HomeMy WebLinkAbout02-01-2021 ARC Agenda Packet
Agenda
Architectural Review Commission
Monday, February 1, 2021
5:00 PM REGULAR MEETING TELECONFERENCE
Broadcasted via Webinar
Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the Governor
of the State of California, the San Luis Obispo County Emergency Services Director and the City Council of the
City of San Luis Obispo as well as the Governor’s Executive Order N-29-20 issued on March 17, 2020, relating
to the convening of public meetings in response to the COVID-19 pandemic, the City of San Luis Obispo will
be holding all public meetings via teleconference. There will be no physical location for the Public to view
the meeting. Below are instructions on how to view the meeting remotely and how to leave public comment.
Additionally, members of the Architecture Review Commission (ARC) are allowed to attend the meeting via
teleconference and participate in the meeting to the same extent as if they were present.
Using the most rapid means of communication available at this time, members of the public are
encouraged to participate in ARC meetings in the following ways:
1. Remote Viewing - Members of the public who wish to watch the meeting can view:
• View the Webinar
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➢ Webinar ID: 379-773-371
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o Note: The City uses GotoWebinar to conduct virtual meetings. Please test your speakers and
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2. Public Comment - The ARC will still be accepting public comment for items within their purview. Public
comment can be submitted in the following ways:
• Mail or Email Public Comment
➢ Received by 3:00 PM on the day of meeting - Can be submitted via email to
advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis Obispo, CA 93401
➢ Emails sent after 3:00 PM – Can be submitted via email to advisorybodies@slocity.org and will
be archived/distributed to members of the Advisory Body the day after the meeting. Emails will
not be read aloud during the meeting
• Verbal Public Comment
➢ Received by 3:00 PM on the day of the meeting - Call (805) 781-7164; state and spell your name,
the agenda item number you are calling about and leave your comment. The verbal comments must
be limited to 3 minutes. All voicemails will be forwarded to Advisory Body Members and saved
as Agenda Correspondence. Voicemails will not be played during the meeting.
➢ During the meeting – Members of the public who wish to provide public comment can join the
webinar (instructions above). Once you have joined the webinar, please put your name and Item #
in the questions box. Your mic will be unmuted once Public Comment is called for the Item and
you will have 3 minutes to speak.
Architectural Review Commission Agenda for February 1, 2021 Page 2
CALL TO ORDER: Chair Allen Root
ROLL CALL: Commissioners Richard Beller, Michael DeMartini, Ashley Mayou, Mandi
Pickens, Micah Smith, Vice Chair Christie Withers, and Chair Allen Root
PUBLIC COMMENT PERIOD: The general public is encouraged to submit comments on any
subject within the jurisdiction of the Architectural Review Commission that does not appear on
this agenda. Although the Commission will not take action on items presented during the Public
Comment Period, the Chair may direct staff to place an item on a future agenda for discussion.
CONSIDERATION OF MINUTES
1. Minutes of the Architectural Review Commission meeting of December 7, 2020.
PUBLIC HEARINGS
NOTE: The action of the Architectural Review Commission is a recommendation to the
Community Development Director, another advisory body or to City Council and, therefore, is not
final and cannot be appealed.
2. Review of a mixed-use project consisting of 9 residential units and approximately 10,400
square feet of commercial space, as a part of the Jones Subdivision Tract No. 3066. The project
includes a request for a 40 percent parking reduction for the commercial use. The project is
consistent with the previously adopted Mitigated Negative Declaration for SBDV-0067-2014
(Tract No. 3066), City Council Resolution No. 10620 (2015 Series); Project address: 3806
Ranch House; Case #: ARCH-0256-2020; Zone: C-C-SP; Travis Fuentez,
owner/applicant. (Kyle Bell – 45 minutes)
Recommendation: Review the proposed project in terms of its consistency with the Orcutt
Area Specific Plan, Community Design Guidelines, and applicable City Standards and provide
comments and recommendations to the Planning Commission.
3. Review of new mixed-use project comprised of a new three-story structure with 10 two-
bedroom residential units and 934 square feet of commercial space, with surface parking and
associated site improvements. The project includes a 35% density bonus, a request to provide
eight residential parking spaces in tandem, and a request for exception from mixed-use
development standards to allow for one of the ground-floor residential units to be setback 40
feet from the front property line where a 50-foot setback is the standard. This project is
categorically exempt from environmental review (CEQA); Project address: 1131 Olive; Case
#: ARCH-0388-2020; Zone: C-T; Arris Studio Architects, applicant.
(Kyle Van Leeuwen – 45 minutes)
Recommendation: Review the mixed-use building in terms of its consistency with the
Community Design Guidelines and applicable City Standards and provide comments and
recommendations to the Community Development Director.
Architectural Review Commission Agenda for February 1, 2021 Page 3
COMMENT & DISCUSSION
4. Staff Updates
ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled for
Monday, March 1, 20 21 at 5:00 p.m., via teleconference.
The City of San Luis Obispo wishes to make all of its public meetings accessible to the
public. Upon request, this agenda will be made available in appropriate alternative formats to
persons with disabilities. Any person with a disability who requires a modification or
accommodation in order to participate in a meeting should direct such request to the City Clerk’s
Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications
Device for the Deaf (805) 781-7410.
