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Home My WebLink AboutItem 2 - ARCH-0256-2020 (3806 Ranch House)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/RFDODQG3ULYDWH6WUHHWVArbutus ‘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 BLANK PAGE This page is intended to be blank so that you can print double-sided. Packet Page 22 3806 Ranch House Road Jones Mixed-Use ARCH-0256-2020 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. February 1, 2021 Applicant: Travis Fuentez, Ambient, LLC Recommendation Provide comments regarding consistency with the Orcutt Area Specific Plan and Community Design Guidelines and recommend direction on the projects design to the Planning Commission. 3 Background 4 Project Description 5 Four 2-story buildings including and consisting of: ▪9 new affordable units (moderate -income) ▪4 commercial suites (10,400 square feet) ▪Parking area was approved as part of an earlier phase of Jones Ranch ▪Associated site improvements and landscaping Site Plan 6 Building Design 7 Recommendation Provide comments regarding consistency with the Orcutt Area Specific Plan and Community Design Guidelines and recommend direction on the projects design to the Planning Commission. Jones Ranch 9 JONES MIXED USE ENTITLEMENTS 10428-06-RS20 05 NOV 2020 1/8” = 1’-0” (24X36 SHEET) 0 4 8 16 1/16” = 1’-0” (12X18 SHEET) C/OS-40 C/OS-400 C/OS-40 PF M PF C/OS-160 C/OS-20 PF R-1 C/OS-40 PF C-R C/OS-40 C/OS-40-PD PF C/OS-100 C/OS-40 R-2 R-1 R-4 O PF R-2-S C/OS-40 R-2 M-SP R-1 C-R C-T M C-R-S F R-2 R-1 R-1 R-1-PD C-S C/OS-20 R-1 R-1 R-1-SP R-1 C/OS-40 O-S R-1-SP R-1 M C-C C-S-S R-1-S R-1 R-1 R-1-SP R-4 PF R-1 PF R-1 C-S C-S-S R-1 R-1 M-S C-T C-S-S- H R-1 R-2 PF O PF R-1 C-R-PD C-C-SF R-1 PF R-1-PD PF R-1 C-S R-3 C-S-SP O R-1 R-1 PF M-SP PF C-S-PD R-4 R-1 R-1 C/OS-10 M R-1 C-S-SP C-C R-1 R-4-PD R-4 C-S-SP R-2 C-T-S R-1-PD R-1 R-1-SP PF-SF O O M-MU O-PD R-1 R-1-PD C-C PF R-3 O R-1 M M-SP R-2 R-1 C-S-SP R-1 R-1-SP R-1-S C-S-S R-1 R-4 C/OS-40-SP R-1 O-PD R-1 R-2-SF O O PF C-T R-1 R-1 R-1 O-S C/OS-5 R-1-SP R-1 R-2-S R-2 R-1 R-1-SP R-1 R-1 PF BP-SP R-1-SR-1 C/OS-10 C-R R-1 R-1 R-1 R-1 C-S-MU R-1-SP R-1 C-R-MU R-1 R-1 C-S C/OS-20 O R-4 R-1 C-T-MU R-1 O R-1 R-1 R-1 R-1 R-1 R-1-SP R-1 R-1-SP R-1 O C-S-S R-1 M-SP C-S-S PF R-1 C/OS-40 C/OS-5 R-4 MM M-SP R-4 R-1-PD R-1-SP R-1 R-1-S C-C C-S-SP R-1 R-3 R-1 R-1 R-1 R-1 R-1 C-S R-4 R-1 PF-S R-1 R-1 R-3-PD R-1 C-T R-1 O O R-4 BP-SP R-2 R-1R-1 R-1 PF R-1 R-1 R-2 R-1 R-4 C-T-S R-1-S R-1-S R-3-PD C-S-S R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 O M-S R-4-SP R-2 R-1 R-1 C-S R-1-PD R-2-SP C-C R-1 R-1 R-1 PF PF O R-1 R-1 PF R-1 R-3-PD PF C-R-S R-1 R -1 -S P R-2-PD R-1 R-1 PF O R-2 R-3-PD R-2 O-S R-1 R-2 R-1 C-S-SP R-1 R-4 C-D R-1-SO O R-1 O R-3 OO R-1 R-1 R-4-PD R-1 O R-1 R-1 R-1 R-2-S R-1 R-1 C/OS-5 R-1 R-1 R-1 R-1 O R-2 R-1 R-3 R-1 R-1 R-1 C -S- H R-4 C/OS-5 O R-1 O R-2-PD R-1 R-2 R-1 R-1 R-1 R-1 R-2-S R-1 C/OS-10 R-1 R-1 R-3 C/OS R-4-SP R-1 R-1 R-1 R-1 R-4 C-S O R-1 R-1 R-1 R-3 R-3 O R-1 C-R-S O R-2-PD R-1 C-S-S R-1 R-2-PD R-1 R-1 R-1 R-1 R-1 R-1-S R-1 R-1 R-1-SP R-2 R-1 O O R-1 R-1 R-1 R-1 R-2-S R-1-S C-S-SP R-4 C- N- H- M U R-1 R-2 R-1 R-4 R-2 R-1 R-1 R-1 R-3-S R-4 C-S O R-2 R-1 C-T-S R-3 C/OS-SP R-1 C-D C-S-S O-PD R-1 R-1 C-S-H R-1 O R-1 R-2 PF R-2 R-3 R-1-PD R-3 R-1 C/OS-5 R-1 C-D R-1-PD O R-2 R-2 R-1 R-2-S R-2 R-1 R-3 C-T R-1 R-3 R-4 R-2-SP R-1 C/OS-40-SP R-1 C-N PF-H R-2 R-2 C/OS-10 R-1 C/OS-40-SP R-3-H O C-S C-S C-D R-1 C-R C-R C/OS R-2 C-T R-2 R-2 R-1 R-1 R-2R-2 R-2 R-2 O R-2 R-2 R-1 R-2-SP R-1 O C-R R-1-PD R-1 R-2 R-1 R-1-PD R-2 R-2 C-C- S R-2 R-1 R-1 R-2 R-2-PD PF-H R-1-S R-1 O O O R-1 R-1 O R-4 R-1 R-3 R-2 R-2 R-1-S C-T R-1 R-2 R-2 R-2 C-R-PD R-1-S-2.5 R-2-H R-1 R-1 R-4 R-1 R-1R-1 R-1 R-1 R-4 R-4 R-2R-1 R-1 R-1 R-1-PD R-1 R-2 R-2 M R-4-PD R-2 R-3-S R-1 R-1 R-2 R-3 R-1 C-S-PD R-3-S R-1 C-T R-1-PD R-3-H R-1-PD O R-1 R-1 C-S-MU C-S-MU R-1 C-S-S O-H R-1 R-1-S R-2-SP R-3-H C-R O R-3 C-D-H C-S-MU C-R-MU R-3 C-S R-2-PD O R-2-H R-2-SP R-1 R-2 R-1-PD-SP R-1 O-SP O O C-R C/OS-5 R-3 R-2 R-4-S R-2 R-2 R-1-S R-1 R-1 R-3 R-3 R-2-SP R-4 R-4 R-2 R-1 C-S-PD R-2 C-S R-2-H C-T R-2 R-1 R-2 R-3 R-2 R-1 