HomeMy WebLinkAbout08-16-2021 ARC Agenda Packet - Amended
Architectural Review Commission
AGENDA
Monday, August 16, 2021, 5:00 p.m.
Teleconference - Broadcast via Webinar
Due to the recent increase in COVID-19 cases in San Luis Obispo County, City Administration has
made the difficult decision to return to a virtual meeting format. 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:
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Public comment can be submitted in the following ways:
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advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis Obispo, CA
93401
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at cityclerk@slocity.org or (805) 781-7100.
Pages
1.CALL TO ORDER
2.PUBLIC COMMENT
The 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.
3.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Architectural Review Commission to pull an item for discussion. The
public may comment on any and all items on the Consent Agenda within the
three-minute time limit.
Recommendation:
Approve Consent Item 3a.
3.a.CONSIDERATION OF MINUTES - JULY 19, 2021 ARCHITECTURAL
REVIEW COMMISSION MINUTES
5
4.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.
4.a.175 VENTURE DR. (ARCH-0624-2020) REVIEW OF THE PROPOSED
DESIGN AND LAYOUT FOR THE PHASED MEDIUM RESIDENTIAL
DENSITY (R-2) COMPONENT OF THE AVILA RANCH
DEVELOPMENT PROJECT
9
Recommendation:
Review the proposed project in terms of its consistency with the Airport
Area Specific Plan, Avila Ranch Development Plan, Community Design
Guidelines, and applicable City Standards, and provide comments and
recommendations to the Planning Commission.
4.b.REVIEW OF A DRAFT ZONING REGULATIONS AMENDMENT
CONSISTING OF OBJECTIVE DESIGN STANDARDS FOR
QUALIFYING HOUSING PROJECTS
101
Recommendation:
Recommend the proposed draft Objective Design Guidelines to the
Planning Commission for review. This action may include recommended
revisions or changes to the draft Objective Design Standards.
5.COMMENT AND DISCUSSION
5.a.STAFF UPDATES AND AGENDA FORECAST
Senior Planner Shawna Scott will provide an update of upcoming
projects and the agenda forecast.
6.ADJOURNMENT
The next rescheduled Regular Meeting of the Architectural Review Commission
will be held on September 13, 2021 at 5:00 p.m. via teleconference.
LISTENING ASSISTIVE DEVICES are available -- see the Clerk
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
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Agenda related writings or documents provided to the Architectural Review
Commission are available for public inspection on the City’s website:
http://www.slocity.org/government/advisory-bodies. Meeting video recordings
can be found on the City’s website:
https://opengov.slocity.org/WebLink/Browse.aspx?id=60946&dbid=0&repo=City
Clerk
Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, July 19, 2021
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, July
19, 2021 at 5:02 p.m. in the Council Hearing Room at City Hall, 990 Palm Street, San Luis Obispo,
by Chair Christie Withers.
ROLL CALL
Present: Commissioners Michael DeMartini (arrived at 5:09 p.m.), Mandi Pickens, Brian
Pineda, Allen Root, Micah Smith, and Chair Christie Withers
Absent: Vice Chair Ashley Mayou
Staff: Senior Planner Shawna Scott and Deputy City Clerk Kevin Christian
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
CONSIDERATION OF MINUTES
1. Minutes of the Architectural Review Commission meeting of June 21, 2021.
ACTION: MOTION BY COMMISSIONER ROOT, SECOND BY COMMISSIONER
SMITH, CARRIED 5-0-2 (Commissioner DeMartini and Vice Chair Mayou absent), to
approve the Minutes of the Architectural Review Commission meeting of June 21, 2021.
Page 5 of 115
Minutes – Architectural Review Commission Meeting of July 19, 2021 Page 2
PUBLIC HEARING
Commissioner DeMartini arrived at 5:09 p.m., the beginning of the staff presentation for this item.
2. Development review of a mixed-use project consisting of 94 residential units and 924 square
feet of commercial space, with a 24% density bonus. The project includes a request for an
affordable housing concession regarding the Edge Conditions standards for open space
orientation and window placement for properties that are along transition zones. An Addendum
to the previously adopted Mitigated Negative Declaration has been prepared (ER#0286-2014).
Project address: 279 Bridge Street; Case#: ARCH-0587-2020, USE-0412-2021, & AFFH-
0413-2021; Zone: M-zone; Housing Authority of San Luis Obispo, owner/applicant.
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Scott Smith, CEO HASLO, and Jim Duffy, Ten Over Studios,
provided an overview of the project objectives and provided comments in response to
Commissioner questions.
Public Comments:
Justice and Bill Towers
Amy Sanchez
Devin Gallagher
--End of Public Comment--
ACTION: MOTION BY COMMISSIONER PICKENS, SECOND BY COMMISSIONER
SMITH, CARRIED 6-0-1 (Vice Chair Mayou absent), to recommend approval to the Planning
Commission and confirm consistency with Community Design Guidelines, with the following
recommendations:
Provide additional screening to the balconies on south and east building elevations,
screening thresholds of the balconies shall be up to the discretion of the developer; and
Reduce height of screening features surrounding the interior playground courtyard to
provide a balance of vehicle screening and pedestrian safety; and
Consider that trees along the south perimeter be planted at a greater maturity; and
Incorporate addition of an accent color.
COMMENT AND DISCUSSION
3. Staff Updates
Senior Planner Shawna Scott provided a brief agenda forecast.
Page 6 of 115
Minutes – Architectural Review Commission Meeting of July 19, 2021 Page 3
ADJOURNMENT
The meeting was adjourned at 6:15 p.m. The next Regular Meeting of the Architectural Review
Commission will be held on Monday, August 16, 2021 at 5:00 p.m. in the Council Chambers at
City Hall, 990 Palm Street, San Luis Obispo, CA 93401.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2021
Page 7 of 115
Page 8 of 115
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF THE PROPOSED DESIGN AND LAYOUT FOR THE PHASED
MEDIUM RESIDENTIAL DENSITY (R-2) COMPONENT OF THE AVILA RANCH
DEVELOPMENT PROJECT, CONSISTING OF 297 RESIDENTIAL UNITS; THE
PROJECT INCLUDES A FENCE HEIGHT EXCEPTION FOR A MAXIMUM 13-FOOT
TALL COMBIN
PROJECT ADDRESS: 175 Venture (Main) BY: John Rickenbach, Contract Planner
Phone Number: (805) 610-1109
Email: JFRickenbach@aol.com
FILE NUMBER: ARCH-0624-2020 FROM: Shawna Scott, Senior Planner
RECOMMENDATION
Review the proposed project in terms of its consistency with the Airport Area Specific Plan
(AASP); Avila Ranch Development Plan (ARDP); Community Design Guidelines (CDG);
and applicable City Standards and provide comments and recommendations to the
Planning Commission.
1.0 PROJECT BACKGROUND AND DESCRIPTION SUMMARY
In September 2017, the City Council approved the Avila Ranch project, which envisioned
phased development of up to 720 homes and 15,000 square feet of neighborhood -serving
commercial uses on a 150-acre site on three parcels in the southern portion of the City of
San Luis Obispo, generally northeast of Buckley Road and Vachell Lane (APNs 053-259-
004, -005 and -006). The project as approved was determined to be consistent with the
City’s General Plan, Airport Area Specific Plan (as amended), and the City’s Community
Design Guidelines. It was also determined to be consistent with the County’s Airport Land
Use Plan.
The following entitlements were included as part of project approval to facilitate
development:
Resolution 1832 (2017 Series) certifying the Final Environmental Impact Report
for the project, amending both the Airport Area Specific Plan and General Plan,
and approving Vesting Tentative Tract Map No. 3089.
Meeting Date: 8/16/2021
Item Number: 4a
Time Estimate: 30 minutes
Page 9 of 115
Item 4a
ARCH-0624-2020 (175 Venture Drive – Avila Ranch)
Architectural Review Commission Report – August 16, 2021
Resolution 1638 (2017 Series) rezoning property at 175 Venture Drive (the
Project) from Business Park/Specific Plan Area (BP -SP) and Conservation /Open
Space/Specific Plan Area (C/OS/SP) to be consistent with the Project’s
Development Plan and with the General Plan and Airport Area Spe cific Plan, as
amended to enable development of 720 residential units and 15,000 square feet
of neighborhood commercial on a 150-acre site. The Project also includes 18 acres
of parks and 53 acres of designated open space.
Ordinance 1639 (2017 Series) approving the Development Agreement (DA)
between the City and Avila Ranch LLC. The Project was subsequently sold to
Wathen Castanos Homes, and with it, the rights and obligations associated with
the DA. The DA ensures phased and orderly development of the P roject, and
includes provisions for reimbursement for public infrastructure and improvements
beyond project requirements.
The applicant now requests that the ARC review and the Planning Commission approve
the proposed design and layout for the Medium Residential Density (R-2) component of
the project. The majority of the R-2 zoned property is located within Phase 1 of the
approved Development Plan, with the remainder of the R -2 zoning in Phases 2 and 3,
consistent with what is described in the Development Plan. In all, the project would
accommodate 297 R-2 units, which would be constructed in three phases (refer to Figure
2, Avila Ranch Project Phasing and R-2 Locations). Phase 1 would include 179 R-2 units,
with 29 R-2 units as part of Phase 2 and 89 R-2 units in Phase 3. The current application
also includes a fence height exception request to provide screening between the
residential development and the adjacent existing industrial/manufacturing development
north and west of portions of Phase 1 development.
The project site is
within a portion of
the Airport Area
Specific Plan and is
designated as
Medium Density
Residential (R-2).
Figure 1 shows the
proposed project
site and key
information about
the site.
Figure 1. Avila Ranch Project Site
Page 10 of 115
Item 4a
ARCH-0624-2020 (175 Venture Drive – Avila Ranch)
Architectural Review Commission Report – August 16, 2021
General Location: Generally, north of Buckley Road and east of Vachell Lane.
Site Area: 150 acres for the Avila Ranch project (27.3 acres within the R-2-SP zone)
Present Use: Vacant land
Zoning: R-2-SP within the Airport Area Specific Plan
General Plan: Medium Density Residential
Surrounding Uses (outside the Avila Ranch Planning Area)
East: County jurisdiction; Agriculture zoning
West: M-SP (Manufacturing) Lockheed Martin; C-S (Service Commercial) further west
across Vachell Lane
North: M (Manufacturing); BP-SP (Business Park); warehousing & industrial uses
South: County jurisdiction; Agriculture zoning
Zoning surrounding the R-2-SP zoned land include M-SP, BP-SP, R-4-SP, PF-SP, and
C/OS-SP (refer to Figure 1, Avila Ranch Project Site).
Existing Site Characteristics
The Avila Ranch site includes 150 contiguous acres at the northeast corner of Buckley
Road and Vachell Lane. The land is currently vacant. The site generally slopes from the
northeast to southwest, although there are localized undulations. It is diagonally bisected
by a drainage channel known as Tank Farm Creek, which conveys on and offsite storm
water to San Luis Creek. The R-2 portion of Avila Ranch, which is the subject of this
report, includes the westerly 27.3 acres of the 150-acre site.
2.0 PROPOSED DESIGN
The proposed application is for ARC to consider and make recommendations to the
Planning Commission concerning the design of the R-2 component of the Avila Ranch
project, which would be constructed in Phases 1 -3 of the project. If approved, the R-2
product as envisioned would be developed in the framework of existing project
entitlements, subject to the policies of the General Plan, AASP, and requirements of the
Avila Ranch Development Plan. Figure 2 shows the phasing within Avila Ranch, and the
R-2 areas in more detail, which is exclusively in the first 3 phases of the 6 -phase project.
The layout shown is consistent with the approved Tract Map.
Page 11 of 115
Item 4a
ARCH-0624-2020 (175 Venture Drive – Avila Ranch)
Architectural Review Commission Report – August 16, 2021
Two types of R-2 products are proposed, and these are described in the Avila Ranch
Development Plan. These are called the Cluster and Pocket Cottage units, which differ
in their design, size and layout. These are briefly described below, but described in detail
on Sheets A1.1 through A9.2 of the application packet (Attachment 1).
Cluster units are intended to provide workforce housing and housing for moderate income
families, and would range in size from 1,609 to 2,273 square feet (SF). These are 3 -
bedroom units, most with 2.5 bathrooms, although some have 3 full bathrooms. Overall,
six floor plans are proposed, including two floor plans that are repeated from the pocket
cottage product. The Pocket Cottage units are slightly smaller, ranging in size from 819
to 1,708 SF, with five floor plans proposed. The smallest unit has 2 bedrooms and 1
bathroom, while the others have 1.5 to 2.5 bathrooms.
Architectural Design Concept
The overall community has been designed in small motor court clusters, sharing a drive
aisle and landscaped paseo on either side of the homes. This design approach is intended
to present a pedestrian friendly street façade and scale along the main circulation streets
by eliminating the street facing garage door and driveways. Consistent with the
Development Plan, five architectural styles are proposed.
Figure 2. Avila Ranch Project Phasing and R-2 Locations
Page 12 of 115
Item 4a
ARCH-0624-2020 (175 Venture Drive – Avila Ranch)
Architectural Review Commission Report – August 16, 2021
These include Spanish (Mission), Bungalow, Craftsman, Farmhouse and Contemporary.
In the case of the cluster units, any of the five styles could be applied to any of the six
proposed floor plans. For the cottage units, there is a greater emphasis on the Spanish
style, especially for the smallest units, which would be exclusively in thi s style.
Table 1 on the following page summarizes the proposed floor plans within the R-2 zone,
including key features and the applicability of the various architectural styles.
Figure 3. Architectural Elevations - Cluster Development
Figure 4. Architectural Elevations -
Cottage Development
Page 13 of 115
Item 4a
ARCH-0624-2020 (175 Venture Drive – Avila Ranch)
Architectural Review Commission Report – August 16, 2021
Table 1. Summary of Proposed R-2 Development
Cluster Units
Plan # Size Stories Bedroom/
Baths
Garage Architectural
Styles
# of Units
in Phase 1
Same as
Cottage
plan 2
1,609 SF 2 3BR / 1.5BA 1 car A, B, C, D, E 15
Same as
Cottage
plan 3
1,708 SF 2 3BR / 2.5BA 1 car A, B, C, D, E 5
1 1,805 SF 2 3BR / 2.5BA 2 car A, B, C, D, E 17
2 1,900 SF 2 3BR / 2.5BA 2 car A, B, C, D, E 20
3 2,066 SF 2 3BR / 2.5BA 2 car + bonus
room
A, B, C, D, E 43
4 2,273 SF 2 3BR / 3BA 2 car + bonus
room
A, B, C, D, E 31
TOTAL 131
Pocket Cottage Units
1 1,169 SF 2 3BR / 1.5BA 1 car A, B, D 8
2 1,609 SF 2 3BR / 2.5BA 1 car A, B, C, D, E 12
3 1,708 SF 2 3BR / 2.5BA 1 car A, B, C, D, E 13
4 1,551 SF 2 3BR / 2.5BA 1 car A 2
5 819 SF 1 2BR / 1BA 1 car A 13
TOTAL 48
All Phase 1
179
Architectural Style Key:
A – Spanish (Mission) B – Bungalow C – Craftsman D – Farmhouse E – Contemporary
The following Figures 5 and 6 show renderings of the development concept, and how the
various architectural and design elements would interact with parks and pedestrian
paseos. The intent of the overall design is to mix architectural styles and floor plans
throughout the development consistent with the intent of the Development Plan.
Additional renderings and design details are included in the application package
(Attachment 1, Sheets AS1.0 through AS1.4)
Page 14 of 115
Item 4a
ARCH-0624-2020 (175 Venture Drive – Avila Ranch)
Architectural Review Commission Report – August 16, 2021
Details related to the treatment of pedestrian paseos, particularly how they would interact
with neighboring development and landscaping, are included on Sheets L1.0 to L1.8.
