting Tentative Tract Map (VTTM 3136) and the development of 192
residential units, including 8 live-work units with commercial/office space (mixed-use), 433 on-site
parking spaces, and other residential community amenities on a 10.93-acre site located within the
231-acre Orcutt Area Specific Plan (OASP) area. The OASP was approved in 2009, and a Final EIR for
the OASP, which anticipates the development currently proposed, was also certified at that time.
The project site is within a portion of the OASP designated as Medium-High Density Residential (R-3)
uses and Mixed-Use/Neighborhood Commercial uses. Figure 1 shows the proposed project site.
General Location: The 10.93-acre project site is
located on a vacant parcel east of and adjacent to
Bullock Lane, roughly 0.25 miles south of Orcutt
Road.
Present Use: Vacant Land (includes non- historic
structures from a former ranch complex)
Zoning: R-3 and CC-MU (Medium High Density
Residential and Community Commercial-Mixed
Use (under the Orcutt Area Specific Plan)
General Plan: Medium-high Density Residential,
Mixed-Use Neighborhood Commercial (under the
Orcutt Area Specific Plan)
Surrounding Uses
East: New residential development; vacant land
West: Bullock Lane and Union Pacific Railroad tracks; industrial uses beyond the railroad tracks
North: Vacant areas; two single family homes; mobile home park
South: Soon to be developed Righetti Townhomes and Tiburon Place Apartments
Existing Site Characteristics
Existing development on the project site includes two vacant single-family residences, a barn, several
accessory structures, and seatrain containers. Vegetation on the property consists of non-native
grassland, heavily disturbed roadside areas, and residential landscaping. The project site also supports
FROM: Shawna Scott, Senior Planner BY: John Rickenbach, Contract Planner
PROJECT ADDRESS: 3580/3584 Bullock Lane FILE NUMBER: ARCH-0489-2019
APPLICANT: Bullock Ranch, LLC REPRESENTATIVE: Barry Ephraim
____________________________________________________________________________________________________
For more information contact: John Rickenbach at (805) 610-1109 or JFRickenbach@aol.com
Figure 1. Subject Property
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native and non-native trees.
Proposed Project Details
Proposed residential development would consist of three housing product types: 8 live work
townhouses in the southeast corner of the project site along Ranch House Road, 88
bungalows/carriages on the east side of the project site, and 96 townhouse apartments on the west
side of the project site along Bullock Lane. All residential development is proposed to be subdivided
into airspace condominium lots. The bungalows/carriages and the conventional townhouses would be
in San Luis Obispo Mission and Adobe Ranch architectural styles and the live/work units in the
Farmhouse architectural style (see Figures 2 through 5 below).
The proposed bungalows/carriages would be semi-detached housing organized in clusters of two
bungalows and one carriage house. Each of the bungalows would be two levels and would include
small back yards and a detached two-car garage. Each of the carriage houses would be a single-level
unit on top of its two-car garage and the garages for the two bungalows in the cluster. The eight live-
work townhouse apartments would be located within the Mixed Use/Neighborhood Commercial
zoned area. Each townhouse would have three levels, three bedrooms, range in size between 2,050
and 2,265 square feet, and have a direct access two car garage in its rear. The ground floor of each
live-work townhouses would be limited to a commercial or office use.
The bungalows would each have 4 bedrooms and range in size between 1,600 square feet and 1,901
square feet. The carriage houses with one bedroom would be 749 square feet and those with three
bedrooms 1,446 square feet. The traditional townhouse apartments would range in size between 733
square feet for one-bedroom units up to 1,839 square feet for three-bedroom units. These
townhouses would be in three level buildings of either 6 units or 12 units. Each townhouse would have
a direct access garage.
The project also includes construction of several residential community amenities, including a 1,766-
square foot community center that would include a fitness center and lease office, a 766 square-foot
pool building that would include bathrooms, showers, resident mailboxes, a bicycle maintenance
room, and an outdoor pool area. Several landscaped seating areas would be provided throughout the
residential community areas, including an open area with a fire pit and a 16-square-foot shade
structure with an outdoor kitchen for neighborhood gatherings.
The project would improve Bullock Lane between the project site’s north property line and south
property line. Additionally the project would include the extension of an existing regional bike path
along the west side of Bullock Lane from the project’s south property line to the southwest corner of
the intersection of Orcutt Road and Bullock Lane. The project includes connection to existing City
services, including water and wastewater infrastructure.
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Figure 2. Project Site Plan Showing Proposed Architectural Styles
Figure 3. Bungalow Cluster Conceptual Rendering
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Figure 4. Live/Work Units Conceptual Rendering
Figure 5. Townhouse Apartments Conceptual Rendering
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PROPOSED DESIGN
Architecture: California Mission, Mission Ranch, and Farmhouse (see Sheets AA1.0 Through A6.2 for
details)
Design details: Community recreation building and pool, neighborhood gathering space with outdoor
kitchen area, outdoor play areas, pedestrian paseos/walkways, connection to regional bike path, bike
storage facilities, trash enclosures, mailbox kiosks, and rear-facing garages. Buildings will include
details such as covered porches and/or patios, as well as gabled roofs. A variety of windows will be
used, including bay and recessed windows, with or without shutters. See Sheets AA2.0-A2.12, AB2.0,
AC2.0-A2.4 and A6.0-A6.2 for illustrations of these features.
Materials: Apartments and bungalows (stucco, brick veneer, red clay shingles, decorative tiles,
wrought iron); live-work units (metal roofs or composition shingles, stone veneer). See Sheets A7.0
and A7.1 for illustrations of materials and colors.
Colors: Primary ivory-white palette or light gray, beige, and muted red and blue-gray or green accent
colors.
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with Orcutt Area Specific
Plan (OASP) Chapter 4, Community Design; 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. Notably, upon its adoption the OASP was found to be consistent with the
General Plan, and the guidelines contained in the OASP were found to be consistent with the CDG.
Therefore, consistency with the OASP is the key consideration for ARC with respect to this project. In
certain instances, the OASP defers to other existing City regulations, and these are noted below.
Staff has identified the discussion items below in Table 1 related to consistency with relevant
provisions of the OASP (Chapter 4—Community Design: Goals 4.1-4.4and relevant related policies and
programs). For reference, this staff report includes a discussion of the applicability of portions of the
CDG (Section 5.4, Multi-Family and Clustered Housing Design; Chapter 6, Site Planning & Other
Details).
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Table 1. Discussion Items
Highlighted Sections Discussion Items
OASP Chapter 4 – Community Design – Goal 4.1
§ Policy 4.1.1: Encourage a
compatible mix of residence
designs
Program 4.1.1a encourages three architectural styles for residences:
Craftsman, California Bungalow, and California Mission. ARC should
determine whether the applicant’s planned styles (California Mission,
Mission Ranch and Farmhouse) meet the intent of the overall policy,
which is to provide diverse but compatible styles while maintaining
architectural interest. Sheets AA2.0 to AA2.12, AB1.0, AB2.0 as well as
AA6.0-AA6.2 of the applicant’s submittal illustrate proposed
development in the context of these styles. Several other sheets show
perspective renderings of development that show these styles in a more
visually readable way (Sheets AA1.1-AA1.3 and AB1.1). Notably, other
developments in the OASP, such as Righetti Ranch, have utilized a Ranch
style type of design.
Program 4.1.1d states that R-3 and R-4 units shall include 0-5 foot
parking rear setbacks, covered porches or entries on the ground floor
facing the front or common areas, and open fencing for any unit facing
a riparian area or creek. The proposed design complies with the parking
provision, and there are no creeks or riparian areas within the project
site. As shown on Sheets AA1.1-AA1.3 and AB1.1 and AA2.0-AA2.12,
front entries are either recessed or covered.
Program 4.1.1e encourages (but does not require) development to
orient buildings within 32 degrees of south for improved solar access;
to use alternative paving materials; and break up large developments
(over 8 units) into smaller buildings. As shown on multiple sheets, but
notably Sheet 1.0, the project is broken into multiple smaller buildings,
and many (but not) units have a southern orientation. Several sheets
(notably AA1.1-AA1.3, AB1.1, AC1.0 and AC1.1) show alternative paving
materials and colors on sidewalks, as crossings, or near public gathering
areas, but details are not specified in the project plans.
This policy also encourages façade elements, roof overhangs, multiple
materials and colors, and solar panels. These features are included in
the proposed design, or in the case of solar panels, the design allows for
their installation.
§ Policy 4.1.2: Foster
neighborhood connectivity
This policy encourages project design to use local streets that enhance
neighborhood atmosphere and limit through traffic, along with
connectivity through the use of bike paths, especially to the ends of cul-
de-sacs, parks or open space. Project design includes bike connectivity
both internally and to regional bike paths offsite.