Agenda related writings or documents provided to the City Council are available for public
inspection on the City’s website: http://www.slocity.org/government/advisory-bodies
Meeting audio recordings can be found at the following web address:
http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, December 7, 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,
December 7, 2020 at 5:02 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Ashley Mayou, Micah Smith, and
Chair Allen Root
Absent: Commissioner Mandi Pickens and Vice Chair Christie Withers
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meetings of November 16, 2020.
ACTION: MOTION BY COMMISSIONER MAYOU, SECOND BY COMMISSIONER
SMITH, CARRIED 5-0-2 (Commissioner Pickens and Vice Chair Withers absent), to approve
the Minutes of the Architectural Review Commission meeting of November 16, 2020.
Item 1
Packet Page 1
Minutes – Architectural Review Commission Meeting of December 7, 2020 Page 2
PUBLIC HEARINGS
2. Review of a residential and mixed-use development that includes 192 residential units, 8 live-
work units with commercial/office space, and other residential community amenities with a
Vesting Tentative Tract Map (VTTM) within the Orcutt Area Specific Plan (OASP). The
project includes a Mitigated Negative Declaration of Environmental Review; Project
addresses: 3580, 3584 & 3590 Bullock Lane, Bullock Ranch; Case #: ARCH-0489-2019,
SBDV-0490-2019, EID-0345-2020; Zones: R-3-SP & C-C-MU; Barry Ephraim with
Bullock Ranch LLC, owner/applicant.
Contract Project Manager John Rickenbach presented the staff report and responded to
Commissioner inquiries.
Applicant representatives, John Young, Bryan Sevy, and Barry Ephraim provided a
PowerPoint presentation and responded to Commissioner inquiries.
Public Comments:
Nora O’Donnell
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
MAYOU, CARRIED 5-0-2 (Commissioner Pickens and Vice Chair Withers absent), to
recommend that the Planning Commission approve the project with the following
recommendations directed to the applicant:
• Consider at least partially solid guardrails on apartment balconies.
• Consider some sort of shelter above garage doors.
• Consider using masonry treatments on the front porches that provide the contrast that the
designers are looking to achieve without making these necessarily solid veneer elements.
COMMENT AND DISCUSSION
3. Staff Updates
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:26 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, December 21, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020
Item 1
Packet Page 2
Meeting Date: February 1, 2021
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project consists of a two-story mixed-use development that includes nine residential
dwellings and 10,400 square feet of commercial space throughout four separate buildings. The nine
residential dwellings provided as a part of the project are dedicated as the affordable units (moderate-
income households) required to satisfy part of the inclusionary housing requirement for the Righetti
Ranch, Jones Ranch, Imel, and Pratt properties. The project site is located within an area dedicated
for Community Commercial (C-C-MU) with a Mixed-Use Overlay within the Orcutt Area Specific Plan
(OASP and is a part of Tract 3066 (Jones Ranch). The proposed project includes utilizing the existing
approved parking lot adjacent to the site and includes site improvements such as site access upgrades,
and associated landscaping (Attachment 1, Project Plans).
General Location: The 1.31-acre project site
is located on a vacant parcel along Ranch
House Road between Sponza Drive and
Tiburon Way, with direct access from Sponza
Drive and Tiburon Way.
Present Use: Vacant Land
Zoning: Community Commercial (C-C-MU)
General Plan: Community Commercial
Surrounding Uses:
East: Vacant Land (Bullock Ranch)
West: Jones Subdivision (Multi-Unit)
North: Vinifera (Multi-Unit)
South: Righetti Ranch (Public Park)
PROPOSED DESIGN
Architecture: Farmhouse architectural design
Design details: Outdoor sitting area, awnings, decorative gable roofs, shutters, balconies, covered
awnings with exposed rafters.
Materials: Horizontal and vertical board and batten siding, stucco, asphalt shingle roof.
Colors: Plans provide four different color schemes (see Attachment 1, Project Plans, Sheet 11)
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 3806 Ranch House Road FILE NUMBER: ARCH-0256-2020
APPLICANT: Travis Fuentez, Ambient, LLC REPRESENTATIVE: Scott Martin, RRM Design
_____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
Item 2
Packet Page 3
ARCH-0256-2020 (3806 Ranch House Road)
Page 2
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Orcutt Area
Specific Plan (OASP), Community Design Guidelines (CDG), and applicable City Standards and 2)
provide comments and recommendations to the Planning Commission.
Orcutt Area Specific Plan: http://www.slocity.org/home/showdocument?id=4262
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, OASP, and CDG. Staff has not identified any discussion items or concerns related to
consistency with OASP Chapter 4 (Community Design), or the CDG; Chapter 2 (General Design
Principles), Chapter 3 (Commercial and Industrial Project Design), and Chapter 6 (Site Planning and
Other Design Details).