Additional details related to lighting, colors and materials are included on Sheets A10.0
to A10.5 (Attachment 1, Project Plans).
Figure 5. Rendering of Development Concept
Figure 6. Rendering of Development Concept
Page 15 of 115
Item 4a
ARCH-0624-2020 (175 Venture Drive – Avila Ranch)
Architectural Review Commission Report – August 16, 2021
Proposed Fence Height Exception
Municipal Code section 17.70.070 allows a
maximum wall/fence height of 6 feet along
rear and side setbacks or up to 9 feet when
combined with a retaining wall. Exceptions to
these requirements can be granted for
circumstances relating to topography and
privacy. A fence height exception is
requested along the north and west tract
boundaries adjacent to an industrial property
(APN 053-259-003) to allow for a 6-foot high
solid fence atop a previously approved
retaining wall. The requested maximum total
combined wall/fence height is proposed at 13
feet.
This exception is requested in response to
the site topography and to provide privacy for
proposed residential uses from the adjacent
active industrial development, notably the
parking areas near the property line. The
majority of the retaining wall would face the
residential development. The proposed
fences would be located in the rear and side
yards of the residential development and
would not be visible along public roads.
See Figure 7 for the proposed fencing
concept, which shows some of the detail from
Sheet E1.0, included as Attachment 1. The
site retaining walls were approved and
permitted as part of Tract 3089 Phase 1
Improvements (FMAP-1563- 2018) and are
included for graphic reference only to depict
the total wall/fence height. The retaining wall
varies in height from 2 to 7 feet. Although the
combined height of the retaining wall and
fence could be as high as 13 feet, because of
topographic variation, in other areas it would
be under 9 feet. Due to the tract drainage
improvements, topography, and location of
the approved walls, it is infeasible to offset the
fence from the retaining wall.
Figure 7. Proposed Fence Height Exception
Page 16 of 115
Item 4a
ARCH-0624-2020 (175 Venture Drive – Avila Ranch)
Architectural Review Commission Report – August 16, 2021
3.0 FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the
Airport Area Specific Plan (AASP); Avila Ranch Development Plan (ARDP); Community
Design Guidelines (CDG); and applicable City Standards; and 2) provide comments and
recommendations to the Planning Commission.
Airport Area Specific Plan:
https://www.slocity.org/home/showpublisheddocument/4294/637493456364330000
Avila Ranch Development Plan: https://www.slocity.org/government/department-
directory/community-development/planning-zoning/specific-area-plans/avila-ranch
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
4.0 DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan,
Zoning Regulations, AASP, ARDP and CDG. Notably, upon its approval, the project
(including the ARDP) was found to be consistent with the General Plan and AASP, and
is directly referenced in the AASP. The ARDP was also previously considered by the ARC
in the context of the CDG. Therefore, consistency with the ARDP is the key consideration
for ARC with respect to this project, although relevant aspects of the CDG will be
highlighted in the analysis that follows. For development within Avila Ranch, the AASP
defers to the design standards included in the ARDP. Figure 8 from the ARDP
summarizes the design standards for R-2 development (also see Attachment 2).
Figure 8. R-2 Standards from the Avila Ranch Development Plan
Page 17 of 115
Item 4a
ARCH-0624-2020 (175 Venture Drive – Avila Ranch)
Architectural Review Commission Report – August 16, 2021
Staff has identified the discussion items below related to consistency with relevant
provisions of the ARDP and CDG. Table 2 summarizes the applicable standards within
these documents, and how the project responds to them.
Table 2. Discussion Items
Highlighted Sections Discussion Items
Avila Ranch Development Plan – Design Framework
ARDP Standard 1.1:
Adherence to AASP
Building Orientation and
Setback Standards
The ARDP builds on the streetscape and pedestrian
orientation standards included in the AASP, and follows
the intent of setback requirements included in the
Municipal Code related to the R-2 zone. The proposed
design adheres to these standards and meets t he intent
of ARDP standards that relate to these issues. Figure 8
above shows the relevant standards for the R-2 zone
within the ARDP. The proposed design adheres to these
requirements related to setbacks and building heights.
ARDP Standards 1.2, 1.6
and 1.7 and related
guidelines: Building Height
and Setback relationship;
driveway orientation; open
space orientation
The intent of this standard is to avoid blocking distant
views of the background topography through the
relationship of setbacks to building height. As designed,
the project would adhere to setback and building height
restrictions of the R-2 zone as applied elsewhere in the
City, and as described in the ARDP (see Figure 8). The
project meets the intent of City requirements, including
the municipal code and applicable ARDP standards.
The project as designed meets the intent of standards
related to driveway and garage orientation away from
major street, and with its paseos and parks, meet the
intent of open space orientation standards. Thes e are
consistent with direction in AASP and CDG.
ARDP Standard 7.1.2:
Required Architectural
Styles
This standard requires that development use one or more
of these architectural styles: Farmhouse, California
Bungalow, Contemporary, Craftsman, or Mission
(Spanish). The project design uses all five styles,
distributed throughout the project.
ARDP Standard 7.1.3 and
related guidelines:
Distribution of Architectural
Styles
This standard includes a detailed approach to ensure that
architectural styles are distributed throughout the
planning area. The intent is to ensure visual variety and
interest throughout, and large enclaves of overly uniform
style and architecture. The design as envisioned
includes six different floor plans for the cluster units, and
five floor plans for cottage units, with architectural styles
that could apply to those floor plans. As proposed, there
are no specific provisions for ensuring a distribution of
Page 18 of 115
Item 4a
ARCH-0624-2020 (175 Venture Drive – Avila Ranch)
Architectural Review Commission Report – August 16, 2021
Highlighted Sections Discussion Items
styles throughout the project based on the formulas
included in the standard, although the project meets the
intent of this by distributing the variety of floor plans (and
associated architectural styles) throughout he project
area. Sheets AS1.0-AS1.4 demonstrate the intent of the
applicant, and show a variety of styles, colors and floor
plans within a given street scene. In addition, porches
are included in the project consistent with Guideline
7.1.3.E.
ARDP Standards 7.2.3,
7.3.2, 7.3.5 and related
guidelines: Scale and
massing, including the
relationship between
building height and
setbacks
The ARDP builds on the streetscape and pedestrian
orientation standards included in the AASP, and follows
the intent of setback requirements included in the
Municipal Code related to the R-2 zone. The proposed
design adheres to these standards and meets the intent
of ARDP standards that relate to these issues. Figure 8
above shows the relevant standards for the R-2 zone
within the ARDP. The proposed design adheres to these
requirements related to setbacks and building heights.
ARDP Standards 7.4.1 and
7.5.1: Architectural facades
and treatment; colors and
materials
The intent of this standard to ensure that visually
prominent design details are compatible with the overall
architectural style, and that compatible colors and
materials are chosen. Key features include entries,
windows, doors, and garages. See Sheets A1.0 through
A9.2 reflect this standard, showing details related to each
of these features, which are consistent with the
applicable architectural theme. Colors and materials
proposed are shown on Sheets A10.0 to A10.5. These
reflect a variety of color and material choices within
compatible parameters. Colors range from muted grays,
whites and browns augmented a variety of color choices.
Materials differ depending on architectural style.
ARDP Standards 8.1.1-
8.1.4: Landscaping
The proposed project responds to these standards with
a landscape plan that enhances and complements the
architectural design, as shown on several project sheets,
notably Sheets L1.0-L1.8, and the renderings shown on
Sheets AS1.0-AS1.4.
ARDP Standards 9.3.2-
9.3.8: Lighting
The project has not yet established a formal lighting plan,
although Sheet A10.0 shows potential lighting fixtures as
they relate to the different architectural styles. The
project will be required to comply with the City’s night sky
ordinance; however, the ARC may provide specific
direction regarding exterior lighting for the project.
Page 19 of 115
Item 4a
ARCH-0624-2020 (175 Venture Drive – Avila Ranch)
Architectural Review Commission Report – August 16, 2021
Highlighted Sections Discussion Items
ARDP Standard 12.1:
Fencing
The intent of this standard is to ensure that fencing
design does not block views of open spaces or Tank
Farm Creek. The proposed exception to the fence height
would apply to areas between residences and industrial
areas, not areas associated with open space or the
creek.
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 A10.0 to A10.5 illustrate a variety of
complementary colors and materials that would be
applied to the varied design details shown on Sheets
A1.0-A9.2.
§ Section 5.5: Single-
Family Housing Design
The ARDP was previously found to be consistent with the
CDG, and reflects and expands on many of the same
principles articulated in the CDG. Among the principles
articulated in this section of the CDG include:
1. pedestrian orientation;
2. architectural variety, housing sizes and design
details;
3. variable setbacks in compliance with the
Municipal Code;
4. primary entrances facing a street, encouraging
porches to transition between public and private
spaces; and
5. garages subordinate to living spaces, preferably
not facing the primary street entrance to the home.
The project is responsive to these principles. Sheets
L1.1-L1.4 show how homes are integrated into and have
access to pedestrian paseos. Also see the renderings in
Figures 5 and 6 above. Consistent with the ARDP, five
architectural styles are proposed throughout the project,
with considerable design variation as described above.
Garages are oriented to the side along alleys, as shown
in Sheets A1.1, A2.1, A3.1, A4.1, A5.1, A6.1, A7.1, A8.1
and A9.1.
Page 20 of 115
Item 4a
ARCH-0624-2020 (175 Venture Drive – Avila Ranch)
Architectural Review Commission Report – August 16, 2021
5.0 ACTION ALTERNATIVES
5.1 Recommend the Planning Commission find the project consistent with the AASP,
ARDP Design Framework 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 consisten cy with the ARDP Design Framework
and Community Design Guidelines.
5.2 Continue the project. An action continuing the application should include direction
to the applicant and staff on pertinent issues.
5.3 Recommend the Planning Commission find the project inconsistent with the AASP,
ARDP Design Framework 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 ARDP Design
Framework and Community Design Guidelines.
6.0 ATTACHMENTS
A - Project Plans (ARCH-0624-2020)
B - Avila Ranch Development Plan Medium Density Residential Building Standards
Page 21 of 115
Page 22 of 115
TRACT 3089 R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.203FWJTFERevised 06.11.21TITLE SHEETT-1.0Applicant:Wathen Castanos Homes1446 Tollhouse Road, Suite 103Clovis, CA 93611BUCKLEY RD.VACHELL LN.Project Site HWY. 101Architectural Development Review T-1.01 Title SheetP1.0 - P1.5 Project DescriptionE1.0 Fence/Wall Height ExceptionSP1.0 Illustrative Site PlanL-1.0 Overall Landscape PlanL-1.1 Paseo Enlargement - 20’ EasementL-1.2 Paseo Enlargement - 10’ EasementL-1.3 Paseo Enlargement, 4-Pack with 10’ EasementL-1.4 Residential Landscape Plan SampleL-1.5 Proposed Plant MaterialL-1.6 Landscape Buffer PlanL-1.7 Landscape Buffer SectionL-1.8 Landscape InspirationAS1.0 Street Scene ElevationsAS1.1 Park & Architectural RenderingAS1.2 Typical Paseo & Architecture RenderingAS1.3 Typical Paseo & Architecture RenderingAS1.4 Typical Paseo Entry & Architecture RenderingCLUSTER ELEVATIONS & FLOOR PLANS (4 & 6 Unit Pack)A1.0 Cluster Plan Front ElevationsA1.1 Cluster Plan 1 Typical Floor PlanA1.2 Cluster Plan 1A Spanish Elevations & Roof PlanA1.3 Cluster Plan 1B Bungalow Elevations & Roof PlanA1.4 Cluster Plan 1C Craftsman Elevations & Roof PlanA1.5 Cluster Plan 1D Farmhouse Elevations & Roof PlanA1.6 Cluster Plan 1E Contemporary Elevations & Roof PlanA2.1 Cluster Plan 2 Typical Floor PlanA2.2 Cluster Plan 2A Spanish Elevations & Roof PlanA2.3 Cluster Plan 2B Bungalow Elevations & Roof PlanA2.4 Cluster Plan 2C Craftsman Elevations & Roof PlanA2.5 Cluster Plan 2D Farmhouse Elevations & Roof PlanA2.6 Cluster Plan 2E Contemporary Elevations & Roof PlanA3.1 Cluster Plan 3 Typical Floor PlanA3.2 Cluster Plan 3A Spanish Elevations & Roof PlanA3.3 Cluster Plan 3B Bungalow Elevations & Roof PlanA3.4 Cluster Plan 3C Craftsman Elevations & Roof PlanA3.5 Cluster Plan 3D Farmhouse Elevations & Roof PlanA3.6 Cluster Plan 3E Contemporary Elevations & Roof PlanA4.1 Cluster Plan 4 Typical Floor PlanA4.2 Cluster Plan 4A Spanish Elevations & Roof PlanA4.3 Cluster Plan 4B Bungalow Elevations & Roof PlanA4.4 Cluster Plan 4C Craftsman Elevations & Roof PlanA4.5 Cluster Plan 4D Farmhouse Elevations & Roof PlanA4.6 Cluster Plan 4E Contemporary Elevations & Roof PlanCOTTAGE ELEVATIONS & FLOOR PLANS (8 Unit Pack)A5.0 Cottage Plan Front ElevationsA5.1 Cottage Plan 1 Typical Floor PlanA5.2 Cottage Plan 1A Spanish Elevations & Roof PlanA5.3 Cottage Plan 1B Bungalow Elevations & Roof