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Home My WebLink About01-24-2022 ARC Agenda Packet Architectural Review Commission AGENDA Monday, January 24, 2022, 5:00 p.m. Teleconference - Broadcast via Webinar Pursuant to Executive Orders N-60-20 and N-08-21 executed by the Governor of California, and subsequently Assembly Bill 361, enacted in response to the state of emergency relating to novel coronavirus disease 2019 (COVID-19) and enabling teleconferencing accommodations by suspending or waiving specified provisions in the Ralph M. Brown Act (Government Code § 54950 et seq.), commissioners and members of the public may participate in this regular meeting by teleconference. Using the most rapid means of communication available at this time, members of the public are encouraged to participate in Architectural Review Commission meetings in the following ways: Remote Viewing - Members of the public who wish to watch the meeting can: View the Webinar: URL: https://slocity- org.zoom.us/j/88480877876?pwd=T1VYZXJ5REt2Ry9qUzhNdDVYMFArZz09 Telephone Attendee: +1 (669) 900-6833 Webinar ID: 884 8087 7876; Passcode: 817802 Note: The City utilizes Zoom Webinar for public meetings. All attendees will enter the meeting muted. An Attendee tutorial is available on YouTube; test your audio settings. Public Comment - Public comment can be submitted in the following ways: Mail or Email Public Comment Received by 3:00 PM on the day of meeting - Can be submitted via email to advisorybodies@slocity.org or U.S. Mail to City Clerk at 990 Palm St. San Luis Obispo, CA 93401. All emails will be archived/distributed to Commissioners, however, submissions after 3:00 p.m. on the day of the meeting may not be archived/distributed until the following day. Emails will not be read aloud during the meeting. Verbal Public Comment In Advance of the Meeting – Call (805) 781-7164; state and spell your name, the agenda item number you are calling about and leave your comment. The verbal comments must be limited to 3 minutes. All voicemails will be forwarded to the Commissioners and saved as Agenda Correspondence. Voicemails will not be played during the meeting. During the meeting – Join the webinar (instructions above). Once public comment for the item you would like to speak on is called, please raise your virtual hand, your name will be called, and your microphone will be unmuted. If you have questions, contact the office of the City Clerk at cityclerk@slocity.org or (805) 781-7100. Pages 1.CALL TO ORDER Chair Withers will call the Special Meeting of the Architectural Review Commission to order. 2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA 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.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. 3.a.1166 HIGUERA STREET (ARCH-0511-2021) REVIEW OF A COMMERCIAL DEVELOPMENT CONSISTING OF AN OUTDOOR DINING VENUE CONSISTING OF RETROFITTED SHIPPING CONTAINERS; PROJECT INCLUDES A 60% PARKING REDUCTION 5 Recommendation: Review the proposed project in terms of its consistency with the Community Design Guidelines and Sign Regulations and provide a recommendation to the Planning Commission. 3.b.3802, 3804, AND 3806 RANCH HOUSE RD. (ARCH-0256-2020/MOD- 0526-2021) REVIEW OF A MODIFICATION TO A PREVIOUSLY APPROVED MIXED-USE PROJECT LOCATED WITHIN THE ORCUTT AREA SPECIFIC PLAN 29 Recommendation: Review the proposed project in terms of consistency with the Orcutt Area Specific Plan (OASP) design guidelines and the City’s Community Design Guidelines (CDG) and provide a recommendation to the Community Development Director. 4.COMMENT AND DISCUSSION 4.a.STAFF UPDATES AND AGENDA FORECAST Receive a brief update from Senior Planner Shawna Scott. 5.ADJOURNMENT The next Regular Meeting of the Architectural Review Commission meeting is scheduled for February 7, 2022 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 Deaf (805) 781-7410. 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: http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: 1166 HIGUERA STREET (ARCH-0511-2021) REVIEW OF A COMMERCIAL DEVELOPMENT CONSISTING OF AN OUTDOOR DINING VENUE CONSISTING OF RETROFITTED SHIPPING CONTAINERS; PROJECT INCLUDES A 60% PARKING REDUCTION. BY: Kyle Bell, Associate Planner FROM: Shawna Scott, Senior Planner Phone Number: (805) 781-7524 Phone Number: (805) 781-7176 Email: kbell@slocity.org Email: sscott@slocity.org APPLICANT: Paul Tompkins REPRESENTATIVE: Kyle Murray RECOMMENDATION Review the proposed project in terms of its consistency with the Community Design Guidelines and Sign Regulations and provide a recommendation to the Planning Commission. 1.0 PROJECT DESCRIPTION AND SETTING The proposed project includes the redevelo pment of an existing commercial property to include twelve (12) repurposed shipping containers consisting of a total of 2,720 square feet to provide for 7 tenant suites, 3 storage rooms, one long term bike storage locker, and one for restrooms. The project includes demolition of the existing two-story structure on the site and repurposing the existing 4,208 square foot single-story structure toward the rear of the lot into a new restaurant suite. The project consists of a total 6,928 square feet of commercial space, and 1,637 square feet of outdoor dining. The project is intended to serve as family and pet friendly outdoor dining experience. Site amenities include landscaped areas, covered outdoor seating, fire pits, heaters, and outdoor recreation activities (Attachment A, Project Plans). The project includes a request for a 60% parking reduction to reduce the required parking from 40 spaces to 16 spaces on-site. The 60% parking reduction also accounts for the 20 additional bicycle parking spaces to reduce the required vehicle parking by 4 spaces in accordance with Zoning Regulations Section 17.72.050.C.3.b1(Attachment B, Trip Management & Reduction Plan). 