R-2 C-T-S R-2 R-1 R-1 R-1-PD R-4 R-2 R-3 C-R R-1-PD R-1 C-S-S O C-R R-2-SP C-D-S-H R-1-S R-4 R-2 R-1-SP C-R R-1 M-PD PF-H R-2 R-1 C-C-SF R-4 C-D-H C-R R-2 R-2-S PF-SP R-1 R-3-PD R-2 O C-T C/OS C-S-MU C-T R-2-SP-PD C-S R-1 R-2 R-2 C-S-HR-1-SP R-2-S R-2 R-2 C-T R-2 R-4 O C-S-S-PD R-3 R-1 C-D-H R-2 C-D-H R-3-H PF R-1 R-1 R-1 R-1 R-2-H PF O O R-1 R-2-S R-2-H R-2 R-2-H R-3 R-2 C-DR-2-H R-1 R-2 R-1-PD R-4 R-3 R-1 C-R R-1-SP C-D R-2-H R-1-SP R-2-H C-R R-1 R-1 C-D-H R-3 R-1R-1 C-N O C-T R-2-S R-3-H C-D R-3 R-2 R-1 C-D R-2 C-S-PD C-T C/OS-5 O R-4-SP R-1 C-S R-3 C-N R-2 R-1 PF C-S R-2 R-3 R-2 R-3-PD R-2 R-1 R-2 O R-3 O R-2 PF PF-H PF-H C-D R-4 O-H R-2-H R-1 R-2-S R-2 R-2 C/OS-40 C-N R-1 C-N R-2 R-1 C/OS-5 R-2-H C-S-H R-2-PD R-4-S R-1 R-3 O R-3 R-4 R-2 R-1-S-3.0 R-2 O-S R-2-H R-3 R-2-H C-S R-1 R-1 R-2-H C/OS-5 R-3-H R-3-H R-2 C/OS-10 PF-H R-1-PD C-T R-1-PD R-3 R-1 C-D-S-H R-1 R-2 C-S-PD C-D R-2-S R-2 R-1 C-R R-3-H R-2-H R-3-H C-R-SF R-2R-2-H R-3 R-1-S OR-3-H R-2-PD R-1 PF C-S R-2-S R-2 R-1-SP R-1 R-2-H R-2-SP R-2-H R-1R-2 R-1-S R-3 R-1 R-4 R-1 R-2 R-2-H R-2 R-2-H C-S R-3-H R-1-SP R-4-H R-1 C-D-H R-2 C-DC-D R-2-H O-PD R-2-H R-3-H R-1 C-D-H C-D-H R-3-H C-S-MU C-S-SF C/OS-10 R-2 R-1-S R-2 R-3-PD R-2-H R-1 C-D-H C-D R-2-H R-1-S R-2-SP R-3 R-3-H R-2 C-D-H R-2 C/OS-5 O-H PF-S R-4-H C-S R-1 R-3-H C-N R-2-H R-1 C-N C/OS-5 R-3-H O R-2-PD R-1 R-1-PD R-4 R-4 R-2-H C-N O-H-PD R-2-H R-2-H R-1-SP R-3-PD C-R O-H R-2-PD C-S-H-MU R-3-H R-4-PD C-D R-1 R-1-PD R-4-PD C-S-PS C/OS O-H R-1-PD R-1-SO PF R-2 R-2-PD R-3-H R-3-H C/OS R-1-PD C-S-MU-PD C-N C-D-H R-2-H O-S R-1-PD R-2 C/OS-40-SP C-N R-1 C/OS-40-SP R-2 R-1-PD R-2-SP R-2 C/OS-5 R-2-S R-1 R-2 C-N R-1-PD C-N R-1 R-2 O C-S-H C-N PF R-1 C-S-MU C-T R-2 C-D-H C-R-SF R-3-H R-2-H C-S-MU R-3-H C-R-S-H O R-2 R-2 O R-1-S-1.5 C-D-H C-N R-4 R-1 R-2-S PF-H R-3 R-1 R-3-H C-S-SP-PD R-2 R-2 C-NR-2 R-1 R-1-S C/OS-40-SP C-D C/OS-20 R-1-S R-2-HC-N R-2 R-3-PD R-2-H R-3 O R-2 C/OS-400 PF-H R-2-SP R-3-H C-S-MU R-2-PS R-4-H C-N C-S O-H C-S-S-SP C-S R-2-SP R-2-PD R-2-PD R-1 PF-H R-2 R-2 C-S C-S-MU R-1-PD R-2 C-N C-S C-N R-1-S C/OS-10 PF O-S C-R-MU C-N-S C-S C/OS-40-SP C-R-S-H R-3 R-3-H R-3 R-3-H-MU C-S-MU R-2-PD C-S C/OS-40 C-N-H R-3 C/OS C-N C-R-S C-D-H C-D-H-PD R-2-H O-H R-3-H C-D-H-PD R-2 C-N-H R-3-H R-2 R-3 M M-PDR-2-PD R-1-S R-1 BP-SP C-D-MU C/OS-20 C-C-PD C-C-PD C-S-PD M-SP BP-SP C/OS-SP BP-SP C/OS-SP R-2-SP PF-SP M-SP R-2-SP C/OS-40-SP R-2-SPR-2-SP R-1-SPR-1-SP R-1-SPR-1-SPR-1-SP R-2-SPR-2-SP-PDR-2-SP-PDR-2-SP-PDR-2-SPR-2-SP R-2-SP R-1-SP R-1-SP R-1-SPC/OS-SP BP-SP BP-SP C/OS-SP C/OS-SP C/OS-SP C/OS-SP O-SPO-SP O-SP C-R-H-SP R-2-SPR-2-SP R-2-SP R - 2 - S P R-2-SP R-3-SPR-3-SP PF-SP PF-SP PF-SP O-SP R-3-S P R-2-SPC-N-MU-SPC-N-MU-SPR-2-SP R-2-SP R-2-SPR-2-SPR-1-SPR-1-SPR-2-S P R -2- S P C-S-SPC-S-SPC/OS-40 C/OS-30 C/OS-SP R-3-S-PD C-D-S-H C-S-S-H-MUR-2-PD C-R R-4 C/OS-SP R-1-SP R-1-SP R-1-SP R-1-SP R-1-SP R -1 -S P R -1 -S PR-1 -S P R -1 -S P R-2-SP R-2-SP PF-SP PF-SP R-2-SP R-3-SP C-C-MU-SP R -3- S P R-4-SP PF-SP R-4-SP R-4-SP PF-SPPF-SPPF-SP BP-SP R -1-SPO-H C-T-SF PF-SF C-C-SFC-C-SF R-2-SF R-1-SF C-R-SF O-SF C-C-SF C-R-SF C-R-SF C-S-SF C-S-SF C-S-SF C-S-SF C-R-S F C-R-S F C-R-S F C-R-S F C-R-S F C-R-S F C-R-S F C-R-S F R-1-PD R-1-PD Madonna South Street S a nta R o s a ( Hig h w a y 1) Foothill Highway 101Monterey Higuera Marsh Johnson Orcutt Bro ad Terrace Hill South HigueraT a n k F a rmBr o a d Prado TankFarm Suburban Los Osos Valley Road La g u naLake South Street Hills R-1-S R-1 City of San Luis Obispo Zoning Map January 2015 Z00.51Miles Legend of Zones Creeks CityLimit Conservation/Open Space (C/OS) Low Density Residential (R-1) Medium Density Residential (R-2) Medium-High Density Residential (R-3) High Density Residential (R-4) Office (O) Neighborhood Commercial (C-N) Tourist Commercial (C-T) Community Commercial (C-C) Retail Commercial (C-R) Downtown Commercial (C-D) Business Park (BP) Service Commercial (C-S) Manufacturing (M) Public Facility (PF) Overlay Zones H - Historic Overlay 5, 10, 20, 40, 100, 160, 400 - Minimum Parcel Size S - Special Considerations SP - Specific Plan Area PD - Planned Development MU - Mixed Use SF - Special Focus TITLE SHEET JONES MIXED USE PERSPECTIVE VIEW - Location Description SI T E OR C U T T R D . CABRILL O L N. PROJECT DIRECTORY OWNER:TRAVIS FUENTEZ AMBIENT COMMUNITIES ARCHITECT:RRM DESIGN GROUP 3765 S. HIGUERA STREET, SUITE 102 SAN LUIS OBISPO, CA 93401 CONTACT: SCOTT MARTIN PHONE: (805)-543-1794 EMAIL: SAMARTIN@RRMDESIGN.COM PROJECT ADDRESS: APN:SAN LUIS OBISPO TR 3066-2 PROJECT DESCRIPTION THE 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 INDEX 1 TITLE SHEET 2 INSPIRATION IMAGERY 3 PROPOSED SITE PLAN 4 LANDSCAPE PLAN 5 BUILDING 1 GROUND FLOOR PLAN 6 BUILDING 1 SECOND FLOOR PLAN 7 BUILDING 2 FLOOR PLANS 8 BUILDING 1 ELEVATIONS 9 BUILDING 1 B/C ELEVATIONS 10 BUILDING 2 ELEVATIONS 11 COLOR AND MATERIALS 12 DETAIL VIGNETTES 13 SITE SECTIONS 14 TRASH ENCLOSURE/BIKE STORAGE 15 CIVIL GRADING AND DRAINAGE PLAN 16 UTILITY PLAN PROJECT STATISTICS ZONING C-C (MU OVERLAY) PARCEL SIZE:1.31 ACRES BUILDING GROSS AREA: GROUND FLOOR (3) 3,480 SF + (1) 1,710 SF = 12,150 SF SECOND FLOOR (3) 3,410 SF + (1) 290SF = 10,520 SF MAX LOT COVERAGE:75% PROPOSED COVERAGE:21.8% MAX. F.A.R. 2.0 PROPOSED F.A.R..4 MAX. RES. DENSITY 36 UNITS/ACRE PROPOSED RES. DENSITY 9 DU’S MAX. ALLOWED HEIGHT:35’-0” FT MAX. PROPOSED HEIGHT:35’-0” FT YARD SETBACKS PER MUNICIPAL CODE 17.28.020 TABLE 2-16 REQUIRED PROPOSED FRONT 0’-0”VARIES SIDE 0’-0” INTERIOR LOTS 5’-0” CORNER LOTS VARIES REAR 5’-0”5’-0” OCCUPANCY TYPES & AREA:MIXED (R2/B/M/A-2) RESIDENTIAL (9) 970 SF CONDOMINIUMS GENERAL RETAIL (3) 3,480 SF RESTAURANT (1) 1,710 SF CONSTRUCTION TYPE:TYPE (PER BLDG SIZE AND OCCUPANCY USE) ASSUME VB VICINITY MAP ZONING MAP PARKING REQUIRED AUTO PARKING PER SLO ZONING TABLE 6 CALCULATIONS SPACE COUNT COMMERCIAL: PROPOSED COMMERCIAL AREA: *BASED ON HABITABLE AREA (3) 2,800 SF REQUIRED PARKING:1 SPACE/300 SF = 28 SPACES PROPOSED RESTAURANT AREA: *BASED ON HABITABLE AREA (1) 2,000 SF REQUIRED PARKING:1 SPACE/100 SF = 20 SPACES REQUESTED REDUCTION: 60% PER OASP PROGRAM 3.2.19C 48 SPACES X 0.4 = 19.2 SPACES REQUIRED COMMERCIAL PARKING:48 SPACES - 19.2 SPACES = 28.8 SPACES RESIDENTIAL: PROPOSED RESIDENTIAL UNITS:9 UNITS REQUIRED RESIDENTIAL PARKING:2 SPACES/UNIT = 18 SPACES TOTAL REQUIRED SPACES:= 46.8 SPACES TOTAL PROVIDED SPACES:= 48 SPACES MOTORCYCLE PARKING PER SLO ZONING 17.72.08 CALCULATIONS SPACE COUNT MC PARKING REQUIRED: 1 SPACE/20 AUTO SPACES = 3 SPACES MC PARKING PROVIDED:= 3 SPACES BICYCLE PARKING PER SLO ZONING 17.72.070 TABLE 3-6 RESIDENTIAL BIKE: SHORT TERM REQUIRED:GUEST SPACES (1 PER 5 UNITS)= 4 SPACES LONG TERM REQUIRED:2 SPACES/UNIT = 18 SPACES TOTAL REQUIRED:= 22 SPACES TOTAL PROVIDED:= 22 SPACES RETAIL BIKE: PARKING REQUIRED:1 SPACE /1,000 SF = 13 SPACES SHORT TERM PROVIDED:25% = 3 SPACES LONG TERM PROVIDED:75% = 10 SPACES Architectural Review Commission February 1, 2021 JONES MIXED USE February 1, 2021 Architectural Review Commission Project Goals • Provide needed housing • Meet the Inclusionary Housing need for the adjacent properties • Provide commercial/retail uses adjacent to residential JONES MIXED USE ENTITLEMENTS 30428-06-RS20 05 NOV 2020 1/16” = 1’-0” (24X36 SHEET) 0 8 16 32 1” = 32’-0” (12X18 SHEET)PROPOSED SITE PLAN BUILDING 1CBUILDING 1BBUILDING 1A RANCH HOUSE RD.SPONZA DR.BUILDING 2 SITE PLAN 1/16" = 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 6 7 7 7 7 7 7 7 MAILBOXES SIGNAGE FEATURE BIKE RACKS (SEE A10 FOR TYPE AND LOCATION) PATIO WITH DECK ABOVE TRASH ENCLOSURES OUTDOOR DINING DECORATIVE STAMPED CONCRETE LEGEND AND NOTES PEDESTRIAN LIGHT BOLLARD * 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 UNITS SEPARATED BY OVER 60’ WITH PARKING LOT DESIGN JONES MIXED USE ENTITLEMENTS 30428-06-RS20 05 NOV 2020 1/16” = 1’-0” (24X36 SHEET) 0 8 16 32 1” = 32’-0” (12X18 SHEET)PROPOSED SITE PLAN BUILDING 1CBUILDING 1BBUILDING 1A RANCH HOUSE RD.SPONZA DR.BUILDING 2 SITE PLAN 1/16" = 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 6 7 7 7 7 7 7 7 MAILBOXES SIGNAGE FEATURE BIKE RACKS (SEE A10 FOR TYPE AND LOCATION) PATIO WITH DECK ABOVE TRASH ENCLOSURES OUTDOOR DINING DECORATIVE STAMPED CONCRETE LEGEND AND NOTES PEDESTRIAN LIGHT BOLLARD * 