HomeMy WebLinkAbout06-20-2022 ARC Agenda Packet
Architectural Review Commission
AGENDA
Monday, June 20, 2022, 5:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
The City of San Luis Obispo has returned to in-person meetings. Zoom participation will not be
supported. For those attending in-person, City facilities will be at limited capacity and masks are
strongly recommended.
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Palm Street, San Luis Obispo, California, 93401.
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*All correspondence will be archived and distributed to members, however, submissions received
after the deadline will not be processed until the following day.
Public Comment during the meeting:
Meetings have returned to an in-person format. To provide public comment during the meeting,
you must be present in the Council Chambers.
Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy,
Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire
to utilize electronic visual aids to supplement their oral presentation are encouraged to provide
display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the
City Clerk's Office at cityclerk@slocity.org or (805) 781-7100.
Pages
1.CALL TO ORDER
Chair Mayou will call the Regular 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.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:
To approve the Consent Item.
3.a.CONSIDERATION OF MINUTES - APRIL 18, 2022 ARCHITECTURAL
REVIEW COMMISSION MINUTES
5
Consideration of the Architectural Review Commission Minutes of April
18, 2022.
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 (ARCH-0084-2022) REVIEW OF THE R-1 PORTION
(PHASE 5) OF THE AVILA RANCH DEVELOPMENT PLAN, WHICH
WOULD ALLOW UP TO 101 SINGLE-FAMILY DWELLING UNITS
11
Recommendation:
Review the proposed R-1 (Phase 5) development of the previously
approved Avila Ranch project in terms of its consistency with the Airport
Area Specific Plan, Avila Ranch Development Plan, Community Design
Guidelines and provide comments and recommendations to the
Planning Commission.
5.COMMENT AND DISCUSSION
5.a.STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Senior Planner Brian Leveille.
6.ADJOURNMENT
The next rescheduled Regular Meeting of the Architectural Review Commission
will be held on July 11, 2022 at 5:00 p.m. in the Council Chambers at City Hall,
990 Palm Street, San Luis Obispo. The Regular Meeting of July 4, 2022 will be
cancelled due to the Independence Day Holiday.
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, under the
Public Meeting Agendas web page: https://www.slocity.org/government/mayor-
and-city-council/agendas-and-minutes. Meeting video recordings can be found
on the City’s website:
http://opengov.slocity.org/WebLink/Browse.aspx?id=60946&dbid=0&repo=CityCl
erk
1
Architectural Review Commission Minutes
April 18, 2022, 5:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Architectural Review
Commissioners
Present:
Commissioner Kelley Abbas, Commissioner Robert Arens,
Commissioner Michael Clark, Commissioner Jacob Domine,
Commissioner Michael DeMartini, Commissioner Brian Pineda
Architectural Review
Commissioners
Absent:
Vice Chair Ashley Mayou
City Staff Present: Senior Planner Rachel Cohen, Deputy City Clerk Megan
Wilbanks
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Architectural Review Commission was
called to order on April 18, 2022 at 5:00 p.m. in the Council Chambers at City
Hall, 990 Palm Street, San Luis Obispo, by Commissioner Pineda.
2. OATH OF OFFICE
Deputy City Clerk Megan Wilbanks administered the Oath of Office to four new
Architectural Review Commission members, listed below:
Kelley Abbas
Robert Arens
Michael Clark
Jacob Domine
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3. ELECTION OF CHAIR AND VICE CHAIR
As required by the Architectural Review Commission Bylaws, each year the
Commission must elect two members to serve as Chair and Vice Chair for a one-
year term.
Motion By Commissioner Domine
Second By Commissioner Clark
To elect Ashley Mayou to the position of Chair for a one -year term.
Ayes (6): Commissioner Abbas, Commissioner Arens, Commissioner Clark,
Commissioner Domine, Commissioner DeMartini, and Commissioner Pineda
Absent (1): Vice Chair Mayou
CARRIED (6 to 0)
Motion By Commissioner DeMartini
Second By Commissioner Arens
To elect Brian Pineda to the position of Vice Chair for a one-year term.
Ayes (6): Commissioner Abbas, Commissioner Arens, Commissioner Clark,
Commissioner Domine, Commissioner DeMartini, and Commissioner Pineda
Absent (1): Vice Chair Mayou
CARRIED (6 to 0)
4. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
5. CONSENT
Motion By Commissioner Pineda
Second By Commissioner DeMartini
To approve Consent Item 5a.
Ayes (5): Commissioner Abbas, Commissioner Clark, Commissioner Domine,
Commissioner DeMartini, and Commissioner Pineda
Abstained (1): Commissioner Arens
Absent (1): Vice Chair Mayou
CARRIED (5 to 0)
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5.a CONSIDERATION OF MINUTES - MARCH 21, 2022 ARCHITECTURAL
REVIEW COMMISSION MINUTES
Approve the Architectural Review Commission Minutes of March 21, 2022.
6. PUBLIC HEARINGS
6.a 664 UPHAM STREET (ARCH-0754-2021) REVIEW OF A MIXED-USE
PROJECT THAT INCLUDES TWO RESIDENTIAL UNITS, AN ADU, AND
A 424 SQUARE FOOT COMMERCIAL SPACE AND A REQUEST FOR A
FENCE HEIGHT EXCEPTION AND A REAR SETBACK EXCEPTION
Senior Planner Rachel Cohen presented the staff report and responded to
Commission inquiries.
Applicant representative, Aisling Burke, and the Applicant, John Tricamo,
provided a brief overview of the project and responded to questions raised.
Vice Chair Pineda opened the Public Hearing
Public Comments:
PJ Novotny
--End of Public Comment--
Vice Chair Pineda closed the Public Hearing
Motion By Commissioner Pineda
Second By Commissioner Domine
Find the proposed project consistent with the City’s Community Design
Guidelines and recommend the Community Development Director
approve the project, with the following recommendation to the applicant:
Consider moving the third floor back to provide a more human scale at
the street level.