1 Zoning Regulations Section 17.72.050.C.3.b. Other Parking Reductions. One car space for each five bicycle spaces provided in excess of required parking. All bicycle parking that exceeds the required number of spaces shall be apportioned between short-term and long-term bicycle spaces as stipulated by Table 3- 6: Required Bicycle Parking. Meeting Date: 1/24/2022 Item Number: 3a Time Estimate: 30 Minutes Page 5 of 53 Item 3a 1166 Higuera Street – ARCH-0511-2021 Architectural Review Commission Report – January 24, 2022 General Location: The 0.56-acre project site is located on the corner of Toro and Higuera Streets, with direct access from Higuera Street. The project is located within the Downtown Core as identified in the General Plan Land Use Element (LUE) Figure 4 and is also located within Special Focus Area 2 (LUE Figure 10) known as the Upper Monterey Area. Zoning and General Plan: Commercial Retail (C-R) zone, General Retail (GR) Land Use Designation. Surrounding Uses: East: (C-R) Restaurant & Auto Dealership West: (C-R) Financial Services North: (C-R) Personal Services South: (O & C-R) Financial Services 2.0 PROPOSED DESIGN Architecture: Industrial Design details: Repurposed shipping containers, landscaped vertical trellis for growing vines, existing CMU Building to be retrofitted and painted. Materials: Corrugated metal siding, existing CMU, wood plank parapets to screen mechanical equipment. Color: Seven color schemes have been provided, see project plans sheets A11 & A12. Figure 1: 1166 Higuera Street Project Site Figure 2: Aerial Rendering from the Toro and Higuera Street intersection. Page 6 of 53 Item 3a 1166 Higuera Street – ARCH-0511-2021 Architectural Review Commission Report – January 24, 2022 3.0 FOCUS OF REVIEW The Architectural Review Commission’s (ARC’s) role is to review the proposed project in terms of consistency with the Community Design Guidelines and Sign Regulations and applicable City Standards and 2) provide comments and recommendations to the Planning Commission regarding the proposed project design, focusing on building architecture and layout. 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, and Community Design Guidelines (CDG). Staff has identified the discussion items below related to consistency with CDG Chapter 2 (General Design Principles), Chapter 3 (Commercial and Industrial Project Design), and Sign Regulations (Site Planning and Other Design Details). Highlighted Sections Discussion Items Chapter 2 – General Design Principles §2.1 – Site Design The project site is located within the Downtown Core, with an eclectic mix of commercial uses in the vicinity. The CDG states that each project should consider the context of best examples of architecture in the vicinity while providing a transition between the street and the project through defined entries. The ARC should discuss how the project design and access entries fits in with the best examples of appropriate site design and architecture in the vicinity of the site. Chapter 3 – (Commercial and Industrial Project Design) § 3.1.B.2 Neighborhood Compatibility The CDG state that new commercial structures should be designed compatible with existing structures in the vicinity and provide an appropriate design theme in consideration of building orientation and building materials. The ARC should discuss whether the development provides sufficient design factors to contribute to neighborhood compatibility; design theme, building scale/size, setbacks and massing, colors, textures, and building materials. § 3.1.B.7 Parapets Parapet walls should be treated as an integral part of the building design, with architectural detailing consistent with the rest of the facade and should not appear as unrelated elements intended only to screen the roof behind them. The ARC should evaluate whether the parapet screens are appropriate for the building design, consideration should be provided regarding the materials and heights of the parapets. Page 7 of 53 Item 3a 1166 Higuera Street – ARCH-0511-2021 Architectural Review Commission Report – January 24, 2022 5.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Building Setbacks Street Yard Side Yard 3 feet 0 feet 0 feet 0 feet Maximum Height of Structures 35 feet 45 feet Max Lot Coverage 19.5% 100% Floor Area Ratio (FAR) 0.20 3.0 Affordable Housing In-lieu fee 1 Unit or In-lieu fee Public Art On-site (mural) On-site or in-lieu fee Signage Signs per Tenant Signs for the Complex Area of Signs 1 4 199 sq. ft. 4 4 200 sq. ft. Vehicle and Bicycle Parking Vehicle Spaces 16 40 § 3.1.B.12 Colors The exterior colors of a building are as important as the materials in determining how people think about the building and its surroundings. Colors should be compatible with the existing colors of the surrounding area but need not duplicate existing colors. The ARC should evaluate the proposed color schemes of the buildings to determine whether the proposed colors are consistent with the neighborhood pattern. § 3.1.C.5 Screening Screening can protect and separate uses and site functions to decrease visual impacts, and the method of screening should be compatible with the adjacent structure in terms of overall design, materials, and color. The ARC should discuss whether the proposed parapets are effective in screening the mechanical equipment, and whether the screens are consistent with the architectural design of the project. Sign Regulations – Section 15.40.470 (Sign Standards by Sign Type) § 15.40.485 Sign Programs The project provides a total of 12 signs, 1 wall sign per tenant suite, two multi-tenant signs, a monument sign, and a pylon sign. All signs are consistent with the size limitations and dimension requirements of the Sign Regulations. The ARC should evaluate the proposed sign package and provide feedback on whether the proposed signage is consistent and compatible with the neighborhood. Page 8 of 53 Item 3a 1166 Higuera Street – ARCH-0511-2021 Architectural Review Commission Report – January 24, 2022 EV Ready EV Capable 4 10 4 10 Bicycle Spaces Short-term Long-term 28 21 7 8 6 2 Motorcycle Parking 2 2 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects) *2019 Zoning Regulations 6.0 ACTION ALTERNATIVES 6.1 Recommend findings of consistency with the Community Design Guidelines and Sign Regulations. An action recommending approval of the application based on consistency with Community Design Guidelines will be forwarded to the Planning Commission for final action. This action may include recommendations for conditions to address consistency with the Community Design Guidelines and/or Sign Regulations. 