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 UNITS SEPARATED BY OVER 60’ WITH PARKING LOT DESIGN JONES MIXED USE February 1, 2021 Architectural Review Commission Site Plan Limits of this ARC ReviewEXISTING PARKING LOT BASED ON PREVIOUSLY APPROVED PROJECT PROPOSED PROJECT • Three Mixed-Use Buildings • Nine (9) Residential Units • Two-bedroom • 940 - 970 sf • Private open space (decks) • Meeting Inclusionary Requirements • 22 short/long term residential bike parking • 13 short/long term commercial bike parking JONES MIXED USE ENTITLEMENTS 80428-06-RS20 05 NOV 2020 1/8” = 1’-0” (24X36 SHEET) 0 4 8 16 1/16” = 1’-0” (12X18 SHEET)BUILDING 1A ELEVATIONS FRONT ELEVATION MIDBLOCK STREET VIEW RIGHT ELEVATION REAR ELEVATION LEFT ELEVATION JONES MIXED USE February 1, 2021 Architectural Review Commission Building 1A Elevations JONES MIXED USE ENTITLEMENTS 90428-06-RS20 05 NOV 2020 1/8” = 1’-0” (24X36 SHEET) 0 4 8 16 1/16” = 1’-0” (12X18 SHEET) LEFT ELEVATION STREET ELEVATION BUILDING 1B/C ELEVATIONS BUILDING 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 JONES MIXED USE February 1, 2021 Architectural Review Commission Building 1B/C Elevations JONES MIXED USE ENTITLEMENTS 50428-06-RS20 05 NOV 2020 1/4” = 1’-0” (24X36 SHEET) 0 2 4 8 1/8” = 1’-0” (12X18 SHEET)74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_SAMartin.rvt4/22/2020 1:06:36 PMSCHE74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_SAMartin.rvt4/22/2020 1:06:36 PMA1SCHEMATIC FLOOR PLAN74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_SAMartin.rvt4/22/2020 1:06:36 PMA1SCHEMATIC FLOOR PLAN74' - 0"47' - 5"BUILDING 1 GROUND FLOOR PLAN49' - 0"A1SCHEMATIC FLOOR PLAN 24' - 0"49' - 0"A1SCHEMATIC FLOOR PLAN 74' - 0" 8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"samartin\Documents\BUILDING_Central_SAMartin.rvt0 1:06:36 PM A1SCHEMATIC FLOOR PLAN 74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_SAMartin.rvt4/22/2020 1:06:36 PM SCHEMATIC FLOOR P 74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0" C:\Users\samartin\Documents\BUILDING_Central_SAMartin.rvt4/22/2020 1:06:36 PM 74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0"24' - 0"49' - 0"C:\Users\samartin\Documents\BUILDING_Central_SAMartin.rvt/22/2020 1:06:36 PM A1SCHEMATIC FLOOR PLAN 74' - 0"3' - 0"47' - 5"8' - 0"18' - 0"24' - 0" C:\Users\samartin\Documents\BUILDING_Central_SAMartin.rvt4/22/2020 1:06:36 PM BUILDING 1 GROUND FLOOR PLAN (BUILDING 1A) 1/4" = 1'-0" (24 X 36 SHEET)1 BUILDING 1B GROUND FLOOR PLAN BUILDING 1B GROUND FLOOR PLAN 1/8" = 1'-0" (24 X 36 SHEET) 1/8" = 1'-0" (24 X 36 SHEET) 2 3 BUILDING 1 RETAIL SPACE 2,800 SF LEASE-ABLE ELECTRICAL CLOSET BUILDING 1C COVERED ROOF PATIO BUILDING 1 BASE PLAN (BUILDING 1A) BUILDING 1 BASE PLAN (BUILDING 1A) FIRE PLACE BUILDING 1C ONLY BUILDING 1B COVERED TRELLIS F.R. LONG TERM BIKE STORAGE JONES MIXED USE February 1, 2021 Architectural Review Commission Building 1 First Floor Plan JONES MIXED USE ENTITLEMENTS 60428-06-RS20 05 NOV 2020 1/8” = 1’-0” (24X36 SHEET) 0 4 8 16 1/16” = 1’-0” (12X18 SHEET)WDDWR.WDDWR.DWR.WD25' - 6"25' - 0"77' - 0"18' - 0"24' - 0"24' - 0"46' - 0"3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.coma California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA 2844C:\Users\samartin\Documents\BUILDING_Central_SAMartin.rvt4/22/2020 1:07:30 PMSECOND FLOOR PLAN1/4” = 1’-0” (24X36 SHEET) 0 2 4 8 1/8” = 1’-0” (12X18 SHEET)BUILDING 1 SECOND FLOOR PLAN WDWWD25' - 6"25' - 0"18' - 0" 3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401 p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.com a California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA 2844 C:\Users\samartin\Documents\BUILDING_Central_SAMartin.rvt4/22/2020 1:07:30 PM46' - 0"A2SECOND FLOOR PLAN W D DW R.WDDWR.DWR.W D 25' - 6"25' - 0"77' - 0" 18' - 0"24' - 0"24' - 0"46' - 0"guera St., Ste. 102 ● San Luis Obispo, CA 93401 p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.com erry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA 2844 C:\Users\samartin\Documents\BUILDING_Central_SAMartin.rvt4/22/2020 1:07:30 PM A2SECOND FLOOR PLAN D DW R.WDDWR.R.77' - 