Ayes (6): Commissioner Abbas, Commissioner Arens, Commissioner
Clark, Commissioner Domine, Commissioner DeMartini, and
Commissioner Pineda
Absent (1): Vice Chair Mayou
CARRIED (6 to 0)
Page 7 of 95
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6.b 1381 CALLE JOAQUIN (ARCH-0783-2021) REVIEW OF A NEW 30,986
SQUARE FOOT AUTO DEALERSHIP AND SIGN PROGRAM, WITH A
REQUEST FOR A FENCE HEIGHT EXCEPTION
Senior Planner Rachel Cohen presented the staff report and responded to
Commission inquiries.
Applicant representative, Tab Johnson, provided a brief overview of the
project and responded to questions raised.
Vice Chair Pineda opened the Public Hearing
Public Comments:
None
--End of Public Comment--
Vice Chair Pineda closed the Public Hearing
Motion By Commissioner Clark
Second By Commissioner Arens
Find the proposed project consistent with the City’s Community Design
Guidelines and recommend the Community Development Director
approve the project, with the following recommendation to the applicant:
Add more articulation and design elements, such as colors, materials,
or windows, to the north elevation.
Ayes (6): Commissioner Abbas, Commissioner Arens, Commissioner
Clark, Commissioner Domine, Commissioner DeMartini, and
Commissioner Pineda
Absent (1): Vice Chair Mayou
CARRIED (6 to 0)
7. COMMENT AND DISCUSSION
7.a STAFF UPDATES AND AGENDA FORECAST
Senior Planner Rachel Cohen provided an update of upcoming projects.
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8. ADJOURNMENT
The meeting was adjourned at 6:06 p.m. The next Regular Meeting of the
Architectural Review Commission is scheduled for May 16, 2022 at 5:00 p.m. in
the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. The
Regular Meeting of May 2, 2022 will be cancelled.
_________________________
APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/2022
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ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF THE R-1 PORTION (PHASE 5) OF THE AVILA RANCH
DEVELOPMENT PLAN, WHICH WOULD ALLOW UP TO 101 SINGLE-FAMILY
DWELLING UNITS
PROJECT ADDRESS: 175 Venture Drive BY: John Rickenbach, Contract Planner
Phone Number: (805) 610-1109
Email: JFRickenbach@aol.com
FILE NUMBER: ARCH-0084-2022 FROM: Brian Leveille, Senior Planner
APPLICANT: Wathen Castanos Homes REPRESENTATIVE: Carol Florence
RECOMMENDATION
Review the proposed R-1 (Phase 5) development of the previously approved Avila Ranch
project in terms of its consistency with the Airport Area Specific Plan, Avila Ranch
Development Plan, Community Design Guidelines and provide comments and
recommendations to the Planning Commission.
1.0 PROJECT BACKGROUND
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 original 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.
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 Specific 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.
Meeting Date: 6/20/2022
Item Number: 4a
Time Estimate: 45 Minutes
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Architectural Review Commission Report – June 20, 2022
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 Project and
includes provisions for reimbursement for public infrastructure and improvements
beyond project requirements.
In addition, several other subsequent entitlements related to the Avila Ranch have already
been approved or are currently under City review, including both onsite and offsite
improvements related to the originally approved project. These include the recordation of
the Phase 1 Final Map, various public improvements related to Phases 1 -3, and a variety
of resource regulatory permits. A complete list is included on Page P1.1 of the application
package, which is included as Attachment A to this report.
The applicant now requests that the ARC review and the Planning Commission approve
the proposed design and layout for the Low Density Residential (R-1) component of the
project.
2.0 PROJECT DESCRIPTION AND SETTING
The proposed project includes 101 single-family residential units, two parks, and various
accompanying infrastructure, all of which were anticipated in the approved Avila Ranch
Development Plan. At this time, the applicant is seeking ARC’s recommendations related
to the project design, and whether that design is consistent with relevant City regulations,
including the Airport Area Specific Plan, Avila Ranch Development Plan and Community
Design Guidelines.
General Location: Generally north
of Buckley Road and east of Vachell
Lane.
Site Area: 150 acres for the Avila
Ranch project (current application
includes 12.8 acres within the R-1-
SP zone and 2.6 acres PF-SP for
parks)
Present Use: Vacant land
Zoning: R-1-SP and PF-SP within
the Airport Area Specific Plan
General Plan: Low Density Residential; Parks
Surrounding Uses (outside the Avila Ranch Planning Area):
East: County jurisdiction; Agriculture zoning
West: M-SP (Manufacturing); C-S (Service Commercial) further west across Vachell Lane
North: M (Manufacturing); BP-SP (Business Park); warehousing & industrial uses
South: County jurisdiction; Agriculture zoning
Figure 1. Avila Ranch Project Site
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Architectural Review Commission Report – June 20, 2022
Zoning surrounding the R-1-SP zoned land includes PF-SP, CN-SP and C/OS-SP (refer
to Figure 1, Avila Ranch Project Site).
The proposed application is for ARC to consider and make recommendations to the
Planning Commission concerning the design of the R-1 component of the Avila Ranch
project, which would be constructed as Phase 5 of the project. If approved, the R-1
product as envisioned would be developed in the framework of existing project
entitlements, subject to the policies of th e General Plan, AASP, and requirements of the
Avila Ranch Development Plan. Figure 2 shows the phasing within Avila Ranch,
highlighting the R-1 area covered by the current application.