The policy also encourages porches and front yards to improve
neighborhood atmosphere. The project density does not allow for large
front yards, but there are open spaces, internal courtyards, and a
central community building that are intended to provide a sense of
community cohesion.
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§ Goal 4.3: An attractive and
sustainable landscape pattern
that unifies and enhances the
quality of the development in the
Orcutt Area
Several related policies promote this goal, and the proposed project
responds with a landscape plan that enhances and complements the
building design, as shown on several project sheets, notably the
perspective drawings (Sheets AA1.1-AA1.3; AB1.1; AC1.1 and 1.2). The
Tree Committee has reviewed the tree removal and replanting aspects
of the landscape plan and recommended the Planning Commission
approve the proposed tree removal and replanting plan.
§ Goal 4.4: Maintain compatible
exterior lighting
Several related policies promote this goal. The project has not yet
established a formal lighting plan. The project will be required to
comply with the City’s night sky ordinance; however, the ARC may
provide specific direction regarding the design and style of the exterior
lighting for the project.
CDG Chapter 5 – Residential Project Design Guidelines
§ Section 5.2: Subdivision Design
and General Residential Design
Principles
This section of the CDG includes several key principles related to
integrating open space into the design, project scale, and pedestrian
orientation. More specifically related to architectural review, the
section also calls for durable and low maintenance finishes, the use of
a variety of materials, building articulation, and garage orientation. The
project seems generally responsive to these issues, and consistent with
the intent of these principles. Sheets A7.0 and A7.1 illustrate a variety
of complementary colors and materials that would be applied to the
varied design details shown on Sheets A6.0-A6.2.
§ Section 5.4: Multi-Family and
Clustered Housing Design
The OASP was previously found to be consistent with the City’s
Community Design Guidelines, and reflects and expands on many of the
same principles articulated in the CDG. Thus, this section of the CDG
provides a framework upon which the OASP Community Design section
builds. Among the principles articulated in this section of the CDG
include: clustering units with direct walk-up access; providing garages
as the preferred method of onsite parking; consistency with
architectural styles in the vicinity, featuring porches, building
articulation, and other features to enhance architectural interest; and
stairway and building access design. The project is particularly
responsive to issues related to parking, as each unit includes a garage,
which eliminates the visual and functional impacts that can occur with
large parking lots in multi-family developments.
In terms of architecture, this section encourages substantial roof and
façade articulation, which are included in the project as proposed. With
regard to scale, the project includes two- and three-story structures
tightly clustered, separated by interior roadways, paseos, courtyards
and small areas of open space. The project density has the potential to
create some inevitable shading on lower stories because there are not
large areas of separation between the buildings.
Some of the larger units include balconies and porches, and all units
have some sort of private open space area, which are consistent with
the intent of the CDG’s encouragement of these features.
All units have ground floor access, which is encouraged in the CDG.
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5.0 PROJECT STATISTICS
Site Details Proposed Requirement
Land Use Designation R-3-SP Medium-High Density
Residential and Community
Commercial Mixed Use
R-3 policies apply from the OASP
Policies 3.2.11 to 3.2.18; R-3
development standards defer to
Zoning Code (per Table 3.1 of OASP);
OASP policy 3.2.21 encourages