0" 24' - 0"24' - 0"46' - 0"A2SECOND FLOOR PLAN W D DW R.WDDWR.DWR.W D 25' - 6"25' - 0"77' - 0" 18' - 0"24' - 0"24' - 0"46' - 0"n Luis Obispo, CA 93401 1794 ● f: (805) 543-4609rmdesign.com LS 6276 ● Jeff Ferber, LA 2844 C:\Users\samartin\Documents\BUILDING_Central_SAMartin.rvt4/22/2020 1:07:30 PM A2SECOND FLOOR PLAN W D DW R.WDDWR.DWR.W D 25' - 6"25' - 0"77' - 0" 18' - 0"24' - 0"24' - 0"46' - 0"3765 S. Higuera St., Ste. 102 ● San Luis Obispo, CA 93401 p: (805) 543-1794 ● f: (805) 543-4609www.rrmdesign.com a California corporation ● Lenny Grant, Architect C26973 ● Jerry Michael, PE 36895, LS 6276 ● Jeff Ferber, LA 2844 C:\Users\samartin\Documents\BUILDING_Central_SAMartin.rvt4/22/2020 1:07:30 PM BUILDING 1 SECOND FLOOR PLAN 1/4" = 1'-0" (24 X 36 SHEET)1 COURTYARD DN. S.S. S.S. LIVING 17’-0” X 13’-6” LIVING 17’-0” X 13’-6” LIVING 19’-0” X 12’-6” MASTER BED 12’-6” X 12’-0” MASTER BED 12’-6” X 12’-0” MASTER BED 12’-6” X 12’-0” DECK 6’-0” X 8’-9” DECK 6’-0” X 12’-0” DECK 6’-0”X 13’-0” BED 1 12’-0” X 10’-6” BED 1 12’-0” X 10’-6” BED 1 11’-0” X 10’-6” MASTER BATH MASTER BATH MASTER BATH BATH BATH BATH KITCHEN 16’-0” X 12’-0”KITCHEN 16’-0” X 12’-0” KITCHEN 16’-0” X 12’-0” UNIT A 970 SF UNIT A 970 SF UNIT B 940 SF ROOF BELOW, BUILDING 1C TRELLIS BELOW, BUILDING 1B JONES MIXED USE February 1, 2021 Architectural Review Commission Building 1 Second Floor Plan JONES MIXED USE ENTITLEMENTS 100428-06-RS20 05 NOV 2020 1/8” = 1’-0” (24X36 SHEET) 0 4 8 16 1/16” = 1’-0” (12X18 SHEET)BUILDING 2 ELEVATIONS FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION LEFT ELEVATION 274.25' 239.25’ MAX HEIGHT FINISHED FLOOR JONES MIXED USE February 1, 2021 Architectural Review Commission Building 2 Elevations JONES MIXED USE ENTITLEMENTS 70428-06-RS20 05 NOV 2020 1/8” = 1’-0” (24X36 SHEET) 0 4 8 16 1/16” = 1’-0” (12X18 SHEET) UP 47' - 0"48' - 0"18' - 0" 25' - 0"23' - 0"18' - 0"25' - 0"22' - 0"Martin.rvt A1SCHEMATIC FLOOR PLAN BUILDING 2 GROUND FLOOR PLAN BUILDING 2 GROUND FLOOR PLAN 1/4" = 1'-0" (24 X 36 SHEET)1 BUILDING 2 MEZZANINE FLOOR PLAN 1/4" = 1'-0" (24 X 36 SHEET)1 1/4” = 1’-0” (24X36 SHEET) 0 2 4 8 1/8” = 1’-0” (12X18 SHEET) BUILDING 2 RETAIL SPACE 2,000 SF LEASE-ABLE BUILDING 2 MEZZANIE 396 SF OPEN TO BELOW MEZZANINE DECKPATIO DINING BACK OF HOUSE FIRE RISER ELECT. ROOM COUNTER LONG TERM BIKE STORAGE LONG TERM BIKE STORAGE JONES MIXED USE February 1, 2021 Architectural Review Commission Building 2 Floor Plan JONES MIXED USE ENTITLEMENTS 110428-06-RS20 05 NOV 2020 1/8” = 1’-0” (24X36 SHEET) 0 4 8 16 1/16” = 1’-0” (12X18 SHEET)COLOR AND MATERIALS LIGHT FIXTURE BLACK FARMHOUSE WALL SCONCE STOREFRONT DOORS BLACK FINISH GAF ASPHALT SHINGLE ROOF TIMBERLINE HD PEWTER GRAY TRIM BM - DISTANT GRAY STUCCO (SAND FINISH) BM - WICKHAM GRAY BUILDING 1A BUILDING 1B BUILDING 1C BUILDING 2COMMON MATERIALS STUCCO (SAND FINISH) SW - HAMMERED SILVER STUCCO (SAND FINISH) SW - ANJOU PEAR VERTICAL CEMENT BOARD AND BATTEN SIDING SW - ANJOU PEAR STUCCO (SAND FINISH) SW - EARLY GRAY BRICK CORONADO - USED RED BRICK HORIZONTAL CEMENT BOARD LAP SIDING BM - PALLADIUM BLUE HORIZONTAL CEMENT BOARD LAP SIDING SW -AURORA BROWN HORIZONTAL CEMENT BOARD LAP SIDING BM -WHITE DOVE VERTICAL CEMENT BOARD AND BATTEN SIDING BM - CARIBBEAN TEAL VERTICAL CEMENT BOARD AND BATTEN SIDING SW -AURORA BROWN VERTICAL CEMENT BOARD AND BATTEN SIDING SW - ANEW GRAY TRIM SW- CASCADE GREEN JONES MIXED USE February 1, 2021 Architectural Review Commission Colors and Materials JONES MIXED USE ENTITLEMENTS 140428-06-RS20 05 NOV 2020 1/8” = 1’-0” (24X36 SHEET) 0 4 8 16 1/16” = 1’-0” (12X18 SHEET)1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 54032EDWARDD.CO L LIN S REGISTER EDP R O F E SSION A LE N GI NEERST A TE OF C A L IF O RNIA EXP. CIV I L 12/31/2017 TRASH ENCLOSURE EXTERIOR BIKE STORAGE EXAMPLE INTERIOR BIKE STORAGE EXAMPLEEXTERIOR TRASH ENCLOSURE TYPE 1 BIKE RACK TYPE 2 LONG TERM BIKE STORAGECITY OF SAN LUIS OBISPO STANDARD - TYPE 1 TYPE 1 BIKE RACK (2) 5-BIKE 10 SPACES 10 SHORT TERM BIKE SPACES TYPE 2 BIKE STORAGE (14) 2-BIKE 28 SPACES 28 LONG TERM BIKE SPACES BUILDING 1BUILDING 1BUILDING 1 RANCH HOUSE RD.SPONZA