In all, Phase 5 of the project would accommodate 101 dwelling units, consistent with what
is allowed under the approved Avila Ranch Development Plan . Phase 5 also includes
Park “H” and Park “I”, which were anticipated in the Development Plan. While Phase 5 is
moving ahead in the phasing sequence, the Applicant is also proposing to construct
various sequenced infrastructure improvements that would have otherwise been required
in earlier phases, including wet/dry utilities and circulation/roadways, as defined in a
recently approved Memorandum of Agreement, and noted here for reference. These
improvements are summarized on Page P1.0 of the application package, which is
included as Attachment A to this report.
Figure 2. Project Location within the Avila Ranch Development Plan
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Architectural Review Commission Report – June 20, 2022
3.0 PROPOSED DESIGN
Architecture: Spanish (Mission), Farmhouse (Agrarian), Craftsman
Design details: Flat roofs, porches, shutters, and a variety of design features to provide
articulation and architectural interest.
Materials: stucco, stone, brick, mortar, with various siding and roofing materials, including
tile, composition and metal.
Color: Muted earth colors, featuring grays, browns, blues, reds and greens.
The applicant’s proposed development would include 101 R-1 units and is known as De
Oro at Avila Ranch. The following narrative provides an overview of the design from an
architectural and landscape architectural perspective.
Architectural Design Concept
The proposed development includes a variety building designs, including six (6) different
plan types with three (3) different elevations for each plan. These include a mixture of
both front loaded and alley loaded units. These are shown in detail on Sheets A1.0
through A6.4b of Attachment A.
The overall community is designed to present a pedestrian friendly street façade and
scale along the residential streets through the incorporation of connected paseos and
neighborhood parks. The neighborhood is located in a key transition area, situated
between a future commercial/mixed use parcel as well as the neigh borhood Park ‘H’.
Thus, its design facilities pedestrian connectivity between these uses. One outcome of
this is to include floor plans with alley loaded garages. With this orientation, the design is
intended to provide uncluttered visual cues encouraging use of the connecting pedestrian
paseos along with key street crossing locations.
The floor plans range from 2,126 to 2,496 square feet, with 3 to 5 bedrooms. The largest
front-loaded plan includes an optional junior accessory dwelling unit (JADU). Each plan
is designed with an open plan concept along with higher ceiling heights, allowing the
interior spaces to feel spacious, particularly with natural light provided by large windows.
The designs provide variations in wall planes, wall heights, and rooflines at different levels
to help create visual interest and diversity.
The proposed architectural styles are consistent with those shown in the approved Avila
Ranch Development Plan. These include Spanish (Mission), Farmhouse (Agrarian), and
Craftsman, which reflect the history of San Luis Obispo, as well as architectural character
typically found within the City. At the same time, the R-1 neighborhood, which consistent
with the overall character of the greater community, is intended to be visually distinct from
the nearby higher density housing within Avila Ranch in order to create clearly identifiable
neighborhood.
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Table 1 (below) summarizes the proposed floor plans within the R-1 zone, including key
features and the applicability of the various architectural styles. The location of each is
shown on Sheet SP2.0 of Attachment A, and in Figure 3 below. Although Figure 3 is
difficult to read at this scale, it is possible to see the relative locations of the Alley Loaded
units (in blue) and the Front-Loaded units (in brown). It is also possible to see the
variability in setbacks among the various unit types. To more easily read the details
related to the location of the different unit types within this area, please refer to Attachment
A.
Table 1. Summary of Proposed R-1 Development (Phase 5)
Cluster Units
Plan # Size Stories Bedroom/Baths Garage Architectural
Styles
# of
Units
Alley-Loaded Units
1 2,126 SF 1 3BR / 2.5BA 2 car A, B, C 12
2 2,495 SF 2 4BR / 2.5BA 2 car + optional garage A, B, C 10
TOTAL 22
Front-Loaded Units
1 1,944 SF 1 2BR / 2.5BA 2 car A, B, C 13
2 2,309 SF 2 4BR / 2.5BA + loft 2 car A, B, C 15
3 2,456 SF 2 4BR / 2.5BA + office 3 car A, B, C 19
4 2,496 SF 2 5BR / 3.5BA + JADU * 3 car A, B, C 32
TOTAL 79
All Phase 5 101
Architectural Style Key:
A – Spanish (Mission) B – Farmhouse C – Craftsman
* “JADU” is a junior accessory dwelling unit, per Municipal Code Section 17.156.022—no more than 500 SF and
contained entirely within a single-family residence.
Figure 3. Location of Unit Types Showing Setbacks
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Architectural Review Commission Report – June 20, 2022
Figures 4 through 6 show various renderings of the proposed development concept from
different locations on the project site, 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 design details, including project
elevations, are included in the application package (Attachment A, Sheets A1.0 through
A6.4b)
Figure 4. Project Rendering
Figure 4. Perspective view to the northwest
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Color and Materials
There are four (4) different color schemes for each of the three (3) elevation styles, which
is intended to create additional variation between both the home elevations and also the
exterior color (see Sheets A7.1 through A7.3 within Attachment A for the color and
materials). Each board contains photographs and samples of the materials and colors for
the stucco body, painted blocking accents, front doors, and masonry elements.
Figure 5. Project Rendering Figure 6. Project Rendering
Figures 5 & 6. View to the south/southeast
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Landscape Design Concept
The overall landscape design concept is intended to accentuate connectivity and
cohesiveness throughout the neighborhood. 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 parks and outdoor amenities. Sheets L-1.0 through L-1.6 within Attachment A shows
the proposed landscape design of the project.
Each pedestrian paseo is individually marked by a decorative entry patio with pilaster
column, identifying each home’s address along the well-lit meandering paseo. The
pedestrian paseos, front yards and neighborhood streetscapes are planted with a mix of
deciduous and evergreen trees, to provide shade during the summer months and solar
access during the winter. The project incorporates a drought-tolerant, Mediterranean-
style plant palette along the vegetated streetscapes and alleys.