PlanA5.4 Cottage Plan 1D Farmhouse Elevations & Roof PlanA5.5 Cottage Plan 1D Farmhouse Elevations & Roof PlanA5.6 Cottage Plan 1E Contemporary Elevations & Roof PlanA6.1 Cottage Plan 2 Typical Floor PlanA6.2 Cottage Plan 2A Spanish Elevations & Roof PlanA6.3 Cottage Plan 2B Bungalow Elevations & Roof PlanA6.4 Cottage Plan 2C Craftsman Elevations & Roof PlanA6.5 Cottage Plan 2D Farmhouse Elevations & Roof PlanA6.6 Cottage Plan 2E Contemporary Elevations & Roof PlanA7.1 Cottage Plan 3 Typical Floor PlanA7.2 Cottage Plan 3A Spanish Elevations & Roof PlanA7.3 Cottage Plan 3B Bungalow Elevations & Roof PlanA7.4 Cottage Plan 3C Craftsman Elevations & Roof PlanA7.5 Cottage Plan 3D Farmhouse Elevations & Roof PlanA7.6 Cottage Plan 3E Contemporary Elevations & Roof PlanA8.1 Cottage Plan 4 Typical Floor PlanA8.2 Cottage Plan 4A Spanish Elevations & Roof PlanA9.1 Cottage Plan 5 Typical Floor PlanA9.2 Cottage Plan 5A Spanish Elevations & Roof PlanA10.0 Architectural Images & Lighting ExamplesA10.1 A. Spanish - Color and Material MatrixA10.2 B. Bungalow - Color and Material MatrixA10.3 C. Craftsman - Color and Material MatrixA10.4 D. Farmhouse - Color and Material MatrixA10.5 E. Contemporary - Color and Material MatrixSHEET INDEXATTACHMENT 1Page 23 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21PROJECT DESCRIPTIONP-1.0Supplement to the ARCHITECTURAL DEVELOPMENT REVIEW APPLICATION for the avila ranch r-2 medium density residential component RIWKHAVILA RANCH DEVELOPMENT PLAN 11 June 2021 I. PROJECT HISTORICAL OVERVIEW Avila Ranch (Project) implements the City’s vision for the project site as guided by the 2014 Land Use and Circulation Elements of the General Plan (LUCE). The LUCE specifically identifies the project site as a Special Focus Area that included planning and environmental design and analysis of the designation of an appropriate land use mix, the need for a variety of housing types and levels of affordability, provision of open space, parks and trails, restoration of Tank Farm Creek, protection and mitigation of impacts to agricultural resources, a circulation network and linkages to the surrounding community, and incorporation of utility and infrastructure. The Avila Ranch site encompasses three (3) adjacent parcels (APN 053-259-008, 011, and 012) totaling 150-acres. It is located at the northeast corner of Buckley Road and Vachell Lane. The Project site is currently undeveloped and has historically been used for agriculture. Tank Farm Creek, a tributary to San Luis Obispo Creek, diagonally bisects the Project site from northeast to southwest and conveys storm water from the Chevron Tank Farm and adjacent properties to San Luis Creek. Prior to its annexation to the City in 2008, the Project site was zoned by the County of San Luis Obispo (County) for Business Park and Conservation/Open Space (COS) uses. The City’s 2005 AASP also designated the site for Business Park uses and the Project site remained zoned Business Park and COS since its annexation. However, the City’s 2014 Land Use Element of the General Plan rejected past Business Park land use designations in favor of new housing and designated the Project site as a Special Focus Area (SP-4) for provision of residential units and small-scale neighborhood commercial uses, with associated policies and performance standards that would guide future development. The following represents the entitlements received for the Project. xResolution No. 1832 (2017 Series) certifying the Final Environmental Impact Report for the Project, amending both the Airport Area Specific Plan and General Plan, and approving Vesting Tentative Tract Map No. 3089. xResolution No. 1638 (2017 Series) rezoning property at 175 Venture Drive (the Project) from Business Park/Specific Plan Area (BP-SP) and Conservation /Open Space/Specific Plan Area (C/OS/SP) to be consistent with the Project’s Development Plan and with the General Plan and Airport Area Specific Plan, as amended to enable development of 720 residential units and 15,000 square feet of neighborhood commercial on a 150-acres site. The Project also includes 18-acres of parks and 53-acres of designated open space. xOrdinance No. 1639 (2017 Series) approving the Development Agreement (DA) between the City and Avila Ranch LLC. The Project has subsequently been sold to Wathen Castanos Homes. In essence, the DA represents a negotiated agreement on important areas related to the phased and orderly development of the Project. It includes extended vesting of the development entitlements and reimbursement for public in fracture and improvements beyond project requirements A. Applicant’s Request This application includes information for the Architectural Review Commission’s and Planning Commission’s review and approval of the Medium Residential Density (R-2) component of the project. The majority of the R-2 zoned property is part of the Phase I construction, with additional R-2 zoning/product in Phases II and III, as noted in the Development Agreement and related Project conditions of approval and mitigation measures. The application also includes a fence height exception request to provide adequate screening between the residential development and the adjacent existing industrial/manufacturing development (see Sheet E1.0 for additional information). B. Previous Entitlements & Permits As noted above, the City Council certified the Environmental Impact Report (EIR) and approved amendments to the General Plan and Airport Area Specific Plan, the Vesting Tentative Tract Map in addition to various Project-related documents. In addition, the following plans have been reviewed, approved, and/or permitted to date. xConformance Determination by the County of San Luis Obispo Airport Land Use Plan, Airport Land Use Commission, xGeneral Plan Parks & Recreation Element Consistency Determination, Parks & Recreation Commission for the proposed seven (7) parks totaling 18-acres, 04 January 2017. Issued Permits: xAvila Ranch Offsite Improvements - COA 114 - FMAP-1622-2018 - Tank Farm/South Higuera xAvila Ranch - Tract 3089 - Mass Grading Plans - FMAP-1844-2018 - Onsite early grading and walls. xSidewalk on Higuera between Los Osos Valley Road and Vachell Lane - FMAP-1537-2018 - Partial improvements along Vachell Lane regarding drainage management. xHiguera Street to South Street Right-turn Extension - FMAP-1538-2018 xAvila Ranch Phase 1 Tract 3089 Improvement Plans - FMAP-1563-2018 xBuckley Road Extension, County of San Luis Obispo, ENC 20200306, May 2021 xMiscellaneous Permits: These permits authorize work within the regulatory jurisdiction of each entity. Lake &Streambed Alteration Agreement – CA Department of Fish & Wildlife Waste Discharge Permit 34018WQ35 – Regional Water Quality Control Board II. ARCHITECTURAL DEVELOPMENT REVIEW SUBMITTAL A. Avila Ranch Development Plan The Avila Ranch Development Plan (Plan), dated May 2017, was prepared in collaboration with the applicant’s design and environmental team, City staff, and City decision-makers. While not technically a Specific Plan, it nonetheless contains many of the requisite components – Land Use Plan & Framework, Design Framework, Circulation, and Infrastructure Framework. ATTACHMENT 1Page 24 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21PROJECT DESCRIPTIONP-1.1The focus of this and subsequent applications is the Design Framework This section of the Plan includes design standards and guidelines specific to the Project and are meant to work in conjunction with the adopted goals, policies, standards, and guidelines found in the Airport Area Specific Plan, the City’s Community Design Guidelines, the City’s Zoning Regulations (Chapter 17 of the Municipal Code) and related documents. 6WDQGDUGV define actions or requirements that must be fulfilled by the Project, while *XLGHOLQHV refer to methods or approaches that may be used to achieve a stated goal, but allow for flexibility and interpretation given specific conditions. The development standards for the R-2 product have been modified to better reflect the minor revisions to the product type to account for the transition from a conceptual design through design development and, ultimately, construction document level design. These minor revisions are in keeping with the intent of the Development Plan and are in substantial conformance with the project-specific documents that regulate the design and implementation of the Avila Ranch project. The R-2 development standard table is noted below. B. Mitigation Measures and Conditions of Approval The Avila Ranch project was approved under a certified EIR. The EIR described potential impacts and related mitigation measures. While the majority of measures relate to the physical environment (e.g., transportation improvements, biological considerations, public services, etc.), there are measures that specifically address design aspects that are under the purview of the Architectural Review Commission (ARC) and the Planning Commission (PC). The project vesting tentative tract map was approved with a set of conditions of approval that were created by all City departments, reviewed by the various City advisory bodies, and ultimately approved by the City Council. Development of the project should be consistent with these conditions, which will allow for a detailed review of the development plans to assure compliance with City plans, policies, and standards. Again, while the majority of the conditions relate to major transportation and other improvements, there are conditions that specifically address design components that are under the purview of the ARC and PC. Those specific mitigation measures and conditions of approval are noted on the table below. Table 2. Mitigation Measure and Conditions of Approval Conformance MITIGATION MEASURE or CONDITION OF APPROVALCONFORMANCE COMMENT32. Private street lighting may be provided along the private streets/alleys/parking areas, pocket parks, and linear parks per City Engineering Standards and/or as approved in conjunction with the final ARC approvals. Private lighting is depicted on sheets L-1.1 and L-1.2. Shared driveway lighting consists of wall light fixtures, as shown on building elevations (See Architectural Sheets) 43. Retaining wall and/or retaining wall/fence combinations along property lines shall be approved to the satisfaction of the Planning Division and shall conform with the zoning regulations for allowed combined heights or shall be approved through the See sheet E1.0 for details regarding the requested Fence/Wall Height exception for a maximum combined wall/fence height of 11 feet along the shared boundary with Trust Automation (APN 053-259-003). MITIGATION MEASURE or CONDITION OF APPROVALCONFORMANCE COMMENTARC, Specific Plan, or separate Fence Height exception process. Fence heights in all other areas of the development area are consistent with the Zoning Regulations. 44. The ARC plans and public improvement plans shall show the location of the proposed mail receptacles or mailbox units (MBU’s) to the satisfaction of the Postmaster and the City Engineer. The subdivider shall provide a mailbox unit or multiple units to serve all dwelling units within this development as required by the Postmaster. MBU’s shall not be located within the public right-of-way or public sidewalk area unless specifically approved by the City Engineer. Contact the Postmaster at 543-2605 to establish any recommendations regarding the number, size, location, and placement for any MBU’s to serve the several neighborhoods and occupancies. Mailbox locations are shown on sheet L-1.1 and L-1.2. 45. Porous concrete, pavers, or other surface treatments as approved by the City Engineer shall be used for private parking areas, V-gutters, private curb and gutter, etc. to the extent feasible within the over-all drainage design for water quality treatment/retention in accordance with the specific plan and General Plan. Surface treatments for shared and private areas depicted on sheet L-1.1 and L-1.2 AG-2c. To augment the existing 100-foot agricultural buffer to the Caltrans property to the west of the Project site, the Applicant shall add a 20-foot hedgerow/windrow of trees and vegetation along the east side of Vachell Lane. See sheet L-1.7 for the Vachell Lane Landscape Buffer. NO-3a. R-1 and R-2 residential units planned in the area of the Project site within 300 feet of Buckley Road and R-4 units in the northwest corner of the Project site shall include noise mitigation for any potential indoor space and outdoor activity areas that are confirmed to be above 60 dBA as indicated in the Project’ s Sound Level Assessment. The following shall be implemented for residential units with noise levels exceeding 60 dBA: xOutdoor Activity Area Noise Mitigation. Where exterior sound levels exceed CNEL = 60 dBA, noise reduction measures shall be implemented, including but not limited to: xExterior living spaces of residential units such as yards and patios shall be oriented away from Project boundaries that are adjacent to noise-producing uses that exceed exterior noise levels All homes that may be impacted by projected noise levels of 60 dBA or greater will be acoustically constructed utilizing Sound Transmission Class (STC) rated materials (e.g., sealing & weatherproofing, window, doors, walls, ceilings, flooring, ventilations, etc.), as noted. ATTACHMENT 1Page 25 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21PROJECT DESCRIPTIONP-1.2MITIGATION MEASURE or CONDITION OF APPROVALCONFORMANCE COMMENTof CNEL = 60 dBA, such as roadways and industrial/commercial activities. xConstruction of additional sound barriers/berms with noise-reducing features for affected residences. xExterior Glazing. Exterior window glazing for residential units exposed to potential noise above Ldn=60 dBA shall achieve a minimum Outdoor-Indoor Transmission Class (OITC) 24 / Sound Transmission Class (STC) 30. Glazing systems with dissimilar thickness panes shall be used. xExterior Doors Facing Noise