6.2 Continue the project to a hearing date certain, or uncertain. An action continuing the application should include direction to the applicant and staff on pertinent issues. 6.3 Recommend findings of inconsistency with the Community Design Guidelines and/or Sign Regulations. An action recommending findings of inconsistency should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Community Design Guidelines, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS A – Project Plans (ARCH-0511-2021) B – Trip Management and Reduction Plan Page 9 of 53 Page 10 of 53 1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021T1048 163/8” = 1’-0” (24X36 SHEET)TITLE SHEET1166 HIGUERA STREETSITEMONTEREY ST.HIGUERA ST.SANTA R OS A ST.TORRO ST.PROJECT DIRECTORYOWNER:1166 HIGUERA STREET, LLCPAUL TOMPKINS684 HIGUERA STREET, SUITE BSAN LUIS OBISPO, CA 93401ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: SCOTT MARTINPHONE: (805)-543-1794EMAIL: SAMARTIN@RRMDESIGN.COMPROJECT ADDRESS:1144 HIGUERA STREETSAN LUIS OBISPO, CA 93401APN:002-436-005, 002-436-008PROJECT DESCRIPTIONTHE APPLICANT IS PROPOSING TO DEVELOP A NEW TEMPORARY USE OUTDOOR DINING VENUE ON THE .56 ACRE SITE. THE PROJECT CONSISTS OF (1) EXISTING BUILDING TO BE REMODELED INTO A RESTAURANT AND (7) TENANT LEASE SPACES TO SERVE FOOD AND BEVERAGES. THE ATMOSPHERE WILL BE FAMILY AND PET FRIENDLY WITH OUTDOOR SEATING DISPERSED ACROSS THE SITE. PUBLIC ART IS TO BE INCLUDED IN THE PROJECT. THE LEASE SPACES WILL BE PROVIDED WITHIN SHIPPING CONTAINERS BROUGHT ONTO SITE. TWO LEASE SPACES WILL BE CASUAL DINING OPTIONS AND WILL CONSIST OF (1) 8X40 CONTAINER FOR FOOD PREP AND (1) 8X20 CONTAINER FOR STORAGE. THREE LEASE SPACES WILL BE FOR THE SALE OF BEVERAGES OR FOOD AND WILL CONSIST OF (1) 8X20 CONTAINER EACH. TWO LEASE SPACES WILL USE (1) 8X40 CONTAINER EACH. THE HOURS OF OPERATION AND ACCESS TO THE SITE ARE EXPECTED TO BE FROM 6 AM TO 11 PM. THE SITE IS BORDERED BY THE CONTAINERS ALONG TORO AND HIGUERA STREETS IN ORDER TO PROVIDE SECURITY FOR THE SITE AFTER HOURS. THIS HARD BORDER WILL BE SOFTENED BY LANDSCAPING AND A BREAK AT THE INTERSECTION OF HIGUERA AND TORO STREET SO AS TO PROVIDE VIEWS INTO THE SPACE AND ACTIVATE THE CORNER WITH A VISUAL, YET SECURE CONNECTION. SITE AMENITIES INCLUDE LANDSCAPE AREAS, COVERED OUTDOOR SEATING, FIRE PITS, HEATERS, AND OUTDOOR RECREATION ACTIVITIES. THE SITE ALSO HAS AN AREA FOR BIKE PARKING / BIKE STORAGE THAT EXCEEDES THE CODE REQUIRED MINIMUMS. PUBLIC ART WILL BE PROVIDED AT THE CORNER OF HIGUERA AND TORO.THE APPLICANT IS REQUESTING PARKING REDUCTIONS VIA A MIXTURE OF EXCESS PROVIDED BIKE PARKING (10%) AND STAFF APPROVED PARKING REDUCTION (50%). THE EXCESS BIKE PARKING WILL BE A MIXTURE OF LONG AND SHORT TERM BIKE PARKING AND WILL PROVIDE A SECURE PLACE TO KEEP BIKES DURING THE DAY. SHEET INDEXT1 TITLE SHEETT2 SITE RENDERSA3 EXISTING SITE SURVEYA4 PROPOSED SITE PLANA4 (EXISTING BUILDING)A5 PROPOSED FLOOR PLAN - EXISTING BUIDLINGA6 ELEVATIONS - EXISTING BUILDINGA7 TYPICAL FLOOR PLANS - SHIPPING CONTAINERSA8 LOCAL ARTIST MURAL. DESIGN TBDA8 ELEVATIONS - TYPICAL SHIPPING CONTAINER A8 PROJECT SIGNAGEA8 DESIGN TBDA8 COLORS MAY VARYA8 VENDOR SIGNAGEPROJECT STATISTICSZONINGC-RPARCEL SIZE:0.56 ACRES (21,607 SF)BUILDING GROSS AREA4,208 SFEXISTING BUILDING1,488 SF(4) TENANT LEASE SPACE (LARGE)1,280 SF (@ 320 SF EACH)(2) TENANT LEASE SPACE(STORAGE)320 SF (@ 160 SF EACH)(3) TENANT LEASE SPACE(SMALL)480 SF(@ 160 SF EACH)RESTROOMS320 SF(2) LONG TERM BIKE STORAGE320 SF (@ 160 SF EACH)OUTDOOR SEATING1,637 SFMAX LOT COVERAGE:100% (21,607 SF)PROPOSED COVERAGE:19.5% (GROUND FLOOR/PARCEL SIZE)MAX. F.A.R.3 (64,821 SF)PROPOSED F.A.R..20 (BUILDING GROSS/ PARCEL SIZE)LANDSCAPE AREA4,386 SFIMPERVIOUS SURFACE:14,452 SFMAX. ALLOWED HEIGHT:45 FT.MAX. PROPOSED HEIGHT:19 FT.YARD SETBACKS REQUIRED PROPOSEDFRONT0 FT 3 FTSIDE0 FT 3 FTREAR0 FT 0 FTOCCUPANCY TYPES & AREA:RESTAURANT3,248 SF SFOUTDOOR DINING1,675 SFTOTAL4,923 SFVICINITY MAPPARKINGAUTO PARKINGCALCULATION SPACE COUNTPARKING REQUIRED:RESTAURANT 1 SPACE PER 100 SFEXISTING BUILDING 851 SF(4) LEASE SPACES (LARGE) 273 SF X 4 = 1,092 SF3 LEASE SPACES (SMALL)133 SF X 3 = 399 SFCOMBINED SEATING 1,637 SFTOTAL REQUIRED FOR PROPOSED3,979 SF (EXCLUDES 960 SF STORAGE & RR)39.8PARKING REDUCTION:50% STAFF REDUCTION39.8 X 50% = -20BICYCLE PARKING REDUCTION1 SPACE REDUCTION PER 5 EXCESS BIKE PARKING SPACES. PER SLO MUNICIPAL CODE 17.72.050.C.3.B28 TOTAL - 8 REQ’D = 20 EXCESS -4PARKING REQUIREDTOTAL REQUIRED WITH PROPOSED - REDUCTIONS16PARKING PROVIDED16EV PARKING EV READY: REQ’D 10%PER SLO MUNICIPAL CODE 17.72.0401.6PROVIDED 2EV CAPABLE: REQ’D 25 % PER SLO MUNICIPAL CODE 17.72.0404PROVIDED 4MOTORCYCLE PARKINGCALCULATION SPACE COUNTPARKING REQUIRED:PER MUNICIPAL CODE:1/20 AUTO PARKING REQUIRED 2PARKING PROVIDED:2BICYCLE PARKINGPARKING REQUIRED:PER SLOMC 17.72.070 TABLE 3-63,979 SF /500 SF = 8SHORT TERM PROVIDED:75% PER MUNICIPAL CODE: 21LONG TERM PROVIDED:25% PER MUNICIPAL CODE: 7TOTAL PROVIDED:28LONG TERM (EXISITNG):RELOCATED ON-SITE 24 & *-.+% *, )+ **)& !$" !$" # XNOTE: CITY OF SAN LUIS OBISPO IS CONSIDERED A “COMMUNITY AT RISK” DUE TO THE THREAT OF WILDFIRE IMPACTING HE URBAN COMMUNITY. NEW BUILDINGS CITYWIDE SHALL COMPLY WITH CBC 7A FOR IGNITION RESISTANT WALL COVERINGS, FIRE PROTECTION SYSTEMS, EMBER RESISTANT VENT SYSTEMS, PROTECTED EAVES,A ND CLASS “A” ROOF COVERINGS. ARCHITECTPROJECT STATISTICSOCCUPANCY:B, A-2CONSTRUCTION TYPE:TYPE V-BSPRINKLER:YES(AT COMMERCIAL KITCHEN EXHAUSET HOOD AND DUCTS)10/11/21Page 11 of 53 1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021T2048 163/8” = 1’-0” (24X36 SHEET)BIRDS EYE PERSPECTIVEPage 12 of 53 0 5 10 201” = 10’-0” 24X36 SHEET1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A3EXISTING SITE SURVEYPage 13 of 53 0 5 10 201” = 10’-0” 24X36 SHEET1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A4DEMOLITION PLAN - FOR REFRENCE ONLY(E) 2 STORY BUILDING TO BE DEMOLISHED(E) PAVEMENT TO BE REMOVED(E) BUILDING TO REMAIN(E) 15” CUPANIOPSIS ANACARDIOIDES (CARROT WOOD) TREE TO BE REMOVED(E) 5” QUERCUS ARIFOLIA (COAST LIVE OAK) TREE TO BE REMOVED(E) 14” CUPANIOPSIS