live/work units in CCMU
Dwelling Units & Density 192 (184 + 8 live/work units);
translates to 169 “Density Units” for
the purpose of determining policy
consistency
18 units per net acre in an Airport
Safety Zone. Project is in Airport
Safety Zone S-2. 18 x 10.34 net ac =
186 Density Units
Setbacks Project setbacks vary but are in
compliance with code requirements.
Front – 10 feet;
Side and rear – variable depending
on building height (5-10 feet), per
Table 2-9 of Municipal Code
17.20.020
Maximum Building Height Bungalow Cluster – 27’ 10”
Live/Work Units – 35’
Townhouse Apartments – 35’
Recreation Building – 27’ 8”
(see Sheets AA2.9, AA2.10, AB2.0,
AC2.0, AC2.1, AC2.2, AC2.3 and
AC2.4)
35’ (per Table 2-8 of Municipal Code
17.20.020 and Table 2-16 of
Municipal Code 17.28.020)
Maximum Lot Coverage 34.6% 60% in R-3 (per Table 2-8 of
Municipal Code 17.20.020);
75% in CC (per MC 17.28.020)
Signs
None proposed at this time Project subject to Municipal Code
Section 15.40 (sign regulations).
Signage will be submitted
separately.
Public Art Not provided Project subject to Municipal Code
17.70.140
Parking
Automobile spaces
Bicycle Parking
Motorcycle Parking
412 (315 in garages); 40 EV Ready
and 200 EV Capable spaces located in
garage spaces
384 long-term (2 per unit); 39 short-
term for guests
16
(see Sheet A1.0)
399 automobile spaces; 40 EV Ready
and 200 EV Capable
384 long-term (2 per unit); 39 short-
term
16 motorcycle spaces
(consistent with Municipal Code
17.72.030 and 17.72.040)
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Site Details Proposed Requirement
Affordable Housing 7 total (2 for low income; 5 for
moderate income households)
7 total (per City inclusionary housing
regulations)
Environmental Status
A Mitigated Negative Declaration (MND) has been prepared, and is circulating
for 30-day public review. The project site is also addressed in the Orcutt Area
Specific Plan Final EIR, which was certified in 2009.
6.0 ACTION ALTERNATIVES
6.1 Recommend the Planning Commission find the project consistent with the OASP Design
Guidelines and Community Design Guidelines. The ARC’s recommendation will be
forwarded to the Planning Commission for final action. This action may include
recommendations for design modifications and/or conditions of approval 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 the
applicant and staff on pertinent issues.
6.3 Recommend the Planning Commission find the project inconsistent with the OASP Design
Guidelines and Community Design Guidelines. The ARC’s recommendation will be
forwarded to the Planning Commission for final action. This action may include
recommendations for design modifications and/or conditions of approval to achieve
potential consistency with the OASP Design Guidelines and Community Design Guidelines.
7.0 ATTACHMENTS
1.Project Plans
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214Not to ScaleVICINITY MAPLEGAL DESCRIPTIONSITE MAPSURVEYOROWNERVesting Tentative Tract 3136 - 3580 Bullock LanePORTION OF LOT 133 AND PORTION LOT 134, SAN LUIS OBISPOSUBURBAN TRACT, CITY OF SAN LUIS OBISPO, COUNTY OF SAN LUISOBISPO, STATE OF CALIFORNIA PER 1/LS/92Bullock Ranch, LLC125 South Bowling Green WayLos Angeles, CA 90049Dakos Land Surveys, Inc.7600 Morro RoadAtascadero, CA 93422(805) 466-2445$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW129(0%(5 SCALE:1" = 80'ƻNJŷğrNǻǢǻǻÝǢǻÝNǢEarthworkCut (cy±)Fill (cy±)Total (cy±)9790922019010Max. cut (ft)Max. fill (ft)3.34.1SiteAverage slopeParcel Area (ac±)Site Disturbance (sf)<10%464310485175BENCHMARKǻËrDǢÝǢŷ®rĵrəǻÝŷŗǢ®ŷNJǻËÝǢǢȕNJərɳÝǢDrŗNËōNJħ˞˥˧ËəÝŗµŗrĵrəǻÝŷŗŷ®ˡ˨˨ʳˤˣ˂ŗə^˧˧NNŷNJ^ÝŗµǻŷǻËrNÝǻɳŷ®ǢŗĵȕÝǢŷDÝǢƻŷ˂Ǣˡ˟ˠ˦DrŗNËōNJħǢɳǢǻrōDŷŷħʳACAsphalt Concrete PavingBWBottom of WallCOClean-outCLCenterlineCONC ConcreteCONST ConstructionDIA & Ø DiameterELEVElevation(E) & ( )ExistingFFFinished FloorFSFinished SurfaceFHFire HydrantFLFlow LineGGasGBGrade BreakGRFinished GradeHDPEHi-density PolyethyleneHPHigh PointINVInvert ElevationLTLeftLFLinear FeetLPLow PointMHManhole(N)New or ProposedPPowerPCPoint Of CurvaturePLProperty