PROJECT STATISTICS
Table 1 – Zoning Regulations Project Statistics
Site Details Proposed Allowed/Required*
Setbacks
Street Yard
Street Side Yards
Rear Yard
10 feet
7 feet
5 feet
5 feet
5 feet
5 feet
Density Units 9 47.16
Maximum Height of Structures 35 feet 35 feet
Max Building Coverage 22% 75%
Total # Parking Spaces
Bicycle Parking
Motorcycle Parking
48
7 Short Term, 28 Long Term
3
47
7 Short Term, 28 Long Term
2
Environmental Status
Project is consistent with the certified Final EIR for Orcutt Area Specific
Plan and the adopted Mitigated Negative Declaration for Tract # 3066
(SBDV-0067-2014) City Council Resolution No. 10620 (2015 Series).
*2019 Zoning Regulations
Figure 2: Rendering of project design from Ranch House Road.
Item 2
Packet Page 4
ARCH-0256-2020 (3806 Ranch House Road)
Page 3
ACTION ALTERNATIVES
6.1 Recommend approval of the project based on consistency with the OASP Design Guidelines
and Community Design Guidelines. An action recommending approval of the application will
be forwarded to the Planning Commission for final action. This action may include
recommendations for conditions to address consistency with the OASP Design Guidelines
and Community Design Guidelines.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
6.3 Recommend denial the project. An action recommending denial of the application should
include findings that cite the basis for denial and should reference inconsistency with the
General Plan, OASP, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1. Project Plans
Item 2
Packet Page 5
JONES MIXED USE ENTITLEMENTS10428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)MR-2C-S-SM-SC-SPDO-SR-1-SPMR-1R-1SPFR-1-SPR-3-PDR-1R-3-SC/OS-SPR-3R-1R-2-PDC-SR-1R-4C/OS 40 SPPC/OS-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-2-SPR -2-SPPF-SPPF-SPR -2-SP
R-3-SPC-C-MU-SPR-3
R-4-SPPF-SP
R-4-SPR-4-SPPF-SPPF-SPP F TITLE SHEETJONES MIXED USE PERSPECTIVE VIEW - Location Description SITEORCORCORCORCORCORORCORCOORCORCORCORCORCORCORCORCORCRORCRORCRCORCORCRORCORORCORCORCCOORCRCCCCCC UTTUTTUTTUTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTUTTUUUTUTTUUTTUTTUTTUTTUTTUTTTUTTUTTTUTTUTTUTTUTUTUTTTTUTTUTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTRRRDRDRDRDRRDRDRDRDRDRRRDRDRDRRRDRDRDRDRRDRDRDDDD.........CACACCACABCABCABCACABCABCABCABCACACABCACAABCABCCACACACAABCACACCAABCACACACABCABCAACABCABACACABCACACACARILRILRILRILRILRILRILRILRILLILRILLRILRILIRLO LO LO LO OOLO LOLOO LOLO OLO LOLOOLO OOOOOOOOOOLO LO OLN.LNLNLN.LN.LNLNLN.LLNLNNLNLNLNLNLNLNLNLNLNLNLNLLLLLPROJECT DIRECTORYOWNER:TRAVIS FUENTEZAMBIENT COMMUNITIESARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: SCOTT MARTINPHONE: (805)-543-1794EMAIL: SAMARTIN@RRMDESIGN.COMPROJECT ADDRESS:APN:SAN LUIS OBISPO TR 3066-2PROJECT DESCRIPTIONTHE PROPERTY IS CURRENTLY VACANT, THE CENTER OF THE ORCUTT AREA SPECIFIC PLAN SEEING DEVELOPMENT ALL AROUND IT. THE PROPOSED ON-SITE ACTIVITIES (LAND USES) INCLUDE COMMERCIAL AND RESIDENTIAL USES, ENCOMPASSING THREE (3) TWO-STORY MIXED-USE BUILDINGS AND ONE (1) 1,710 ONE-STORY B OCCUPANCY SHELL BUILDING WITH MEZZANINE. THE TWO-STORY MIXED-USE BUILDINGS WILL BE ~3,480 SF OF RETAIL USE WITH THREE (3) CONDOMINIUMS ABOVE EACH BUILDING FOR A TOTAL OF NINE (9) UNITS. THE CONDOMINIUMS WILL RANGE IN SQUARE FOOTAGE, FROM 940 SF TO 970 SF. TWO FLOOR PLANS FOR THE PROPOSED CONDOMINIUMS, UNIT A AND UNIT B, BOTH CONSIST OF TWO BEDROOMS FOR EITHER OPTION. BOTH