Source. According to Section 1207.7 of the California Building Code, residential unit entry doors from interior spaces shall have a combined STC 28 rating for any door and frame assemblies. Any balcony and ground floor entry doors located at bedrooms shall have an STC 30 rating. Balconies shall be oriented away from the northwest property line. xExterior Walls. Construction of exterior walls shall consist of a stucco or engineered building skin system over sheathing, with 4-inch to 6-inch deep metal or wood studs, fiberglass batt insulation in the stud cavity, and one or two layers of 5/8-inch gypsum board on the interior face of the wall. If possible, electrical outlets shall not be installed in exterior walls exposed to noise. If not possible, outlet box pads shall be applied to all electrical boxes and sealed with non-hardening acoustical sealant. xSupplemental Ventilation. According to the California Building Code, supplemental ventilation adhering to OITC/STC recommendations shall be provided for residential units with habitable spaces facing noise levels exceeding Ldn=60 dBA, so that the opening of windows is not necessary to meet ventilation requirements. Supplemental ventilation can also be provided by passive or by fan-powered, ducted air inlets that extend from the building’s rooftop into the units. If installed, ducted air inlets shall be acoustically lined through the top-most 6 feet in length and incorporate one or more 90-degree bends between openings, so as not to compromise the noise insulating performance of the residential unit’s exterior envelope. MITIGATION MEASURE or CONDITION OF APPROVALCONFORMANCE COMMENTxSound Walls. Sound walls shall be built on the north and east property lines of the Project in Phase 3 that adjoin Suburban Road. The barrier shall consist of mortared masonry. Further, proposed carports with solar canopies shall be installed around the western and northern perimeter of the R-4 units, and these units shall be setback a minimum of 100 feet from the property line. xLandscaping. Landscaping along the north and east Project site boundaries that adjoin Suburban Road shall include a line of closely space trees and shrubs with sufficient vegetative density to help reduce sound transmission. C. The Proposed Project – Architecture & Landscape Architecture Narratives To accompany the graphics in this submittal, the following narrative provides an overview of the design from an architectural and landscape architectural perspective for the proposed R-2 homes. The Avila Ranch development includes a total of 297 R-2 units when fully built. The majority of the R-2 units (179 units) are part of the Phase 1 development with 29 units as part of Phase 2 and 89 units in Phase 3. 1. Architectural Design Concept – The Cottage Units & The Cluster Units The proposed architecture presents five (5) different floor plan designs of the Cottage units and six (6) different floor plan designs for the Cluster units, with a combination of five (5) different elevation styles for both the Cottage and Cluster product types. The overall community has been designed in small motor court clusters, sharing a drive aisle and landscaped paseo on either side the homes. This design approach to the community presents a much more pedestrian friendly street façade and scale along the main circulation streets by eliminating the street facing garage door and driveways. The floor plans have been specifically designed to cover a diversity of potential future homeowners. From the more affordable 819 sq. ft. two-bedroom Cottage plan up to a potential four-bedroom 2,273 sq. ft. Cluster plan, each plan is designed with an open plan concept that engages both sides of the home by providing an entry to both the paseo and motorcourt. Specific attention was given to the end units facing the community streets with massing designs that include variation in the wall plane, in wall height, and rooflines at different levels to help create an inviting and identifiable sense of place. The elevations styles designated in the Avila Ranch Development Plan reflect the character of San Luis Obispo’s agricultural heritage and now associated with its greenbelt, as well as architectural styles typically found within the City. The proposed elevation styles include Spanish (Mission), Bungalow, Craftsman, Farmhouse (Agrarian), and Contemporary. The goal in the selection of architectural styles is to aid in defining context and character for the site – a character that both engages and identifies itself amongst the surrounding properties to the northern and southern edges of the City. ATTACHMENT 1Page 26 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21PROJECT DESCRIPTIONP-1.3In keeping with the overall community vision to create individual and distinct neighborhoods, the project is divided, accordingly, with an integration of the five (5) elevations styles. Each neighborhood will have a proportional mixed use of the different architectural styles, with specific neighborhoods having both dominant and subordinate architectural styles, as prescribed by the Avila Ranch Development Plan. 2. Architectural Floor Plans - The Cottage Units & The Cluster Units The following tables represents the architectural style, unit types, square footage, and bedroom/bath counts for the R-2 Cottage units. A total of 48 Cottage units are included in the Phase 1 development. Detailed design information is also depicted on the building elevations, related floor plans, and color/material matrix. Table 3. Cottage Units UNIT STYLE PLANTYPESIZE (SF)*/STORIES BEDROOMS/BATHROOMS+GARAGES Style Key: A - Spanish; B - Bungalow; C - Craftsman; D – Farmhouse; & E - Contemporary A, B & D Plan 1 1,169 SF/2-Stories 3BR/1.5 BA +1-Car Garage A - E Plan 2 1,609 SF/2-Stories 3 BD/2.5 BA + 1-Car Garage A - E Plan 3 1,708 SF/2-Stories 3 BD/2.5 BA + 1-Car Garage A - Plan 4 1,551 SF/2-Stories 3 BD/2.5 BA + 1-Car Garage A - Plan 5 819 SF/ 1-Story 2 BD/1 BA + 1-Car Garage 127( 8QLWVL]HV 6) VKRZQDUHVXEMHFWWRPLQRUFKDQJHVLQ&RQVWUXFWLRQ'RFXPHQWVThe following tables represents the architectural style, unit types, square footage, and bedroom/bath counts for the R-2 Cluster units. A total of 131 Cluster units are planned for the Phase 1 development. Detailed design information is also depicted on the building elevations, related floor plans, and color/material matrix. Table 4. Cluster Units UNIT STYLE PLANTYPESIZE (SF)/STORIESBEDROOMS/BATHROOMS+ BONUS + GARAGESStyle Key: A - Spanish; B - Bungalow; C - Craftsman; D – Farmhouse; & E - ContemporaryA - E Plan 1 1,805 SF/2-Stories 3 BR/2.5 BA +2-Car Garage A - E Plan 2 1,900 SF/2-Stories 3 BD/2.5 BA + 2-Car Garage A - E Plan 3 2,066 SF/2-Stories 3 BD/2.5 BA + Bonus Room + 2-Car Garage A - E Plan 4 2,273 SF/2-Stories 3 BD/3 BA + Bonus Room + 2-Car Garage 127( 8QLWVL]HV 6) VKRZQDUHVXEMHFWWRPLQRUFKDQJHVLQ&RQVWUXFWLRQ'RFXPHQWVTo increase the mix of units, and in response to specific lot-fit configurations, fifteen (15) units of Cottage Plan 2 and five (5) units of the Cottage Plan 3 are included in the 131 Cluster unit development configuration for Phase 1. 3. Color and Material Boards - Attached, separately, are the physical color and material boards for the project. The project balances the use of traditional residential color and material palettes to a more contemporary vernacular with some modern color accents to work in harmony with the architectural design. In the spirit of creating a unique and desirable neighborhood, each elevation design portrays a unique elevation appearance that provides variation, and yet uniformity throughout the overall community design. As shown on the color and material boards, there are five (5) different color schemes for each of the five (5) elevation styles, which will create additional variation between both the homes elevation and also the exterior color. Each board contains photographs and samples of the materials and colors for the stucco body, painted blocking accents, front doors, and brick masonry elements. 4. Landscape Architectural Design Concept The overall landscape design concept is one that embraces connectivity and cohesiveness, that helps to encourage social interaction, while providing a sense of community. The pedestrian-oriented paseos are at the heart of this community and provide access to the numerous trails that link to a wide array of outdoor amenities. Each pedestrian paseo (walkway) is individually marked by a decorative entry space with pilaster column, identifying each home’s address along the well-lit meandering pathway. A low height semi-private decorative fence surrounds the perimeter of most homes’ front yards and offers an opportunity for social interaction between neighbors. An entry gate allows access into each front yard or porch. A taller, solid fence encloses the rear and side yards and provides homeowner privacy. The pedestrian paseos are planted with a mix of deciduous and evergreen trees, to provide shade during the summer months and solar access during the winter. Flowering shrubs and perennials, grasses, and groundcover provide an attractive, drought-tolerant mix of colors and textures to provide year-round interest while reducing water use. Swaths of decomposed granite weave amongst the plant material to provide additional interest and water use reduction. Each of the four neighborhood’s streets are identified with its own signature specimen canopy tree, adding a distinctive feel to each neighborhood. Each home’s lot showcases the drought-tolerant, Mediterranean-style plant palette along the vegetated streetscapes and motor courts. The overall landscape design embraces low impact development (LID) and best management practices (BMPs) through energy conservation, soil regeneration, integrated pest management, mulching, and species diversity. Additionally, the design of efficient automatic irrigation systems reflects the latest technology and are designed specifically for particular plant species water demand, soil type, and exposure. 4. Architectural & Landscape Architectural Image Boards – While the Avila Ranch Development Plan and the City’s Community Design Guidelines provide the basis for implementing the project’s design, “image boards” were created to allow for a window into the designer’s inspiration and thought process. The architectural images focus on the interpretation of the guidelines via building style, related details (e.g., ATTACHMENT 1Page 27 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21PROJECT DESCRIPTIONP-1.4doors and window styles, lighting, architectural features) and miscellaneous components of the proposed units. The landscape architectural image board includes proposed landscape materials that complement the community’s architectural styles and promote the Central Coast lifestyle. Hardscape materials were selected for cohesive aesthetics, longevity, and maintenance considerations while the softscape material reflect a native and Mediterranean-style plant palette appropriate for our climate. III.AFFORDABLE (INCLUSIONARY) HOUSING – R-2 HOUSING PROJECT The Development Agreement describes the long-term housing affordability component of the Avila Ranch project, including design and development strategies to provide lower cost housing. These strategies include the design and construction of a range of housing sizes and types, while providing a greater number of inclusionary housing units than required by the City’s Inclusionary Housing Ordinance. A total of seventy-one (71) inclusionary units are included in the overall development of the project. A total of nine (9) inclusionary units will be constructed within the R-2 land use. Phase 1 includes six (6) moderate income for sale units, while Phase 3 includes three (3) moderate income for sale units. ATTACHMENT 1Page 28 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21Medium Density Residential Building Standards (R-2)EXAMPLESThese sketches show basic lot layouts based on the Development Standards. Not all features are shown in each layout.STANDARDSMinimums, unless otherwise noted. (A)ALLEY OR STREET ACCESS CLUSTER DEVELOPMENTDETACHED - ZERO LOT LINEATTACHED - ZERO LOT LINE(includes pairs of dwellings on adjacent lots)DETACHED(parking access from street)Lot Area Lot Coverage 3,575 sf Min.60% Max3,575 sf Min.60% Max3,575 sf Min.60% Max3,575 sf Min.60% Max2,620 sf Min.60% Max1- Street Setback:DwellingFront Porch15 ft10 ft15 ft10 ft15 ft10 ft15 ft10 ft15 ft10 ft2- Rear Setback:DwellingGarage20 ft (F)13 ft (F)20 ft (F)13 ft (F)3.5 ftN/A5 ft5 ft5 ft5 ft3- Side Setback Dwelling Porch 4 ftN/A4 ftN/A4 ftN/A8 ft (B) / 13 ft (C)5 ft (B) / 10 ft (C)8 ft (B) / 13 ft (C) 5 ft (B) / 10 ft (C)4- Interior Setback0 ft / 4 ft (D) 0 ft (attached) / 4ft 4 ft 4 ft 4 ft (E)5- Garage Setbacksee rear setback see rear setback 18.5 ft 13 ft (F) 13 ft (F)6- Side Street Setback10 ft 10 ft 10 ft 10 ft 10 ftBuilding Height (G)35 ft Max 35 ft Max 35 ft Max 35 ft Max 35 ft MaxNotes:A- Tract 3089 Final Map(s) to include any parcel-specific encroachments into setback and/or easements based on map and lotting configurations beyond elements allowed per Zoning Regulation §17.70.170 (Allowed Projections into Setback Area). B- Setback is from property line to dwelling in areas with 10-foot landscape easements. C- Setback is from property line to dwelling in areas with 20-foot landscape easements. D- Where a building wall is located on a lot line, there shall be an easement of at least 4 feet wide on the neighboring lot for maintenance access.E- Setback for uncovered parking spaces is 1 foot.F- Assumes property line and center line of driveway/alley are coterminous. G- Second floor setbacks shall match ground floor setbacks.Public StreetPublic StreetPublic StreetPublic StreetYardYardYardYardPOCKET COTTAGE DEVELOPMENT8 LOTSCLUSTER DEVELOPMENT4 TO 6 LOTSPublic StreetPublic Street135212615Public StreetAlleyAlley42(B) 10 ft. Landscape Easement(C) 20 ft. Landscape Easement(B) 10 ft. Landscape Easement3344PROJECT DESCRIPTIONP-1.5Excerpt