ANACARDIODES (CARROT WOOD) TREE TO REMAIN(E) 5.5” ACER BUERGERIANUM (TRIDENT MAPLE) TREE TO REMAIN(E) 12” CUPANIOPSIS ANACARDIODES (CARROT WOOD) TREE TO REMAIN(E) 16” CUPANIOPSIS ANACARDIOIDES (CARROT WOOD) TREE TO REMAIN(E) LONG TERM BIKE STORAGE FOR 1101 MONTERY STREET TO BE RELOCATED TO 1101 MONTEREY STREET. Page 14 of 53 1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A504 8 161/8” = 1’-0” 24X36 SHEETPROPOSED SITE PLAN(EXISTING BUILDING)Page 15 of 53 1056 SFDININGRedundant RoomBARNot EnclosedTRASH64 GALLON TRASH BINS, (3) PER VENDOR MINPICK-UP WINDOWROLL UP DOR392 SFP.O.S.Redundant RoomPREPRedundant RoomCOOKLINEWAITINGBAR SEATING48 SFSTORAGE44 SFOFFICE1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A6048 163/8” = 1’-0” (24X36 SHEET)PROPOSED FLOOR PLAN - EXISTING BUIDLINGPage 16 of 53 1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A7048 163/8” = 1’-0” (24X36 SHEET)ELEVATIONS - EXISTING BUILDINGFRONT ELEVATION - SOUTHEAST3/8" = 1'-0" (24 X 36 SHEET)2SIDE ELEVATION - NORTHEAST3/8" = 1'-0" (24 X 36 SHEET)4+0’-0” FFGROUND LEVEL+14-9” FF(E) TOP OF PARAPET+0’-0” FFGROUND LEVEL+14’-9” FF(E) TOP OF PARAPET+18’-9” FFTOP OF MECH. SCREEN+18-9” FFTOP OF MECH. SCREENPROPERTY LINE 0’ SETBACKPROPERTY LINE 0’ SETBACKPage 17 of 53 40' - 0"20' - 0"8' - 0"ORDER WINDOWPICK-UP WINDOW272 SFKITCHEN138 SFSTORAGE40' - 0"8' - 0"PICK-UP WINDOWORDER WINDOW211 SFKITCHEN58 SFSTORAGE20' - 0"8' - 0"44 SFCOLDSTORAGE86 SFBEVERAGE1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A8048 163/8” = 1’-0” (24X36 SHEET)TYPICAL FLOOR PLANS - SHIPPING CONTAINERSPage 18 of 53 1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A9048 163/8” = 1’-0” (24X36 SHEET)ELEVATIONS - TYPICAL SHIPPING CONTAINER FRONT ELEVATION3/8" = 1'-0" (24 X 36 SHEET)2SIDE ELEVATION3/8" = 1'-0" (24 X 36 SHEET)1REAR ELEVATION3/8" = 1'-0" (24 X 36 SHEET)4SIDE ELEVATION3/8" = 1'-0" (24 X 36 SHEET)3+0’-0” FFGROUND LEVEL+8’-0” FFTOP OF CONTAINER+12’-0” FFTOP OF MECH. SCREEEN+0’-0” FFGROUND LEVEL+8’-0” FFTOP OF CONTAINER+12’-0” FFTOP OF MECH. SCREEENLOCAL ARTIST MURAL. DESIGN TBDPROJECT SIGNAGEDESIGN TBDCOLORS MAY VARYPage 19 of 53 1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A10048 163/8” = 1’-0” (24X36 SHEET)SECTION AT AWNING & BIKE PARKING SECTION THROUGH AWNING3/8" = 1'-0" (24 X 36 SHEET)1MECHANICAL EQUIPMENTKITCHEN HOODMOTORIZED, RETRACTABLE FABRIC AWNINGWOOD COLUMNREFER TO SHEET A1 FOR COUNTPROPOSED SHORT-TERM BIKE PARKINGN.T.S. 1PROPOSED LONG-TERM BIKE PARKINGN.T.S. 2REFER TO SHEET A1 FOR COUNTPage 20 of 53 EFGEXISTING PLANT WALLVINESHOLLOW METAL DOORPAINTED SW 6803 DANUBESLIDER WINDOWDARK BRONZE ANNODIZED FINISH1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A11ABDCOLOR SCHEME RESTAURANTABCDGLAZED ROLLD UP DOORDARK BRONZE ANNODIZED FINISHWALL LANTERNFOUNTAIN BRONZEWOOD PLANK PARAPETPAINTED SW 6803 DANUBEEXISTING CMUPAINTED SW 6535 SOLITUDECCOLORS AND MATERIALSEGFRESTAURANT - FRONT ELEVATIONN.T.S.1Page 21 of 53 1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A12COLORS AND MATERIALS SHIPPING CONTAINERSCBABSLIDER WINDOWDARK BRONZE ANNODIZED FINISHWALL LANTERNFOUNTAIN BRONZECOLOR INSPIRATIONWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6496 OCEANSIDECCDCCCWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6818 VALIANT VIOLETWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6669 YARROWWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6866 HEARTTHROBWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 9152 LET IT RAINWOOD PLANK PARAPET & HOLLOW METAL DOORSPAINTED SW 6734 ESPALIERCSHIPPING CONTAINERPAINTED SW 6488 GRAND CANALDDDDDSHIPPING CONTAINERPAINTED SW 9019 GOLDEN PLUMERIASHIPPING CONTAINERPAINTED SW 6817 GENTIANSHIPPING CONTAINERPAINTED SW 7586 STOLEN KISSSHIPPING CONTAINERPAINTED SW 7551 GREEK VILLASHIPPING CONTAINERPAINTED SW 6725 PICKLEDCOLOR SCHEME 1COLOR SCHEME 2COLOR SCHEME 3COLOR SCHEME 4COLOR SCHEME 5COLOR SCHEME 6ACCTYP. SHIPPING CONTAINER - FRONT ELEVATIONN.T.S.1Page 22 of 53 FOOD / BEVERAGEBEVERAGEFOODFOODF O O D RESTAURANTB.O.H.BEVERAGESTORAGEFOOD S T O R A G E LONG TERM BIKE STORAGERESTROOMSS T O R A G E EMPLOYEE BREAK1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A13SIGNAGE PROGRAMABCCDDDDDDESIGNAGE PROGRAMREF # NAME OF SIGN SIGN STYLE MATERIALS DESCRIPTION DIMENSIONSWXHAREA (SF) HEIGHT TO T.O.S. COUNTACORNER 01 MONUMENT METAL PROJECT SITE MONUMENT SIGN 6’-0” X 2’-0” 12 SF 4’ 1BENTRY 01 AWNING METAL ENTRY ARCH SIGNAGE 16’-0” X 1’-6” 24 SF 13’ 1CSITE 01 MULTI-TENANT METAL EXTERNALLY ILLUMINATED MULTI-TENANT SIGNAGE 8’-0” X 6’-0” 48 SF EACH 2DTENANT 01 AWNING METAL INDIVIDUAL TENANT SIGNAGE 8’-0” X 1’-0” 8 SF EACH 8’ 7ETENANT 02 WALL METAL INDIVIDUAL TENANT SIGNAGE 11’-0” X 1’-0” 11 SF 9’-6” 1TOTAL199 SF 12SIGNAGE PROGRAM KEY MAP1/8" = 1'-0" (24 X 36 SHEET)1DPage 23 of 53 MAX1' - 6"16'-0" MAX3" DEEP REVERSE PAN CHANNEL LETTER TO HALO LIGHT WITH LEDS. FONT AND NAME TBD. WIDE FLANGE ENTRY ARCHLETTER OUTLINESECTION VIEWRACEWAY FOR LARGE LETTERS WITH SERVICE SWITCH.3" DEEP REVERSE PAN CHANNEL LETTER TO HALO LIGHT WITH LEDSWIDE FLANGE AT ENTRY ARCH1' - 0"2' - 0"1' - 0"PROJECT NAMEMAX6' - 0"4' - 0"SECTION VIEW4' - 0"EXTERNALLY ILLUMINATED MONUMENT SIGNAGE STAFF LIGHT, AS REQUIRED. LIGHT FIXTURE TBD.2x4 WOOD PLANK FENCE1' - 0"2' - 0"1' - 0"1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A14SIGNAGE PROGRAMCORNER 011/16" = 1'-0" (24 X 36 SHEET)AENTRY 011" = 1'-0" (24 X 36 SHEET)BNORTHEAST | HIGUERA STREET ENTRY 01FREE STANDING ENTRY ARCH SIGNAGENOTES:- 1 POLE SIGN- STEEL STRUCTURE RECTILINEAR ARCH- FREESTANDING BACK-LIT METAL LETTERS WITH NAME OF PROJECTEAST | HIGUERA STREET & TORO STREETCORNER 01FREE STANDING MONUMENT SIGN ATTACHED TO LOW FENCING. NOTES:-METAL SIGN WITH SITE NAME ATTACHED TO PAINTED WOOD PLANK FENCE.