LinePRCPoint Of Reverse CurvaturePTPoint Of TangencyPUEPublic Utility EasementPVCPolyvinyl ChlorideRRadiusRTRightRWRight-of-waySSlopeSDStorm DrainSSSanitary SewerSTAStationTTelephoneTCTop of CurbTWTop Of WallTYPTypicalWWaterABBREVIATIONSWSOHT550GEE550TProperty LineCenterlineExisting Ground ContourFinish Grade ContourConcreteEdge of PavementWater LineWater ValveFire HydrantSanitary Sewer MainElectrical LineOverhead LineUtility PoleGuy AnchorElec. Vault / Pedestal / Pull BoxTelephone LineTele. Vault / Pedestal / Pull BoxGas MainFenceFlowlineProposed Grade & DirectionConstruction Note ReferenceSpot ElevationProposed SlopeRetaining WallSilt FenceLEGENDWVDYH2%1100.00ELEVFMSanitary Sewer Force MainU N I
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DSPONZA DRƻËǢrˡˤˠˣˠ˟ˠˠˠˡˠˢˠˢˣ˥˦ƻËǢrˠ˨ˡ˧SITEBASIS OF BEARINGSǻËrDǢÝǢŷ®DrNJÝŗµǢ®ŷNJǻËÝǢǢȕNJərɳNJrǢȕNJərɳr^ǻÝrǢǻŷƻŷÝŗǻǢ˞˧ˡ˟˧˓˞˧˟˨˟ƻrNJǻËrNÝǻɳŷ®ǢŗĵȕÝǢŷDÝǢƻŷ˂Ǣˡ˟˟˦ËŷNJÝʉŷŗǻĵNŷŗǻNJŷĵŗrǻɟŷNJħDŷŷħʳSheet IndexNumberTitleC-1Title SheetC-2Vesting Tentative Tract MapC-3Master Site PlanC-4Preliminary Utility PlanC-5Preliminary Grading & Drainage PlanC-6Preliminary Grading & Drainage PlanC-7Preliminary Grading & Drainage PlanC-8Typical SectionsC-9Demolition PlanC-10Vehicle Tracking ExhibitPACIFIC MILEPOSTDrafting Serviceslinkedin.com/in/pacificmilepostDDCVDouble-Detector Check Valve®ɟFire Water LineNJɟReclaimed Water LineǢ^Storm Drain LineManholeSewer CleanoutFWFire WaterWMWater MeterFPFinish Surface PadTGTop of GrateEPEdge of PavementSPONZA PL^ɟPrivate Domestic Water LineATTACHMENT 1Item 2Packet Page 15
NJəOADAPN 053-061-053OADŗˢˡ̨˟ˠ˂˟ˡ˃ɟˡˢˠʳˢˡ˂ˤ˟˂ˤ˟˂ˢ˟˂ˡ˦˂ˠ˟˟˂ˤ˦˂ƻÝƻrĵÝŗrǢrǢrōrŗǻˡˢˣ˧ˀŷNJˀˠˠˡǢĵŷƻrōÝŗǻrŗŗNrrǢrōrŗǻˢˠˀŷNJˀˣ˟˨ǢǻNJrrǻNJݵËǻ˚ŷ®˚ɟɳ^ŷN˞ˠ˦˚ˡˣˢ˟ˤƻȕDĵÝNNJŷ^ˀȕǻÝĵÝǻɳ^ŷN˞˨˟˚ˢ˧ˡ˥˟ˡˡ˂ǢrɟrNJrǢrōrŗǻ^ŷN˞ˠ˦˚ˡˣˢ˟˥
ʹǻŷDrDŗ^ŷŗr^ʺƻÝƻrĵÝŗrǢrǢrōrŗǻˡˢˣ˧ˀŷNJˀˠˠˡƻȕDĵÝNǢǻNJrrǻˀȕǻÝĵÝǻÝrǢ^ŷN˞ˠ˦˚ˡˤˠ˨ˡǢǻŷNJō^NJÝŗrǢrōrŗǻ^ŷN˞ˠ˦˚ˡˣˤˣ˟ǻŷDrDŗ^ŷŗr^ˢ˟˂ŷ®®rNJŷ®^r^ÝNǻÝŷŗˡ˦˂ŷ®®rNJŷ®^r^ÝNǻÝŷŗŗˤ˦̨ˤˤ˂ˠˣ˃rŗˤ˦̨ˤ˥˂ˣˤ˃rǢˢˡ̨˟ˢ˂ˠˤ˃rǢˤ˦̨ˤ˥˂ˣˤ˃ɟˠ˨˨ʳˠ˥˂ˠˤˡʳ˧ˢ˂ˠ˨ˣʳ˟˟˂ˠ˧˟ʳ˟˟˂ˠˤ˥ʳˣ˨˂ˠ˟˧ʳ˨ˤ˂ˤˢʳ˥˟˂ˡˡʳ˟ˠ˂ˠ˧˟ʳ˟˟˂ˠ˨ˣʳ˟˟˂ŗˤ˦̨ˤ˦˂˟ˤ˃rˠˤˡʳ˧ˢ˂ŗˤ˦̨ˤ˦˂ˢˠ˃rˠˤˡʳ˧ˢ˂ŗˤ˦̨ˤ˥˂ˣˤ˃rˠ˨˨ʳˡ˧˂ˠ˨ˣʳ˟˟˂ˠ˧˟ʳ˟˟˂ˡˡʳ˟ˠ˂NJ̠ˡˣ˧˂NJ̠ˠ˨ˢ˂NJ̠ˡˤˡ˂NJ̠ˠ˧˨˂ĵ̠˦˦ʳ˟˦˂ĵ̠˥ˡʳˠ˦˂ĵ̠ˢˣʳ˨˨˂ˤˣʳˢ˦˂ĵ̠˥ˠʳ˦˧˂ĵ̠ˠ˟ˠʳˠˢ˂ˤˢʳˠ˨˂ˡ˟ˣʳ˟˟˂ˠ˧˟ʳ˟˟˂ˠ˧ˡʳ˟˟˂ˠˤˡʳ˧ˢ˂ˠ˨ˢʳˣˡ˂ŗˢˡ̨˟ˢ˂ˠˤ˃ɟˠ˨˧ʳ˧˦˂Ǣˢˠ̨ˤ˥˂ˠˠ˃rˠ˨˨ʳˤˣ˂ˢˡʳ˟ˡ˂ˡ˥ʳ˨ˣ˂ ˣ˥ʳˤ˧˂ĵ̠ˢ˨ʳˤ˧˂ˠˠ˨ʳˣ˨˂NJ̠ˡ˧˟˂ˡˣ˟ʳˠˣ˂ˤ˨ʳ˟˟˂ˠ˥ˢʳˣ˦˂ˠˤ˧ʳˢˢ˂˦˨ʳˡ˧˂ˡˡˤʳ˟˟˂Ǣˢˡ̨˟ˢ˂ˠˤ˃rˡˡˣʳ˨˟˂˦˨ʳˢ˟˂ˠˤ˧ʳˢˣ˂ˡˣ˟ʳˡˤ˂ˡˡˡʳˢ˟˂ʹrʺƻNJNrĵĵÝŗrǻŷDr^rĵrǻr^ǢǻNJrrǻÝōƻNJŷəōrŗǻǢƻrNJƻƻNJŷər^ƻĵŗǢǻɳƻǢǻNJrrǻÝōƻNJŷəōrŗǻǢƻrNJƻƻNJŷər^ƻĵŗǢǻɳƻƻNJŷƻŷǢr^ÝNJǢƻNrNŷŗ^ŷōÝŗÝȕōǻɳƻƻËǢrˠƻËǢrˡƻËǢrˠƻËǢrˡƻËǢrˠƻËǢrˡˢˢˤʰ˦˟˦Ǣ®ˡˠ˨ʰ˥ˢ˨Ǣ®˨ˠˢʰ˟ˣ˥Ǣ®˧ˢˠʰ˦ˠˢǢ®ˣˣˢʰˡˣˢǢ®ˤˣ˥ʰˤ˨˟Ǣ®ˠˠˢˣʰˢ˦ˤǢ®ˠ˟ˠˡʰˠˠ˧Ǣ®ˠˡˣˠʰ˧˧˟Ǣ®ˠˢˤ˟ʰˠˣ˥Ǣ®ˠˣˡˣʰˠ˨˨Ǣ®˥ˢˠʰ˦ˠˢǢ®˦ˡ˨ʰˣˡˣǢ®ˠˢ˥ʰ˧ˤˠǢ®ƻNJŷƻŷǢr^ÝNJǢƻNrNŷŗ^ŷōÝŗÝȕōǻɳƻ˧˂ƻNJÝəǻr^NJÝŗµrrǢrōrŗǻ˥˂^NJÝŗµrrǢrōrŗǻǻŷ
Drŗr®Ýǻƻŗ˟˦˥˚ˣ˧ˠ˚˟˟˦ƻNJŷƻŷǢr^ÝNJǢƻNrNŷŗ^ŷōÝŗÝȕōǻɳƻƻNJŷƻŷǢr^ÝNJǢƻNrNŷŗ^ŷōÝŗÝȕōǻɳƻʉŷŗr^˂ōÝɭr^ȕǢrˀŗrݵËDŷNJËŷŷ^NŷōōrNJNÝĵʹǢË^r^NJrʺǢƻŷŗʉƻĵ˂D˂ǢǻNJrrǻ˂D˂ǢǻNJrrǻ˂N˂ǢǻNJrrǻNŷȕNJǻ˂ˠ˂NŷȕNJǻ˂ˡ˂NŷȕNJǻ˂ˣ˂NŷȕNJǻ˂ˢ˂NŷȕNJǻ˂ˤ˂NŷȕNJǻ˂˥˂˂N˂ǢǻNJrrǻNŷȕNJǻ˂ˠˠ˂NŷȕNJǻ˂ˠ˟˂NŷȕNJǻ˂˨˂NŷȕNJǻ˂˦˂NŷȕNJǻ˂˧˂ŗˢˡ̨˟ˢ˂ˠˤ˃ɟˡˣ˟ʳˡ˟˂Ǣˢˡ̨˟ˢ˂ˠˤ˃rˡˣ˟ʳˡ˧˂Ǣˢˡ̨˟ˢ˂ˠˤ˃rˡ˟˦ʳˣ˥˂ŗˢˡ̨˟ˢ˂ˠˤ˃ɟˠ˥ˢʳˣ˦˂ŗˢˡ̨˟ˢ˂ˠˤ˃ɟˠ˥ˢʳˣ˦˂Ǣƻŷŗʉƻĵ˂˂ǢǻNJrrǻ˂˂ǢǻNJrrǻ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW129(0%(5 NORTHˣ˟ ˡ˟ ˟ˣ˟˧˟SCALE: 1" = 40'B U L L O C K L NU P R RProposed Parcel IndexLotPhaseArea (sf)Condominiums1136,85102119,63983134,707104143,243185146,590166131,713127129,424128131,843129113,046810212,118011234,3753012 241,8802413250,1462414 224,19918OFFERS -25,161-TOTAL -475,935192Existing Parcel IndexPriorAPN Gross NetOWNERPRIORCURRENTLOTSFACRESFACREAnderson076-481-008004-705-009PORTION LOT133 1/LS/92237,9305.46231,7395.32Evans076-491-008053-061-053PORTION LOT134 1/LS/92238,0055.46219,9745.05TOTAL475,93510.93451,71310.37Ǣŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟˟ˣ˚˦˟ˤ˚˟ˠ˟ƻrƻƻrNJǻNJrrƻNJŷƻrNJǻÝrǢʹğŷŗrǢʺƻŗ˟˟ˣ˚˦˟˨˚˟ˡ˥ʰ˚˟ˡ˦ʰ˚˟ˡ˧ǻNJNǻˢ˟˥˥ƻǢǢËƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˦ōȕÝNħƻŗ˟˟ˣ˚˦˟ˤ˚˟˟ˤǻNJNǻˢ˟ˣˣǢŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˥ǻNJNǻˢˠˠˠBLANKET EASEMENT NOTE:ALL ON-SITE AREAS EXCEPT BUILDINGS, PRIVATE PATIOS/PORCHES,AND FENCED REAR YARDS ARE RESERVED FOR COMMON USE, PUE,PRIVATE ACCESS, UTILITY, SEWER, WATER, AND DRAINAGE EASEMENTS.ƻNJÝəǻrNJrNÝƻNJŷNĵNNrǢǢrǢrōrŗǻƻNJÝəǻrNJrNÝƻNJŷNĵƻr^rǢǻNJÝŗNNrǢǢrǢrōrŗǻƻNJÝəǻrNJrNÝƻNJŷNĵƻr^rǢǻNJÝŗNNrǢǢrǢrōrŗǻATTACHMENT 1Item 2Packet Page 16
