HomeMy WebLinkAbout08-16-2021 ARC PresentationsArchitectural Review Commission
Regular Meeting
August 16, 2021
•All attendees enter the meeting muted.
•You can rename yourself by following
the steps below.
•When Public Comment is called for an
item you would like to speak on,please
raise your virtual hand.
•When your name is called,you will be
moved to a Panelist.After a brief
moment,you will be able to unmute your
mic and turn on your video (optional).
•Please state your first and last name and
address (optional)for the record.
•After providing your comments you will
be moved back to an Attendee.
Directions for Public Comment
PUBLIC COMMENT FOR ITEMS
NOT ON THE AGENDA
•If you would like to speak on items
NOT ON THE AGENDA,please
raise your virtual hand.
•When your name is called,you will
be moved to a Panelist.
•Before you begin speaking,unmute
your mic and turn on your video.
Please state your First and Last
name and address (optional)for
the record.
•After you complete your comments,
you will be moved back to an
Attendee.
Public Comment
At this time,people may address the Commission on items not on the agenda.
Items raised are generally referred to staff and,if action by the Commission is
necessary,may be scheduled for a future meeting.
Item #1
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission
meeting of July 19,2021.
__________________________________________________
Recommendation:
Approve the minutes of the Regular Meeting of the Architectural
Review Commission meeting of July 19,2021.
Item #4a
PUBLIC HEARING ITEM
175 Venture Dr. (ARCH-0624-2020)
4.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;Project
Address:175 Venture Dr.;Case No:ARCH-0624-2020;Zone:R-
2;Wathen Castanos Homes,owner/applicant.
Staff Presentation By:
John Rickenbach, Contract Project Manager
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.
VTTM 3089
Avila Ranch Project
175 Venture Drive
ARCH-0624-2020
ARC Presentation for the
Avila Ranch Project –R-2 Product Review
August 16, 2021
Applicant: Wathen Castanos Homes
Representatives: Carol Florence; Reed Onate
Requested Feedback from ARC
◼Review the proposed R-2 residential design for
consistency with
◼Airport Area Specific Plan
◼Avila Ranch Development Plan
◼Community Design Guidelines
◼Provide Comments and Recommendations to the
Planning Commission
6
Previous Approvals
◼Avila Ranch Project was approved in 2017
◼Development Plan
◼Development Agreement
◼VTTM 3089
◼Certified Final EIR
◼Overall project was found consistent with City
policies, including the Community Design Guidelines
7
Avila Ranch Location within the AASP
8
R-2 Portions of the Avila Ranch Plan Area
9
◼R-2 covers 27.3
acres of the 150-
acre site
◼R-2 developed in
Phases 1-3; 297
homes total
◼Phase 1 map
under review—179
homes
◼Phases 2 and 3
maps will come
later
R-2 Product Types and Floor Plans
◼Cluster Units
◼Six floor plans, ranging from 1,609 to 2,273 SF
◼All have 3 bedrooms; most have 2.5 bathrooms
◼Most have a 2-car garage (smaller units have 1-car garage)
◼131 units in Phase 1 (74 over 2,000 SF)
◼Pocket Cottage Units
◼Five floor plans, ranging from 819 to 1,708 SF
◼48 units in Phase 1 (including 13 units at 819 SF; and 25
units over 1,550 SF)
◼Most are 3 BR/2.5 BA; smallest units have 2 BR/1BA
◼Most have a 1-car garage
10
Architectural Styles: Cluster Units
11
Architectural Styles: Pocket Cottage Units
12
Summary of Proposed R-2 Development
13
Development Rendering
14
Development Rendering
15
Fence Height Exception Request
◼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.
◼Requested Exception
◼Request is to protect the privacy of residential uses
◼Applies to areas adjacent to existing industrial property
◼Would allow for a 6-foot high solid fence on top of a previously
approved retaining wall
◼Total height of wall/fence combination would vary from 9-13 feet
16
Fence Height Exception
17
R-2 Design Guidelines -ARDP
18
Discussion Items
◼Key Issues for Discussion
◼Are the proposed site design and building
designs consistent with AASP, ARDP and CDG
requirements?
◼Is the mix of architectural styles and floor plans
appropriate?
◼Are there other design features necessary to
ensure substantial conformance with key
requirements?