of updated R-2 development standards from the Avila Ranch Development Plan. The design of the R-2 product is consistent with the applicable standards. AVILA RANCH DEVELOPMENT PLAN OCTOBER 2020ATTACHMENT 1Page 29 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 01.20.21Fence / Wall Height ExceptionE1.0SECTION ‘A’SECTION ‘B’SECTION ‘C’BACVACHELL LANETRUST AUTOMATIONPROPOSED 6’ FENCE AND RETAINING WALLABCRETAINING WALL + FENCE PROFILEAPPROVED RET. WALLPROPOSED 6’ FENCE§17.70.070 Fences, Walls, and Hedges City of San Luis Obispo Zoning RegulationsMaximum wall/fence height in the rear and side setbacks is 6 feet. When located on a retaining the wall the combined height maximum is 9 feet as measured from the base of the retention wall to the top of the fence. Exceptions to these requirements can be granted for circumstances relating to topography and privacy. Chapter 6.1.B.2: Fences and WallsCommunity Design GuidelinesTall retaining walls (five feet and higher) should be divided up into two or more shorter walls (depending on height), with the upper portion of the wall set back from the lower wall at least two feet, with the slope between the walls not exceeding 4:1. Project ConditionA fence height exception is requested along the north and west tract boundaries adjacent to the industrial property (APN 053-259-003) to allow for a 6-foot tall solid fence atop a previously approved retaining wall. The requested maximum total combined wall/fence height is proposed at 13-feet. This exception is requested in response to the site topography and to provide privacy for the residential use(s) from the adjacent active industrial development (i.e., parking areas near the property lines). The majority of the retaining wall faces the residential development. The proposed fences are located in the rear and side yards of the residential development and would not be visible along public roads. The portion of the retaining wall that faces the adjacent property is visually minimized at the side of the property which is the lowest area of the property. The site retaining walls were approved and permitted as part of Tract 3089 Phase 1 Improvements (FMAP-1563-2018) and are included for graphic reference only to depict the total wall/fence height. The retaining wall varies in height from 2- to 7-feet. The requested maximum total combined wall/fence height of 13 feet is required in few locations; in many areas the combined height is under 9 feet. Due to the tract drainage improvements, topography, and location of the approved walls, it is infeasible to off-set the fence from the retaining wall. 13.5’+/- to edge of building envelope13.5’+/- to edge of building envelope5’+/- to edge of building envelopeATTACHMENT 1Page 30 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 01.20.21OVERALL SITE DEVELOPMENT PLANSP-1.0BUCKLEY ROADEARTHWOOD DRIVEBRAVO STREETTANGO WAYEARTHWOOD DRIVEVENTURE DRIVEVACHELL LANESKY KING DRIVEALPHA LN.JESPERSEN ROADSCALE: 1”=300’0 150’ 300’ 450’PHASE 1PHASE 2PHASE 3FUTURE PHASE 4FUTURE PHASE 5FUTURE PHASE 6FUTURE PH. 6BALEGEND PROJECT AREA (R-2 PRODUCT) PREVIOUSLY APPROVED R.O.W. PUBLIC IMPROVEMENTS FUTURE PHASES, N.A.P STREET SCENE ELEVATION, REFER TO SHEET AS-1.0 PARK / ARCHITECTURAL RENDERING, SEE SHEET AS-1.1A11NOTE: DEVELOPMENT OF PHASES MAY BE NON-SEQUENTIALATTACHMENT 1Page 31 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 01.20.21OVERALL LANDSCAPE PLANL-1.0BUCKLEY ROADVENTURE DRIVEFUTUREPHASE20’ WIDE PEDESTRIAN PASEO ENLARGEMENT, SEE SHEET L-1.110’ WIDE PEDESTRIAN PASEO ENLARGEMENT, SEE SHEET L-1.210’ WIDE PEDESTRIAN PASEO ENLARGEMENT WITHIN 4-PACK, SEE SHEET L-1.3LANDSCAPE BUFFER, SEE SHEET L-1.6VACHELL LANEEARTHWOOD DR.EARTHWOOD DR.SCALE: 1”=300’0 150’ 300’ 450’PROPOSED RESIDENTIAL STREET TREESPistacia chinensis / CHINESE PISTACHESIZE: 24” BOX WUCOLS: L DECIDUOUS, FALL COLORUlmus parv. ‘Sempervirens’ / EVERGREEN ELM SIZE: 24” BOX WUCOLS: L EVERGREEN, BROAD CANOPYZelkova serrata / SAWLEAF ZELKOVASIZE: 15 GAL WUCOLS: L DECIDUOUS, BROAD CANOPYLophostemeon confertus / BRISBANE BOXSIZE: 15 GAL WUCOLS: L EVERGREEN, UPRIGHTMAILBOX KIOSKLEGEND20’ WIDE PEDESTRIAN PASEO, TYPICAL OF 7, THROUGHOUT PHASE 110’ WIDE PEDESTRIAN PASEO, TYPICAL OF 38, THROUGHOUT PHASE 1PREVIOSULY APPROVED LANDSCAPE PUBLIC IMPROVEMENTSMAILBOX KIOSK(S), 7 LOCATIONS TOTAL. SEE EXAMPLE, BELOW.Kiosks are equipped with up to 19 front loading tenant mail compartments, 2 parcel locker compartments, and 1 drop slot. There may be more than one unit at each location, depending on addresses served.Final mailbox kiosk locations shall be approved by the Postmaster and be ADA compliant.MMMMMMMMLOCATION OF PROPOSED PROJECT MONUMENT SIGN, SEE EXAMPLE, ABOVEPROPOSED MONUMENT SIGNMAXIMUM SIGN AREA ALLOWED: 24 SQ. FT. (EXCLUSIVE OF SUPPORT STRUCTURE).ATTACHMENT 1Page 32 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21PASEO ENLARGEMENT20’ EASEMENTL-1.112444444443888333313131414141515151010161616151616333222221599995666611127777EARTHWOOD LANE20’ WIDELANDSCAPEEASEMENTPETLLAEAEAEACLUSTER PLAN 1CLUSTER PLAN 3CLUSTER PLAN 4COTTAGE PLAN 3COTTAGE PLAN 2COTTAGE PLAN 2COTTAGE PLAN 11EXAMPLE OF PASEO ENTRY PILASTEREXAMPLE OF PASEO BOLLARD LIGHTWITH CUSTOMIZABLE LIGHT DISTRIBUTION20’ PASEO PRELIMINARY MAWA/ETWU CALC’SFOR DEVELOPER-INSTALLED LANDSCAPE PER 7-LOT COLLECTION ADJACENT TO 20’ WIDE PASEO1117KEYNOTE LEGEND1 PASEO LANDSCAPING, EQUAL MIX OF LOW WATER-USE PLANTS WITH DECOMPOSED GRANITE AS PART OF EACH LOT WITHIN PASEO EASEMENT2 FRONT YARD LANDSCAPING BY HOMEOWNER3 PRIVATE YARDS BY HOMEWONER4 COVERED PORCH, TYP. 5 4’ TALL SOLID WOOD FENCE WITH GATE, WHERE SHOWN6 6’ TALL SOLID WOOD FENCE WITH GATE, WHERE SHOWN7 TRASH BIN LOCATION, TYP. 8 MEANDERING CONCRETE PASEO WALK9 6’ SQ. FRONT GATE ENTRY NODE10 CITY-APPROVED STREET TREE, TYP.11 DECORATIVE PASEO PATIO WITH ADDRESSING PILASTER 12 CLUSTER MAILBOX UNIT, AT BACK OF SIDEWALK13 SHARED ALLEY14 ALLEY ACCENT SHRUBS, TYP. 15 PASEO TREE, TYP. 16 FRONT YARD TREE, TYP. 17 PASEO BOLLARD DIRECTIONAL LIGHT18 BOLLARD LIGHT(S) AT END OF ALLEY #NOTE: FENCING THAT BORDERS UNMANAGED BRUSH-COVERED LANDS WILL BE CONSTRUCTED OF NON-COMBUSTIBLE MATERIALS.ATTACHMENT 1Page 33 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21PASEO ENLARGEMENT10’ EASEMENTL-1.2KEYNOTE LEGEND1 PASEO LANDSCAPING, EQUAL MIX OF LOW WATER-USE PLANTS WITH DECOMPOSED GRANITE AS PART OF EACH LOT WITHIN PASEO EASEMENT2 FRONT YARD LANDSCAPING BY HOMEOWNER3 PRIVATE YARDS BY HOMEWONER4 COVERED PORCH, TYP. 5 4’ TALL SOLID WOOD FENCE WITH GATE, WHERE SHOWN6 6’ TALL SOLID WOOD FENCE WITH GATE, WHERE SHOWN7 TRASH BIN LOCATION, TYP. 8 MEANDERING CONCRETE PASEO WALK9 6’ SQ. FRONT GATE ENTRY NODE10 CITY-APPROVED STREET TREE, TYP.11 DECORATIVE PASEO PATIO WITH ADDRESSING PILASTER12 CLUSTER MAILBOX UNIT, AT BACK OF SIDEWALK13 SHARED ALLEY14 ALLEY ACCENT SHRUBS, TYP. 15 PASEO TREE, TYP. 16 FRONT YARD TREE, TYP. 17 PASEO BOLLARD DIRECTIONAL LIGHT18 BOLLARD LIGHT(S) AT END OF ALLEY#12444388333313131414141515151010161616333221599956661112777EARTHWOOD LANE10’ WIDELANDSCAPEEASEMENT444CLUSTER PLAN 4CLUSTER PLAN 3CLUSTER PLAN 2COTTAGE PLAN 3COTTAGE PLAN 1COTTAGE PLAN 2COTTAGE PLAN 110’ PASEO PRELIMINARY MAWA/ETWU CALC’SFOR DEVELOPER-INSTALLED LANDSCAPE PER 7-LOT COLLECTION ADJACENT TO 10’ WIDE PASEONOTE: FENCING THAT BORDERS UNMANAGED BRUSH-COVERED LANDS WILL BE CONSTRUCTED OF NON-COMBUSTIBLE MATERIALS.ATTACHMENT 1Page 34 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21PASEO ENLARGEMENT, 4-PACK WITH 10’ EASEMENTL-1.3KEYNOTE LEGEND1 PASEO LANDSCAPING, EQUAL MIX OF LOW WATER-USE PLANTS WITH DECOMPOSED GRANITE AS PART OF EACH LOT WITHIN PASEO EASEMENT2 FRONT YARD LANDSCAPING BY HOMEOWNER3 PRIVATE YARDS BY HOMEWONER4 COVERED PORCH, TYP. 5 4’ TALL SOLID WOOD FENCE WITH GATE, WHERE SHOWN6 6’ TALL SOLID WOOD FENCE WITH GATE, WHERE SHOWN7 TRASH BIN LOCATION, TYP. 8 MEANDERING CONCRETE PASEO WALK9 6’ SQ. FRONT GATE ENTRY NODE10 CITY-APPROVED STREET TREE, TYP. 11 DECORATIVE PASEO PATIO WITH ADDRESSING PILASTER 12 CLUSTER MAILBOX UNIT, AT BACK OF SIDEWALK13 SHARED ALLEY14 ALLEY ACCENT SHRUB, TYP. 15 PASEO TREE, TYP. 16 FRONT YARD TREE, TYP. 17 PASEO BOLLARD DIRECTIONAL LIGHT 18 BOLLARD LIGHT(S) AT END OF ALLEY#CLUSTER PLAN 4CLUSTER PLAN 3CLUSTER PLAN 2COTTAGE PLAN 3COTTAGE PLAN 1COTTAGE PLAN 2COTTAGE PLAN 1CLUSCLUCLULULUUUUUUUSTUSTSTSSSSSSSSSSTTTTTTTTTCLUSUUUUUSSSSSSTSSSTSTTTTLUUSTUCLUSSSSSSSSSTTTTTLUUULUSTUSTUSSSSSSSSTTTUUCLUSTUSSSTTTTTUUULUTTTUCLUSTTTTCLUSTSTTTTTUULUSTSTTTTSTTTTTTTTTTTTCTTCEEEEERERRRRR PLR PLR PLRPLR PLR PLLLERRRREERRRRRPLRPLEERRREEERERRREEEEEERRRRREEERERRRLEEERRRRRR PLEEERRRREEEEEEERRRRRPLEEEERRRRERRRREEEEERRREERRAAAAAAAAN 4AAANAN 4AN ANN NNNN 4N4AN 444AN 4AN 4444444AAAAAAN AN 4N444444AAN 4AN4N4N44444AN 4AAAANAANANNNANN 44N4444AAAAAAANN44444AAAAAAAANANANN4444444AAAAAAAANAANNNN44AAANANAAANNNNNNN4444AAAAAAAANNNNNNNNN4444AN 4AAANAAANANANNANNNNNNN4444AAN 4AAAANANNNNNNAAAAANNNNN4AAAAAANNNNNNNNN4444444AAANNNNN4444444CLUSTCLUSTCCCLUSTCLUSTCLUSTCLUSTCLUSTUSTCLUSTLUSTCLUSTSCLUSTCLUSTTCTUER PLER PLER PLER PLER PLER PLER PLER PLER PLER PLERER ER PLER PLRPLAN 3AN 3AN 3AN 3ANAANAN 3AN 3N3NN3N3N333N 3N33333AAN333N3N 33333AN 3AN 3NN 3NNN33N333333NNNNN N33333AN 3NN3N 333333333333N333333N 3NN N333333NN333333333ANNNNNN 33AN 33333AAN NNN333333NANNNNNN333ANNNNNN333333NNNNN 33333ANNNNNN 3NNNNCLUSTCLUSTCLUSTCLUSTCLUSTCLUSTCLUSTCLUSTCLUSTER PLER PLER PLER PLER PLER PLLER PLER PEEERAN 2ANANANN 2N 2N2N 2N222ANAACOTTACOTTACOTTACOTTACOTTAACOTTACOTTACOTTACOTTACOTTCOTTACOTTATTCTGE PLGE PLGE PLGE PLGE PLGE PLGE PLPGELGE PLGGLEPPLGGAN 3AN 3AN 3AN 3ANNAN 3N3NAN 3N 3AN3COCOCCCCCCCCCOOOOOOOOOTTAOTTAOTTTATTAOTTAOTTAOTTACCCOCCCOCCCCOOOOOOOOOOOOTTATTAOTTACCCCOCOCCCOCOCOOOOOOOOOOTTAACCCCCOOOOOTTACCCOCOOOOOOCCOCOOOOCCCCCOCOOCOCOCOOOOCCCCCCOCCOOOOOOOOCCCOOOOCCCOCCCOOOOOCCCCOOOOOOCCCOOOOOOOOOCCCCCCCOOOOOOOOCCCCOCOOOOOOOCCCOOGE PLGE PLGE PLGE PLGE PLGE PLGE PLGE PLPLGGE PLGGE PLGE PLPPLLPLPLAN 1ANAN 1AN 1AN ANANAN 1N 1AN 1ANA1COTTACOTTACOTTACOTTACOTTACOTTACOTTACOTTACOTTACOTTAOTTACOTTAAACCOTTACOTTAACOTTACOTTAACOTTACOTTACOTTAACOTTATCOTAAATAAGGGGGE PLGE PLGE PLGEGEGEGE PLGE PLGE PLGE PLGE PLGE PLGE PLGGGGGEGE PLGE PLGGE PLGGE PGEEGEEGGELGGGE PLGE PLPGGGGEGGGEGGGAN AAN 2ANAN 2AN 2N2NNN2N2AN NN2ANAN NAAN 22N222222222N2222222AN 2AN 2AN2N22222222AN222222AA22222222NN 2AN2222222N 222N 2COTTACOTTATACOTTACOTTACOTTACOTTAOTCOTTAGE PLGE PLGE PLGE PGE PLGE PLGE PPLGE PLPLAN 1AN 1N 1AN 1AN 1AN 1ANAN 1AN 110’ WIDELANDSCAPEEASEMENT11244831313141414151515101016163332599566111277EARTHWOOD LANE446NOTE: FENCING THAT BORDERS UNMANAGED BRUSH-COVERED LANDS WILL BE CONSTRUCTED OF NON-COMBUSTIBLE MATERIALS.ATTACHMENT 1Page 35 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21RESIDENTIAL LANDSCAPE PLAN SAMPLEL-1.4118998112121313121222111133333333734444555566661 PASEO LANDSCAPING, AS PART OF EACH LOT, BY DEVELOPER2 ALLEY LANDSCAPE DESIGN, BY DEVELOPER3 ALTERNATIVE PRIVATE YARD LANDSCAPE DESIGN SCENARIO, BY HOMEOWNER4 COVERED PORCH, TYP. 5 4’ TALL SOLID WOOD FENCE WITH GATE, WHERE SHOWN6 6’ TALL FENCE WITH GATE, WHERE SHOWN7 TRASH BIN LOCATION, TYP. 8 MEANDERING CONCRETE PASEO WALK9 6’ SQ. FRONT GATE ENTRY NODE10 PASEO BOLLARD DIRECTIONAL LIGHT 11 ALLEY TREE, TYP. 12 PASEO TREE, TYP. 13 FRONT YARD TREE, TYP. #KEYNOTE LEGENDCLUSTER PLAN 3COTTAGE PLAN 2ATTACHMENT 1Page 36 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 01.20.21PROPOSED PLANT MATERIALL-1.5PROPOSED PLANT LIST - PASEOS AND LOTSEVERGREEN TREES ARBUTUS ‘MARINA’ / MARINA STRAWBERRY 24” BOX L LOW-BRANCH, FLOWERING MAGNOLIA GRAND. ‘LITTLE GEM’ / MAGNOLIA 15 GAL M WHITE BARK, UPRIGHT FORMOLEA EUROPAEA ‘SWAN HILL’ / FRUITLESS OLIVE 24” BOX L ROUNDED FORMDECIDUOUS TREESCERCIS OCCIDENTALIS / WESTERN REDBUD 24” BOX L LOW-BRANCH, FLOWERINGCOTINUS COGGYGRIA / SMOKEBUSH 24” BOX L SMALL COLOR ACCENTPYRUS CALLERYANA ‘CHANTICLEER’ / ORNAMENTAL PEAR 15 GAL M WHITE FLOWERSMEDIUM SHRUBSARCTOSTAPHYLOS ‘HOWARD MCMINN’ / MANZANITA 5 GAL L CA. NATIVE, PINK FLOWERSBERBERIS THUNB. ‘ROSE GLOW’ / JAPANESE BARBERRY 5 GAL L BURGUNDY FOLIAGE CARPENTERIA CALIFORNICA / BUSH ANENOME 5 GAL L CA. NATIVE, WHITE FLOWERSLEUCADENDRON ‘SAFARI SUNSET’ / SAFARI CONEBUSH 5 GAL L RED NEW GROWTHOLEA ‘LITTLE OLLIE’ / DWARF OLIVE 5 GAL L ROUNDED FORMCOPROSMA REPENS ‘PICTURATA’ / MIRROR PLANT 5 GAL L VARIEGATED FOLIAGESMALL SHRUBSCISTUS ‘SUNSET’ / MAGENTA ROCKROSE 5 GAL L MAGENTA FLOWERSNANDINA DOMESTICA ‘GULFSTREAM’ / HEAVENLY BAMBOO L RED/ORANGE NEW GROWTHPOLYGALA FRUTIC. ‘PETITE BUTTERFLIES’/ SWEET PEA SHRUB L PURPLE FLOWERSROSA ‘FLOWER CARPET’ / FLOWER CARPET ROSE 5 GAL M FLOWERINGTEUCRIUM X LUCIDRYS / GERMANDER 5 GAL L LAVENDER FLOWERSWESTRINGIA FRUIT. ‘MORNING LIGHT’ / COAST ROSEMARY 5 GAL L YELLOW/GREEN FOLIAGEPERENNIALSANIGOZANTHOS CTVS. / KANGAROO PAW 1 GAL L FLOWERINGKNIPHOFIA ‘SHINING SCEPTER’ / RED HOT POKER 1 GAL M ORANGE FLOWERSLAVANDULA SPS. / LAVENDER 1 GAL L PURPLE FLOWERSLIMONIUM PEREZII / SEA LAVENDER 1 GAL L PURPLE FLOWERSPENSTEMON CLTVS. / PENSTEMON 1 GAL L FLOWERINGSALVIA SPS. / SAGE 1 GAL L FLOWERINGACCENTSAGAVE ATTENUATA / FOXTAIL AGAVE 5 GAL L SUCCULENTCORDYLINE ‘RED STAR’ / CABBAGE PALM 15 GAL L RED FOLIAGE, VERTICAL PHORMIUM CLTVS. / NEW ZEALAND FLAX 5 GAL L STRAP-SHAPED LEAVESYUCCA ‘COLOR GUARD’ / VARIEGATED ADAM’S NEEDLE 5 GAL L YELLOW/GREEN LEAVESORNAMENTAL GRASSESLOMANDRA LONGIFOLIA ‘BREEZE’ / BLUE OAT GRASS 1 GAL L GREEN FOLIAGECAREX TESTACEA / ORANGE SEDGE 1 GAL L ORANGE FOLIAGEHELICTOTRICHON SEMPERVIRENS / BLUE OAT GRASS 1 GAL L BLUE FOLIAGE FOLIAGECALAMAGROSTIS ‘KARL FOERSTER’ / FEATHER REED GRASS 1 GAL L VERTICAL TAN STALKSMUHLENBERGIA LINDHEIMERI / LINDHEIMER’S MUHLY 1 GAL L STRAW COLORED STALKSGROUNDCOVERARCTOSTAPHYLOS ‘EMERALD CARPET’ / MANZANITA 1 GAL L WHITE FLOWERSCISTUS SALVIIFOLIUS / ROCKROSE 1 GAL L WHITE FLOWERSCOPROSMA KIRKII / KIRK’S COPROSMA 1 GAL L GREEN FOLIAGECORREA ‘DUSKY BELLS / AUSTRALIAN FUCHSIA 1 GAL L PINK FLOWERSROSMARINUS OFFIC. ‘PROSTRATUS’ / TRAILING ROSEMARY 1 GAL L BLUE FLOWERSSENECIO MANDRALISCAE / BLUE CHALKSTICKS 1 GAL L BLUE SUCCULENT*WUCOLS (WATER USE CLASSIFICATIONS OF LANDSCAPE SPECIES) IS A GUIDE TO HELP IDENTIFY IRRIGATION WATER NEEDS OF PLANT SPECIES. DEVELOPED BY THE UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION, CALIFORNIA DEPARTMENT OF WATER RESOURCES, 2000. FINAL PLANT MATERIAL SECECTION WILL INCLUDE FIRE-RESISTIVE TREE, SHRUB AND GROUNDCOVER SPECIES. ABCDEFGHYIJKLMNOPQRXSTUVW WUCOLS* NOTESWATER CONSERVATION STATEMENTTHE CONCEPTUAL LANDSCAPE PLAN, CONCURRENT WITH THE PLANTING AND IRRIGATION CONSTRUCTION DOCUMENTS, PLAN INSTALLATION, RELATED SPECIFICATIONS AND NOTES, QUALIFIES THIS PROJECT AS ONE WHICH EMBRACES THE FOLLOWING CURRENT WATER CONSERVATION TECHNOLOGY AND METHODOLOGIES: 1. UTILIZATION OF STATE OF THE ART IRRIGATION CONTROLLER(S) ALLOWING FOR PRECISION INCREMENTAL WATER SCHEDULING IN ALL HYDROZONES. 