DR.BUILDING 2 1 1 1 2 2 2 2 2 2 3 3 3 JONES MIXED USE ENTITLEMENTS 140428-06-RS20 05 NOV 2020 1/8” = 1’-0” (24X36 SHEET) 0 4 8 16 1/16” = 1’-0” (12X18 SHEET)1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 54032EDWARDD.CO L LIN S REGISTER EDP R O F E SSION A LE N GI NEERST A TE OF C A L IF O RNIA EXP. CIV I L 12/31/2017 TRASH ENCLOSURE EXTERIOR BIKE STORAGE EXAMPLE INTERIOR BIKE STORAGE EXAMPLEEXTERIOR TRASH ENCLOSURE TYPE 1 BIKE RACK TYPE 2 LONG TERM BIKE STORAGECITY OF SAN LUIS OBISPO STANDARD - TYPE 1 TYPE 1 BIKE RACK (2) 5-BIKE 10 SPACES 10 SHORT TERM BIKE SPACES TYPE 2 BIKE STORAGE (14) 2-BIKE 28 SPACES 28 LONG TERM BIKE SPACES BUILDING 1BUILDING 1BUILDING 1 RANCH HOUSE RD.SPONZA DR.BUILDING 2 1 1 1 2 2 2 2 2 2 3 3 3 JONES MIXED USE ENTITLEMENTS 140428-06-RS20 05 NOV 2020 1/8” = 1’-0” (24X36 SHEET) 0 4 8 16 1/16” = 1’-0” (12X18 SHEET)1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 54032EDWARDD.CO L LIN S REGISTER EDP R O F ESSION A LE N GI NEERST A TE OF C A L IF O RNIA EXP. CIV I L 12/31/2017 TRASH ENCLOSURE EXTERIOR BIKE STORAGE EXAMPLE INTERIOR BIKE STORAGE EXAMPLEEXTERIOR TRASH ENCLOSURE TYPE 1 BIKE RACK TYPE 2 LONG TERM BIKE STORAGECITY OF SAN LUIS OBISPO STANDARD - TYPE 1 TYPE 1 BIKE RACK (2) 5-BIKE 10 SPACES 10 SHORT TERM BIKE SPACES TYPE 2 BIKE STORAGE (14) 2-BIKE 28 SPACES 28 LONG TERM BIKE SPACES BUILDING 1BUILDING 1BUILDING 1 RANCH HOUSE RD.SPONZA DR.BUILDING 2 1 1 1 2 2 2 2 2 2 3 3 3 JONES MIXED USE ENTITLEMENTS 140428-06-RS20 05 NOV 2020 1/8” = 1’-0” (24X36 SHEET) 0 4 8 16 1/16” = 1’-0” (12X18 SHEET)1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 54032EDWARDD.CO L LIN S REGISTER EDP R O F E SSION A LE N GI NEERST A TE OF C A L IF O RNIA EXP. CIV I L 12/31/2017 TRASH ENCLOSURE EXTERIOR BIKE STORAGE EXAMPLE INTERIOR BIKE STORAGE EXAMPLEEXTERIOR TRASH ENCLOSURE TYPE 1 BIKE RACK TYPE 2 LONG TERM BIKE STORAGECITY OF SAN LUIS OBISPO STANDARD - TYPE 1 TYPE 1 BIKE RACK (2) 5-BIKE 10 SPACES 10 SHORT TERM BIKE SPACES TYPE 2 BIKE STORAGE (14) 2-BIKE 28 SPACES 28 LONG TERM BIKE SPACES BUILDING 1BUILDING 1BUILDING 1 RANCH HOUSE RD.SPONZA DR.BUILDING 2 1 1 1 2 2 2 2 2 2 3 3 3 JONES MIXED USE February 1, 2021 Architectural Review Commission Landscape Plan and Site Features JONES MIXED USE February 1, 2021 Architectural Review Commission Applicant Request • Recommend approval of the project based on consistency with the OASP Design Guidelines and Community Design Guidelines. • Proceed to Planning Commission with recommended approval for final decision. JONES MIXED USE February 1, 2021 Architectural Review Commission Thank You! Any Questions? JONES MIXED USE ENTITLEMENTS 10428-06-RS20 05 NOV 2020 1/8” = 1’-0” (24X36 SHEET) 0 4 8 16 1/16” = 1’-0” (12X18 SHEET) C/OS-40 C/OS-400 C/OS-40 PF M PF C/OS-160 C/OS-20 PF R-1 C/OS-40 PF C-R C/OS-40 C/OS-40-PD PF C/OS-100 C/OS-40 R-2 R-1 R-4 O PF R-2-S C/OS-40 R-2 M-SP R-1 C-R C-T M C-R-S F R-2 R-1 R-1 R-1-PD C-S C/OS-20 R-1 R-1 R-1-SP R-1 C/OS-40 O-S R-1-SP R-1 M C-C C-S-S R-1-S R-1 R-1 R-1-SP R-4 PF R-1 PF R-1 C-S C-S-S R-1 R-1 M-S C-T C - S-S- H R-1 R-2 PF O PF R-1 C-R-PD C-C-SF R-1 PF R-1-PD PF R-1 C-S R-3 C-S-SP O R-1 R-1 PF M-SP PF C-S-PD R-4 R-1 R-1 C/OS-10 M R-1 C-S-SP C-C R-1 R-4-PD R-4 C-S-SP R-2 C-T-S R-1-PD R-1 R-1-SP PF-SF O O M-M U O-PD R-1 R-1-PD C-C PF R-3 O R-1 M M-SP R-2 R-1 C-S-SP R-1 R-1-SP R-1-S C-S-S R-1 R-4 C/OS-40-SP R-1 O-PD R-1 R-2-SF O O PF C-T R-1 R-1 R-1 O-S C/OS-5 R-1-SP R-1 R-2-S R-2 R-1 R-1-SP R-1 R-1 PF BP-SP R-1-SR-1 C/OS-10 C-R R-1 R-1 R-1 R-1 C-S-MU R-1-SP R-1 C-R-MU R-1 R-1 C-S C/OS-20 O R-4 R-1 C-T-MU R-1 O R-1 R-1 R-1 R-1 R-1 R-1-SP R-1 R-1-SP R-1 O C-S-S R-1 M-SP C-S-S PF R-1 C/OS-40 C/OS-5 R-4 MM M-SP R-4 R-1-PD R-1-SP R-1 R-1-S C-C C-S-SP R-1 R-3 R-1 R-1 R-1 R-1 R-1 C-S R-4 R-1 PF-S R-1 R-1 R-3-PD R-1 C-T R-1 O O R-4 BP-SP R-2 R-1R-1 R-1 PF R-1 R-1 R-2 R-1 R-4 C-T-S R-1-S R-1-S R-3-PD C-S-S R-1 R-1 R-1 R-1 R-1 R-1 R-1 R-1 O M-S R-4-SP R-2 R-1 R-1 C-S R-1-PD R-2-SP C-C R-1 R-1 R-1 PF PF O R-1 R-1 PF R-1 R-3-PD PF C-R-S R-1 R -1 -S P R-2-PD R-1 R-1 PF O R-2 R-3-PD R-2 O-S R-1 R-2 R-1 C-S-SP R-1 R-4 C-D R-1-SO O R-1 O R-3 OO R-1 R-1 R-4-PD R-1 