UNIT A AND B INCLUDE A PRIVATE OPEN SPACE DECK SPACE, APPROXIMATELY 50 SF IN SIZE. REFER TO SHEETS 5-7 FOR ADDITIONAL SPECIFICATIONS FOR BUILDING 1 AND 2 FLOOR PLANS. REFER TO THE PROJECT STATISTICS ON THIS SHEET FOR PROPOSED DENSITY, HEIGHT, AND PARKING (VEHICULAR, BICYCLE, AND MOTORCYCLE) PROVISIONS. THE HOUSING PROVIDED IS MEETING THE INCLUSIONARY NEED FOR MANY OF THE ADJACENT PROPERTIES, AND ALL UNITS WILL BE OFFERED IN THE AFFORDABLE RANGE.PER COORDINATION WITH CITY STAFF, AS THE PROJECT IS LARGER THAN 10,000 SF OF COMMERCIAL IT REQUIRES A DISCRETIONARY REVIEW THAT INCLUDES PUBLIC NOTICE FOR A PUBLIC HEARING WITH THE CITY’S ARCHITECTURAL REVIEW COMMISSION AND PLANNING COMMISSION. SHEET INDEX1 TITLE SHEET2 INSPIRATION IMAGERY3 PROPOSED SITE PLAN4 LANDSCAPE PLAN5 BUILDING 1 GROUND FLOOR PLAN6 BUILDING 1 SECOND FLOOR PLAN7 BUILDING 2 FLOOR PLANS8 BUILDING 1 ELEVATIONS9 BUILDING 1 B/C ELEVATIONS10 BUILDING 2 ELEVATIONS11 COLOR AND MATERIALS12 DETAIL VIGNETTES13 SITE SECTIONS14 TRASH ENCLOSURE/BIKE STORAGE15 CIVIL GRADING AND DRAINAGE PLAN16 UTILITY PLANPROJECT STATISTICSZONINGC-C (MU OVERLAY)PARCEL SIZE:1.31 ACRESBUILDING GROSS AREA:GROUND FLOOR (3) 3,480 SF + (1) 1,710 SF = 12,150 SFSECOND FLOOR (3) 3,410 SF + (1) 290SF = 10,520 SFMAX LOT COVERAGE:75% PROPOSED COVERAGE:21.8% MAX. F.A.R. 2.0PROPOSED F.A.R..4MAX. RES. DENSITY36 UNITS/ACREPROPOSED RES. DENSITY9 DU’SMAX. ALLOWED HEIGHT:35’-0” FTMAX. PROPOSED HEIGHT:35’-0” FTYARD SETBACKS PER MUNICIPAL CODE 17.28.020 TABLE 2-16REQUIREDPROPOSEDFRONT0’-0”VARIESSIDE0’-0” INTERIOR LOTS5’-0” CORNER LOTSVARIESREAR5’-0”5’-0”OCCUPANCY TYPES & AREA:MIXED (R2/B/M/A-2)RESIDENTIAL(9) 970 SF CONDOMINIUMSGENERAL RETAIL(3) 3,480 SFRESTAURANT(1) 1,710 SFCONSTRUCTION TYPE:TYPE (PER BLDG SIZE AND OCCUPANCY USE)ASSUME VBVICINITY MAPZONING MAPPARKINGREQUIRED AUTO PARKINGPER SLO ZONING TABLE 6CALCULATIONS SPACE COUNTCOMMERCIAL:PROPOSED COMMERCIAL AREA:*BASED ON HABITABLE AREA(3) 2,800 SFREQUIRED PARKING: 1 SPACE/300 SF= 28 SPACESPROPOSED RESTAURANT AREA:*BASED ON HABITABLE AREA(1) 2,000 SFREQUIRED PARKING: 1 SPACE/100 SF= 20 SPACESREQUESTED REDUCTION: 60%PER OASP PROGRAM 3.2.19C48 SPACES X 0.4 = 19.2 SPACESREQUIRED COMMERCIAL PARKING: 48 SPACES - 19.2 SPACES= 28.8 SPACESRESIDENTIAL:PROPOSED RESIDENTIAL UNITS: 9 UNITSREQUIRED RESIDENTIAL PARKING: 2 SPACES/UNIT = 18 SPACESTOTAL REQUIRED SPACES:= 46.8 SPACESTOTAL PROVIDED SPACES:= 48 SPACESMOTORCYCLE PARKINGPER SLO ZONING 17.72.08CALCULATIONSSPACE COUNTMC PARKING REQUIRED:1 SPACE/20 AUTO SPACES = 3 SPACESMC PARKING PROVIDED:= 3 SPACESBICYCLE PARKINGPER SLO ZONING 17.72.070 TABLE 3-6RESIDENTIAL BIKE:SHORT TERM REQUIRED: GUEST SPACES (1 PER 5 UNITS) = 4 SPACESLONG TERM REQUIRED: 2 SPACES/UNIT= 18 SPACESTOTAL REQUIRED:= 22 SPACESTOTAL PROVIDED:= 22 SPACESRETAIL BIKE:PARKING REQUIRED: 1 SPACE /1,000 SF= 13 SPACESSHORT TERM PROVIDED: 25% = 3 SPACESLONG TERM PROVIDED: 75% = 10 SPACESItem 2Packet Page 6
JONES MIXED USE ENTITLEMENTS20428-06-RS2005 NOV 20200428-06-RS2010 MARCH 2020INSPIRATION IMAGERYItem 2Packet Page 7
