HomeMy WebLinkAboutItem 3b. 3802, 3804, and 3806 Ranch House Rd. (ARCH-0256-2020, MOD-0526-2021)
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
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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.
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Item 3b
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Architectural Review Commission Report – 1/24/2022
Table 1: Building 3 Comparison
Elevation Previously Approved Modified
Front
Rear
Left
Right
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Item 3b
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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
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Item 3b
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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)
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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
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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 /RFDODQG3ULYDWH6WUHHWV Arbutus ‘Marina’Tristania confertaJacaranda mimosifoliaKoelreuteria paniculataCercis occidentalis0DJQROLDJUDQGLÁRUDPlatanus racemosaFortnight LilyCalifornia FescueSpreading RushYellow Bush LantanaIrene LantanaDwarf Mat RushWalkers Low CatmintNew Zealand FlaxBallerina Indian HawthornAutumn Moor GrassNew Zealand Wind GrassGermanderPurple VerbenaCOMMON NAMECentury Plant%OXH)ODPH$JDYHKangaroo PawStalked BulbineBerkeley SedgePoint Reyes CreeperHeart’s Desire LilacCape RushOrchid RockroseCoral RockroseWhite RockroseTufted Hair GrassCOMMON NAMEChinese Pistache&RDVW/LYH2DNBrisbane boxJapanese Crape MyrtleSouthern 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