O R-1 R-1 R-1 R-2-S R-1 R-1 C/OS-5 R-1 R-1 R-1 R-1 O R-2 R-1 R-3 R-1 R-1 R-1 C- S -HR-4 C/OS-5 O R-1 O R-2-PD R-1 R-2 R-1 R-1 R-1 R-1 R-2-S R-1 C/OS-10 R-1 R-1 R-3 C/OS R-4-SP R-1 R-1 R-1 R-1 R-4 C-S O R-1 R-1 R-1 R-3 R-3 O R-1 C-R-S O R-2-PD R-1 C-S-S R-1 R-2-PD R-1 R-1 R-1 R-1 R-1 R-1-S R-1 R-1 R-1-SP R-2 R-1 O O R-1 R-1 R-1 R-1 R-2-S R-1-S C-S-SP R-4 C - N - H - M U R-1 R-2 R-1 R-4 R-2 R-1 R-1 R-1 R-3-S R-4 C-S O R-2 R-1 C-T-S R-3 C/OS-SP R-1 C-D C-S-S O-PD R-1 R-1 C-S-H R-1 O R-1 R-2 PF R-2 R-3 R-1-PD R-3 R-1 C/OS-5 R-1 C-D R-1-PD O R-2 R-2 R-1 R-2-S R-2 R-1 R-3 C-T R-1 R-3 R-4 R-2-SP R-1 C/OS-40-SP R-1 C-N PF-H R-2 R-2 C/OS-10 R-1 C/OS-40-SP R-3-H O C-S C-S C-D R-1 C-R C-R C/OS R-2 C-T R-2 R-2 R-1 R-1 R-2R-2 R-2 R-2 O R-2 R-2 R-1 R-2-SP R-1 O C-R R-1-PD R-1 R-2 R-1 R-1-PD R-2 R-2 C-C- S R-2 R-1 R-1 R-2 R-2-PD PF-H R-1-S R-1 O O O R-1 R-1 O R-4 R-1 R-3 R-2 R-2 R-1-S C-T R-1 R-2 R-2 R-2 C-R-PD R-1-S-2.5 R-2-H R-1 R-1 R-4 R-1 R-1 R-1 R-1 R-1 R-4 R-4 R-2R-1 R-1 R-1 R-1-PD R-1 R-2 R-2 M R-4-PD R-2 R-3-S R-1 R-1 R-2 R-3 R-1 C-S-PD R-3-S R-1 C-T R-1-PD R-3-H R-1-PD O R-1 R-1 C-S-MU C-S-MU R-1 C-S-S O-H R-1 R-1-S R-2-SP R-3-H C-R O R-3 C-D-H C-S-MU C-R-MU R-3 C-S R-2-PD O R-2-H R-2-SP R-1 R-2 R-1-PD-SP R-1 O-SP O O C-R C/OS-5 R-3 R-2 R-4-S R-2 R-2 R-1-S R-1 R-1 R-3 R-3 R-2-SP R-4 R-4 R-2 R-1 C-S-PD R-2 C-S R-2-H C-T R-2 R-1 R-2 R-3 R-2 R-1 R-2 C-T-S R-2 R-1 R-1 R-1-PD R-4 R-2 R-3 C-R R-1-PD R-1 C-S-S O C-R R-2-SP C-D-S-H R-1-S R-4 R-2 R-1-SP C-R R-1 M-PD PF-H R-2 R-1 C-C-SF R-4 C-D-H C-R R-2 R-2-S PF-SP R-1 R-3-PD R-2 O C-T C/OS C-S-MU C-T R-2-SP-PD C-S R-1 R-2 R-2 C-S-HR-1-SP R-2-S R-2 R-2 C-T R-2 R-4 O C-S-S-PD R-3 R-1 C-D-H R-2 C-D-H R-3-H PF R-1 R-1 R-1 R-1 R-2-H PF O O R-1 R-2-S R-2-H R-2 R-2-H R-3 R-2 C-DR-2-H R-1 R-2 R-1-PD R-4 R-3 R-1 C-R R-1-SP C-D R-2-H R-1-SP R-2-H C-R R-1 R-1 C-D-H R-3 R-1R-1 C-N O C-T R-2-S R-3-H C-D R-3 R-2 R-1 C-D R-2 C-S-PD C-T C/OS-5 O R-4-SP R-1 C-S R-3 C-N R-2 R-1 PF C-S R-2 R-3 R-2 R-3-PD R-2 R-1 R-2 O R-3 O R-2 PF PF-H PF-H C-D R-4 O-H R-2-H R-1 R-2-S R-2 R-2 C/OS-40 C-N R-1 C-N R-2 R-1 C/OS-5 R-2-H C-S-H R-2-PD R-4-S R-1 R-3 O R-3 R-4 R-2 R-1-S-3.0 R-2 O-S R-2-H R-3 R-2-H C-S R-1 R-1 R-2-H C/OS-5 R-3-H R-3-H R-2 C/OS-10 PF-H R-1-PD C-T R-1-PD R-3 R-1 C-D-S-H R-1 R-2 C-S-PD C-D R-2-S R-2 R-1 C-R R-3-H R-2-H R-3-H C-R-SF R-2R-2-H R-3 R-1-S OR-3-H R-2-PD R-1 PF C-S R-2-S R-2 R-1-SP R-1 R-2-H R-2-SP R-2-H R-1R-2 R-1-S R-3 R-1 R-4 R-1 R-2 R-2-H R-2 R-2-H C-S R-3-H R-1-SP R-4-H R-1 C-D-H R-2 C-DC-D R-2-H O-PD R-2-H R-3-H R-1 C-D-H C-D-H R-3-H C-S-MU C-S-SF C/OS-10 R-2 R-1-S R-2 R-3-PD R-2-H R-1 C-D-H C-D R-2-H R-1-S R-2-SP R-3 R-3-H R-2 C-D-H R-2 C/OS-5 O-H PF-S R-4-H C-S R-1 R-3-H C-N R-2-H R-1 C-N C/OS-5 R-3-H O R-2-PD R-1 R-1-PD R-4 R-4 R-2-H C-N O-H-PD R-2-H R-2-H R-1-SP R-3-PD C-R O-H R-2-PD C-S-H-MU R-3-H R-4-PD C-D R-1 R-1-PD R-4-PD C-S-PS C/OS O-H R-1-PD R-1-SO PF R-2 R-2-PD R-3-H R-3-H C/OS R-1-PD C-S-M U-PD C-N C-D-H R-2-H O-S R-1-PD R-2 C/OS-40-SP C-N R-1 C/OS-40-SP R-2 R-1-PD R-2-SP R-2 C/OS-5 R-2-S R-1 R-2 C-N R-1-PD C-N R-1 R-2 O C-S-H C-N PF R-1 C-S-MU C-T R-2 C-D-H C-R-SF R-3-H R-2-H C-S-MU R-3-H C-R-S-H O R-2 R-2 O R-1-S-1.5 C-D-H C-N R-4 R-1 R-2-S PF-H R-3 R-1 R-3-H C-S-SP-PD R-2 R-2 C-NR-2 R-1 R-1-S C/OS-40-SP C-D C/OS-20 R-1-S R-2-HC-N R-2 R-3-PD R-2-H R-3 O R-2 C/OS-400 PF-H R-2-SP R-3-H C-S-MU R-2-PS R-4-H C-N C-S O-H C-S-S-SP C-S R-2-SP R-2-PD R-2-PD R-1 PF-H R-2 R-2 C-S C-S-MU R-1-PD R-2 C-N C-S C-N R-1-S C/OS-10 PF O-S C-R-MU C-N-S C-S C/OS-40-SP C-R-S-H R-3 R-3-H R-3 R-3-H-MU C-S-MU R-2-PD C-S C/OS-40 C-N-H R-3 C/OS C-N C-R-S C-D-H C-D-H-PD R-2-H O-H R-3-H C-D-H-PD R-2 C-N-H R-3-H R-2 R-3 M M-PDR-2-PD R-1-S R-1 BP-SP C-D-MU C/OS-20 C-C-PD C-C-PD C-S-PD M-SP BP-SP C/OS-SP BP-SP C/OS-SP R-2-SP PF-SP M-SP R-2-SP C/OS-40-SP R-2-SPR-2-SP R-1-SPR-1-SP R-1-SPR-1-SPR-1-SP R-2-SPR-2-SP-PDR-2-SP-PDR-2-SP-PDR-2-SPR-2-SP R-2-SP R-1-SP R-1-SP R-1-SPC/OS-SP BP-SP BP-SP C/OS-SP C/OS-SP C/OS-SP C/OS-SP O-SPO-SP O-SP C-R-H-SP R-2-SP R-2-SP R-2-SP R- 2 - S P R-2-SP R-3-SPR-3-SP PF-SP PF-SP PF-SP O-SP R-3-S P R-2-SPC-N-MU-SPC-N-MU-SPR-2-SP R-2-SP R-2-SPR-2-SPR-1-SPR-1-SPR-2-S P R- 2 - S P C-S-SPC-S-SPC/OS-40 