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ˡ˟˨ˡˠ˟ˡ˟˨ˡ˟˨ˡˠˡˡˠˢˡˠˣˡˠˣNJəRANCH HOUSE ROADTIBURON WAYAPN 053-061-053APN 004-705-015TIBURON WAYBULLO
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SSWW
SS SSSSVVSDSDWWJT
WSD VVVV0%0%0%0%0%0%˨˨˨ˡˡˢˢˢ˦ˡ˥˥˥˥ˡˢ˨ˡˢ˨ˡˡˢ˨ˡˢ˨ˡˢ˦ˡˡˢˡˢ˦ˡˢ˦ˢ˦˦ˡˢ˦ˡˢ˦ˢ˧˧˧˧˧˧˧ˡˢ˧˧˧ˡˢ˧˧˧ˡˢ˧˧˧ˡˢ˧˧˧˧˧˧˧˧˧˧ˡˢ˧˧˧˧ˡˢ˨ˢ˨ˢ˨˨˨˨˨˨ˡˢ˨˨˨˨ˡˢ˨˨˨˨˨ˡˢ˨˨˨˨ˡˢ˨˨˨˨ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦˨ˡˡˠˡˡˡˡˡˡˡˡˡˠˡˡˡˡˡˠˡˡˠˡˠˡˡˠˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡ˟ˡˡ˟ˡˡ˟ˡˡˡˡ˟ˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡ˟ˡˡˡˡˡˡ˟ˡˡˡˡ˟ˡˡˡˡ˟ˡˡ˟ˡˡˡˡ˟ˡˡ˟ˡˡ˟˟˟˟ˡˡ˟ˡˡ˟ˡˡˡˡ˟ˡˡˡˡˡˠ˨ˡˡˠˡˠ˨ˡˡˠˡˠ˨ˡˠˠ˨ˡˠ˨ˡˠˡˠ˨ˡˠ˨ˡˠ˦ˡˠˡˡˠ˦ˡˠˡˠ˦ˡˠ˦ˡˠ˦ˡˠˡˠ˦ˡˠ˦ˡˠ˦ˡˠˡˡˠ˧ˡˡˠ˧ˡˠ˧ˡˠ˧ˠ˧ˡˡˠ˧ˡˠ˧˧ˡˠ˧ˡˠ˧ˡˠ˧˧ˡˠ˧ˡˠ˧˧ˡˠ˥ˡˠ˥˥ˡˠˡˠ˥ˡˡˠ˥ˡˡˠ˥˥ˡˠ˥ˡˡˠˤˤˠˡˠˤˡˡˠˤˡˡˠˡˠˤˡˡˡˡˡˠˤˡˠˤˡˡˠˤˡˠˡˠˤˡˠˤˤˡˠˤˠˤˡˠˤˡˠˤˤˡˠˤˢˢˢˢˢˢˡˠˢˡˡˡˠˢˡˠˡˠˢˡˠˡˠˠˠˠˡˡˡˡˡˡˠˢˡˡˠˢˡˠˢˠˢˠˢˡˠˢˠˡˠˢˠˡˠˢˡˡˠˢˡˠˢˢˠˡˠˢˠˠˢˠˣˣˡˠˣˡˡˠˣˣˡˠˣˡˠˣˡˠˣˣˡˠˣˡˡˠˣˡˠˣˣˠˣˡˠˣˡˠˣˡˡˠˣˠˠˣˡˠˣˡˠˣˡˡˠˣˠˣˡˡˠˡˡˠˡˡˠˡˠˡˡˡˡˡˡˡˡˡˡˠˡˠˡˡˠˡˡˠˡˠˡˡˡˡˠˡˠˡˠˡˡˠˡˡˡˠˡˠˡˠˡˠˡˠˡˠˡˡˠˡˠˠˡˠˡˠˡˠˡˡˠˡˠˡˠˡˡˠˡˠˡˠˡˠˡˡˠˠˠˡˠˡˡˠˡˠˠˡˠˡˠˠˡˠˡˡˠˡˠˠˡˠˡˡˡˡˡRANCH HOUSE ROADTIBURON WAYAPN 004-705-015TIBURON WAYSSSRW11+62ˤˡˠˤˡˠˤˡˠˤˡˠˤˡˠˤ˟ˡˡ˟ˡˡˡˡ˟ˡˡˡ˟ˡˡ˟ˡ˟ˡˡ˟ˡˡˠ˥ˡˠ˥ˡˠ˥ˡˠˡˠ˥ˡˠ˥˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦˧ˡˠ˧ˡˠ˧ˡˠ˧ˡˠ˧ˡˠ˨˨ˡˡˡˡˠ˨ˡˠ˨ˠˤˡˠˡˠˠˤˠˤ˟ˡˡ˟ˡˡ˟ˡˡ˟ˡˡ˟ˡˠˠˡˠˠˡˠˠˡˠˠˡˠˠˡˠˠˡˠˠˡˠˡˡˠˡˡˠˡˢˢˠˢˡˠˢˡˠˢˡˠˢˡˠˢˣˡˠˣˡˠˣˡˠˣˡˠˣˡˠ˥ˡˠ˥ˡˠ˥ˡˠ˦ˡˠ˦ˡˠ˦˧ˡˠ˧ˡˠ˧ˡˠ˧ˡˠ˧˨˨ˠ˨ˡˡˠ˨ˡˡˠ˨ˡˠ˨ˡˠ˨ˠ˨ˡˠ˨ˡˠ˟ˡˠ˟ˡˠ˟ˡˠ˟ˡˠ˟
ˡˠˤˠˤˡˠˡˠˤˡˠˤ
ˡˠˠˡˠˠˡˡˡˡˠˠˡˠˠ
ˡˠˡˡˠˡˡˠˡˡˠˡˡˠˡˡˠˡˡˠˡˡˠˡ
ˡˠˢˡˠˢˡˠˢˡˡˠˢˡˠˢˣˡˡˠˣˡˡˠˣˡˠˣˡˠ˥ˡˠ˥ˡˡˠ˥ˡˠ˥˦˦ˡˠ˦ˡˠ˦˦ˡˠ˦ˡˠ˦ˡˠ˧˧ˡˡˠ˧ˡˠ˧
ˡˠ˨ˡˠ˨ˡˡˠ˨ˡˠ˨ˡˠˤˡˠˤˡˠˡˠˤˡˠˤˡˠˠˡˠˠˡˠˠˡˠˡˠˠˡˠˠˡˠˡˡˠˡˡˠˡˠˡˡˠˡ
ˡˠˣˡˠˣˡˠˣˡˠˣˡˠˣˡˠˣˡˠˣ
ˡˠ˥ˡˠ˥ˡˠˡˠ˥ˡˠ˥
ˡˠ˦ˡˠ˦ˡˠ˦ˡˠˡˠ˦ˡˠ˦
ˡˠ˧ˠ˧ˠ˧ˡˠˡˠˡˠˡˠ˧ˡˠ˧ˡˠˡˠˡˠˡˠˡˠˡˠˡˡ˟ˡ˟ˡˡˡˡˡˡˡˡ˟ˡˡ˟ˡˠˣˡˠˣˡˠˣˡˠˣˡˠ˥ˡˠ˥ˡˠ˥ˡˠ˥ˡˠ˥ˡˠ˥ˡˠ˥ˡˠ˦ˡˠ˦ˡˠˡˠ˦ˡˠ˦ˡˠ˧ˡˠ˧ˡˠˡˠˡˠˡˠ˧ˡˠ˧ˡˠ˨ˡˠ˨ˡˠ˨ˡˠˡˠ˨ˡˠ˨ˡˠˢˡˠˢˡˠˢˡˠˢˡˠˢˡˠˢˠˤˠˤˠˤˠˤˠˤˠˤˡˢ˦˦ˢ˦ˢ˦˦˦ˡˢ˦˦ˢ˦ˢ˦˦˦ˡˢ˦ˢ˦ˢ˦˦˦ˡˢ˦ˢ˦ˢ˦ˡˢ˦˦ˢ˦˦˦ˡˢ˦ˢ˦ˢ˦˦˦ˡˡˡˡˡˡˡˢ˧ˡˢ˧ˡˢ˧ˡˢ˧ˡˢˡˡˡˡˡˡˡˡ˦˦ˡˢ˦ˡˢ˦˦˦˦˦ˡˢ˦ˡˡˢˢˢ˦ˡˢ˦ˡ˦ˡˢ˦˦˦ˡˢ˦˦ˡˢ˦ˡˠˠˡˠˠˡˠˠˡˠˡˡˠˡˡˠˡˡˠˡˠˡˡˠˡˢˡˠˢˡˠˢˡˠˢˡˠˢˣˡˠˣˡˠˣˠˣŗˤ˦̨ˤˤ˂ˡˢ˃rˠ˟ˡ˧ʳ˧˟˂ŗˢˡ̨˟ˠ˂˟ˡ˃ɟˡˢˠʳˢˡ˂Ǣˤ˦̨ˤ˥˂ˣˤ˃ɟˠ˟ˡ˧ʳˣˠ˂ˤ˟˂ˤ˟˂ˢ˟˂ˡ˦˂ˠ˟˟˂ˤ˦˂ˢˡ˨˧ˣˤˠˠˠ˟ˠˡˠˢˠˣ˥˦ˠˡˣ˂ˡˣ˂ˡˣ˂ˡˣ˂
ˡ˥˂ˡ˥˂ˡ˥˂ˡˣ˂ˡ˥˂ˡ˥˂ˢ˥˂
ˡ˟˂ˡˣ˂ˡˣ˂ˡˣ˂ˡˣ˂ˢ˥˂
ˡ˟˂ˡˣ˂ˡˣ˂
ˠˡ˂ˠˣʳˡ˂˨ʳ˧˂˨ʳ˧˂ˠˣʳˣ˂ˠ˟ʳˤ˂
ˠ˟ʳ˥˂
ˠˡʳˣ˂ˠ˟ʳ˟˂
ˠ˟ʳˣ˂
ˠ˟ʳˣ˂
˦ʳ˨˂
˦ʳ˨˂˨ʳ˟˂ˠˡʳ˟˂˦ʳˤ˂˧ʳ˟˂˧ʳ˟˂˨˂
ˠˡʳ˦˂
ˠˠʳ˨˂˂˂ǢǻNJrrǻ˂D˂ǢǻNJrrǻ˂D˂ǢǻNJrrǻ˂N˂ǢǻNJrrǻNŷȕNJǻ˂ˠ˂NŷȕNJǻ˂ˡ˂NŷȕNJǻ˂ˣ˂NŷȕNJǻ˂ˢ˂NŷȕNJǻ˂ˤ˂NŷȕNJǻ˂˥˂˂N˂ǢǻNJrrǻNŷȕNJǻ˂ˠˠ˂NŷȕNJǻ˂ˠ˟˂NŷȕNJǻ˂˨˂NŷȕNJǻ˂˦˂NŷȕNJǻ˂˧˂NJ̠ˡ˟˂ǻɳƻNJ̠ˠ˥˂NJ̠˥˂ǻɳƻNJ̠ˠ˥˂NJ̠ˣˡ˂NJ̠ˠ˥˂NJ̠ˠ˥˂NJ̠ˠ˥˂NJ̠˥˂NJ̠ˠ˥˂NJ̠ˠ˥˂NJ̠˥˂NJ̠˥˂NJ̠˥˂ǻɳƻNJ̠ˠ˥˂NJ̠ˠ˥˂NJ̠˥˂ǻɳƻNJ̠˥˂ǻɳƻNJ̠˥˂NJ̠ˠ˥˂NJ̠˥˂NJ̠ˠ˥˂NJ̠ˡ˟ˡ˂NJ̠ˡˢ˧˂NJ̠ˡ˟ˡ˂NJ̠ˡˢ˧˂NJ̠ˡ˟˂ǻɳƻNJ̠ˡ˟˂NJ̠ˡ˟˂NJ̠ˠ˟˂NJ̠ˠ˟˂˂˂ǢǻNJrrǻǢƻŷŗʉƻĵrərə$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW129(0%(5 NORTHˣ˟ ˡ˟ ˟ˣ˟˧˟SCALE: 1" = 40'U N I O N P A C I F I C R Rˡˡ˦ʳˢ˥®Ǣˡˡ˦ʳ˦®ĵˡˢ˟ʳˣˡ®Ǣˡˢˤʳ˧ˣ®Ǣˡˢ˦ʳˤ®ƻˡˢ˦ʳˤ®ƻˡˢ˥ʳˠ®ƻˡˢˡʳˠ®ƻˡˢ˟ʳ˥®ƻˡˡ˧ʳ˦®ƻˡˡ˦ʳˣ®ƻ ˡˡ˦ʳ˦®ƻˡˢ˟ʳ˥®ƻˡˢˣʳ˥®ĵˡˡ˨ʳ˨®ĵˡˡˤʳˤ®ĵ
ˡˡ˦ʳˤǻµˡˡˡʳ˟Dŷǻˡˢ˥ʳ˦˥ǻNˡˠˡʳ˦˦®ĵ*ƻŷNJŷȕǢƻərNJǻɳƻƻŷNJŷȕǢƻərNJǻɳƻǢÝǻrǢǻNJrrǻǢƻrNJǻɳƻÝNĵǢrNǻÝŷŗN˚˧NƻərƻNJħÝŗµǻɳƻǻNJǢËrŗNĵŷǢȕNJrǻɳƻǢǻNJrrǻÝōƻNJŷərōrŗǻǢƻrNJǻɳƻÝNĵǢrNǻÝŷŗN˚˧ǢǻNJrrǻÝōƻNJŷərōrŗǻǢƻrNJǻɳƻÝNĵǢrNǻÝŷŗN˚˧^ğNrŗǻÝōƻNJŷərōrŗǻǢDɳŷǻËrNJǢǢËŷɟŗ®ŷNJNJr®rNJrŗNrǻɳƻ^ğNrŗǻÝōƻNJŷərōrŗǻǢDɳŷǻËrNJǢǢËŷɟŗ®ŷNJNJr®rNJrŗNrǻɳƻNJrǢÝ^rŗǻÝĵȕŗÝǻǻɳƻɟĵħǻɳƻNJrǢÝ^rŗǻÝĵȕŗÝǻǻɳƻˠˡ˂ɟÝ^rƻǻËƻǻËDÝŷ˚NJrǻrŗǻÝŷŗDǢÝŗǻɳƻƻƻNJrŗǻµNJµrrŗNNJŷNËōrŗǻˠʳˠ˂̝SPONZA DRTIBURON WAYˡ˥˂˥˟˂ˢ˟˂ˠˠ˨˧˂ˠˠʳˡ˂ˢʳ˥˂ˠ˟ʳˣ˂Ǣŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟˟ˣ˚˦˟ˤ˚˟ˠ˟ƻrƻƻrNJǻNJrrƻNJŷƻrNJǻÝrǢʹğŷŗrǢʺƻŗ˟˟ˣ˚˦˟˨˚˟ˡ˥ʰ˚˟ˡ˦ʰ˚˟ˡ˧ǻNJNǻˢ˟˥˥ƻǢǢËƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˦ōȕÝNħƻŗ˟˟ˣ˚˦˟ˤ˚˟˟ˤǻNJNǻˢ˟ˣˣǢŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˥ǻNJNǻˢˠˠˠNOTE: FIRE LANE POSTING IS REQUIRED WHEREROADWAYS ARE LESS THAN 36 FEET IN WIDTH.ˠ˟ʳˡ˂ˠ˟ʳ˦˂ˠ˟ʳˣ˂ATTACHMENT 1Item 2Packet Page 17
NJəSD JTJTJTJTV
SSWW
SS SSSSVVSDSDWWJT
WSD VVVV0%0%0%0%0%0%SSSRW11+62