JONES MIXED USE ENTITLEMENTS30428-06-RS2005 NOV 20201/16” = 1’-0” (24X36 SHEET)0 8 16 321” = 32’-0” (12X18 SHEET)PROPOSED SITE PLANBUILDING 1CBUILDING 1BBUILDING 1ARANCH HOUSE RD.SPONZA DR.BUILDING2SITE PLAN1/16" = 1'-0" (24 X 36 SHEET)1 1 1 2 2 2 2 2 2 2 3 3 3 4 4 5 5 6 6 6 67777777MAILBOXESSIGNAGE FEATUREBIKE RACKS (SEE A10 FOR TYPE AND LOCATION)PATIO WITH DECK ABOVETRASH ENCLOSURESOUTDOOR DININGDECORATIVE STAMPED CONCRETELEGEND AND NOTESPEDESTRIAN LIGHTBOLLARD* NOTE: OVERALL SITE DESIGN TO HELP ACCOMMADATE EDGE CONDITION REQUIREMENTS (MC 17.70.050), ADJACENT RESIDENTAIL UNITS SEPERATED BY OVER 60’ WITH PARKING LOT DESIGN.* NOTE: OVERALL SITE DESIGN TO HELP ACCOMMODATE EDGE CONDITION REQUIREMENTS (MC 17.70.050), ADJACENT RESIDENTIAL UNITSSEPARATED BY OVER 60’ WITH PARKING LOT DESIGNItem 2Packet Page 8
JONES MIXED USE ENTITLEMENTS40428-06-RS2005 NOV 20201’ = 20’-0” (24X36 SHEET)01020 401’ = 40’-0” (12X18 SHEET)LANDSCAPE PLAN The irrigation system will utilize the following methods:Drip and bubbler irrigation will be used to apply water accurately to the plant root zones DWDUDWHWKDWLWFDQLQÀOWUDWHWRLPSURYHLUULJDWLRQHIÀFLHQF\Low sprinkler heads will be used where needed to apply water uniformly and slowly. 2YHUVSUD\DQGHYDSRUDWLRQZLOOEHPLQLPL]HGDQGPDWFKHGSUHFLSLWDWLRQUDWHQR]]OHVZLOOEHXVHGZLWKLQHDFKFRQWUROYDOYHDQGFLUFXLW$ZHDWKHUEDVHGVHOIDGMXVWLQJLUULJDWLRQFRQWUROZLWKDUDLQVKXWRIIGHYLFHZLOOEHinstalled. The irrigation system will be controlled by a time clock with the ability to adjust runtimes by data collected from rain and ET sensors.The watering schedule will be based upon plant needs, soil type, slope, and season. ,UULJDWLRQZLOOEHVFKHGXOHGWRDYRLGZDWHULQJGXULQJUDLQDQGIUHH]HHYHQWV The project will utilize recycled water for landscape irrigation and is not required to restrict its water use under the declared drought emergency.Total Landscape Area: 6,453 square feetMAWA Gallons: 96,380ETWU Gallons: 64,902METHOD OF IRRIGATION WATER USE CALCULATIONSPLANT SCHEDULEDietes iridioides ‘John’s Runner’Festuca californicaJuncus patens ‘Elk Blue’Lantana camara ‘Dwarf Yellow’Lantana camara ‘Landmark’Lomandra longifolia ‘Breeze’Nepeta x faassenii ‘Walkers Low’Phormium x ‘Black Adder’Rhaphiolepis indica ‘Ballerina’Sesleria autumnalisStipa arundinaceaTeucrium chamaedrysVerbena x ‘Balendakle’ TMSHRUBS / GROUNDCOVER$JDYHDPHULFDQD$JDYH[¶%OXH)ODPH·$QLJR]DQWKRVÁDYLGXV¶7HTXLOD6XQULVH·Bulbine frutescens ‘Hallmark’&DUH[GLYXOVDCeanothus gloriosus ‘Anchor Bay’Ceanothus gloriosus ‘Heart’s Desire’Chondropetalum tectorum ‘El Campo’Cistus x purpureusCistus x skanbergiiCistus x ‘Bennett’s White’Deschampsia cespitosaTREES (Righetti Ranch/Tiburon/Ranch House Roads)Pistacia chinensisQuercus agrifoliaTristania confertaLagerstroemia faurei0DJQROLDJUDQGLÁRUDCercis occidentalis75((6 /RFDODQG3ULYDWH6WUHHWV Arbutus ‘Marina’Tristania confertaJacaranda mimosifoliaKoelreuteria paniculataCercis occidentalis0DJQROLDJUDQGLÁRUDPlatanus racemosaFortnight LilyCalifornia FescueSpreading RushYellow Bush LantanaIrene LantanaDwarf Mat RushWalkers Low CatmintNew Zealand FlaxBallerina Indian HawthornAutumn Moor GrassNew Zealand Wind GrassGermanderPurple VerbenaCOMMON NAMECentury Plant%OXH)ODPH$JDYHKangaroo PawStalked BulbineBerkeley SedgePoint Reyes CreeperHeart’s Desire LilacCape RushOrchid RockroseCoral RockroseWhite RockroseTufted Hair GrassCOMMON NAMEChinese Pistache&RDVW/LYH2DNBrisbane boxJapanese Crape MyrtleSouthern Magnolia Western RedbudCOMMON NAMEMulti-Trunk ArbutusBrisbane boxJacarandaGoldenrain TreeWestern RedbudSouthern Magnolia California Sycamore1 GAL1 GAL1 GAL1 GAL1 GAL1 GAL1 GAL5 GAL1 GAL1 GAL1 GAL1 GAL1 GALCONT5 GAL5 GAL5 GAL1 GAL1 GAL1 GAL5 GAL5 GAL5 GAL5 GAL5 GAL1 GALCONT24” Box24” Box24” Box24” Box24” Box24” BoxCONT24” Box24” Box24” Box24” Box24” Box24” Box24” BoxNOTESOASP A-D/Res OASP ResOASP ResOASP ResOASP ResSLO MasterNOTESSLO Master OASP Res.OASP Res. OASP Res. SLO Master OASP Res. OASP Res.BUILDING 1CBUILDING 1BBUILDING 1ARANCH HOUSE RD.SPONZA DR.BUILDING2* NOTE ASSURE ALL TREE LOCATIONS MINIMUM 10’ FROM FINAL WATER AND SEWER MAINS* NOTE NO FENCING PLANED FOR THIS PROJECT* NOTE ABOVE GROUND MOUNTED UTILITIES OR EQUIPMENT SHALL BE ADEQUATELY SCREENED WITH PROPOSED LANDSCAPE PER CITY STANDARD* NOTE: NO FENCING PROPOSED FOR THIS PROJECTItem 2Packet Page 9