19
Recommendation/Next Steps
◼If ARC recommends approval to the Planning
Commission, this could be done with or without
recommended conditions or further guidance
◼Planning Commission to consider application based
on ARC recommendations
20
Questions and Comments
21
Applicant Presentation By:
Carol Florence
Dave Kosco
Item #4a
PUBLIC HEARING ITEM
175 Venture Dr. (ARCH-0624-2020)
Applicant:
R-2 Land Uses within Phases 1-3
Architectural Review Commission
16 August 2021
Overall Development Plan
TO AIRPORT
R-1
C-N
R-4 R-2
R-3
R-4
R-2
R-2
R-2
TRUST AUTOMATION
R-2
PARK A
PARK C
PARK B
PARK E
PARK F
PARK I
PARK H
PARK G
PARK F
OPEN SPACE
OPEN SPACE
OPEN SPACE
OPEN SPACE
OPEN SPACE
TO HIGUERACOTTAGE HOMES
PHASE 1-48
PHASE 2 –0
PHASE 3 -28
CLUSTER HOMES
PHASE 1-131
PHASE 2 –29
PHASE 3 -61
R-1
R-3
COTTAGE: 76
CLUSTER: 221
GRAND TOTAL: 297
TOTAL R-2 HOMES
STEVENSON PARK
MULTI-USE TRAIL
Street Scene Elevations
A EARTHWOOD DRIVE (view north)
B VENTURE DRIVE (view south)
Cluster and Cottage Homes at Paseo Entry
Location of Cluster and Cottage Homes along Paseos
TRUST AUTOMATION
EARTHWOOD DRIVE
BUCKLEY ROADVACHELL LANEVENTURE DRIVE
6 & 8 LOT CLUSTER & COTTAGE HOMES
6 & 8 LOT CLUSTER & COTTAGE HOMES
REFER TO 6 & 8 LOT ENLARGEMENT
6 & 8 Lot Cluster and Cottage Homes Layout
SEE LOT ENLARGEMENT
Example of Residential Landscape Architecture Plan
Location of Cluster and Cottage 4-Lot
TRUST AUTOMATION
EARTHWOOD DRIVE
BUCKLEY ROADVACHELL LANEVENTURE DRIVE
4-LOT CLUSTER HOMES
4-LOT CLUSTER & COTTAGE HOMES
REFER TO 4-LOT ENLARGEMENT
Cluster Homes Layout 4-Lot
CLUSTER PLAN 1
CLUSTER PLAN 2
CLUSTER PLAN 4
CLUSTER PLAN 3
Location of Vachell Lane Landscape Buffer
TRUST AUTOMATION
EARTHWOOD DRIVE
BUCKLEY ROADVACHELL LANEVENTURE DRIVE
REFER TO ENLARGEMENT
VACHELL LANE LANDSCAPE BUFFER
Vachell Lane Landscape Buffer
Cottage Homes along Paseo
Cluster Homes along Paseo
Buyer’s Choice
Character
Selection
Quality
SLO Heritage
Design InspirationFunctionality
Architectural Styles/R-2 Neighborhoods
Area 1 –60% Agrarian +40% = 10% of each of
the other styles.
Area 2 –60% CA Bungalow/Craftsman +40%
= 10% of each of the other styles.
Area 3 –60% Mission + 40% =
10% of each of the other styles.
Avila Ranch Neighborhoods
Source: Avila Ranch Development Plan –Figure 23
Architectural Color & Materials –Spanish (Mission)
Architectural Color & Materials -Bungalow
Architectural Color & Materials -Craftsman
Architectural Color & Materials –Farmhouse (Agrarian)
Architectural Color & Materials -Contemporary
Architectural Details
Fence / Wall Height Exemption
On -+ Off-site Improvements and Home Construction Schedules
PHASE 1-131
PHASE 2 –29
PHASE 3 -XX
LAND DEVELOPMENT
Buckley Road Ext Aug 2022
Sewer Lift Station Dec 2021
Buckley Rd Widening Dec 2023
Tank Farm/Higuera Jan 2022
Higuera/ South Complete
Suburban Road Ph 1 Complete
Vachell Widening Nov 2021
Higuera/Vachell Sept 2021
Multi-Purpose Trail June 2022
HOME CONSTRUCTION
Bldg. Permit Plan In process
Start Model Homes Nov 2021
Model Opening (6)April 2022
Production Homes March 2022
Occupancy August 2022
Off-site Improvements
Questions/Comments?