ŗˢˡ̨˟ˠ˂ˢ˟˃ɟˣ˥ˡʳˣ˥˂ŗˤ˦̨ˤˤ˂ˡˢ˃rˠ˟ˡ˧ʳ˧˟˂ŗˢˡ̨˟ˠ˂˟ˡ˃ɟˡˢˠʳˢˡ˂Ǣˤ˦̨ˤ˥˂ˣˤ˃ɟˠ˟ˡ˧ʳˣˠ˂ˤ˟˂ˤ˟˂ˢ˟˂ˡ˦˂ˠ˟˟˂ˤ˦˂ˠˡ̛ˤ˥ʳ˟ˠ˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˡ̛˟˟ˡ̛ˤ˟ˢ̛˟˟ˢ̛ˤ˟ˣ̛˟˟ˣ̛ˤ˟ˤ̛˟˟ˤ̛ˤ˟˥̛˟˟˥̛ˤ˟˦̛˟˟˦̛ˤ˟˧̛˟˟˧̛ˤ˟˨̛˟˟˨̛ˤ˟ˠ˟̛˟˟ˠ˟̛ˤ˟ˠˠ̛˟˟ˠˠ̛ˤ˟ˠˡ̛˟˟ˠˡ̛ˤ˟˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˡ̛˟˟ˡ̛ˤ˟ˢ̛˟˟ˢ̛ˤ˟ˣ̛˟˟ˣ̛ˤ˟ˤ̛˟˟ˤ̛ˤ˟˥̛˟˟˥̛˟˧ʳ˨ˡˠ̛˥˧ʳ˥ˤ˟̛˟˟˟̛ˡˤ˟̛ˤ˟˟̛˦ˤˠ̛˟˟ˠ̛ˡˤˠ̛ˤ˟˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˠ̛˥˧ʳ˥ˤ˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˠ̛˥˧ʳ˥˥˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˠ̛˦˦ʳ˨ˣ˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˢ˨ʳ˥˦˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˣ˦ʳ˨ˡ˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˡ̛˟˟ˡ̛ˤ˟ˢ̛˟˟ˢ̛ˤ˟ˣ̛˟˟ˣ̛ˤ˟ˤ̛˟˟ˤ̛ˤ˟˥̛˟˟˥̛ˤ˟˦̛˟˟˦̛ˡ˧ʳˠˤ˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˡ̛˟˟ˡ̛ˤ˟ˢ̛˟˟ˢ̛ˤ˟ˣ̛˟˟ˣ̛ˢ˧ʳˣˢ˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˠ̛ˤ˥ʳˣ˨˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˡ̛˟˟ˡ̛ˣˡʳ˥ˤˣ̛˟˟ˣ̛ˤ˟ˤ̛˟˟ˤ̛ˤ˟˥̛˟˟˥̛ˤ˟˦̛˟˟˦̛ˤ˟˧̛˟˟˧̛ˤ˟˨̛˟˟
˨̛ˤ˟
ˠ˟̛˟˟ˠ˟̛ˤ˟ˠˠ̛˟˟
ˠˠ̛ˤ˟ˠˠ̛˥ˠʳ˥
ˤ˨˟ˠ̛ˡˤʳˣ˦˨˟ˠ̛ˤ˟˨˟ˡ̛˟˟˨˟ˡ̛ˤ˟˨˟ˢ̛˟˟˨˟ˢ̛ˤ˟˨˟ˣ̛˟˟˨˟ˣ̛ˤ˟DȕĵĵŷNħĵŗNŷȕNJǻ˂ˡ˂NŷȕNJǻ˂ˠ˂NŷȕNJǻ˂ˢ˂NŷȕNJǻ˂ˤ˂˂D˂ǢǻNJrrǻ˂D˂ǢǻNJrrǻ˂D˂ǢǻNJrrǻNŷȕNJǻ˂˥˂˂N˂ǢǻNJrrǻ˂N˂ǢǻNJrrǻǢƻŷŗʉƻĵNŷȕNJǻ˂˦˂NŷȕNJǻ˂˧˂NŷȕNJǻ˂ˠ˟˂˂N˂ǢǻNJrrǻNŷȕNJǻ˂ˣ˂˟̛˟˟˟̛ˤ˟ˠ̛˟˟ˠ̛ˤ˟ˡ̛˟˟ˡ̛ˡ˥ʳˤ˥NŷȕNJǻ˂˨˂ˣ̛ˣ˟ʳˣˡĵˡˢʳˤˡˣ̛˦˥ʳˤ˥ĵ˟ʳ˟ˡˡˡ̛˟˟ˡˡ̛ˤ˟ˡˢ̛˟˟ˡˢ̛ˤ˟ˡˣ̛˟˟^ɟ ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ ^ɟ®ɟ ®ɟ ®ɟ ®ɟ ®ɟ
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ȕŗÝǻ®®ˤ˦˂ˤ˟˂NJÝĵNJŷ^NJˀɟˤ˟˂NJNJNJˀɟˠˡ˂ˠˡ˂ɟĵħƻNJħÝŗµĵŗr ĵŗrNĵNJNJǻNJNħǢ®ĵʹrʺǢɟĵrNJˀɟNJˀɟNĵNJˀɟˡ̇ˡ̇ˠʳˤ̇NŷŗNNȕNJD˓µȕǻǻrNJǻɳƻŗŷµNJ^ÝŗµƻNJŷƻŷǢr^ÝŗNJÝĵNJŷ^NJݵËǻ˚ŷ®˚ɟɳNƻərNJˀɟNJˀɟNĵ˥˟˂ˤ˂˦˂˥˂ˠˡ˂ˠˡ˂˥˂˦˂ˤ˂ɟĵħɟĵħDÝħr DÝħrĵŗr ĵŗrNŷŗNǢÝ^rɟĵħȕŗÝǻ®®NƻərǢǻNJrrǻÝōƻNJŷərōrŗǻǢƻrNJƻƻNJŷər^ƻĵŗʹǢrƻNJǻrƻrNJōÝǻʺNŷŗNNȕNJD˓µȕǻǻrNJǻɳƻˡ̇ˡ̇NŷŗNǢÝ^rɟĵħˠʳˤ̇ˡʲˠ˥˂˧˂ˠ˂ˡ˦˂ŷ®®rNJŷ®^r^ÝNǻÝŷŗˢ˟˂ʹrʺNJˀɟˢ˂ˠˡ˂ˢ˂ˠʳˤ̇ƻǻËˢ˟˂ŷ®®rNJˢ˟˂ƻĵƻĵNĵNĵ®®̠ˡˡˢʳ˨˟®®̠ˡˡˢʳ˨˟®®̠ˡˡˢʳˣ˟®®̠ˡˡˢʳˣ˟®®̠ˡˡˡʳ˨˟®®̠ˡˡˡʳ˨˟®®̠ˡˡˡʳ˨˟®®̠ˡˡˡʳ˨˟®®̠ˡˡˡʳ˨˟ƻĵƻĵSPONZA PL'C' STREETLOT 5LOT 6ƻĵƻĵƻĵƻĵNĵNĵNĵBULLOCK LNLOT 13LOT 14LOT 6'B' STREET'B' STREET®®̠ˡˠˢʳˣ˟®®̠ˡˠ˥ʳ˨˟®®̠ˡˠ˨ʳ˨˟®®̠ˡˡ˟ʳ˨˟ƻĵƻĵNĵƻĵƻĵƻĵNĵNĵNĵLOT 6LOT 7LOT 8LOT 9RANCHHOUSE RD'C' STREETCOURT '11'COURT '10'®®̠ˡˡˡʳ˨˟®®̠ˡˡˣʳˣ˟ ®®̠ˡˡˣʳˣ˟®®̠ˡˡˤʳ˨˟®®̠ˡˡ˦ʳˣ˟®®̠ˡˡ˧ʳ˨˟®®̠ˡˡ˨ʳˣ˟®®̠ˡˢ˟ʳ˨˟®®̠ˡˢˡʳˣ˟®®̠ˡˢˢʳ˨˟®®̠ˡˢˣʳˣ˟ˣˡ˚ˣˣ˂ˠ˧˂ˡˣ˚ˡ˥˂ˠˡ˚ˠˢ˂ˠˡ˚ˠˢ˂ƻNJħÝŗµNĵNŷŗNǢÝ^rɟĵħǢǢËŷɟŗƻrNJƻĵŗǻɳƻˡ˂ɟÝ^rNŷŗNNJŷĵĵr^NȕNJDǻɳƻ˥˃NŷŗNNȕNJDˠʳˤ̇ˡ̇ˡ̇ˠ˟˚ˠˠ˂ˠ˟˚ˠˠ˂NƻərNƻərŷNJƻŷNJŷȕǢƻərNJˡ˂ɟÝ^rNŷŗNNJŷĵĵr^NȕNJDǻɳƻNƻərNĵNJˀɟNJˀɟˤ˨˂˦˂˥˂ˠ˧˂˥˂ˣ˂ɟĵħɟĵħˠ˧˂˧˂ˠ˟˂ˠ˟˂˧˂ƻNJħÝŗµĵŗrƻNJħÝŗµĵŗrNŷŗNɟĵħǻɳƻ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW129(0%(5 TYPICAL ONSITE STREET SECTIONBULLOCK LANE TYPICAL SECTIONRANCH HOUSE ROAD TYPICAL SECTIONSITE SECTION A-ASITE SECTION A-A (CONT)SITE SECTION B-BHORZ SCALE:VERT SCALE:1" = 20'1" = 20'HORZ SCALE:VERT SCALE:1" = 10'1" = 10'24" ROLLED CURB DETAILSPONZA PLACE (LOT 1) TYPICAL SECTIONSTREET WITH PARKING TYPICAL SECTIONATTACHMENT 1Item 2Packet Page 22
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ˡˠˤˡˡ˟ˡˡˤˡˢ˟ˡˢˤˡˠˠ
ˡˠˡ
ˡˠˢˡˠˣˡˠ˥ˡˠ˦ˡˠ˧
ˡˠ˨
ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˠˤˡˡ˟ˡˡˤˡˢ˟ˡˢˤˡˠˠˡˠˡˡˠˢˡˠˣ
ˡˠ˥
ˡˠ˦
ˡˠ˧
ˡˠ˨
ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˠˤˡˡ˟ˡˡˤˡˢ˟
ˡˢˤˡˠˢˡˠˣˡˠ˥ˡˠ˦ˡˠ˧ˡˠ˨ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦
ˡˡ˟
ˡˡˤ
ˡˢ˟ˡˢˤˡˠ˨ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧
ˡˡ˨
ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˢ˧ˡˢ˨ˡˢ˥ˡˢ˦ˡˢ˦ˡˢ˧ˡˢ˨ˡˠˤˡˠ˟ˡˠ˟ˡˠˠˡˠˡˡˠˢˡˠˣˡˠˡˡˠ˟ˡ˟˧ˡ˟˧ˡ˟˨ˡ˟˨ˡˠ˟
ˡ˟˧ˡ˟˧ˡ˟˨
ˡ˟˨ˡˠ˟ˡ˟˨ˡ˟˨ˡˠˡˡˠˢˡˠˣˡˠˣNJəSS
ˡˢ˦ˢ˦ˢ˦ˡˢ˦ˢ˦˦ˡˢˢ˦ˢ˦ˡˢ˦ˢ˦ˢ˦ˢ˦ˢ˦ˢ˦ˡˢ˦ˢ˦ˢ˦ˢ˦ˢ˦ˢ˦ˡˢ˨ˡˢ˨ˡˡˢ˨ˡˢ˨ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˡˢ˦ˡˢ˦ˡˡˢ˦ˡˢ˦ˡˢ˦ˢ˧˧˧˧˧˧ˡˢ˧˧˧ˡˢ˧˧˧˧ˡˢ˧˧˧˧˧˧˧˧˧ˡˢ˧˧˧˧˧ˡˢ˨ˢ˨˨ˡˢ˨˨˨˨˨˨ˡˢ˨˨˨˨ˡˢ˨˨˨˨˨˨ˡˢ˨˨˨˨˨˨˦˦ˡˢˡˡˢˡˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦˦ˡˢˡˢ˦ˢ˦˦ˡˢˡ˦˦˦ˡ˦˦˦˦˦˦˥˥˥˥˦˟ˡˡ˟ˡˡ˟ˡˡˡˡ˟ˡˡˡˡˡˡˡˡˡˡˡ˟ˡˡˡˡˡ˟ˡˡ˟ˡˡˡˡ˟ˡˡˡˡ˟ˡˡˡˡ˟ˡˡˡˡ˟ˡ˟˟˟ˡˡ˟ˡˡˡˡ˟ˡˡˡˡ˟ˡˡˡˠˡˡˡˡˡˡˡˡˡˡˡˡˠˡˡˠˡˡˡˡˡˡˠˡˡˠˡˡˠˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˠ˦ˡˡˠ˦ˡˡˠ˦ˡˡˠˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˡˠˡˠ˧ˡˠˡˠ˧ˡˠˠ˧ˠ˧ˠ˧ˡˠ˧ˡˠ˧˧ˡˠ˧ˡˠ˧˧ˡˠ˧ˡˠ˧ˡˠ˧˧ˡˠ˨ˡˠˠ˨ˡˠˡˠˠ˨ˡˠ˨ˡˠ˨ˠ˨ˡˠ˨ˡˠ˨ˡˠ˨ˡˠ˨ˡˠ˨ˠ˨ˠ˨ˡˠ˨ˡˠ˨ˠ˨ˤˤˡˠˤˡˠˡˡˠˤˡˡˠˡˠˤˡˠˤˡˡˠˡˠˤˡˡˠˤˡˠˤˡˡˠˤˠˤˤˡˠˤˡˡˠˤˠˤˢˢˢˢˢˡˡˡˡˠˢˡˡˠˠˢˡˡˠˡˡˡˡˠˠˠˠˡˡˡˡˡˠˢˠˡˠˢˡˠˢˡˠˢˡˠˢˡˠˡˡˠˠˠˢˠˢˠˡˠˢˡˡˠˢˡˠˡˠˠˠˢˠˢˣˡˠˣˡˡˠˣˠˠˣˡˡˠˣˡˠˣˡˠˣˡˠˠˣˣˡˠˣˡˡˠˣˡˠˣˡˡˣˠˣˣˡˠˣˡˡˠˣˠˠˣˡˡˠˣˡˡˠˣˠˠˣˡˡˠ˥ˡˠˡˠ˥ˡˠ˥ˡˡˠ˥ˡˠ˥ˡ˥ˡˠ˥ˡˡˠˡˡˠˡˡˡˡˠˠˡˠˠˡˠˡˡˠˡˡˡˠˠˡˡˡˡˡˡˡˠˡˡˡˡˠˠˡˠˡˠˡˠˡˡˡˡˠˡˡˡˠˠˡˡˡˠˡˠˡˠˠˡˠˡˡˡˡˠˡˡˠˠˡˠˡˡˡˠˡˠˡˡˠˡˠˠˡˠˡˠˡˠˠˡˠˡˠˠˡˠˡˠˡˠˡˠˡˠ