4.0 FOCUS OF REVIEW
The Architectural Review Commission’s (ARC’s) role is to review the proposed project in
terms of consistency with the Airport Area Specific Plan (AASP), Avila Ranch
Development Plan (ARDP) Avila Ranch Development Plan (ARDP), Community Design
Guidelines and applicable City Standards. The ARC should also provide comments and
recommendations to the Planning Commission concerning the proposed project design,
focusing on building architecture and layout.
5.0 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. Attachment B from the ARDP
summarizes the design standards for R-1 development.
The applicant has proposed an update to ARDP development standards to the R -1 zone
to clarify and update requirements that are applicable to the proposed project. These are
shown on Sheet P1.5 within Attachment A. In staff’s view, these proposed updates are
consistent with the intent of the adopted Development Plan standards, and in some cases
clarify potential ambiguities in the standards; and the updates are consistent with flexibility
provided in the development agreement to the applicant and decision makers to achieve
the overall goals of the ARDP. In summary, the proposed modifications are as follows:
Added 15–20 foot setback standard for lots with side-on garages, where no
standard previously existed;
Added 10-foot setback for rear porches, where no such standard previously
existed; and
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Clarified garage setback standards for non-front facing garages—3 feet for alley
access lots to acknowledge the narrowness of the alley.
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-1 zone. The proposed design adheres to these standards
and meets the intent of ARDP standards that relate to these
issues. Attachment B shows the relevant standards for the R-1
zone within the ARDP. The proposed design adheres to these
requirements related to setbacks. Also see above discussion.
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 requirements of the R-1 zone as described in
the ARDP (see Attachment B). The project meets the intent of
City requirements, including the municipal code and applicable
ARDP standards. Also see previous discussion regarding
setbacks. Notably, many one-story buildings are proposed to be
located along the eastern and southern edges of the site,
including many on the south side of proposed Hughes Lane, and
also west of Jespersen Road. This design will allow for more
open views to the south, and to the west for motorists
travelling along Jespersen.
The project as designed meets the intent of standards related
to driveway and garage orientation away from major streets,
and with its paseos and parks, meet the intent of open space
orientation standards. These are also consistent with direction
in the 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 three of those five styles, distributed throughout
the project.
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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 6 different floor
plan types and 3 different elevations for each plan, with 3
architectural styles that could apply to any of those floor plans.
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 A1.0-A6.4b 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.
(see Sheets A1.1, A2.1, A3.1, A4.1, A5.1 and A6.1)
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-1 zone. The proposed design adheres to these standards
and meets the intent of ARDP standards that relate to these
issues. Attachment B shows the relevant standards for the R-1
zone within the ARDP. As described in the previous discussion,
the proposed design and development standard updates
adhere to the intent of 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.
Sheet A7.0 reflects 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 A7.1 through A7.3. 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 L-1.0-L-1.6, and the renderings shown on Sheets
AS1.1-1.3.
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ARDP Standards 9.3.2-9.3.8: Lighting
The project has not yet established a formal lighting plan,
although Sheets L.1.1-L-1.5 show potential lighting fixtures as
they relate to open space areas and development. 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.
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. No fences
would block views of the creek. Along paseos, the applicant
proposed 4-6 foot wooden privacy fencing as shown on Sheet
L-1.0.
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 is consistent
with the intent of these principles. Sheets A7.1-7.3 illustrate a
variety of complementary colors and materials that would be
applied to the varied design details shown on Sheets A1.0-
A6.4b.
§ 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 consistent with these principles. Sheets L-1.1-L-
1.5 shows how homes are integrated into and have access to
pedestrian paseos. Also see the renderings in Figures 4 and 6
above. Consistent with the ARDP, three architectural styles are
proposed throughout the project, with considerable design
variation as described above. Many garages are oriented to the
side along alleys, as shown in Sheets A1.1 and A2.1.
Page 21 of 95
Item 4a
ARCH-0084-2022
Architectural Review Commission Report – June 20, 2022
Sign Regulations
15.40.485. Sign Programs
The Sign Regulations Sign Programs section allows for flexibility
and innovation of sign types proposed in coordination with the
design review of a project. The conceptually proposed
monument sign on plan set sheet L-1.0 appears to be
compatible and complementary with the proposed
development and suitable in scale.
6.0 ENVIRONMENTAL REVIEW
The Avila Ranch project and associated Final Environmental Impact Report (FEIR) were
respectively approved and certified by the City Council on September 19, 2017, pursuant
to Resolution No. 10832 (2017 Series). The FEIR constitutes the complete environmen tal
determination for the project, which included the Development Agreement, Development
Plan and approved VTTM 3089. The proposed R-1 design complies with previously
approved project documentation as described above. For that reason, it is in substantial
conformance with the Final EIR and prior environmental determination.
7.0 ACTION ALTERNATIVES
7.1 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.
7.2 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.