C/OS-30 C/OS-SP R-3-S-PD C-D-S-H C-S-S-H-MUR-2-PD C-R R-4 C/OS-SP R-1-SP R-1-SP R-1-SP R-1-SP R-1-SP R -1 -S P R -1 -S PR-1 -S P R -1 -S P R-2-SP R-2-SP PF-SP PF-SP R-2-SP R-3-SP C-C-MU-SP R - 3 - S P R-4-SP PF-SP R-4-SP R-4-SP PF-SPPF-SPPF-SP BP-SP R -1-SPO-H C-T-SF PF-SF C-C-SFC-C-SF R-2-SF R-1-SF C-R-SF O-SF C-C-SF C-R-SF C-R-SF C-S-SF C-S-SF C-S-SF C-S-SF C-R-S F C-R-S F C-R-S F C-R-S F C-R-S F C-R-S F C-R-S F C-R-S F R-1-PD R-1-PD Madonna South Street S a n t a R o s a ( H ig h w a y 1) Foothill Highway 101Monterey Higuera Marsh Johnson Orcutt Bro a d Terrace Hill South HigueraT a n k F a r mBr o a d Prado TankFarm Suburban Los Osos Valley Road La gu naLake South Street Hil l s R-1-S R-1 City of San Lui s Obispo Zoning Map January 2015 Z00.51Miles Legend of Zones Creeks CityLimit Conservation/Open Space (C/OS) Low Density Residential (R-1) Medium Density Residential (R-2) Medium-High Density Residential (R-3) High Density Residential (R-4) Office (O) Neighborhood Commercial (C-N) Tourist Commercial (C-T) Community Commercial (C-C) Retail Commercial (C-R) Downtown Commercial (C-D) Business Park (BP) Service Commercial (C-S) Manufacturing (M) Public Facility (PF) Overlay Zones H - Historic Overlay 5, 10, 20, 40, 100, 160, 400 - Minimum Parcel Size S - Special Considerations SP - Specific Plan Area PD - Planned Development MU - Mixed Use SF - Special Focus TITLE SHEET JONES MIXED USE PERSPECTIVE VIEW - Location Description S I T E OR C U T T R D . CABRILL O L N. PROJECT DIRECTORY OWNER:TRAVIS FUENTEZ AMBIENT COMMUNITIES ARCHITECT:RRM DESIGN GROUP 3765 S. HIGUERA STREET, SUITE 102 SAN LUIS OBISPO, CA 93401 CONTACT: SCOTT MARTIN PHONE: (805)-543-1794 EMAIL: SAMARTIN@RRMDESIGN.COM PROJECT ADDRESS: APN:SAN LUIS OBISPO TR 3066-2 PROJECT DESCRIPTION THE 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 INDEX 1 TITLE SHEET 2 INSPIRATION IMAGERY 3 PROPOSED SITE PLAN 4 LANDSCAPE PLAN 5 BUILDING 1 GROUND FLOOR PLAN 6 BUILDING 1 SECOND FLOOR PLAN 7 BUILDING 2 FLOOR PLANS 8 BUILDING 1 ELEVATIONS 9 BUILDING 1 B/C ELEVATIONS 10 BUILDING 2 ELEVATIONS 11 COLOR AND MATERIALS 12 DETAIL VIGNETTES 13 SITE SECTIONS 14 TRASH ENCLOSURE/BIKE STORAGE 15 CIVIL GRADING AND DRAINAGE PLAN 16 UTILITY PLAN PROJECT STATISTICS ZONING C-C (MU OVERLAY) PARCEL SIZE:1.31 ACRES BUILDING GROSS AREA: GROUND FLOOR (3) 3,480 SF + (1) 1,710 SF = 12,150 SF SECOND FLOOR (3) 3,410 SF + (1) 290SF = 10,520 SF MAX LOT COVERAGE:75% PROPOSED COVERAGE:21.8% MAX. F.A.R. 2.0 PROPOSED F.A.R..4 MAX. RES. DENSITY 36 UNITS/ACRE PROPOSED RES. DENSITY 9 DU’S MAX. ALLOWED HEIGHT:35’-0” FT MAX. PROPOSED HEIGHT:35’-0” FT YARD SETBACKS PER MUNICIPAL CODE 17.28.020 TABLE 2-16 REQUIRED PROPOSED FRONT 0’-0”VARIES SIDE 0’-0” INTERIOR LOTS 5’-0” CORNER LOTS VARIES REAR 5’-0”5’-0” OCCUPANCY TYPES & AREA:MIXED (R2/B/M/A-2) RESIDENTIAL (9) 970 SF CONDOMINIUMS GENERAL RETAIL (3) 3,480 SF RESTAURANT (1) 1,710 SF CONSTRUCTION TYPE:TYPE (PER BLDG SIZE AND OCCUPANCY USE) ASSUME VB VICINITY MAP ZONING MAP PARKING REQUIRED AUTO PARKING PER SLO ZONING TABLE 6 CALCULATIONS SPACE COUNT COMMERCIAL: PROPOSED COMMERCIAL AREA: *BASED ON HABITABLE AREA (3) 2,800 SF REQUIRED PARKING:1 SPACE/300 SF = 28 SPACES PROPOSED RESTAURANT AREA: *BASED ON HABITABLE AREA (1) 2,000 SF REQUIRED PARKING:1 SPACE/100 SF = 20 SPACES REQUESTED REDUCTION: 60% PER OASP PROGRAM 3.2.19C 48 SPACES X 0.4 = 19.2 SPACES REQUIRED COMMERCIAL PARKING:48 SPACES - 19.2 SPACES = 28.8 SPACES RESIDENTIAL: PROPOSED RESIDENTIAL UNITS:9 UNITS REQUIRED RESIDENTIAL PARKING:2 SPACES/UNIT = 18 SPACES TOTAL REQUIRED SPACES:= 46.8 SPACES TOTAL PROVIDED SPACES:= 48 SPACES MOTORCYCLE PARKING PER SLO ZONING 17.72.08 CALCULATIONS SPACE COUNT MC PARKING REQUIRED: 1 SPACE/20 AUTO SPACES = 3 SPACES MC PARKING PROVIDED:= 3 SPACES BICYCLE PARKING PER SLO ZONING 17.72.070 TABLE 3-6 RESIDENTIAL BIKE: SHORT TERM REQUIRED:GUEST SPACES (1 PER 5 UNITS)= 4 SPACES LONG TERM REQUIRED:2 SPACES/UNIT = 18 SPACES TOTAL REQUIRED:= 22 SPACES TOTAL PROVIDED:= 22 SPACES RETAIL BIKE: PARKING REQUIRED:1 SPACE /1,000 SF = 13 SPACES SHORT TERM PROVIDED:25% = 3 SPACES LONG TERM PROVIDED:75% = 10 SPACES