ŗˢˡ̨˟ˠ˂˟ˡ˃ɟˡˢˠʳˢˡ˂ˤ˟˂ˤ˟˂ˢ˟˂ˠ˟˟˂ŷËŷËŷË
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ŷËŷËŷËŷËŷËŷËŷËŷËŷË
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ƻÝƻrĵÝŗrǢrǢrōrŗǻˡˢˣ˧ˀŷNJˀˠˠˡǢĵŷƻrōÝŗǻrŗŗNrrǢrōrŗǻˢˠˀŷNJˀˣ˟˨ǢǻNJrrǻNJݵËǻ˚ŷ®˚ɟɳ^ŷN˞ˠ˦˚ˡˣˢ˟ˤƻȕDĵÝNNJŷ^ˀȕǻÝĵÝǻɳ^ŷN˞˨˟˚ˢ˧ˡ˥˟ˡˡ˂ǢrɟrNJrǢrōrŗǻ^ŷN˞ˠ˦˚ˡˣˢ˟˥
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$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*1'(&(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$675((76&(1(%81*$/2:&/867(56LWH3ODQ176$$$$$$6WUHHW6FHQH6WUHHW6FHQHATTACHMENT 1Item 2Packet Page 33
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*1'(&(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$3(563(&7,9(%81*$/2:&/867(5ATTACHMENT 1Item 2Packet Page 34
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*1'(&(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$3(563(&7,9(%81*$/2:&/867(5ATTACHMENT 1Item 2Packet Page 35
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*1'(&(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$3(563(&7,9(%81*$/2:&/867(5ATTACHMENT 1Item 2Packet Page 36
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33*DUDJH3*DUDJH3*DUDJH33%XQJDORZ&OXVWHU333/HYHO%XQJDORZ&OXVWHU333/HYHO3
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33*DUDJH3*DUDJH3*DUDJH33%XQJDORZ&OXVWHU333/HYHO3
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33*DUDJH3*DUDJH3*DUDJH33%XQJDORZ&OXVWHU333/HYHO3
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VTTM 3136
Bullock Ranch Project
3580/3584 Bullock Lane
ARCH-0489-2019; SBDV-0490-2019
ARC Presentation for the
Bullock Ranch Project
December 7, 2020
Applicant: Bullock Ranch, LLC
Representative: Barry Ephraim
Requested Feedback from ARC
◼Review the Project for Consistency with the Orcutt
Area Specific Plan (Chapter 4, Community Design ),
Community Design Guidelines, and other City
standards
◼Provide Comments and Recommendations to the
Planning Commission
2
Project Location within Orcutt Area Specific Plan
3
Project Site and Location
4
◼Project site is
10.93 acres
adjacent to Bullock
Lane
◼Within the 231-acre
Orcutt Area
Specific Plan
◼Site currently
supports two
vacant homes, a
barn, accessory
structures, and 56
trees
Project Description
◼10.93-acre site; part of approved OASP
◼General Plan: Medium -High Density Residential and Mixed Use
Neighborhood Commercial (under OASP)
◼Zoning: R-3 and CC-MU (Medium -High Density Residential and
Community Commercial Mixed Use)
◼Currently vacant land
◼Surrounding Uses
◼East: New residential development; vacant land
◼West: Bullock Lane and UPRR; industrial beyond the tracks
◼North: Vacant land; two SFR homes; mobile home park
◼South: Soon to be developed townhomes and apartments
5
Project Description
◼192 residential units
◼88 bungalows (on the east side of the site)
◼96 townhouse apartments (on the west side of the site)
◼8 live/work units (along Ranch House Road)
◼Community Center facilities
◼1,766 SF community center (w/ fitness center, lease office)
◼766 SF community pool building (w/ bathrooms, mailboxes)
◼Related amenities (pool, landscaped areas, fire pit, shade
structure)
◼Roadway and Infrastructure improvements
6
Project Architecture
◼California Mission
◼bungalows
◼townhouse apartments
◼Mission Ranch
◼bungalows
◼Farmhouse
◼live/work units
7
Project Architecture and Site Plan
8
Preliminary Landscaping Plan
9
Conceptual Rendering: Bungalow Clusters
10
Conceptual Rendering: Townhouse Apartments
11
Conceptual Rendering: Live/Work Units
12
Building Elevations:
Bungalow, California Mission
13
Building Elevations:
Bungalow, California Mission
14
Building Elevations:
Bungalow, Mission Ranch
15
Building Elevations:
Bungalow, Mission Ranch