2. USE OF DRIP-TYPE AND/OR MICROSPRAY SYSTEMS ONLY. 3. INTEGRATED PLANT DESIGN. PLANT PALETTES HAVE BEEN FORMED TO REFLECT PARALLEL WATERING REQUIREMENTS WITHIN EACH HYDROZONE GROUP. 4. PLANTS INSTALLED WITH MOISTURE RETENTIVE SOIL AMENDMENTS, ENABLING STRONG ROOT AND PLANT GROWTH, WITH THE USE OF LESS WATER. 5. 3” DEEP MULCHING OF ALL PLANT BASINS AND PLANTING AREAS, INHIBITING EVAPORATION. 6. USE OF LOW WATER USE PLANTS. CONCEPT NOTES1. PLANT MATERIAL WAS CHOSEN FOR ITS COMPATABILITY WITH THE MACRO/MICROCLIMATIC CONDITIONS OF THE REGION AND SITE; TOLERANCE OF WIND; TOLERANCE OF DROUGHT CONDITIONS; LONGEVITY; SCREENING CAPABILITIES; AND OVERALL ATTRACTIVENESS. 2. IRRIGATION SYSTEM SHALL BE DESIGNED FOR MAXIMUM WATER EFFICIENCY AND SHALL INCLUDE AN AUTOMATIC CONTROLLER, BACKFLOW PREVENTION DEVICE, AND LOW-GALLONAGE HEADS FOR TURF AND LARGE GROUND COVER AREAS. A DRIP-TYPE SYSTEM SHALL BE USED WHERE APPROPRIATE. TREES SHALL BE IRRIGATED ON SEPARATE BUBBLER SYSTEMS. 3. PLANT MATERIAL QUANTITIES, NARRATIVE SPECIFICATIONS, SITE DETAILS, AND MATERIAL DEFINITIONS WILL BE DETERMINED AND NOTED ON THE CONSTRUCTION DRAWINGS. PROPOSED PLANT PHOTOSAGMSBHNTCIOUDJPVEKQWFLRXYATTACHMENT 1Page 37 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 01.20.21PROPOSED PLANT LIST - LANDSCAPE BUFFER AT VACHELL LANE FRONTAGEEVERGREEN SCREENING TREES GEIJERA PARVIFLORA / AUSTRALIAN WILLOW 24” BOX L ROUNDED FORM MELALEUCA QUINQUENERVIA / CAJEPUT TREE 15 GAL L WHITE BARK, UPRIGHT FORMQUERCUS AGRIFOLIA / COAST LIVE OAK VL CA. NATIVEACCENT TREESCERCIS OCCIDENTALIS / WESTERN REDBUD 24” BOX L LOW-BRANCH, FLOWERINGARBUTUS ‘MARINA’ / MARINA STRAWBERRY TREE 24” BOX L FLOWERING. RED BARK. LAURUS NOBILIS ‘SARATOGA’ / SWEET BAY L EVERGREENMEDIUM SHRUBSARCTOSTAPHYLOS ‘HOWARD MCMINN’ / MANZANITA 5 GAL L CA. NATIVE, PINK FLOWERSCARPENTERIA CALIFORNICA / BUSH ANENOME 5 GAL L CA. NATIVE, WHITE FLOWERSOLEA ‘LITTLE OLLIE’ / DWARF OLIVE 5 GAL L ROUNDED FORMRHAMNUS CALIFORNICA ‘EVE CASE’ 5 GAL L RED BERRIESSMALL SHRUBSCISTUS ‘SUNSET’ / MAGENTA ROCKROSE 5 GAL L MAGENTA FLOWERSSALVIA CLEVELANDII / CLEVELAND SAGE L PURPLE FLOWERSPHLOMIS FRUTICOSA / JERUSALEM SAGE 5 GAL L YELLOW FLOWERSWESTRINGIA FRUIT. ‘MORNING LIGHT’ / COAST ROSEMARY 5 GAL L YELLOW/GREEN FOLIAGEPERENNIALSACHILLEA VARIETIES / YARROW 1 GAL L FLOWERINGLAVANDULA SPS. / LAVENDER 1 GAL L PURPLE FLOWERSPENSTEMON CLTVS. / PENSTEMON 1 GAL L FLOWERINGSALVIA SPS. / SAGE 1 GAL L FLOWERINGORNAMENTAL GRASSESHELICTOTRICHON SEMPERVIRENS / BLUE OAT GRASS 1 GAL L BLUE FOLIAGE FOLIAGECALAMAGROSTIS ‘KARL FOERSTER’ / FEATHER REED GRASS 1 GAL L VERTICAL TAN STALKSMUHLENBERGIA LINDHEIMERI / LINDHEIMER’S MUHLY 1 GAL L STRAW COLORED STALKSGROUNDCOVERARCTOSTAPHYLOS ‘EMERALD CARPET’ / MANZANITA 1 GAL L WHITE FLOWERSCISTUS SALVIIFOLIUS / ROCKROSE 1 GAL L WHITE FLOWERSCORREA ‘DUSKY BELLS / AUSTRALIAN FUCHSIA 1 GAL L PINK FLOWERS*WUCOLS (WATER USE CLASSIFICATIONS OF LANDSCAPE SPECIES) IS A GUIDE TO HELP IDENTIFY IRRIGATION WATER NEEDS OF PLANT SPECIES. DEVELOPED BY THE UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION, CALIFORNIA DEPARTMENT OF WATER RESOURCES, 2000. FINAL PLANT MATERIAL SECECTION WILL INCLUDE FIRE-RESISTIVE TREE, SHRUB AND GROUNDCOVER SPECIES. WUCOLS* NOTESLANDSCAPE BUFFER PLANL-1.6KEYNOTE LEGEND1. 8’-12’ WIDE MEANDERING BERM (18” TALL)2. EVERGREEN SCREENING TREE, TYP.3. EVERGREEN CANOPY TREE, TYP. 4. ACCENT TREE, TYP.5. LOW WATER-USE SHRUBS (4’-6’ HEIGHT)6. LOW WATER-USE SHRUBS, PERENNIALS, AND GROUNDCOVER (2’-3’ HEIGHT)7. LOW-HEIGHT PLANT MATERIAL WITHIN VEHICULAR SIGHT LINES8. PROPOSED INTERIOR STREET TREE#88244213317120’ WIDELANDSCAPE BUFFEREAPAAPEE2LLLAALASECTION ‘A’ SHEET L-1.75566ATTACHMENT 1Page 38 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 01.20.21LANDSCAPE BUFFER SECTIONL-1.7KEYNOTE LEGEND1. 8’-12’ WIDE MEANDERING BERM (18” TALL)2. EVERGREEN CONIFEROUS TREE, TYP.3. EVERGREEN CANOPY TREE, TYP. 4. ACCENT TREE, TYP.5. LOW WATER-USE SHRUBS (4’-6’ HEIGHT)6. LOW WATER-USE SHRUBS, PERENNIALS, AND GROUNDCOVER (2’-3’ HEIGHT)#21555634SECTION ‘A’: LANDSCAPE BUFFER AT VACHELL LANE FRONTAGE NOT TO SCALEATTACHMENT 1Page 39 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 01.20.21L-1.8LANDSCAPE INSPIRATIONATTACHMENT 1Page 40 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 01.20.21STREET SCENE ELEVATIONSAS-1.0A. EARTHWOOD STREET SCENEB. VENTURE STREET SCENEATTACHMENT 1Page 41 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 01.20.21RENDERING 1AS-1.1ATTACHMENT 1Page 42 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 01.20.21RENDERING 2AS-1.2ATTACHMENT 1Page 43 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 01.20.21RENDERING 3AS-1.3ATTACHMENT 1Page 44 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 01.20.21RENDERING 4AS-1.4ATTACHMENT 1Page 45 of 115
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3,7&+ 8125$.( ($9( 522)0$7(5,$/ &20326,7(522)6+,1*/(6 TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA1.60$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*4146995195569591461069195A1.6A1.6A1.60$7(5,$//(*(1'0$7(5,$//(*(1' &20326,7,21522) &20326,7,21522) &21&5(7(
6
7,/(522) &21&5(7(
6
7,/(522) 0(7$/522) 0(7$/522) 52//83*$5$*('225 52//83*$5$*('225 6$1'),1,6+678&&2 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5' &(0(17,7,286%2$5'$1'%$77216,',1*$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,286 &(0(17,7,28675,075,0678&&229(5)2$075,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ :22'*5$,1&25%(/ &20326,7(6+877(5 &20326,7(6+877(5:22'%5$&.(7 :22'%5$&.(7 /,*+7),;785( /,*+7),;785( *$%/((1''(7$,/ *$%/((1''(7$,/:22'3267 :22'3267 3276+(/) 3276+(/) %5,&.9(1((5 %5,&.9(1((5 0(7$/$:,1* 0(7$/$:,1* 0(7$/5$,/,1* 0(7$/5$,/,1*ATTACHMENT 1Page 52 of 115
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION325&+ 64)7&$5*$5$*(64)7727$//,9,1* 64)71')/225 64)767)/225 64)7)/225$5($7$%/(&$5*$5$*(%('52206%$7+63/$1127( $///276,=(6$1'6(7%$&.6$6'(),1(',17+($9,/$5$1&+'(9(/230(173/$1
*$5$*(;3'5.,7&+(1',1,1*;*5($75220 ;325&+835
3$175<
6725$*((175<
237&$%
:+ 6+)*6+ 6+6+ 6+6+0,1$7
3$6(2($6(0(17675((76,'(2:1(56%$7+%('5220;%('5220;2:1(56%('5220;'15%$/$8/)237&$% 6,1./,1(1/,1(16+6+ 6+6+)* 6+ 6+6+6+ TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA2.167)/2251')/225ATTACHMENT 1Page 53 of 115
)(1&(/,1(5($5$//(<6,'(5$,/,1*3(56,7(3/$1522)3/$1 $
3,7&+ 5$.( ($9( 522)0$7(5,$/ &20326,7(522)6+,1*/(6)(1&(/,1(
),1,6+('*5$'(7232)5,'*(/()7675((76,'( $63$1,6+5$,/,1*3(56,7(3/$1)(1&(/,1()52173$6(26,'( $63$1,6+5$,/,1*3(56,7(3/$1)(1&(/,1(5,*+7 TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA2.20$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*141052415161221161012122121555521610122152151410521621ATTACHMENT 1Page 54 of 115
)(1&(/,1(5($5$//(<6,'()(1&(/,1(
),1,6+('*5$'(7232)5,'*(/()7675((76,'( %%81*$/2:)(1&(/,1()52173$6(26,'( %%81*$/2:)(1&(/,1(5,*+7522)3/$1 %
3,7&+ 5$.( ($9( 522)0$7(5,$/ &20326,7(522)6+,1*/(6 TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA2.30$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*9611510144101618666111991618109955169611118510961115141016ATTACHMENT 1Page 55 of 115
)(1&(/,1(5($5$//(<6,'(5$,/,1*3(56,7(3/$1)(1&(/,1(
),1,6+('*5$'(7232)5,'*(/()7675((76,'( &&5$)760$15$,/,1*3(56,7(3/$1)(1&(/,1()52173$6(26,'( &&5$)760$15$,/,1*3(56,7(3/$1)(1&(/,1(5,*+7522)3/$1 &
3,7&+ 5$.( ($9( 522)0$7(5,$/ &20326,7(522)6+,1*/(6 TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA2.40$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*9618124145613139669591912613859696135101ATTACHMENT 1Page 56 of 115
)(1&(/,1(5($5$//(<6,'(5$,/,1*3(56,7(3/$1)(1&(/,1(
),1,6+('*5$'(7232)5,'*(/()7675((76,'( ')$50+286(5$,/,1*3(56,7(3/$1)(1&(/,1()52173$6(26,'( ')$50+286(5$,/,1*3(56,7(3/$1)(1&(/,1(5,*+7522)3/$1 '
3,7&+ 8125$.( ($9( 522)0$7(5,$/ &20326,7(522)6+,1*/(6 TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA2.50$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*91115145104163911516103599115510169114145510103ATTACHMENT 1Page 57 of 115
)(1&(/,1(5($5$//(<6,'(
),1,6+('*5$'(7232)5,'*(/()7675((76,'( (&217(0325$5<)(1&(/,1()52173$6(26,'( (&217(0325$5<)(1&(/,1(5,*+7522)3/$1 (
3,7&+ 8125$.( ($9( 522)0$7(5,$/ &20326,7(522)6+,1*/(6 TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA2.60$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*961451964916519691569161914145ATTACHMENT 1Page 58 of 115
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION325&+ 64)7325&+64)7&$5*$5$*(64)7727$//,9,1*64)71')/225 64)767)/22564)7)/225$5($7$%/(&$5*$5$*(%('52206%$7+6%2186503/$1127( $///276,=(6$1'6(7%$&.6$6'(),1(',17+($9,/$5$1&+'(9(/230(173/$1
*$5$*(;*5($75220;8353'5(175<.,7&+(1325&+325&+
2:1(5
6%('5220;2:1(5
6%$7+
3$175<237:'
:+6+6+6+ 6+6+6+6+6+ 6+6+ 6+0,1$7
3$6(2($6(0(17%('5220;%('5220;/$8%$%2186237%('5220;'1523(172%(/2:2376,1./,1(12376,1. 6+ 6+6+ 6+)* )*)* )* 6+6+ TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA3.167)/2251')/225ATTACHMENT 1Page 59 of 115
)(1&(/,1(5($5$//(<6,'(522)3/$1 $
3,7&+ 5$.( ($9( 522)0$7(5,$/ &21&5(7(67,/()(1&(/,1(
),1,6+*5$'(7232)5,'*()52173$6(26,'( $63$1,6+/()75,*+7 TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA3.20$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*144212151251010121552121010521252121014ATTACHMENT 1Page 60 of 115
)(1&(/,1(5($5$//(<6,'()(1&(/,1()52173$6(26,'( %%81*$/2:
),1,6+*5$'(7232)5,'*(/()75,*+7522)3/$1 %
3,7&+ 5$.( ($9( 522)0$7(5,$/ &20326,7(6+,1*/( TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA3.30$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*1196105218165414189611216510996115161021811969145101816ATTACHMENT 1Page 61 of 115
)(1&(/,1(5($5$//(<6,'()(1&(/,1()52173$6(26,'( &&5$)760$1
),1,6+*5$'(7232)5,'*(/()75,*+7522)3/$1 &
3,7&+ 5$.( ($9( 522)0$7(5,$/ &20326,7(6+,1*/( TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA3.40$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*96131981445109695108131149613151096131141059ATTACHMENT 1Page 62 of 115
)(1&(/,1(5($5$//(<6,'()(1&(/,1()52173$6(26,'( ')$50+286(
),1,6+*5$'(7232)5,'*(/()75,*+7522)3/$1 '
3,7&+ 8125$.( ($9( 522)0$7(5,$/ &20326,7(6+,1*/( TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA3.50$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*1159125104149151016143991910515169911151599145101616ATTACHMENT 1Page 63 of 115
)(1&(/,1(5($5$//(<6,'()(1&(/,1()52173$6(26,'( (&217(0325$5<
),1,6+*5$'(7232)3$5$3(7/()75,*+7522)3/$1 (
3,7&+ 8125$.( ($9( 522)0$7(5,$/ &20326,7(6+,1*/( TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA3.60$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*51969144965919659199551919111410ATTACHMENT 1Page 64 of 115
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION325&+ 64)7325&+64)7&$5*$5$*(64)7727$//,9,1*64)71')/22564)767)/225 64)7)/225$5($7$%/(&$5*$5$*(%('52206%$7+6%218652203/$1127( $///276,=(6$1'6(7%$&.6$6'(),1(',17+($9,/$5$1&+'(9(/230(173/$1
*$5$*(;*5($75220;325&+325&+
8353'5',1,1*;.,7&+(1(175<3$175<
6725$*(:+ 6+ 6+6+ 6+6+0,1$7
3$6(2($6(0(17/$8%21865220237%('5220;'15%('5220;%('5220;%$2:1(5
6%$7+2:1(5
6%('5220;/)/)237/2:/,1(12376,1.2376,1./,1(1 6+ 6+6+6+ 6+)* 6+)*6+ 6+6+ 6+6+ TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA4.167)/2251')/225ATTACHMENT 1Page 65 of 115
5($5$//(<6,'(522)3/$1 $
3,7&+ 5$.( ($9( 522)0$7(5,$/ &21&5(7(67,/()(1&(/,1()52173$6(26,'( $63$1,6+
),1,6+*5$'(7232)5,'*(/()7)(1&(/,1(5,*+7 TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA4.20$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*51022141420161010131315521214102125161452110216ATTACHMENT 1Page 66 of 115
5($5$//(<6,'()(1&(/,1()52173$6(26,'( %%81*$/2:
),1,6+*5$'(7232)5,'*(/()7)(1&(/,1(5,*+7522)3/$1 %
3,7&+ 5$.( ($9( 522)0$7(5,$/ &20326,7(6+,1*/( TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA4.30$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*69101151441816161010111151141869101151961618141169151018ATTACHMENT 1Page 67 of 115
5($5$//(<6,'()(1&(/,1()52173$6(26,'( &&5$)760$1
),1,6+*5$'(7232)5,'*(/()7)(1&(/,1(5,*+7522)3/$1 &
3,7&+ 5$.( ($9( 522)0$7(5,$/ &20326,7(6+,1*/( TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA4.40$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*16913810641619101596161411215112106112161313610ATTACHMENT 1Page 68 of 115
5($5$//(<6,'()(1&(/,1()52173$6(26,'( ')$50+286(
),1,6+*5$'(7232)5,'*(/()7)(1&(/,1(5,*+7522)3/$1 '
3,7&+ 8125$.( ($9( 522)0$7(5,$/ &20326,7(6+,1*/( TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA4.50$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*915151014453161141612159351016591149951ATTACHMENT 1Page 69 of 115
5($5$//(<6,'()(1&(/,1()52173$6(26,'( (&217(0325$5<
),1,6+*5$'(7232)5,'*(/()75,*+7522)3/$1 (
3,7&+ 8125$.( ($9( 522)0$7(5,$/ &20326,7(6+,1*/( TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA4.60$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1*14694591695956991146995110ATTACHMENT 1Page 70 of 115
TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CA$63$1,6+%%81*$/2:A5.0')$50+286(ATTACHMENT 1Page 71 of 115
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION325&+ 64)7325&+ 64)7&$5*$5$*(64)7727$//,9,1* 64)71')/22564)767)/22564)7)/225$5($7$%/(&$5*$5$*(%('52206%$7+63/$1127( $///276,=(6$1'6(7%$&.6$6'(),1(',17+($9,/$5$1&+'(9(/230(173/$1835*5($75220;
325&+(175<.,7&+(1*$5$*( ;3'5
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3$6(26,'($63$1,6+522)3/$1 $
3,7&+ 8125$.( ($9( 522)0$7(5,$/ &21&5(7(67,/(