-EXTERNALLY ILLUMINATED VIA WALL SCONCE AND GROUND LIGHTINGPage 24 of 53 MAX1' - 0"8'-0" MAX3" DEEP REVERSE PAN CHANNEL LETTER TO HALO LIGHT WITH LEDS. FONT AND NAME TBD. TENANT ORDER WINDOW. SHADOW BOXLETTER OUTLINESECTION VIEWRACEWAY FOR LARGE LETTERS WITH SERVICE SWITCH.3" DEEP REVERSE PAN CHANNEL LETTER TO HALO LIGHT WITH LEDSSHADOWBOX AWNINGFACE OF SHIPPING CONTAINERSECTION VIEW1' - 0"WHITE LED ON LETTER INTERIORSSHEET FABRICATED METAL REERSE PAN CHANNEL HALO LETTER0' - 3"STOREFRONT TRANSOM1' - 0"11'-0" MAXSHEET FABRICATED METAL REERSE PAN CHANNEL HALO LETTERSTOREFRONT TRANSOM, BEYOND6' - 0"EXTERNALLY ILLUMINATED WALL SIGNAGE GOOSENECK LIGHT FIXTURE. LIGHT FIXTURE TBD. SHIPPING CONTAINER EXTERIOR STAFF LIGHT, AS REQUIRED. LIGHT FIXTURE TBD.6' - 0"PROJECT NAMEINDIVIDUAL TENANT NAMESMAX8' - 0"1166 HIGUERA STREET 2453-01-CO2112 OCTOBER 2021A15SIGNAGE PROGRAMTENANT 01N.T.S. (24 X 36 SHEET)DTENANT 02N.T.S. (24 X 36 SHEET)ESITE 01N.T.S. (24 X 36 SHEET)CINDIVIDUAL TENANT SIGNAGE | SITE INTERIORTENANT 01LOCATION ON BUILDING:ATTACHED ABOVE INDIVIDUAL TENANT ORDERING WINDOW SHADOW BOXES. NOTES:-METAL OR PLASTIC LETTERS STICKING UP FROM SHADOW BOX AWNINGS-INDIVIDUAL WORDS TBD BY TENANTS NORTHEAST | TORO STREET SITE 01LOCATION ON BUILDING:ATTACHED TO CONTAINER SHIPPING CONTAINER WALL FACING TORO STREET. NOTES:1 XX WALL SIGNNORTHEAST | TORO STREET SOUTHWEST | PARKING LOTSITE 01LOCATION ON BUILDING:ATTACHED TO CONTAINER SHIPPING CONTAINER WALL FACING TORO STREET & WALL FACING PARKING LOTNOTES:-METAL WALL SIGN WITH SITE NAME AND (7) INDIVUIDUAL TENANT NAMES-EXTERNALLY ILLUMINATED VIA WALL SCONCE AND GROUND LIGHTING-(2) TOTAL SIGNS-ONE SIGN TO BE VISIBLE FROM TORRO STREET-ONE SIGN TO BE VISIBLE WHEN WALKING ON HIGUERA STREETPage 25 of 53 Page 26 of 53 Page 27 of 53 Page 28 of 53 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: REVIEW OF A MODIFICATION (MOD-0526-2021) TO A PREVIOUSLY APPROVED MIXED-USE PROJECT (ARCH-0256-2020) LOCATED WITHIN THE ORCUTT AREA SPECIFIC PLAN AT 3802, 3804, AND 3806 RANCH HOUSE ROAD BY: Rachel Cohen, Associate Planner FROM: Shawna Scott, Senior Planner Phone Number: 805-781-7574 Phone Number: 805-781-7176 Email: rcohen@slocity.org Email: sscott@slocity.org APPLICANT: Travis Fuentes, Ambient Communities Central Coast REPRESENTATIVE: Scott Martin, RRM RECOMMENDATION Review the proposed project in terms of consistency with the Orcutt Area Specific Plan (OASP) design guidelines and the City’s Community Design Guidelines (CDG) and provide a recommendation to the Community Development Director. 1.0 PROJECT DESCRIPTION AND SETTING The proposed project consists of modifying the design and architecture of a previously approved mixed-use project (ARCH-0256-2020) located at 3802, 3804, and 3806 Ranch House Road within the Orcutt Area Specific Plan (OASP) and a part of Tract 3066 (Jones Ranch). The project proposes converting one of the two -story, mixed-use structures (Building 3) into a three story, residential building (removing the ground floor commercial space) and adding six (6) more residential units (for a total of nine (9) residential units) (see Attachment A, Project Plans). General Location: The 1.31-acre project site is located on a vacant parcel along Ranch House Road between Sponza Drive and Tiburon Way, with direct access from Sponza Drive and Tiburon Way. Present Use: Vacant Land Zoning: Community Commercial (C-C-MU) General Plan: Community Commercial Meeting Date: 1/24/2022 Item Number: 3b Time Estimate: 30 minutes Figure 1: Subject Property Page 29 of 53 Item 3b MOD-0526-2021 Architectural Review Commission Report – 1/24/2022 Surrounding Uses: East: Vacant Land (Bullock Ranch) West: Jones Subdivision (Multi-Unit) North: Vinifera (Multi-Unit) South: Righetti Ranch (Public Park) 2.0 PROPOSED DESIGN Architecture: Farmhouse architectural design Design details: Awnings, decorative gable roofs, shutters, balconies, covered awnings with exposed rafters. Materials: Horizontal and vertical board and batten siding, stucco, asphalt shingle roof. Colors: Blues and greys (same as previously approved project) (see Attachment A, Project Plans, Sheet 14, Building 3) 3.0 PREVIOUS REVIEW February 1, 2021: ARC recommended the Planning Commission find the mixed-use project (ARCH-0256-2020) consistent with the CDG and OASP. March 10, 2021: Planning Commission reviewed and granted final development plan approval to the mixed-use project (ARCH-0256-2020). 4.0 FOCUS OF REVIEW The ARC’ s role is to: 1. Review the modified project in terms of its consistency with the OASP design guidelines and CDG, and 2. Provide comments and recommendations to the Community Development Director. Orcutt Area Specific Plan: www.slocity.org/home/showdocument?id=4262 Community Design Guidelines: www.slocity.org/home/showdocument?id=2104 5.0 COMMUNITY DESIGN GUIDELINES / DISCUSSION ITEMS The proposed development must be consistent with the requirements of the OASP, and CDG. Staff has not identified any discussion items or concerns related to consistency with OASP Chapter 4 (Community Design), or the CDG; Chapter 2 (General Design Principles), Chapter 3 (Commercial and Industrial Project Design), and Chapter 6 (Site Planning and Other Design Details). The ARC is reviewing only the proposed changes to Building 3 (see Table 1 below and Attachment A, Sheets 3, 8-9, 13), as no other architectural, site, or landscaping design changes are proposed. Page 30 of 53 Item 3b MOD-0526-2021 Architectural Review Commission Report – 1/24/2022 Table 1: Building 3 Comparison Elevation Previously Approved Modified Front Rear Left Right Page 31 of 53 Item 3b MOD-0526-2021 Architectural Review Commission Report – 1/24/2022 Table 2: Project Comparison Previously Approved Modified Mixed-Use Buildings 3 – Two story mixed-use buildings with:  3,480 s.f. commercial space (~1,160 s.f. per building)  3 - two-bedroom residential units 2 – Two story mixed-use buildings with:  2,800 s.f. commercial space (~1,400 s.f. per building)  3 - two-bedroom residential units Residential Buildings None 1 – Three-story residential building with:  9 residential units Commercial Buildings 1 – 1,710 s.f. one-story commercial building with mezzanine Same Total No. Units. 