16
Building Elevations:
Townhouse Apartments, California Mission
17
Building Elevations:
Townhouse Apartments, California Mission
18
Building Elevations:
Live/Work Units, Farmhouse
19
Building Elevations:
Recreation Buildings
20
Discussion Items
◼Key Issues for Discussion
◼Are the proposed site design and building
designs consistent with OASP and CDG
requirements?
◼Is the mix of architectural styles appropriate?
◼Are there other design features that would
improve the project?
21
Recommendation/Next Steps
◼If ARC recommends approval to the Planning
Commission, this could be done with or without
conditions or further guidance
◼Planning Commission to consider project based on
ARC and Tree Committee recommendations
◼City Council will consider project approval based on
all advisory body recommendations
22
Questions and Comments
23
Backup Slides
24
Consistency with City Regulations
◼OASP Chapter 4 –Community Design
◼Policy 4.1.1. Compatible mix of residential designs
◼Policy 4.1.2. Foster neighborhood connectivity
◼Goal 4.3. Attractive and unifying landscape pattern
◼Goal 4.4. Compatible exterior lighting
◼CDG Chapter 5 –Residential Project Design Guidelines
◼Section 5.2. Subdivision design
◼Section 5.3. Multi-Family and clustered housing design
25
Consistency with City Regulations
◼Architectural styles are consistent with other
development in the OASP
◼Building details, colors and materials are consistent
with regulations
◼Site design, including setbacks and pedestrian
connectivity, and consistent with regulations
◼Lighting and signage not provided in detail at this
time
26
Design Details: California Mission
27
Design Details: Mission Ranch
28
Design Details: Farmhouse
29
Materials and Colors:
Mission Ranch and California Mission
30
Materials and Colors:
Farmhouse
31
Architectural Designs on Adjacent Properties
32
Orcutt Area Specific Plan , San Luis Obispo, California
▪Create a community that embraces the goals of the Orcutt
Specific Plan including:
▪Design a community which encourages walking, biking, and
social interaction
▪Design a community which is land efficient and affordable by
design
▪Design the housing product and the site plan to reduce the
visibility of cars and garages
▪Design housing product which is diverse by type, size, and
use
▪Design a unique village in three architectural styles which are
distinct but complementary
Community
Focal Point
Walkable, Bikeable, Interconnected Community
Create a central Spine “Main Street”
Applicant Installed Class I Bike
Path Along Bullock Ln
to Orcutt Rd
Existing Class II Bike Path
Along Ranch House Road
CENTRAL RECREATION AREA
CENTRAL RECREATION AREA
CENTRAL RECREATION AREA
CENTRAL RECREATION AREA
NEIGHBORHOOD GATHERING SPACE
NEIGHBORHOOD GATHERING SPACE
NEIGHBORHOOD GATHERING SPACE
NEIGHBORHOOD GATHERING SPACE
PERVIOUS PAVERS FOR LOW IMPACT DEVELOPMENT
60,000 SF of Pervious Pavers
Legend
1 Story
2 Story
3 Story
FARMHOUSE
STYLE THREE
STORY
LIVE/WORK
Ambient
Bullock Ranch
Legend
1 Story
2 Story
3 Story
TWO STORY
PRODUCT
Bullock
Ranch
Bungalows
Ambient
Townhouses
Legend
1 Story
2 Story
3 Story
THREE STORY
MISSION STYLE
PRODUCT
Bullock Ranch
Townhomes
PSHHC
Tiburon Place
2
1
3
4
Corbels Decorative Shutters Tile Window Surround Ironwork at Gable Recessed Window with header
Trellis Window DetailWrong Iron Deck RailingDeck Brick detailEave
Brick Entryway with Column Ironwork and Tile Fiber Cement Window Tile Window Surround Chimney
Front Elevation 8'-1"9'-1"35'-0"Maximum9'-1"Left Elevation
Rear ElevationRightElevation
1.STUCCO
2.STUCCO TRIM
3.CEMENTITIOUS SIDING
4.CEMENTITIOUS TRIM
5.STONE VENEER
6.WOOD COLUMN
7.WOOD RAILING
8.ALUMINUM STOREFRONT
9.DECORATIVE CORBEL
10.DECORATIVE OUTLOOKER
11.WOOD AWNING
12.STEEL AWNING
13.GARAGE DOOR
14.LIGHT FIXTURE
15.POT SHELF
MATERIAL LIST
Wood Railing on Wrap around Porch
Gable End Detail with Siding
Trellis over Balcony Fiber Cement Siding and Standing Seam Roof
Brace in Gable End Entry Doors Pot Shelves
Garage Door Window Trim Storefront with Recessed Signage on Stone Storefront with I-Beam Signage