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6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1* (;326('5$)7(57$,/62516151221101410155221410101616552122151522215516ATTACHMENT 1Page 73 of 115
3$6(26,'(%%81*$/2:
7232)5,'*(
),1,6+('*5$'($//(<6,'( %%81*$/2:5,*+7/()7522)3/$1 %
3,7&+ 8125$.( ($9( 522)0$7(5,$/ &20326,7(6+,1*/( TRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA5.30$7(5,$//(*(1' &20326,7,21522) &21&5(7(
6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1* (;326('5$)7(57$,/61510116918169911611895101641491161161851015101110ATTACHMENT 1Page 74 of 115
3$6(26,'(')$50+286(
7232)5,'*(
),1,6+('*5$'($//(<6,'( ')$50+286(5,*+7/()7 522)3/$1 '
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6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1* (;326('5$)7(57$,/6151293165101410101515121195104416101516151016ATTACHMENT 1Page 75 of 115
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION325&+64)7&$5*$5$*(64)7727$//,9,1* 64)71')/22564)767)/22564)7)/225$5($7$%/(&$5*$5$*(%('52206%$7+63/$1127( $///276,=(6$1'6(7%$&.6$6'(),1(',17+($9,/$5$1&+'(9(/230(173/$1835*5($75220;.,7&+(13'5*$5$*( ;325&+(175<
2377:2&$5*$5$*(
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6%('5220 ;2:1(5
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3$6(26,'($63$1,6+522)3/$1 $
3,7&+ 5$.( ($9( 522)0$7(5,$/ &21&5(7(67,/($//(<6,'( $63$1,6+
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6
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3$6(26,'(%%81*$/2:),1,6+('*5$'(
7232)5,'*(
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6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1* (;326('5$)7(57$,/69615101119161810119145616181618510119691119615101618ATTACHMENT 1Page 78 of 115
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7232)5,'*(
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6
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3$6(26,'(')$50+286(
7232)5,'*(
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6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1* (;326('5$)7(57$,/616125159103911455101015151212993316919516101091516ATTACHMENT 1Page 80 of 115
3$6(26,'((&217(0325$5<
7232)5,'*(
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6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1* (;326('5$)7(57$,/6106159455669911191951911010121519ATTACHMENT 1Page 81 of 115
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION325&+64)7325&+64)7&$5*$5$*(64)7727$//,9,1*64)71')/225 64)767)/22564)7)/225$5($7$%/(&$5*$5$*(%('52206%$7+63/$1127( $///276,=(6$1'6(7%$&.6$6'(),1(',17+($9,/$5$1&+'(9(/230(173/$1*5($75220;.,7&+(1',1,1*;*$5$*(;835325&+
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3$6(26,'($63$1,6+522)3/$1 $
3,7&+ 5$.( ($9( 522)0$7(5,$/ &21&5(7(67,/(
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6
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6
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6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1* (;326('5$)7(57$,/669813151014141386951015101381316910559ATTACHMENT 1Page 85 of 115
3$6(26,'(')$50+286(
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6
7,/(522) 0(7$/522) 52//83*$5$*('225 6$1'),1,6+678&&2 &(0(17,7,286+25,=217$/6,',1* &(0(17,7,286%2$5'$1'%$77216,',1* &(0(17,7,2866+,1*/(6,',1* &(0(17,7,28675,0 678&&229(5)2$075,0 :22'*5$,1&25%(/ &20326,7(6+877(5 :22'%5$&.(7 /,*+7),;785( *$%/((1''(7$,/ :22'3267 3276+(/) %5,&.9(1((5 0(7$/$:,1* 0(7$/5$,/,1* (;326('5$)7(57$,/619155101631414510915916151099199161053ATTACHMENT 1Page 86 of 115
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6
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3$6(26,'($63$1,6+522)3/$1 $
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6
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NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATION325&+64)7&$5*$5$*(64)7727$//,9,1* 64)7)/225$5($7$%/(&$5*$5$*(%('52206%$7+63/$1
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5($5522)3/$1 $
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6
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FRONT DOORS COLUMNS + POSTSA SPANISHB BUNGALOWC CONTEMPORARYC CRAFTSMANLIGHTINGC FARMHOUSEGARAGE DOORS SIDINGMETAL AWNINGSTRACT 3089R-2 LAND USES WITHINPHASES 1, 2 & 3SAN LUIS OBISPO, CAA10.0 AR HOUSE CONTE PORAR SPANISH BUN ALOW CRA TS AN ATTACHMENT 1Page 92 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21A. Spanish - Color and Material MatrixA10.1ATTACHMENT 1Page 93 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21B. Bungalow - Color and Material MatrixA10.2ATTACHMENT 1Page 94 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21C. Craftsman- Color and Material MatrixA10.3ATTACHMENT 1Page 95 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21D. Farmhouse - Color and Material MatrixA10.4ATTACHMENT 1Page 96 of 115
TRACT 3089 R-2 LAND USES WITHIN PHASES 1, 2 & 3SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW11.24.20Revised 06.11.21E. Contemporary - Color and Material MatrixA10.5ATTACHMENT 1Page 97 of 115
Page 98 of 115
Public Hearing Draft Avila Ranch Development Plan Page 39
Revised: May 25, 2017
Figure 11 R-2 Development Standards ATTACHMENT 2Page 99 of 115
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF A DRAFT ZONING REGULATIONS AMENDMENT
CONSISTING OF OBJECTIVE DESIGN STANDARDS FOR QUALIFYING HOUSING
PROJECTS. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL REVIEW (CEQA).
PROJECT ADDRESS: Citywide BY: Rachel Cohen, Associate Planner
Phone Number: 805-781-7574
Email: rcohen@slocity.org
FILE NUMBER: CODE-0523-2021 FROM: Shawna Scott, Senior Planner
RECOMMENDATION
Recommend the proposed draft Objective Design Guidelines to the Planning Commission
for review. This action may include recommended revisions or changes to the draft
Objective Design Standards.
1.0 BACKGROUND
In 2017, the Governor signed multiple housing bills, including Senate Bill (SB) 35
Streamlined Approval Process, which added Section 65913.4 to the Government Code
providing for a streamlined, ministerial approval process for multi-unit housing projects of
two or more residential units or mixed-use, subject to certain conditions and consistent
with objective zoning and design review standards. In addition, Government Code
65583.2 requires a city to allow housing developments in which at least 20 percent of the
units are affordable to lower income households on sites that have been listed in the City’s
Housing Element inventory in two or more consecutive planning periods to be processed
through a ministerial review. In response, the City adopted Program 6.22 as part of the
City’s 6th Cycle Housing Element. Program 6.22 puts forth that the City will update the
municipal code to expand objective design standards within one year of the adoption of
the Housing Element Update.
Projects that will be reviewed against objective standards include:
Projects that qualify under Government Code Section 65913.4 (SB 35). Eligible
developments must include a specified level of affordability, be on an infill site,
comply with existing residential and mixed-use general plan or zoning provisions,
and comply with other requirements.
Transitional and supportive housing (AB 2126).
Housing developments in which at least 20 percent of the units are affordable to
lower income households (Housing Element Programs 2.17 and 2.18)
Meeting Date: 8/16/2021
Item Number: 4b
Time Estimate: 60 minutes
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Item 4b
CODE-0523-2021
Architectural Review Commission Report – August 16, 2021
2.0 PROJECT DESCRIPTION
2.1 Objective Standards
Objective standards are a type of regulation that do not require a judgement to determine
that they have been met. For example, the City has Zoning Regulations that identify
specific building heights limits, require that buildings be set back a certain distance from
property lines, and establish the minimum number of parking spaces required for a
development project. These regulations are all considered “objective standards” because
they are numeric and do not require a subjective opinion to de termine whether a
development project follows those standards. Currently, all design related direction is
provided in the City’s Community Design Guidelines (CDG). While these guidelines will
still be applicable to projects that qualify for discretionary review, most of the guidelines
are not objective and cannot be used for the ministerial review process. The ministerial
process is where a development project is reviewed and approved at the staff level
utilizing set code requirements and standards (such as those outlined in the Zoning
Regulations).
2.2 Objective Design Standards
On June 21, 2021, the ARC received a presentation from staff regarding the development
of Objective Design Standards (ODS). As a part of that presentation, staff requested that
ARC select an ARC subcommittee to assist staff with the draft ODS prior to full ARC
review. On July 21st and July 27th staff met with the ARC subcommittee (ARC Chair
Christie Withers and Commissioner Micah Smith) to review the draft ODS. Additionally,
staff requested professionals involved with local building design, architecture, and
development comment on the draft ODS. Based on discussions and comments received
from the ARC subcommittee and local professionals, staff has completed a draft ODS for
ARC’s review (see Attachment A).
3.0 FOCUS OF REVIEW AND DISCUSSION ITEMS
As noted in Section 1.0 above, the Objective Design Standards will only apply to those
projects that meet certain qualifications. Items for the ARC to consider regarding the draft
ODS include:
Clarity of the proposed standards
Any concerns in implementing the proposed standards
Identifying standards that would benefit from an illustration
If something appears to be missing
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Item 4b
CODE-0523-2021
Architectural Review Commission Report – August 16, 2021
4.0 ALTERNATIVES
4.1 Recommend the proposed draft Objective Design Guidelines to the Planning
Commission for review. This action may include recommended revisions or
changes to the draft Objective Design Standards.
4.2 Continue the project. An action continuing the project s hould include direction to
the staff on pertinent issues. This action is not recommended as the Objective
Design Standards must adopted within one year of when the 6th Cycle Housing
Element was adopted (adopted November 17, 2020).
5.0 ATTACHMENT
A – Draft Objective Design Standards
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DRAFT Objective Design Standards
17.XX Objective Design Standards
Sections:
17.XX.XXX – Purpose and Application
17.XX.XXX – Building and Site Design
17.XX.XXX – Downtown Building Design
17.XX.XXX – Other Design Requirements
17.XX.XXX - Purpose and Application
A. Purpose.
B. Applicability.
C. 17.XX.XXX - Building and Site Design
A. Applicability. This section shall apply to eligible residential projects (described in Section
17.XX.XXX above) in all zones. Except the Downtown Commercial (C-D) zone.
Requirements for the C-D zone are different and provided in Section 17.XX.XX
(Downtown Building Design) below. Mixed-use projects shall also comply with Section
17.70.130 (Mixed-Use Development).
B. Building Details.
1. Buildings shall use high-quality exterior wall materials chosen from the list below.
a. Smooth stucco finish
b. Cut stone
c. Rusticated block (cast stone)
d. Precast concrete
e. Brick veneer
f. Ceramic or porcelain tiles
g. Fiber Cement board planks, panels, siding, board and bat, etc. (Hardi plank,
Hardi panel)
h. Corrugated metal (only within Commercial Zones (C-C, C-T, C-S, C-R, M))
i. Metal paneling (only within Commercial Zones (C-C, C-T, C-S, C-R, M))
j. Corten steel paneling (only within Commercial Zones (C-C, C-T, C-S, C-R, M)
k. Wood plastic composite siding
l. Wood siding
m. Burnished block (only within Commercial Zones (C-C, C-T, C-S, C-R, M)
2. Buildings shall use the same colors, materials, and detailing throughout all elevations.
Street facing and the most visible elevations may use more architectural details, but
colors and materials shall be the same on all elevations.
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3. At least two (2) materials shall be used on any building exterior, in addition to any
glazing and railings. Any one material must comprise at least 20% of the building’s
exterior. Veneers shall turn corners and not expose edges so that finish materials do not
appear “thin”, as in the example of “brick” veneer applied to a single building face so
that it is obviously only 3-inch thick when viewed from the side.
4. Exterior window shutters shall match the size and shape of adjacent window openings.
5. Affordable units and market rate units in the same development shall be constructed of
the same materials and details such that the units are not distinguishable from one
another.
6. Trim surrounds shall be provided at all exterior window and door openings. In-lieu of
exterior window trim, windows can be recessed from wall plane by a minimum of two
(2) inches.
7. Structures (including garages and carports) shall not exceed one hundred fifty (150)
feet in length.
8. Detached garages and carports shall be designed t o include a minimum of two (2) of
the following from the main building(s): materials, detailing, roof materials, and colors.
9. Stairs and stair wells that provide primary access to units on upper floors shall be
covered and fully integrated into the principal and secondary building façades.
10. Service access to the building for loading and maintenance functions shall not exceed
twenty (20) percent of the project frontage on any facing street.
C. Roof Designs
1. Roof lines shall be varied to break up the mass of the building. A building with four
(4) or more attached residential units or a residential building with a roofline longer
than fifty (50) feet shall incorporate changes in roof heights of at least one (1) vertical
elevation change of at least two (2) feet.
2. Overhanging eaves shall extend two (2) feet or more past the supporting walls. This
requirement does not apply to gable faces.