JONES MIXED USE ENTITLEMENTS50428-06-RS2005 NOV 20201/4” = 1’-0” (24X36 SHEET)024 81/8” = 1’-0” (12X18 SHEET)BUILDING 1 GROUND FLOOR PLAN49' - 0"24' - 0"24' - 0"18' - 0"8' - 0"74' - 0"3' - 0"47' - 5"BUILDING 1 GROUND FLOOR PLAN (BUILDING 1A)1/4" = 1'-0" (24 X 36 SHEET)1BUILDING 1B GROUND FLOOR PLANBUILDING 1B GROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1/8" = 1'-0" (24 X 36 SHEET)23BUILDING 1RETAIL SPACE2,800 SF LEASE-ABLEELECTRICAL CLOSETBUILDING 1CCOVERED ROOFPATIOBUILDING 1 BASE PLAN (BUILDING 1A)BUILDING 1 BASE PLAN (BUILDING 1A)FIRE PLACEBUILDING 1C ONLYBUILDING 1BCOVERED TRELLISF.R.LONG TERMBIKE STORAGEItem 2Packet Page 10
JONES MIXED USE ENTITLEMENTS60428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)WDDWR.WDDWR.DW
R.WD1/4” = 1’-0” (24X36 SHEET)024 81/8” = 1’-0” (12X18 SHEET)BUILDING 1 SECOND FLOOR PLAN25' - 6"25' - 0"46' - 0"77' - 0"24' - 0"24' - 0"18' - 0"BUILDING 1 SECOND FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1COURTYARDDN.S.S.S.S.LIVING17’-0” X 13’-6”LIVING17’-0” X 13’-6”LIVING19’-0” X 12’-6”MASTER BED12’-6” X 12’-0”MASTER BED12’-6” X 12’-0”MASTER BED12’-6” X 12’-0”DECK6’-0” X 8’-9” DECK6’-0” X 12’-0”DECK6’-0”X 13’-0”BED 112’-0” X 10’-6”BED 112’-0” X 10’-6”BED 111’-0” X 10’-6”MASTER BATHMASTER BATHMASTER BATHBATHBATHBATHKITCHEN16’-0” X 12’-0”KITCHEN16’-0” X 12’-0”KITCHEN16’-0” X 12’-0”UNIT A970 SFUNIT A970 SFUNIT B940 SFROOF BELOW,BUILDING 1CTRELLIS BELOW,BUILDING 1BItem 2Packet Page 11
JONES MIXED USE ENTITLEMENTS70428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)UP47' - 0"48' - 0"18' - 0"25' - 0"23' - 0"18' - 0"BUILDING 2 GROUND FLOOR PLANBUILDING 2 GROUND FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1BUILDING 2 MEZZANINE FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)11/4” = 1’-0” (24X36 SHEET)024 81/8” = 1’-0” (12X18 SHEET)BUILDING 2RETAIL SPACE2,000 SF LEASE-ABLEBUILDING 2MEZZANIE396 SFOPEN TO BELOWMEZZANINEDECKPATIODININGBACK OF HOUSEFIRERISERELECT.ROOMCOUNTERLONG TERMBIKE STORAGELONG TERMBIKE STORAGEItem 2Packet Page 12
JONES MIXED USE ENTITLEMENTS80428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)BUILDING 1A ELEVATIONSFRONT ELEVATIONMIDBLOCK STREET VIEWRIGHT ELEVATIONREAR ELEVATIONLEFT ELEVATIONItem 2Packet Page 13
JONES MIXED USE ENTITLEMENTS90428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)LEFT ELEVATIONSTREET ELEVATIONBUILDING 1B/C ELEVATIONSBUILDING 1A STREET ELEVATION - BASE PLAN (SHOWN MIRRORED TO MATCH PLAN)BUILDING 1C STREET ELEVATION - COVERED ROOF PATIO PLAN (SHOWN MIRRORED TO MATCH PLAN)BUILDING 1B STREET ELEVATION - TRELLIS ADDITION PLAN Item 2Packet Page 14
JONES MIXED USE ENTITLEMENTS100428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)BUILDING 2 ELEVATIONSFRONT ELEVATIONRIGHT ELEVATIONREAR ELEVATIONLEFT ELEVATION274.25'239.25’MAX HEIGHTFINISHED FLOORItem 2Packet Page 15