9 15 Unit size 940 – 970 s.f. Same Total Commercial Space 5,190 s.f. 4,800 s.f. Table 3: Project Statistics Site Details Approved Modification Allowed/Required* Setbacks Side Yard Corner Lot Street Side Yard 10 feet 7 feet 5 feet 10 feet 10 feet 5 feet 0 feet 5 feet 0 feet Maximum Height of Structures 35 feet 35 feet 35 feet Max Building Coverage 21.8% 21.8% 75% Affordable Housing 9 (2-bed Moderate) 10 (2-bed Moderate) 10 (2-bed Moderate) Vehicle and Bicycle Parking Number of Vehicle Spaces 48 48 48 Number of Bicycle Spaces Short-term Long-term 35 7 28 50 15 35 44 9 35 Environmental Status Project is consistent with the certified Final EIR for Orcutt Area Specific Plan and the adopted Mitigated Negative Declaration for Tract # 3066 SBDV- 0067- 2014) City Council Resolution No. 10620 (2015 Series). *2019 Zoning Regulations and the OASP Page 32 of 53 Item 3b MOD-0526-2021 Architectural Review Commission Report – 1/24/2022 6.0 ACTION ALTERNATIVES 6.1 Recommend findings of consistency with the OASP design guidelines and the CDG. An action recommending approval of the application based on consistency with the OASP and CDG will be forwarded to the Community Development Director for final action. This action may include recommendations for conditions to address consistency with the OASP and/or the CDG. 6.2 Continue the project to a hearing date certain, or uncertain. An action continuing the application should include direction to the applicant and staff on pe rtinent issues. 6.3 Recommend findings of inconsistency with the OASP design guidelines and/or the CDG. An action recommending findings of inconsistency should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Community Design Guidelines, Zoning Regulations, or other policy documents. 7.0 ATTACHMENTS A. Project Plans (MOD-0526-2021) Page 33 of 53 Page 34 of 53 JONES MIXED USE ENTITLEMENTS10428-06-RS2010/22/211/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)MR-2C-S-SM-SC-SPDO-SR-1-SPMR-1R-1SPFR-1-SPR-3-PDR-1R-3-SC/OS-SPR-3R-1R-2-PDC-SR-1R-4C/OS 40 SPPC/OS-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-1-SPR-2-SPR-2-S PPF-SPPF-SPR-2-S P R-3-SPC-C-MU-SPR-3 R-4-SPPF-SP R-4-SPR-4-SPPF-SPPF-SPP F TITLE SHEETJONES MIXED USE PERSPECTIVE VIEW - Location Description SITE ORCORCORCORCORCOORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORORCORCORCORORCORCORORCORCORCORCORCORCORCORORORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORORCORCORCORCORORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCORCRCORCORCORCRC UTTUTTUTUTTUTTUTUTUTUTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTUTTUTTUTTUTTUTUTUTUTTUTTUTTUTTUTTUTUTTUTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTTUTT RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD RD ...............CACABCACABCABCABCABCABCABCABCABCABCABCABCABCABCABCABCACABCACCABCABCABCABCABCABCABCABCABCACABCABCABCABCABCABCABCABCABCABCABCABCACABCABCABRILRILRILRILRILRILRILRILRILRILRILRILRILRILRIRILLO LO LO LO LO LO LO LO LO LO LO LO LO LO LO LO LO LO LO LO LO LO LO LO LO LO LN.LN.LN.LN.LN.LN.LN.LN.LN.LN.LN.LN.LN.LN.LN.LN.LN.LNLN.LNLNLN.LNLNLNPROJECT DIRECTORYOWNER:TRAVIS FUENTEZAMBIENT COMMUNITIESARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: SCOTT MARTINPHONE: (805)-543-1794EMAIL:SAMARTIN@RRMDESIGN.COMPROJECT ADDRESS:APN:SAN LUIS OBISPO TR 3066-2SHEET INDEX1 TITLE SHEET2 INSPIRATION IMAGERY3 PROPOSED SITE PLAN4 LANDSCAPE PLAN5 BUILDING 1 GROUND FLOOR PLAN6 BUILDING 1 SECOND FLOOR PLAN7 BUILDING 2 FLOOR PLANS8 BUILDING 3 GROUND FLOOR PLAN9 BUILDING 3 2ND/3RD FLOOR PLAN10 BUILDING 1 ELEVATIONS11 BUILDING 1 B/C ELEVATIONS12 BUILDING 2 ELEVATIONS13 BUILDING 3 ELEVATIONS14 COLOR AND MATERIALS15 DETAIL VIGNETTES16 SITE SECTIONS17 TRASH ENCLOSURE/BIKE STORAGE18 CIVIL GRADING AND DRAINAGE PLAN19 UTILITY PLANVICINITY MAPZONING MAPPROJECT DESCRIPTIONTHE PROPERTY IS CURRENTLY VACANT, THE CENTER OF THE ORCUTT AREA SPECIFIC PLAN WITH DEVELOPMENT ALL AROUND IT. THE PROPOSED ON-SITE ACTIVITIES (LAND USES) INCLUDE COMMERCIAL AND RESIDENTIAL USES, ENCOMPASSING TWO (2) TWO-STORY MIXED-USE BUILDINGS, ONE (1) RESIDENTIAL ONLY BUILDING, AND ONE (1) 2,000 ONE-STORY B OCCUPANCY SHELL BUILDING WITH MEZZANINE. THE TWO-STORY MIXED-USE BUILDINGS WILL BE ~2,800 SF OF RETAIL USE WITH THREE (3) CONDOMINIUMS ABOVE EACH BUILDING. THE STAND ALONE RESIDENTIAL BUILDING HAS AN ADDITIONAL 9 UNITS, FOR A TOTAL OF FIFTEEN (15) UNITS. THE CONDOMINIUMS WILL RANGE IN SQUARE FOOTAGE, FROM 940 SF TO 970 SF. TWO FLOOR PLANS FOR THE PROPOSED CONDOMINIUMS, UNIT A AND UNIT B, BOTH CONSIST OF TWO BEDROOMS FOR EITHER OPTION. BOTH UNIT A AND B INCLUDE A PRIVATE OPEN SPACE DECK SPACE, APPROXIMATELY 50 SF IN SIZE. REFER TO SHEETS 5-9 FOR ADDITIONAL SPECIFICATIONS FOR BUILDING 1, 2, AND 3 FLOOR PLANS. REFER TO THE PROJECT STATISTICS ON THIS SHEET FOR PROPOSED DENSITY, HEIGHT, AND PARKING (VEHICULAR, BICYCLE, AND MOTORCYCLE) PROVISIONS. THE PROPOSED RESIDENTIAL UNITS CONSISTS OF NINE (9) MODERATELY AFFORDABLE CONDOMINIUMS IN THE STANDALONE RESIDENTIAL BUILDING AND OF THE 6 ADDITIONAL UNITS CREATED IN THE TWO MIXED-USE BUILDINGS, ONE (1) WILL BE MODERATELY AFFORDABLE. THE EXISTING AFFORDABLE AGREEMENT WILL BE AMENDED TO INCLUDE THESE ADDITIONAL SIX (6) UNITS AND ASSOCIATED ADDITIONAL AFFORDABLE UNIT, SUFFICIENTLY COMPLYING WITH THE CITY’S REQUIRED INCLUSIONARY HOUSING REQUIREMENTS.PROJECT STATISTICSZONINGC-C (MU OVERLAY)PARCEL SIZE:1.31 ACRESBUILDING GROSS AREA:GROUND FLOOR (3) 3,480 SF+ (1) 1,710 SF = 12,150 SFSECOND FLOOR (3) 3,410 SF + (1) 290SF = 10,520 SFTHIRD FLOOR 3,410 SFMAX LOT COVERAGE:75%PROPOSED COVERAGE:21.8%MAX. F.A.R. 2.0PROPOSED F.A.R..45MAX. RES. DENSITY36 UNITS/ACRE = 47.16 UNITSPROPOSED RES. DENSITY15 DU’SMAX. ALLOWED HEIGHT:35’-0”FTMAX. PROPOSED HEIGHT:35’-0”FTYARD SETBACKS PER MUNICIPAL CODE 17.28.020 TABLE 2-16REQUIRED PROPOSEDFRONT0’-0” VARIESSIDE0’-0” INTERIOR LOTS5’-0” CORNER LOTSVARIESREAR5’-0” 5’-0”OCCUPANCY TYPES & AREA:MIXED (R2/B/M/A-2)RESIDENTIAL(15) 970 SF CONDOMINIUMSGENERAL RETAIL(2) 3,480 SFRESTAURANT(1) 1,710 SFCONSTRUCTION TYPE:TYPE (PER BLDG SIZE AND OCCUPANCY USE)ASSUME VBPARKINGREQUIRED AUTO PARKINGPER SLO ZONING TABLE 6CALCULATIONS SPACE COUNTCOMMERCIAL:PROPOSED COMMERCIAL AREA:*BASED ON HABITABLE AREA(2) 2,800 SFREQUIRED PARKING: 1 SPACE/300SF= 18.7 SPACESPROPOSED RESTAURANT AREA:*BASED ON HABITABLE AREA(1) 2,000 SFREQUIRED PARKING: 1 SPACE/100SF= 20 SPACESREQUESTED REDUCTION: 60%PER OASP PROGRAM 3.2.19C38.7SPACES X 0.6 = 15.48 SPACESREQUIRED COMMERCIAL PARKING:38.7 - 15.48 SPACES= 23.22 SPACESRESIDENTIAL:PROPOSED RESIDENTIAL UNITS:15 UNITSREQUIRED RESIDENTIAL PARKING (INCLUDES GUEST PARKING AT 1 SPACE / 5 UNITS):1.7SPACES/UNIT = 25.5 SPACESTOTAL REQUIRED