8.0 ATTACHMENTS
A - Project Plans (ARCH-0084-2022)
B - Avila Ranch Development Plan R-1 Development Standards
Page 22 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatTITLE SHEETT-1.0Applicant:Wathen Castanos Homes735 Tank Farm Road Ste 100San Luis Obispo, CA 93401BUCKLEY RD.VACHELL LN. HWY. 101Architectural Development Review T1.0 Title SheetP1.0 - P1.5 Project DescriptionSP1.0 Illustrative Site PlanL1.0 Overall Landscape PlanL1.1 Landscape Enlargement ‘A’L1.2 Landscape Enlargement ‘B’L1.3 Landscape Enlargement ‘C’L1.4 Landscape Enlargement ‘D’L1.5 Alley Load Front Yard Example L1.6 Proposed Plant MaterialAS1.0 Conceptual Street ScenesAS1.1 Architectural Rendering -Doolittle Dr. AS1.2 Typical Paseo & Architecture RenderingAS1.3 Typical Paseo Entry & Architecture RenderingSP2.0 Pre-Plot Plan + DetailsALLEY PLAN ELEVATIONS & FLOOR PLANSA1.0 Alley Plan 1 Front ElevationsA1.1 Alley Plan 1 A- Spanish Floor PlanA1.2a Alley Plan 1 A- Spanish Elevations & Roof PlanA1.2b Alley Plan 1 A- Spanish Elevations & Roof PlanA1.3a Alley Plan 1 B- Farmhouse Elevations & Roof PlanA1.3b Alley Plan 1 B- Farmhouse Elevations & Roof PlanA1.4a Alley Plan 1 C- Craftsman Elevations & Roof PlanA1.4b Alley Plan 1 C- Craftsman Elevations & Roof PlanA2.0 Alley Plan 2 Front ElevationsA2.1 Alley Plan 2 A- Spanish Floor PlanA2.2a Alley Plan 2 A- Spanish Elevations & Roof PlanA2.2b Alley Plan 2 A- Spanish Elevations & Roof PlanA2.3a Alley Plan 2 B- Farmhouse Elevations & Roof PlanA2.3b Alley Plan 2 B- Farmhouse Elevations & Roof PlanA2.4a Alley Plan 2 C- Craftsman Elevations & Roof PlanA2.4b Alley Plan 2 C- Craftsman Elevations & Roof PlanFRONT LOAD ELEVATIONS & FLOOR PLANSA3.0 Front Load Plan 1 Front ElevationsA3.1 Front Load Plan 1 A- Spanish Floor PlansA3.2a Front Load Plan 1 A- Spanish Elevations & Roof PlanA3.2b Front Load Plan 1 A- Spanish Elevations & Roof PlanA3.3a Front Load Plan 1 B- Farmhouse Elevations & Roof PlanA3.3b Front Load Plan 1 B- Farmhouse Elevations & Roof PlanA3.4a Front Load Plan 1 C- Craftsman Elevations & Roof PlanA3.4b Front Load Plan 1 C- Craftsman Elevations & Roof PlanA4.0 Front Load Plan 2 Front Elevations A4.1 Front Load Plan 2 A- Spanish Floor PlansA4.2a Front Load Plan 2 A- Spanish Elevations & Roof PlanA4.2b Front Load Plan 2 A- Spanish Elevations & Roof PlanA4.3a Front Load Plan 2 B- Farmhouse Elevations & Roof PlanA4.3b Front Load Plan 2 B- Farmhouse Elevations & Roof PlanA4.4a Front Load Plan 2 C- Craftsman Elevations & Roof PlanA4.4b Front Load Plan 2 C- Craftsman Elevations & Roof PlanA5.0 Front Load Plan 3 Front Elevations A5.1 Front Load Plan 3 A- Spanish Floor PlansA5.2a Front Load Plan 3 A- Spanish Elevations & Roof PlanA5.2b Front Load Plan 3 A- Spanish Elevations & Roof Plan A5.3a Front Load Plan 3 B- Farmhouse Elevations & Roof PlanA5.3b Front Load Plan 3 B- Farmhouse Elevations & Roof Plan A5.4a Front Load Plan 3 C- Craftsman Elevations & Roof PlanA5.4b Front Load Plan 3 C- Craftsman Elevations & Roof PlanA6.0 Front Load Plan 4 Front Elevations A6.1 Front Load Plan 4 A- Spanish Floor PlansA6.2a Front Load Plan 4 A- Spanish Elevations & Roof PlanA6.2b Front Load Plan 4 A- Spanish Elevations & Roof Plan A6.3a Front Load Plan 4 B- Farmhouse Elevations & Roof PlanA6.3b Front Load Plan 4 B- Farmhouse Elevations & Roof PlanA6.4a Front Load Plan 4 C- Craftsman Elevations & Roof PlanA6.4b Front Load Plan 4 C- Craftsman Elevations & Roof PlanA7.0 Architectural Images & Lighting ExamplesA7.1 A. Spanish - Color and Material MatrixA7.2 B. Farmhouse - Color and Material MatrixA7.3 C. Craftsman - Color and Material MatrixSHEET INDEXProjectSiteatPage 23 of 95
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatPROJECT DESCRIPTIONP1.0Supplement to the ARCHITECTURAL DEVELOPMENT REVIEW APPLICATION for 'H2URat AVILA RANCH phase 5 – single family residential 14 February 2022, rev. 15 April 2022 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, 014, and 015) totaling 150-acres. It is located at the northeast corner of Buckley Road and Vachell Lane. The Phase 5 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 infrastructure and improvements beyond typical 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 Single-Family Residential Density (R-1) component of the project, noted as Phase 5 of the Avila Ranch development. Phase 5 also includes Park ‘H’ and Park ‘I’ . While Phase 5 is moving ahead in the phasing sequence, the Applicant is proposing to also forward later sequenced infrastructure improvements including wet/dry utilities and circulation/roadways, as defined in the recently approved Memorandum of Agreement, and noted here solely for reference. 1. Utilities a. 8-inch recycled water main along Venture Drive from Earthwood Lane to Jespersen Road, along Jespersen Road from the south end of Horizon Lane to Buckley Road, and along Buckley Road from Jespersen Road to the east boundary of the subdivision. (condition of approval (COA) #48) b. 12-inch potable water main extending along Jespersen Road from Huges lane to Buckley Road, and along Buckley Road from Jespersen Road to the east boundary of the subdivision. (COA #49). c. City utilities proposed for location/encroachment within the County portions of Buckley Road [to be completed with the Buckley Road widening improvements], Buckley Road extension [to be completed with the Buckley Road extension improvements], and Vachell Lane [to be completed with the Vachell Lane improvements]. (COA #54) d. Suburban Road, Horizon Lane, Buckley Road. Any widening of streets with existing overhead wire utilities shall include the undergrounding of the existing wiring and may include replacement of streetlight