JONES MIXED USE ENTITLEMENTS110428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)COLOR AND MATERIALSLIGHT FIXTUREBLACK FARMHOUSE WALL SCONCESTOREFRONT DOORSBLACK FINISHGAF ASPHALT SHINGLE ROOFTIMBERLINE HD PEWTER GRAYTRIMBM - DISTANT GRAYSTUCCO (SAND FINISH)BM - WICKHAM GRAYBUILDING 1ABUILDING 1BBUILDING 1CBUILDING 2COMMON MATERIALSSTUCCO (SAND FINISH)SW - HAMMERED SILVERSTUCCO (SAND FINISH)SW - ANJOU PEARVERTICAL CEMENT BOARD AND BATTEN SIDINGSW - ANJOU PEARSTUCCO (SAND FINISH)SW - EARLY GRAYBRICKCORONADO - USED RED BRICKHORIZONTAL CEMENT BOARD LAP SIDINGBM - PALLADIUM BLUEHORIZONTAL CEMENT BOARD LAP SIDINGSW -AURORA BROWNHORIZONTAL CEMENT BOARD LAP SIDINGBM -WHITE DOVEVERTICAL CEMENT BOARD AND BATTEN SIDINGBM - CARIBBEAN TEALVERTICAL CEMENT BOARD AND BATTEN SIDINGSW -AURORA BROWNVERTICAL CEMENT BOARD AND BATTEN SIDINGSW - ANEW GRAYTRIMSW- CASCADE GREENItem 2Packet Page 16
JONES MIXED USE ENTITLEMENTS120428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)DETAIL VIGNETTES"GABLE" DETAIL"COMMERCIAL" DETAILGABLE END VENTABBREVIATED ROOF EAVEBOARD AND BATTEN SIDINGSHUTTERSDECROATIVE GABEL END TRIMCOPULA WITH WEATHER VAINGABLE ROOF VENTHOG WIRE RAILINGWOOD TRIMBLADE SIGNEXPOSED RAFTER TAILSRECESSED BALCONYTRANSOM STOREFRONT WINDOWGOOSENECK LIGHT SCONCEWOOD TRIMMETAL RETAIL AWNINGMETAL SIGNAGERECESSED STOREFRONTPAINTED SHUTTERSItem 2Packet Page 17
JONES MIXED USE ENTITLEMENTS130428-06-RS2005 NOV 20201/16” = 1’-0” (24X36 SHEET)0 8 16 321/32” = 1’-0” (12X18 SHEET)PROJECT SECTION1/16" = 1'-0" (24 X 36 SHEET)2PROJECT SECTION1/16" = 1'-0" (24 X 36 SHEET)1KEY PLANNTS3274.25'274.25'239.25’239.25’MAX HEIGHTMAX HEIGHTFINISHED FLOORFINISHED FLOORCOMMERCIALCOMMERCIALCOMMERCIALCOMMERCIAL COMMERCIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL MEZZ.TIBURON WAYATTICATTICHATCHERY LANEPARKING LOTRANCH HOUSE ROADATTICATTICSPONZA DR.PLAZA2211Item 2Packet Page 18
JONES MIXED USE ENTITLEMENTS140428-06-RS2005 NOV 20201/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)TRASH ENCLOSUREEXTERIOR BIKE STORAGE EXAMPLEINTERIOR BIKE STORAGE EXAMPLEEXTERIOR TRASH ENCLOSURE TYPE 1 BIKE RACKTYPE 2 LONG TERM BIKE STORAGECITY OF SAN LUIS OBISPO STANDARD - TYPE 1TYPE 1 BIKE RACK (2) 5-BIKE 10 SPACES10 SHORT TERM BIKE SPACESTYPE 2 BIKE STORAGE (14) 2-BIKE 28 SPACES28 LONG TERM BIKE SPACESBUILDING 1BUILDING 1BUILDING 1RANCH HOUSE RD.SPONZA DR.BUILDING2 1 1 1 2 2 2 2 2 2 3 3 3Item 2Packet Page 19
JONES MIXED USE ENTITLEMENTS150428-06-RS2005 NOV 20201’ = 20’-0” (24X36 SHEET)01020 401’ = 40’-0” (12X18 SHEET)CIVIL GRADING AND DRAINAGE PLAN*BASED ON PREVIOUSLY APPROVED TRACT PLANSPUBLIC IMPROVEMENT PLANS SHOWN IN GREY - ALREADY IN PLACE AND BUILT THIS PORTION OF PROJECT APPROVED IN 2017 AS PART OF TRACT 3066Item 2Packet Page 20
JONES MIXED USE ENTITLEMENTS160428-06-RS2005 NOV 20201’ = 20’-0” (24X36 SHEET)01020 401’ = 40’-0” (12X18 SHEET)CIVIL UTILITY PLAN*BASED ON PREVIOUSLY APPROVED TRACT PLANSPUBLIC IMPROVEMENT PLANS SHOWN IN GREY - ALREADY IN PLACE AND BUILT THIS PORTION OF PROJECT APPROVED IN 2017 AS PART OF TRACT 3066Item 2Packet Page 21
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Packet Page 22
Meeting Date: February 1, 2021
Item Number: 3
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project is a three-story mixed-use development consisting of ten two-bedroom
residential units (1,530 to 1,535 square feet each) and 934 square feet of commercial space. The
project includes a standard affordable housing incentive (§ 17.140.070), a 35 percent density bonus.