3. Steeply pitched (45 degrees or more) mansard roofs are prohibited.
4. Roof-mounted equipment shall not be visible from the public right of way and
integrated within the architecture of the building.
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5. Roof decks shall be prohibited in residential zones (R-1, R-2, R-3, R-4) and the Office
(O) zone unless setback 15 feet or more from side and rear property lines and utilize
solid walls or barriers at deck edges. All projects that include roof top uses shall comply
with Section 17.70.150 (Rooftop Uses).
6. The termination of a parapet shall not be visible from the public right of way or adjacent
property. The parapet shall wrap around the entire roof, return at least eight (8) feet
around corners, or die into an adjacent, taller wall.
7. Cornices and parapets shall
a. Be utilized to conceal flat roofs and screen any roof-mounted mechanical
equipment from the public right-of-way and adjacent properties.
b. Match the building’s primary façade exterior colors and materials.
D. Massing/Articulation
1. Blank walls (facades without doors or windows) shall be fifty (50) feet or less in length.
Blank walls of any length shall include the use of at least one of the following
treatments:
a. Utilize at least two (2) different materials.
b. Utilize at least two (2) different paint colors.
c. Incorporate offsets. Offsets shall vary in depth and/or direction of at least twelve
(12) inches, or be a repeated pattern of offsets, recesses, or projections of similar
depth along the length of the wall.
d. Install landscaping that covers twenty-five (25) percent of the wall within ten
(10) years.
2. Buildings shall have massing breaks (offsets, recesses, or projections) at least every
fifty (50) feet along street frontage through the use of varying setbacks, building entries
and recesses, or structural bays. Offsets, recesses, or projections shall vary in depth
and/or direction of at least twelve (12) inches and a minimum width of four (4) feet.
3. Buildings three or more stories shall distinguish the first story from the upper stories
by using a minimum of two (2) architectural details (e.g., arches, awnings, transom
windows, columns, cornices, lintels, moldings, trellises) for every fifty (50) feet of the
first story front elevation.
4. Mixed-use buildings three or more stories shall provide a first story elevation that is
distinctive from the upper stories by providing a material change between the ground
floor and upper floors along at least seventy-five (75) percent of the first-floor building
façade(s) with frontage upon a street.
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5. The first floor of a mixed-use project within fifty (50) feet of the street frontage shall
be taller than the floors above, with a minimum plate height of ten (10) feet.
6. Buildings three or more stories shall step-back the building mass a minimum of five
(5) feet for fifty (50) percent of the building facade above the second story.
7. Every residential building shall incorporate two (2) or more of the following building
massing and articulation techniques:
a. Vary building height by at least two (2) feet over twenty (20) percent of the
main building (as viewed in plan view).
b. Vary the geometry or massing of the roof through changes in type, height, pitch,
or orientation.
c. Use offsets, recesses, (e.g., courtyards, entryways, alcoves, deep door and
window recesses) and projections (e.g., stairs, towers, balconies, cantilevers,
dormers, bay windows, awnings) to create a sense of depth.
d. Provide a minimum two (2) foot roof eave on the front elevation. This
requirement does not apply to gable faces.
E. Common and Private Spaces
1. Residential projects within the R-2, R-3, and R-4 zones shall have a minimum of sixty-
five (65) square feet of private outdoor space per each unit or provide a minimum of
one hundred (100) square feet per unit to common space. Common space is recreation
space provided inside or outside a residential building for the use of all the residents
for recreation or social purposes and is readily accessible by all the residents. To qualify
as private open space, the space must be private and directly accessible from the unit it
serves and must have a minimum dimension in every direction of six (6) feet. To qualify
as common space, individual spaces must have a minimum dimension in every
direction of ten (10) feet.
2. Residential projects within the O, C-N, C-T C-R, C-C, C-S, and M zones shall provide
a minimum of fifty (50) square feet per unit to common space. Common space is
recreation space provided inside or outside a residential building for the use of all the
residents for recreation or social purposes and is readily accessible by all the residents.
To qualify as common space, individual spaces must have a minimum dimension in
every direction of ten (10) feet.
F. Landscaping.
1. The landscape design plan shall be consistent with Section 17.70.220 (Water-efficient
landscape standards), Section 12.38.090 (Landscaping standards), and include the
following information:
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a. Location, sizes, and species of all proposed groundcovers, shrubs, and trees
with corresponding symbols for each plant material showing their specific
locations on plans.
b. The location and description (e.g., colors, materials, etc.) of all hardscapes such
as decks, patios, walkways or paths, artificial turf or other pervious or non-
pervious materials.
2. All required front and street-facing side setbacks, except for areas used for exit, entry,
or common outdoor space shall be landscaped. All projects shall landscape at least
fifteen (15) percent of the project site. A landscape area is all the planting areas, turf
areas, and water features in a landscape design plan. The landscape area does not
include footprints of buildings or structures, sidewalks, driveways, parking lots, decks,
patios, gravel or stone walks, artificial turf, other pervious or non-pervious hardscapes,
and other non-irrigated areas designated for non-development (e.g., open spaces and
existing native vegetation).
3. Landscaping areas shall consist of a combination of living trees, groundcover,
shrubbery, turf, and related natural features such as rock, stone, or bark chips to
adequately cover all designated landscaping areas.
4. Landscaping shall be top-dressed with three (3) inches of mulch. Mulch shall be
maintained within planted areas and shall not migrate onto hard surfaces, such as
sidewalks, patios, and parking lots.
5. Any trees removed from the residential project site shall be replaced on site with a 1:1
replanting. Required street trees may be counted as part of the replacement plantings.
6. Native tree species with a trunk ten (10) inches or larger in diameter or a non-native
tree species (excluding blue gum eucalyptus (Eucalyptus globulus)) 18 inches or larger
in diameter or designated heritage trees (of any size) shall be retained and cannot be
removed unless they are an imminent hazard to life or property or are dead, dying,
diseased or damaged beyond reclamation (see Section 12.24.030 for definitions of
heritage tree, native tree, and non-native tree). Diameter shall be measured as follows:
a. If the tree is growing on flat ground, the diameter is measured 4.5 feet from the
ground.
b. If the tree is growing on a slope, the diameter is measured 4.5 feet above the
point halfway between the upper and lower side of the slope. (Figure 1)
c. If the tree is leaning, the diameter is measured 4.5 feet above the high point of
the trunk and perpendicular to the axis of the trunk. (Figure 2)
d. If branches of trees fork below 4.5 feet above the ground or are multi-stemmed
(branching at the ground) then each branch/stem diameter is measured
individually at 4.5 feet above the ground and summed together for the total
diameter. (Figure 3 & 4)
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17.XX.XXX – Downtown Building Design
A. Applicability. This section shall apply to eligible residential projects (described in Section
17.XX.XXX above) within the Downtown Commercial (C-D) zone. Mixed-use projects
shall also comply with Section 17.70.130 (Mixed-Use Development).
B. Building Details.
1. Buildings located within the Downtown (C-D zone) shall use high-quality exterior
materials chosen from the list below.
a. Smooth stucco finish
b. Cut stone
c. Rusticated block (cast stone)
d. Precast concrete
e. Face-brick
f. Ceramic or porcelain tiles
g. Fiber Cement board planks, panels, siding, board and bat, etc. (Hardi plank,
Hardi panel)
h. Wood plastic composite siding
Figure 1 Figure 2
Figure 3 Figure 4
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i. Wood siding
j. Metal paneling
k. Corten steel paneling
2. The following exterior finish materials and architectural elements are prohibited:
a. Mirrored glass and heavily tinted glass
b. Windows with false divisions (i.e., a window where the glass continues
uninterrupted behind a surface mounted mullion, interior mounted mullions
(enclosed in glass), etc.)
c. Vinyl and aluminum siding
d. Rough “Spanish lace” stucco finish
e. Plywood siding
f. Corrugated sheet metal
g. Corrugated fiberglass
h. Split face concrete block
i. Exposed concrete block without integral color
j. Exposed, untreated precision block walls
k. False fronts
l. Loading bays facing a street
m. Exposed roof drains and downspouts
3. New buildings shall use the same colors, materials, and detailing throughout all
elevations. Street facing and the most visible elevations may use more det ailed
elevations, but colors and materials shall be the same on all elevations.
4. At least two (2) materials shall be used on any building exterior, in addition to any
glazing and railings. Any one material must comprise at least 20% of the building’s
exterior. Veneers shall turn corners and not expose edges so that finish materials do not
appear “thin”, as in the example of “brick” veneer applied to a single building face so
that it is obviously only 3-inch thick when viewed from the side.
5. Trim surrounds shall be provided at all exterior window and door openings. In-lieu of
exterior window trim, windows can be recessed from wall plane by a minimum of two
(2) inches.
6. Barrel-shaped awnings shall be used over arched windows or doorways and square or
rectangular awnings shall be used on square or rectangular windows and doorways.
7. Awnings shall not be internally illuminated, shall be at least four (4) feet wide, and
awnings on a single building face shall use the same awning design and color on each
building floor.
8. Permanent, fixed security grates or grilles in front of windows are prohibited. Any
necessary security grilles shall be placed inside, behind the window display area.
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9. Storefronts shall be framed by support piers and lintels.
10. Storefronts shall be primarily made of eighty (80) percent or more of clear glass.
11. Doorways shall be recessed.
12. Storefront windows shall use clear glass and sit above a base, commonly called a
“bulkhead,” of eighteen (18) to thirty-six (36) inches in height. Bulkheads shall be
designed as prominent and visible elements of the building facade and shall include the
use of one or more of the following materials: ornamental glazed tile in deep rich hues,
either plain or with patterns; dark or light marble panels; or pre-cast concrete.
13. Service access to the building for loading and maintenance functions shall not exceed
twenty (20) percent of the project frontage on any facing street.
C. Roof Designs
1. Roof lines shall be varied to break up the mass of the building. A building with a
roofline longer than fifty (50) feet shall incorporate changes in roof heights of at least
one (1) vertical elevation change of at least two (2) feet.
2. Overhanging eaves shall extend two (2) feet or more past the supporting walls. This
does not apply to gable faces.
3. Steeply pitched (45 degrees or more) mansard roofs are prohibited.
4. Roof-mounted equipment shall not be visible from the public right of way and
integrated within the architecture of the building.
5. The termination of a parapet shall not be visible from the public right of way or adjacent
property. The parapet shall wrap around the entire roof, return at least eight (8) feet
around corners, or die into an adjacent, taller wall.
6. Cornices and parapets shall:
a. Be utilized to conceal flat roofs and screen any roof-mounted mechanical
equipment from the public right-of-way and adjacent properties.
b. Match the building’s primary façade exterior colors and materials.
7. Rooflines shall be vertically articulated at least every fifty (50) feet along the street
frontage, using two of the following architectural elements: parapets, varying cornices,
reveals, clerestory windows, or varying roof height and/or form.
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D. Massing/Articulation
1. Buildings shall be designed to reduce apparent mass by dividing façades into a series
of smaller components. Components shall be distinguished from one another through
two (2) or more of the following:
a. Variations in the geometry or massing of the roof or variations in roof height of
two (2) feet or more.
b. Changes in wall plane of one (1) foot or more.
c. Changes in texture, material, or surface colors.
d. Provide a minimum two (2) foot eave on the front elevation. This requirement
does not apply to gable faces.
2. Buildings shall have massing breaks (offsets, recesses, or projections) at least every
fifty (50) feet along street frontage through the use of varying setbacks, building entries
and recesses, or structural bays. Offsets, recesses, or projections shall vary in depth
and/or direction of at least twelve (12) inches and a minimum width of four (4) feet.
3. The first floor of a mixed-use project within fifty (50) feet of the street frontage shall
be taller than the floors above, with a minimum plate height of ten (10) feet.
4. Buildings shall include horizontal lines that match established horizontal lines of
adjacent buildings.
5. Buildings in the downtown shall provide 80% of the building facade located at the back
of the sidewalk unless space between the building and sidewalk is a part of a pedestrian
feature such as plazas, courtyards, or outdoor eating areas.
17.XX.XXX – Other Design Details
A. Applicability. This section shall apply to eligible residential projects in all zones, including
the Downtown Commercial (C-D) zone.
B. Parking Areas
1. Parking areas shall be designed consistent with Chapter 12.38 (Parking and Driveway
standards).
2. When parking lots are proposed along street frontages, they shall be screened by a wall,
fence, hedge or raised planter. The chosen screening material shall be a minimum
height of three (3) feet and consistent with Section 17.70.070 (Fence, Walls, and
Hedges). A fence or wall shall include a minimum three-foot-wide landscaped area
between the wall or fence and the street or sidewalk. The hedge and planter shall have
a planting area width of three (3) feet. Screening provided near a driveway shall have
a maximum height of 2.5 feet and screening at roadway intersections shall comply with
Section 17.70.210 (Vision Clearance Triangle at Intersections).
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3. Parking lots shall be planted with shade trees. A minimum of one twenty-four (24) inch
box specimen tree, shall be required for every ten (10) parking spaces, or portion
thereof, planted in structural soil, and shall be located uniformly throughout the parking
area, excluding parking areas covered by solar panels. Tree species shall include any
of the following:
a. Acer rubrum (Red Maple)
b. Ginkgo biloba (‘Fairmont’ Ginkgo)
c. Platanus racemosa (California Sycamore)
d. Platanus x acerifolia (London Plane)
e. Platanus occidentalis (American Sycamore)
f. Quercus agrifolia (Coast Live Oak)
g. Tilia cordata (Littleleaf Linden)
h. Ulmus parvifolia (‘Drake’ Chinese Elm)
i. Ulmus americana (American Elm)
j. Zelkova serrata (Zelkova ‘Green Vase’)
C. Bicycle Parking Areas
1. Long term bicycle parking spaces shall be enclosed, lockable, and located within the
residential building on the first floor unless the building includes elevator access to
the upper floors.
2. Long term bicycle parking spaces shall provide a minimum of one (1) outlet and an
additional outlet per ten (10) bicycle parking spaces for charging electric bicycles.
3. Long term bicycle parking racks shall be designed to allow the user to lock the
bicycle to the rack and keep at least one bicycle wheel on the ground or provide a
means for the user to roll the bicycle onto a rack and lift it up to a second level
(example: the Two-Tier Double Docker Bike Rack by Ground Control Systems).
D. Pedestrian Access
1. A system of pedestrian walkways shall connect all buildings on a site to each other, to
onsite automobile and bicycle parking areas, and to any onsite open space areas or
pedestrian amenities.
2. An onsite walkway shall connect the principal building entry or entries to a public
sidewalk on each street frontage.
E. Lighting
1. Project exterior and parking lot lighting shall comply with Section 17.70.100 (Lighting
and Night Sky Preservation).
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F. Fencing
1. Any proposed fencing shall be consistent with Section 17.70.070 (Fence, Walls, and
Hedges).
2. Chain link fencing is not allowed.
G. Trash
1. Trash enclosures shall accommodate for three (3) waste streams: trash, recycling, and
organics and shall be designed consistent with Section 17.70.200.
2. Trash enclosures shall be designed to include accent materials and colors that match
the main residential building(s).
3. Designs of trash enclosures shall comply with the City’s engineering standards.
H. Miscellaneous
1. All mechanical and electrical equipment shall be located internally within the proposed
buildings. If equipment cannot be located internally due to code requirements, it shall
be screened with walls, fencing, or landscaping or a combination these methods
consistent with other City standards.
2. Any required backflow preventer and double-check assembly shall be located inside
the building within twenty (20) feet of the front property line. Where this is not
possible, due to code requirements, the backflow preventer and double-check assembly
shall be located in the street yard and screened using a combination of paint color,
landscaping and a low wall or fence.
3. Fire Department equipment required to be accessible by an exterior door shall be
integrated into the exterior building design by using the same materials and colors.
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