wood poles, as required by the City Engineer. (COA #62) 2. Transportation a. Project construction and infrastructure shall be completed in the sequential phase order as evaluated in the Avila Ranch Final EIR and Transportation Impact Study, or as agreed to between the City and Developer. (COA #98) b. Suburban Road improvements from Earthwood Horizon/Jespersen [to be completed prior to occupancy of 100th unit of Phase 4] (COA #102) c. South Higuera and Vachell improvements. [to be completed prior to Phase 2 occupancy] (COA #104) d. Buckley Road Bicycle Bridges at Tank Farm Creek. [to be constructed concurrently with the extension of Buckley Road to South Higuera, prior to Phase 2] (COA #109) e. Design and construction of pedestrian improvements between Los Osos Valley Road and the City Limit. [shall be completed prior to Phase 2 occupancy] (COA #111) 3. Interim Fire Station a. DA Section 7.10 – Interim Fire Station at Earthwood and Kitty Hawk to be constructed after build-out of the 361st dwelling unit. Note: Phase 1 = 179 units; Phase 4 = 197 units; Phase 5 = 101 units. Page 24 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatPROJECT DESCRIPTIONP1.1B. 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 Entitlement & Permits: xPhase 1 Final Map recorded 23 December 2021 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 xArchitectural Review Commission review and Planning Commission approval of the Phase 1, 2 & 3 R-2 product – Resolution No. PC-1046-2021 xFEMA Letter of Map Revision (LOMR) effective 23 December 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 Buckley Road Extension – County of San Luis Obispo ENC 20200306 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 original 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. The focus of this application 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. The City’s intent is to ensure that development is consistent with the Development Agreement and, to accomplish this objective, it requires flexibility in addressing the Development Plan standards (e.g., building orientation, architectural styles, scale/massing, landscaping, lighting, and energy use). That inherent flexibility will enable staff and the decision-makers to determine that the overall project and individual project phases are consistent with the intent of the Development Agreement and zoning regulations. Standards define actions or requirements that must be fulfilled by the Project, while Guidelines refer to methods or approaches that may be used to achieve a stated goal, but allow for flexibility and interpretation given specific conditions. The applicant has utilized the design components in the Development Plan’s Design Framework section to inform and guide the design of the single-family residences. Those components include: Building Orientation & Setbacks Pedestrian Activity Areas Parking Outdoor Use Areas Screening Preservation of Views and Scenic Resources Architecture Landscape Architecture Buildings, Signs, & Lighting Drainage Energy Conservation 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 orCONDITION OF APPROVAL CONFORMANCECOMMENT 32. 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, L1.3. Shared driveway lighting consists of wall light fixtures, as shown on building elevations (See Architectural Sheets) Page 25 of 95
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatPROJECT DESCRIPTIONP1.2MITIGATION MEASURE orCONDITION OF APPROVAL CONFORMANCECOMMENT 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-1.0. 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. Drainage design and plans are in compliance with the Specific Plan, General Plan, and post-construction stormwater requirements. 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 of 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. 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. MITIGATION MEASURE orCONDITION OF APPROVAL CONFORMANCECOMMENT 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. xSound 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 De Oro neighbor of R-1 homes. The Avila Ranch development includes a total of 101 R-1 units when fully built. 1. Architectural Design Concept The proposed architecture for Avila Ranch Phase 5 single-family residential project (De Oro) provides a mixture of both a front loaded, and alley loaded garage condition for a combination of six (6) different plan types with three (3) different elevations for each plan. The overall community has been designed to present a pedestrian friendly street façade and scale along the main circulation streets through the incorporation of connected paseos and neighborhood parks. The De Oro neighborhood presents a unique connection and transition of community design Page 26 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatPROJECT DESCRIPTIONP1.3with homes fronting a future commercial/mixed use parcel as well as the neighborhood park ‘H’. This transition between uses has been designed to use floor plans with alley loaded garages. With this orientation, the front doors along with the architectural design provide a backdrop to the community space through pedestrian interaction along the connecting pedestrian paseos at the both the edges and select crossing locations within neighborhood. The floor plans have been specifically designed to include a diversity of potential future homeowner’s needs from a 2,126 sq. ft. three-bedroom alley load plan up to a potential five- bedroom 2,496 sq. ft. front load plan with an optional junior accessory dwelling unit (JADU). Each plan is designed with an open plan concept along with higher ceiling