The project also includes a request to provide eight parking spaces in a tandem arrangement and a
request for an exception from site development standards to allow ground floor residences to be
setback 30 feet from the street-front property line, where 50 feet is the standard setback requirement
on the ground floor (Attachment 1, Project Plans). The existing non-historic residences on site, a single-
family home and triplex, are planned for demolition.
General Location: The 25,526-square foot project
site is located on two parcels, which has direct
access off Olive Street to the north and is adjacent
to U.S. Route 101 (freeway and southbound
onramp) to the east and south. The property is
relatively flat with a drainage channel along the east
property line.
Present Use: Single- & Multi-Unit Dwellings
Zoning: Tourist Commercial (C-T)
General Plan: Tourist Commercial
Surrounding Uses:
East: 101 Onramp and Single-Unit Dwellings
West: Motel
North: Single- & Multi-Unit Developments
South: U.S. Route 101
2.0 PROPOSED DESIGN
Architecture: Spanish/Mission style
Design details: Two-bedroom units with patios and balconies, a commercial suite, common central
courtyard, flat and low-pitched roofs, interior bike storage, and exterior stairs & access corridors.
Materials: Smooth plaster stucco, wood, metal railings, vinyl windows, concrete roof tiles, and fabric
awnings
Colors: Pure White, Madera (roof tiles), Dark Bronze, Woodsy Brown, and Chestnut
FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner
PROJECT ADDRESS: 1131 Olive St. FILE NUMBER: ARCH-0388-2020
APPLICANT: Arris Studio Architects / REPRESENTATIVE: Shawn Ridenhour/Arris Studio
LIV Street LLC
____________________________________________________________________________________________________
For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeu@slocity.org
Figure 1: Subject Property
Item 3
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ARCH-0388-2020
1131 Olive Street
Page 2
3.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the mixed-use building in terms of its consistency with the Community
Design Guidelines (CDG) and applicable City Standards and 2) provide comments and
recommendations to the Community Development Director.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
4.0 COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, and CDG. Staff has identified the discussion items below related to consistency with CDG
Chapters 2 (General Design Principles), and 3.1 (Commercial Project Design).
Highlighted Sections Discussion Items
Chapter 2 – General Design Principles
§2.2.C - Attention to Details
The ARC should discuss whether the project adequately reduces the apparent
mass of the building through the use of detailing, and vertical and horizontal
articulation.
Chapter 3.1 – Commercial Project Design Guidelines
§3.1.B.2 Neighborhood
Compatibility
The ARC should discuss whether the commercial development respects
architectural styles and scale of adjacent development in the vicinity by
incorporating; appropriate design themes, proportional building scale/size,
and appropriate setbacks and massing.
§3.1.B.8 Entries
The ARC should discuss whether the project entries are sufficient for the
commercial district in creating an architectural focal point for the building.
§3.1.C.1 Consider
Neighboring Development
The ARC should discuss whether the project demonstrates adequate
consideration of; natural features, views, solar access, site layout, massing,
and privacy of neighboring structures.
Figure 2: Rendering of project design from Olive Street.
Item 3
Packet Page 24
ARCH-0388-2020
1131 Olive Street
Page 3
PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Front Setback 10 feet 10 feet
Density (units/acre) 10 (35% Bonus) 7.08
Floor Area Ratio (FAR) 0.7 2.5
Maximum Height of Structures 34.5 feet 45 feet
Max Building Coverage 30% 75%
Total # Parking Spaces
Bicycle Parking
26 (8 tandem)
24
20
24
Environmental Status Categorically exempt from environmental review under CEQA Guidelines
Section 15332 (In-Fill Development Projects)
*Zoning Regulations
5.0 ACTION ALTERNATIVES
5.1 Recommend approval of the project, based on consistency with the Community Design
Guidelines.
5.2 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.
5.3 Recommend denial of the project based on inconsistency with the Community Design
Guidelines. An action recommending denial should cite the basis of the recommendation
and reference inconsistency with the General Plan, CDG, Zoning Regulations or other policy
documents.
6.0 ATTACHMENTS
6.1 Project Plans
Item 3
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Packet Page 40
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Packet Page 42
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Packet Page 43
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