SPACES:= 49 SPACESTOTAL PROVIDED SPACES:= 48* SPACES* PER COORDINATION WITH CITY STAFF, AN ADDITIONAL FIVE (5) COMMERCIAL, SHORT-TERM BICYCLE PARKING SPACES HAVE BEEN PROVIDED IN LIEU OF THE EXTRA REQUIRED PARKING SPACE. MOTORCYCLE PARK-INGPER SLO ZONING 17.72.08CALCULATIONS SPACE COUNTMC PARKING REQUIRED: 1 SPACE/20AUTO SPACES = 3 SPACESMC PARKING PROVIDED:= 3 SPACESBICYCLE PARKINGPER SLO ZONING 17.72.070 TABLE 3-6RESIDENTIAL BIKE:SHORT TERM REQUIRED:GUEST SPACES (1 PER 5 UNITS)= 3 SPACESLONG TERM REQUIRED:2SPACES/UNIT = 30 SPACESTOTAL REQUIRED: = 33 SPACESTOTAL PROVIDED: = 33 SPACESRETAIL BIKE:PARKINGREQUIRED:1SPACE/ 1,000 SF= 8 SPACESSHORT TERM REQUIRED:75% = 6 SPACESLONG TERM REQUIRED:25% = 2 SPACESSHORT TERM PROVIDED:= 12* SPACESLONG TERM PROVIDED:= 5 SPACESPage 35 of 53 JONES MIXED USE ENTITLEMENTS20428-06-RS2010/22/21INSPIRATION IMAGERYPage 36 of 53 JONES MIXED USE ENTITLEMENTS30428-06-RS2010/22/211/16” = 1’-0” (24X36 SHEET)0 8 16 321” = 32’-0” (12X18 SHEET)PROPOSED SITE PLANBUILDING 1ABUILDING 1BBUILDING 3RANCH HOUSE RD.SPONZA DR.BUILDING2SITE PLAN1/16" = 1'-0" (24 X 36 SHEET)1 1 1 2 2 2 2 2 2 2 3 3 3 4 4 5 5 6 6 6 6777777EXISTING MAILBOXESSIGNAGE FEATUREBIKE RACKS (SEE A17 FOR TYPE AND LOCATION)PATIO WITH DECK ABOVEEXISTING TRASH ENCLOSURESOUTDOOR DININGCONCRETE PLAZALEGEND AND NOTESPEDESTRIAN LIGHTBOLLARDNOTES: OVERALL SITE DESIGN TO HELP ACCOMMODATE EDGE CONDITION REQUIREMENTS (MC 17.70.050), ADJACENT RESIDENTIAL UNITS SEPARATED BY OVER 60’ WITH PARKING LOT DESIGN.LOT LINE IS ASSOCIATED WITH THE LOT LINE ADJUSTMENT APPLICATION SBDV-0533-2021.Page 37 of 53 JONES MIXED USE ENTITLEMENTS40428-06-RS2010/22/211’ = 20’-0” (24X36 SHEET)01020 401’ = 40’-0” (12X18 SHEET)LANDSCAPE PLAN The irrigation system will utilize the following methods:Drip and bubbler irrigation will be used to apply water accurately to the plant root zones DWDUDWHWKDWLWFDQLQÀOWUDWHWRLPSURYHLUULJDWLRQHIÀFLHQF\Low sprinkler heads will be used where needed to apply water uniformly and slowly. 2YHUVSUD\DQGHYDSRUDWLRQZLOOEHPLQLPL]HGDQGPDWFKHGSUHFLSLWDWLRQUDWHQR]]OHVZLOOEHXVHGZLWKLQHDFKFRQWUROYDOYHDQGFLUFXLW$ZHDWKHUEDVHGVHOIDGMXVWLQJLUULJDWLRQFRQWUROZLWKDUDLQVKXWRIIGHYLFHZLOOEHinstalled. The irrigation system will be controlled by a time clock with the ability to adjust runtimes by data collected from rain and ET sensors.The watering schedule will be based upon plant needs, soil type, slope, and season. ,UULJDWLRQZLOOEHVFKHGXOHGWRDYRLGZDWHULQJGXULQJUDLQDQGIUHH]HHYHQWVThe project will utilize recycled water for landscape irrigation and is not required to restrict its water use under the declared drought emergency.Total Landscape Area: 6,453 square feetMAWA Gallons: 96,380ETWU Gallons: 64,902METHOD OF IRRIGATION WATER USE CALCULATIONSPLANT SCHEDULEDietes iridioides ‘John’s Runner’Festuca californicaJuncus patens ‘Elk Blue’Lantana camara ‘Dwarf Yellow’Lantana camara ‘Landmark’Lomandra longifolia ‘Breeze’Nepeta x faassenii ‘Walkers Low’Phormium x ‘Black Adder’Rhaphiolepis indica ‘Ballerina’Sesleria autumnalisStipa arundinaceaTeucrium chamaedrysVerbena x ‘Balendakle’ TMSHRUBS / GROUNDCOVER$JDYHDPHULFDQD$JDYH[¶%OXH)ODPH·$QLJR]DQWKRVÁDYLGXV¶7HTXLOD6XQULVH·Bulbine frutescens ‘Hallmark’&DUH[GLYXOVDCeanothus gloriosus ‘Anchor Bay’Ceanothus gloriosus ‘Heart’s Desire’Chondropetalum tectorum ‘El Campo’Cistus x purpureusCistus x skanbergiiCistus x ‘Bennett’s White’Deschampsia cespitosaTREES (Righetti Ranch/Tiburon/Ranch House Roads)Pistacia chinensisQuercus agrifoliaTristania confertaLagerstroemia faurei0DJQROLDJUDQGLÁRUDCercis occidentalis75((6/RFDODQG3ULYDWH6WUHHWVArbutus ‘Marina’Tristania confertaJacaranda mimosifoliaKoelreuteria paniculataCercis occidentalis0DJQROLDJUDQGLÁRUDPlatanus racemosaFortnight LilyCalifornia FescueSpreading RushYellow Bush LantanaIrene LantanaDwarf Mat RushWalkers Low CatmintNew Zealand FlaxBallerina Indian HawthornAutumn Moor GrassNew Zealand Wind GrassGermanderPurple VerbenaCOMMON NAMECentury Plant%OXH)ODPH$JDYHKangaroo PawStalked BulbineBerkeley SedgePoint Reyes CreeperHeart’s Desire LilacCape RushOrchid RockroseCoral RockroseWhite RockroseTufted Hair GrassCOMMON NAMEChinese Pistache&RDVW/LYH2DNBrisbane boxJapanese Crape MyrtleSouthern MagnoliaWestern RedbudCOMMON NAMEMulti-Trunk ArbutusBrisbane boxJacarandaGoldenrain TreeWestern RedbudSouthern MagnoliaCalifornia Sycamore1 GAL1 GAL1 GAL1 GAL1 GAL1 GAL1 GAL5 GAL1 GAL1 GAL1 GAL1 GAL1 GALCONT5 GAL5 GAL5 GAL1 GAL1 GAL1 GAL5 GAL5 GAL5 GAL5 GAL5 GAL1 GALCONT24” Box24” Box24” Box24” Box24” Box24” BoxCONT24” Box24” Box24” Box24” Box24” Box24” Box24” BoxNOTESOASP A-D/Res OASP ResOASP ResOASP ResOASP ResSLO MasterNOTESSLO Master OASP Res.OASP Res. OASP Res. SLO Master OASP Res. OASP Res.BUILDING 1ABUILDING 1BBUILDING 3RANCH HOUSE RD.SPONZA DR.BUILDING2* NOTE ASSURE ALL TREE LOCATIONS MINIMUM 10’ FROM FINAL WATER AND SEWER MAINS* NOTE NO FENCING PLANED FOR THIS PROJECT* NOTE ABOVE GROUND MOUNTED UTILITIES OR EQUIPMENT SHALL BE ADEQUATELY SCREENED WITH PROPOSED LANDSCAPE PER CITY STANDARDPage 38 of 53 JONES MIXED USE ENTITLEMENTS50428-06-RS2010/22/211/4” = 1’-0” (24X36 SHEET)024 81/8” = 1’-0” (12X18 SHEET)BUILDING 1 GROUND FLOOR PLAN49' - 0"24' - 0"24' - 0"18' - 0"8' - 0"74' - 0"3' - 0"47' - 5"BUILDING 1 GROUND FLOOR PLAN (BUILDING 1A)1/4" = 1'-0" (24 X 36 SHEET)1BUILDING 1B GROUND FLOOR PLANBUILDING 1A GROUND FLOOR PLAN1/8" = 1'-0" (24 X 36 SHEET)1/8" = 1'-0" (24 X 36 SHEET)23BUILDING 1RETAIL SPACE2,800 SF LEASE-ABLEELECTRICALCLOSETBUILDING 1CCOVERED ROOFPATIOBUILDING 1 BASE PLAN (BUILDING 1A)BUILDING 1 BASE PLAN (BUILDING 1A)FIRE PLACEBUILDING 1C ONLYBUILDING 1BCOVEREDTRELLISF.R.LONG TERMBIKE STORAGEPage 39 of 53 JONES MIXED USE ENTITLEMENTS60428-06-RS2010/22/211/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)WDDWR.WDDWR.DW R.WD1/4” = 1’-0” (24X36 SHEET)024 81/8” = 1’-0” (12X18 SHEET)BUILDING 1 SECOND FLOOR PLAN25' - 6"25' - 0"46' - 0"77' - 0"24' - 0"24' - 0"18' - 0"BUILDING 1 SECOND FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1COURTYARDDN.S.S.S.LIVING17’-0” X 13’-6”LIVING17’-0” X 13’-6”LIVING19’-0” X 12’-6”MASTER BED12’-6” X 12’-0”MASTER BED12’-6” X 12’-0”MASTER BED12’-6” X 12’-0”DECK6’-0” X 8’-9” DECK6’-0” X 12’-0”DECK6’-0”X 13’-0”BED 112’-0” X 10’-6”BED 