heights, allowing the interior spaces to feel and live larger with natural light provided by larger window patterns. Detailed attention was given to provide a variation of plan forms and elevation massing designs that include variations in the wall plane, in wall height, and rooflines at different levels to help create an inviting and identifiable sense of place within the community. The elevations styles designated in the Avila Ranch Development Plan reflect the agricultural heritage of San Luis Obispo, as well as architectural character typically found within the city. The proposed elevation styles include Spanish (Mission), Farmhouse (Agrarian), and Craftsman. The goal in the selection of architectural styles is to aid in defining a character that both engages and identifies itself amongst the surrounding properties to the northern and southern edges of the City while maintaining a familiar impression of the De Oro neighborhood within the Avila Ranch Community Master Plan. 2. Architectural Floor Plans The following tables represent the architectural style, unit types, square footage, and bedroom/bath counts for the R-1 units. Detailed design information is also depicted on the building elevations, related floor plans, and color/material matrix. Table 3.A Single-Family Units – Alley Load Units UNIT STYLE PLAN TYPESIZE (SF)/ STORIES BEDROOMS(BR)/BATHROOMS (BA)+GARAGESA - Spanish B - Farmhouse C - Craftsman Plan 1 2,126 SF/1-Stories 3 BR/2.5 BA +2-Car Garage A - C Plan 2 2,495 SF/2-Stories 4 BR/2.5 BA + 2-Car Garage + Optional Garage Table 3.B Single-Family Units – Front Load Units UNIT STYLE PLAN TYPESIZE (SF)/ STORIES BEDROOMS (BR)/BATHROOMS (BA)+GARAGESA - Spanish B - Bungalow C - Craftsman Plan 1 1,944 SF/1-Story 2 BR/2.5 BA +2-Car Garage A - C Plan 2 2,309 SF/2-Stories 4 BR/2.5 BA + Loft + 2-Car Garage A – C Plan 3 2,456 SF/2-Stories 4 BR/2.5 BA + Office + 3-Car Garage A – C Plan 4 2,496 SF/2-Stories 5 BR/3.5 BA + JADU** + 3-Car Garage **Municipal Code §17.156.022 defines a Junior Accessory Dwelling Unit (JADU), as follows. “A unit that is no more than five hundred square feet in size and contained entirely within a single-family residence. A junior accessory dwelling unit may include separate sanitation facilities or may share sanitation facilities with the existing structure. (Ord. 1679 § 5, 2020: Ord. 1650 § 3 (Exh. B), 2018).” Municipal Code §17.86.020 and, specifically C. Junior Accessory Dwelling Units describes the general requirements, performance standards, and procedural requirements for accessory dwelling units. Specifically, this section speaks to its location – within the walls of a proposed primary dwelling unit; its size – five hundred (500) square feet; design standards – separate exterior entry, interior connection to the main living area may be maintained or removed, inclusion of an efficiency kitchen, and no additional parking required., no new utility connection of payment of impact fees; the process – ministerial review (building permit) without discretionary review; owner occupancy of either the primary residence or JADU; recordation of a Covenant Agreement; and prohibition of the JADU as a short-term rental unit. 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 present-day vernacular with color accents working 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 four (4) different color schemes for each of the three (3) elevation styles, which will create additional variation between both the home elevations 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 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 parks and outdoor amenities. Page 27 of 95
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatPROJECT DESCRIPTIONP1.4Each pedestrian paseo is individually marked by a decorative entry patio with pilaster column, identifying each home’s address along the well-lit meandering paseo pathway. A low height semi-private decorative fence surrounds the perimeter of most homes’ front yards and offers a chance for social interaction between neighbors, with an entry gate allowing access into each front yard or porch. A taller, solid fence encloses the rear and side yards and provides further homeowner privacy. The pedestrian paseos, front yards and neighborhood streetscapes 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. Within the paseos, swaths of decomposed granite weave in with the plant material to provide additional interest and water use reduction. Each of the neighborhood’s streets are identified with its own signature specimen canopy tree, adding a distinctive feel to each street. Each home’s lot showcases the drought-tolerant, Mediterranean-style plant palette along the vegetated streetscapes and alleys. The overall landscape design enacts 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, soils and exposure. III.AFFORDABLE (INCLUSIONARY) HOUSING 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 required for the overall development of the project. Sixty-seven (67) units are distributed among the R-2, R-3, and R-4 product types, with the remaining four (4) to be fulfilled via in-lieu fees at time of development of the commercial component of the project. Additionally, there are twenty-five (25) R-2 units provided as a Workforce Housing Incentive Program (“WHIP”) to provide housing within the Workforce Housing income category. IV.AIRPORT LAND USE PLAN During the land use entitlement and project approval process, the project was reviewed by the Airport Land Use Commission (ALUC), as they are required to make a determination of consistency with the applicable Airport Land Use Plan policies. On December 21, 2016, the