Architectural Review Commission
16 August 2021
PUBLIC COMMENT
•If you would like to speak on this
item,please raise your virtual
hand.
•When your name is called,you will
be moved to a Panelist.
•Before you begin speaking,unmute
your mic and turn on your video.
Please state your name and
address (optional)for the record.
•After you complete your comments,
you will be moved back to an
Attendee.
Public Comment
Item #4b
PUBLIC HEARING ITEM
175 Venture Dr. (ARCH-0624-2020)
4.Review of a Draft Zoning Regulations Amendment,consisting of
Draft Objective Design Standards for qualifying housing projects.
This project is exempt from environmental review (CEQA).Project
address:Citywide;Case#:CODE-0523-2021;Zone:all zones;
City of San Luis Obispo,applicant.
Staff Presentation By:
Rachel Cohen, Associate 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.
Objective Design
Standards
August 16, 2021
Housing Element & State Legislation
Housing Element Update adopted in November 2020.
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.
This program was included because recent California legislation has been
adopted that requires a streamlined,ministerial process or by-right ministerial
review for specific,eligible,residential developments.
Per State legislation these eligible projects have to be reviewed ministerially
against objective standards rather than through the City’s discretionary
entitlement process.
Eligible Projects
Projects that will be reviewed against objective design standards include:
Projects that qualify under Government Code
Section 65913.4 (SB 35).
Transitional and supportive housing (AB 2126).
Housing developments in which at least 20%
of the units are affordable to lower income
households (Housing Element Programs 2.17
and 2.18)
Objective Standards
Objective standards are a type of regulation that do
not require judgement to determine that they have
been met.
Examples: specific building heights limits, building
setbacks from property lines, and a minimum number
of parking spaces required for a development project.
These are considered “objective standards” because
they are numeric and do not require a subjective
opinion to determine whether a development project
follows those standards.
Example Objective Design Standard
ODS: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.
CDG:Designs should demonstrate a consistent use of colors,
materials,and detailing throughout all elevations of the building.
Elevations which do not directly face a street should not be
ignored or receive only minimal architectural treatment.Each
building should look like the same building from all sides.
Previous Review & Feedback
July 29,2021:ARC received a presentation from staff
regarding the development of ODS.
ARC selected an ARC subcommittee to assist staff with the
draft ODS prior to full ARC review.
July 21st &July 27th staff met with the ARC subcommittee.
Additionally,staff received comments from local
professionals.
Draft Objective Design Standards
Building and Site Design
Building Details
Roof Designs
Massing &Articulation
Common &Private Spaces
Landscaping
Downtown Building Design
Building Details
Roof Designs
Massing &Articulation
Other Design Requirements
Parking Area
Bicycle Parking Areas
Pedestrian Access
Lighting
Fencing
Trash
Miscellaneous
ARC Discussion
Items for the ARC to consider include:
Are the proposed objective design standards clear?
Any concerns in implementing the proposed objective design standards?
Should illustrations be added?
Is something missing?
ARC Discussion
Appendix A,page 2 (top):
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.
ARC Discussion
Appendix A,page 2 (bottom):
2.Overhanging eaves shall extend two (2)feet or more past the supporting walls.This
requirement does not apply to gable faces.
ARC Discussion
Appendix A,page 11 (bottom):
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.
Recommendation
Recommend the proposed draft Objective Design Guidelines to the Planning
Commission for review.
This action may include revisions or changes to the objective design standards
based on ARC direction.
Project Review Timeline
August 16,2021:Architectural Review Commission Review
September 16,2021:Planning Commission Review
November 2,2021:City Council Review
Item #5
COMMENT & DISCUSSION
5.Staff Updates and Agenda Forecast
Senior Planner Shawna Scott will provide an update of
upcoming projects and the agenda forecast.
ADJOURNMENT
The next Regular Meeting of the
Architectural Review Commission
has been rescheduled to
Monday, September 13, 2021 at 5:00 p.m.
via teleconference
The Regular Meeting of the
Architectural Review
Commission
will resume shortly
*Recess in Progress*