112’-0” X 10’-6”BED 111’-0” X 10’-6”MASTERBATHMASTERBATHMASTERBATHBATHBATHBATHKITCHEN16’-0” X 12’-0”KITCHEN16’-0” X 12’-0”KITCHEN16’-0” X 12’-0”UNIT A970 SFUNIT A970 SFUNIT B940 SFROOFBELOW,BUILDING 1CTRELLISBELOW,BUILDING 1BPage 40 of 53 JONES MIXED USE ENTITLEMENTS70428-06-RS2010/22/211/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)UP47' - 0"48' - 0"18' - 0"25' - 0"23' - 0"18' - 0"BUILDING 2 GROUND FLOOR PLANBUILDING 2 GROUND FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1BUILDING 2 MEZZANINE FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)11/4” = 1’-0” (24X36 SHEET)024 81/8” = 1’-0” (12X18 SHEET)BUILDING 2RETAIL SPACE2,000 SF LEASE-ABLEBUILDING 2MEZZANINE396 SFOPEN TO BELOWMEZZANINEDECKPATIODININGBACK OF HOUSEFIRERISERELECT.ROOMCOUNTERLONG TERMBIKE STORAGELONG TERMBIKE STORAGEPage 41 of 53 JONES MIXED USE ENTITLEMENTS80428-06-RS2010/22/211/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)': 5:':'':5':5:' BUILDING 3 GROUND FLOOR PLANBUILDING 3 GROUND FLOOR PLAN1/4" = 1'-0" (24 X 36 SHEET)1COURTYARDUPS.S.S.F.R.LONG TERM BIKE PARKINGLIVING17’-0” X 13’-6”LIVING19’-0” X 12’-6”LIVING19’-0” X 12’-6”MASTER BED12’-6” X 12’-0”MASTER BED12’-6” X 12’-0”MASTER BED12’-6” X 12’-0”PATIO8’-0” X 18’-9” PATIO6’-0” X 19’-0”PATIO8’-0”X 16’-0”BED 112’-0” X 10’-6”BED 111’-0” X 10’-6”BED 111’-0” X 10’-6”MASTERBATHMASTERBATHMASTERBATHBATHBATHBATHKITCHEN16’-0” X 12’-0”KITCHEN16’-0” X 12’-0”KITCHEN16’-0” X 12’-0”UNIT A970 SFUNIT B940 SFUNIT B940 SFS.Page 42 of 53 JONES MIXED USE ENTITLEMENTS90428-06-RS2010/22/211/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET):'':5:'':5': 5:'': 5:':'':5 BUILDING 3 2ND/3RD FLOOR PLANBUILDING 3 SECOND/THIRD FLOOR PLANS1/4" = 1'-0" (24 X 36 SHEET)1COURTYARDDN.S.S.S.LIVING17’-0” X 13’-6”LIVING17’-0” X 13’-6”LIVING19’-0” X 12’-6”MASTER BED12’-6” X 12’-0”MASTER BED12’-6” X 12’-0”MASTER BED12’-6” X 12’-0”DECK6’-0” X 8’-9” DECK6’-0” X 12’-0”DECK6’-0”X 13’-0”BED 112’-0” X 10’-6”BED 112’-0” X 10’-6”BED 111’-0” X 10’-6”MASTERBATHMASTERBATHMASTERBATHBATHBATHBATHKITCHEN16’-0” X 12’-0”KITCHEN16’-0” X 12’-0”KITCHEN16’-0” X 12’-0”UNIT A970 SFUNIT A970 SFUNIT B940 SFPage 43 of 53 JONES MIXED USE ENTITLEMENTS100428-06-RS2010/22/211/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)BUILDING 1A/B ELEVATIONSFRONT ELEVATION 1AFRONT ELEVATION 1BBUILDING 1A STREET ELEVATION - COVERED ROOF PATIO PLAN (SHOWN MIRRORED TO MATCH PLAN)BUILDING 1B STREET ELEVATION - TRELLIS ADDITION PLAN Page 44 of 53 JONES MIXED USE ENTITLEMENTS110428-06-RS2010/22/211/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)BUILDING 1A/B ELEVATIONS (1B SHOWN)FRONT ELEVATIONMIDBLOCK STREET VIEWRIGHT ELEVATIONREAR ELEVATIONLEFT ELEVATIONPage 45 of 53 JONES MIXED USE ENTITLEMENTS120428-06-RS2010/22/211/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)BUILDING 2 ELEVATIONSFRONT ELEVATIONRIGHT ELEVATIONREAR ELEVATIONLEFT ELEVATION274.25'239.25’MAX HEIGHTFINISHED FLOORPage 46 of 53 JONES MIXED USE ENTITLEMENTS130428-06-RS2010/22/211/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)BUILDING 3 ELEVATIONSRIGHT ELEVATIONFRONT ELEVATIONREAR ELEVATIONLEFT ELEVATIONPage 47 of 53 JONES MIXED USE ENTITLEMENTS140428-06-RS2010/22/211/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)COLOR AND MATERIALSLIGHT FIXTUREBLACK FARMHOUSE WALL SCONCESTOREFRONT DOORSBLACK FINISHGAF ASPHALT SHINGLE ROOFTIMBERLINE HD PEWTER GRAYTRIMBM - DISTANT GRAYSTUCCO (SAND FINISH)BM - WICKHAM GRAYBUILDING 3BUILDING 1BBUILDING 1ABUILDING 2COMMON MATERIALSSTUCCO (SAND FINISH)SW - HAMMERED SILVERSTUCCO (SAND FINISH)SW - ANJOU PEARVERTICAL CEMENT BOARD AND BATTEN SIDINGSW - ANJOU PEARSTUCCO (SAND FINISH)SW - EARLY GRAYBRICKCORONADO - USED RED BRICKHORIZONTAL CEMENT BOARD LAP SIDINGBM - PALLADIUM BLUEHORIZONTAL CEMENT BOARD LAP SIDINGSW -AURORA BROWNHORIZONTAL CEMENT BOARD LAP SIDINGBM -WHITE DOVEVERTICAL CEMENT BOARD AND BATTEN SIDINGBM - CARIBBEAN TEALVERTICAL CEMENT BOARD AND BATTEN SIDINGSW -AURORA BROWNVERTICAL CEMENT BOARD AND BATTEN SIDINGSW - ANEW GRAYTRIMSW- CASCADE GREENPage 48 of 53 JONES MIXED USE ENTITLEMENTS150428-06-RS2010/22/211/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)DETAIL VIGNETTES"GABLE" DETAIL"COMMERCIAL" DETAILGABLE END VENTABBREVIATED ROOF EAVEBOARD AND BATTEN SIDINGSHUTTERSDECROATIVE GABEL END TRIMCOPULA WITH WEATHER VAINGABLE ROOF VENTHORIZONTAL RAILINGWOOD TRIMBLADE SIGNEXPOSED RAFTER TAILSRECESSED BALCONYTRANSOM STOREFRONT WINDOWGOOSENECK LIGHT SCONCEWOOD TRIMMETAL RETAIL AWNINGMETAL SIGNAGERECESSED STOREFRONTPAINTED SHUTTERSPage 49 of 53 JONES MIXED USE ENTITLEMENTS160428-06-RS2010/22/211/16” = 1’-0” (24X36 SHEET)0 8 16 321/32” = 1’-0” (12X18 SHEET)PROJECT SECTION1/16" = 1'-0" (24 X 36 SHEET)2PROJECT SECTION1/16" = 1'-0" (24 X 36 SHEET)1KEY PLANNTS3SITE SECTIONS274.25'274.25'239.25’239.25’MAX HEIGHTMAX HEIGHTFINISHED FLOORFINISHED FLOORCOMMERCIALCOMMERCIALCOMMERCIAL COMMERCIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIALRESIDENTIAL MEZZ.TIBURON WAYATTICATTICHATCHERY LANEPARKING LOTRANCH HOUSE ROADATTICATTICSPONZA DR.PLAZA2211Page 50 of 53 JONES MIXED USE ENTITLEMENTS170428-06-RS2010/22/211/8” = 1’-0” (24X36 SHEET)048 161/16” = 1’-0” (12X18 SHEET)TRASH ENCLOSURE/BICYCLE STORAGE EXTERIOR BIKE STORAGE EXAMPLEINTERIOR BIKE STORAGE EXAMPLEEXTERIOR TRASH ENCLOSURE TYPE 1 BIKE RACKTYPE 2 LONG TERM BIKE STORAGECITY OF SAN LUIS OBISPO STANDARD - TYPE 1TYPE 1 BIKE RACK (3) 5-BIKE 15 SPACES15 SHORT TERM BIKE SPACESTYPE 2 BIKE STORAGE (5 LOCKABLE ROOMS WITH HANGING BIKE RACKS)BUILDING 1BUILDING 1BUILDING 3RANCH HOUSE RD.SPONZA DR.BUILDING2 1 1 1 1 2 2 2 2 2 2 3 3 3Page 51 of 53 JONES MIXED USE ENTITLEMENTS180428-06-RS2010/22/211’ = 20’-0” (24X36 SHEET)01020 401’ = 40’-0” (12X18 SHEET)CIVIL GRADING AND DRAINAGE PLAN*BASED ON PREVIOUSLY APPROVED TRACT PLANSPUBLIC IMPROVEMENT PLANS SHOWN IN GREY - ALREADY IN PLACE AND BUILT THIS PORTION OF PROJECT APPROVED IN 2017 AS PART OF TRACT 3066Page 52 of 53 JONES MIXED USE ENTITLEMENTS190428-06-RS2010/22/211’ = 20’-0” (24X36 SHEET)01020 401’ = 40’-0” (12X18 SHEET)CIVIL UTILITY PLAN*BASED ON PREVIOUSLY APPROVED TRACT PLANSPUBLIC IMPROVEMENT PLANS SHOWN IN GREY - ALREADY IN PLACE AND BUILT THIS PORTION OF PROJECT APPROVED IN 2017 AS PART OF TRACT 3066Page 53 of 53