ALUC determined that the project was consistent with the ALUP, with conditions related to limiting the development to 720 dwelling units, non-residential density to 93 persons in the S-1b safety zone, FAA review of tall structures, appropriate noise mitigation, restrictions on uses that may interfere with airport operations, avigation easement, and appropriate disclosures for future residents. In March 2021, the ALUC approved the Amended and Restated San Luis Obispo County Regional Airport Land Use Plan. While the majority of the original ALUC conditions apply, the safety zone have dramatically changed. Where the project was originally in safety area S-1b, the majority of the project is currently within Zone 6 – Traffic Pattern Zone with a small portion in safety Zone 4 – the Outer Approach and Safety Zone. Zone 4 encompasses the part of Avila Ranch that will remain in open space/agriculture. Where S-1b previously restricted residential density, as noted above, there is no residential density limit in Zone 6, while Zone 4’s residential density was increased to 0.5 dwelling units/acre. Figure 1 Airport Land Use Plan Safety Zones Safety Zone 4 Safety Zone 3 Safety Zone 2 Safety Zone 1 Avila Ranch Page 28 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatLow Density Residential Lot and Building Standards (R-1)EXAMPLESThese sketches show basic lot layouts based on the standards listed in the text and in the table below. Not all features shown in the sketches are standards (for example, 2-car garages are not required).STANDARDS(Minimums) (A)STREET ACCESS (NO ALLEY)ALLEY ACCESS ONLYTYPICAL CORNER/WIDE LOT W/ SIDE-ON GARAGELot AreaLot WidthCorner Lot WidthLot DepthLot CoverageBuilding Height (B)5,000 sf50 ft55 ft90 ft40% Max.30 ft5,000 sf50 ft55 ft90 ft40% Max.30 ft5,000 sf50 ft55 ft90 ft45% Max.30 ft4,500 sf45 ft50 ft80 ft50% Max.30 ftNote: Approved Vesting Tentative Tract Map 3089 includes developable R-1 parcels with lot area, width, and/or depth less than the minimum standards. Front SetbackHouseGarage, carportFront Porch15 ft20 ft10 ft15 ft15 ft10 ft15 ft15 ft to 20 ft (C)10 ft15 ftN/A 10 ftRear SetbackHouseGarage, carportRear Porch15 ftN/A10 ft15 ft5 ft10 ft15 ftN/A10 ft(from alley)15 ft3 ft10 ftSide SetbackHouseStreet (house/garage)Garage, carport5 ft10 ft5 ft5 ft10 ft5 ft5 ft10 ft5 ft5 ft10 ft5 ftA- 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). See Zoning Regulation for Assessory Dwelling Unit (ADU & JADU) development standards (Zoning Regulation §17.86.020). Second floor setbacks shall match ground floor setbacks.B- Building Height is measured from finished grade.C- Setback for garage side elevations facing streetfront is 15 feet. Setback for garages with openings facing street is 20 feet. Public StreetPublic StreetPublic Street or PaseoPublic StreetAlley Easementoptional. garagePublic StreetPublic StreetPROJECT DESCRIPTIONP1.5AVILA RANCH DEVELOPMENT PLAN JANUARY 20227KHDIRUHPHQWLRQHG/RZ'HQVLW\5HVLGHQWLDO/RWDQG%XLOGLQJ6WDQGDUGV 5 KDYHEHHQPRGL¿HGDQGUHÀHFWWKHLQWHQWRIWKHRULJLQDO'HYHORSPHQW3ODQVWDQGDUGVPage 29 of 95
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatILLUSTRATIVE SITE PLANSP1.0BUCKLEY ROADWRIGHT BROS. WY.HUGHES LN.DOOLITTLE DR.VENTURE DRIVEVACHELL LANEJESPERSEN RD.YEAGER CT.EARHART WY.COLEMAN LN.JESPERSEN ROADPHASE 1/R-2 (APPROVED)FUTURE PHASE 4TLE DR.PHASE 5FUTURE PHASE 6FUTURE PH. 6312ABSCALE: 1”=300’0 150’ 300’ 450’LEGEND PH. 5 PROJECT AREA (R-1PRODUCT) FUTURE PHASES, N.A.P STREET SCENE ELEVATION, REFER TO SHEET AS1.0 PARK / ARCHITECTURAL RENDERING, SEE SHEET AS1.1 to AS1.4NOTE: DEVELOPMENT OF PHASES MAY BE NON-SEQUENTIAL1PARK ‘H’PARK ‘I’OPEN SPACEOPEN SPACELANDSCAPED BERM (PH. 1)PHASE 1/R-2 (APPROVED)APage 30 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022OVERALL LANDSCAPE PLANL-1.0DRY FARMINGDRY FARMINGTANK FARM CREEKTANK FARM CREEKDOOLITTLE DR.PARK ‘H’PARK ‘I’PASEOPASEOPASEOPASEOPASEOOPEN SPACEOPEN SPACELANDSCAPED BERM (PH.1)HUGHES LN.WRIGHT BROS. WY.BUCKLEY ROADEARTHWOOD DR.EARHEART WY.YEAGER CT.JESPERSEN RD.SCALE: 1”=200’0 100’ 200’ 300’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 KIOSKKiosks 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.MMMMMMMLOCATION OF PROPOSED PROJECT MONUMENT SIGN, SEE EXAMPLE, LEFTPROPOSED ILLUMINATED MONUMENT SIGNMAXIMUM SIGN AREA ALLOWED: 24 SQ. FT. (EXCLUSIVE OF SUPPORT STRUCTURE). FINAL VERSION (COLORS, FONTS, MATERIALS) MAY VARY. RR.PPPARKPARKIIPASEOPASEOM))))))MMMMMMEARTHWOOD DR.EARTHWOOD DR.FUTUREPHASESCOMMERCIALCOMMERCIALPARK ‘G’MULTI-FAMILY PHASES 1, 2 & 3PHASES 1, 2 & 3LANDSCAPE ENLARGEMENT ‘A’,CORNER LOT CONDITION. SEE SHEET L-1.1LANDSCAPE ENLARGEMENT ‘B’, STANDARD LOT CONDITION.SEE SHEET L-1.2LANDSCAPE ENLARGEMENT ‘D’, REAR YARD SLOPE CONDITION.SEE SHEET L-1.4LANDSCAPE ENLARGEMENT ‘C’, SEE SHEET L-1.3PED. BRIDGEPROPOSED FENCING TYPES4’ TALL SOLID- FRONT YARDS AND ALONG PASEOS (SEE SHEETS L-1.1 TO L-1.4 FOR LOCATIONS).4’ TALL SOLID WITH 2’ LATTICE- YARDS ALONG PARKS, CREEK, AND OPEN SPACE. (SEE PLAN, ABOVE, FOR LOCATIONS).6’ TALL SOLID- PRIVATE REAR AND SIDE YARDS (SEE SHEETS L-1.1 TO L-1.4 FOR LOCATIONS).Page 31 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022LANDSCAPE ENLARGEMENT ‘A’L-1.1883319191919331310101010101515161616161010101022181818189LIMITED DRIVEWAY ACCESS POINT(S) PARKWAY LANDSCAPING, TYP.STREET TREES, TYP.TRAFFIC CALMING BULBOUTS, TYP.ACCESSIBLE SIDEWALK, TYP.SIDEWALK ACCESS TO TOWN CENTERTRAFFIC CALMING BULBOUTS, TYP.999145666111112677776666EARHEART WY.YEAGER CT.WRIGHT BROTHERS WAY20’PEDESTRIANEASEMENT10’PEDESTRIANEASEMENTPRELIMINARY PASEO MAWA/ETWU CALC’SFOR DEVELOPER-INSTALLED LANDSCAPEEXAMPLE OF PASEO ENTRY PILASTER / ARBOR11FRONT LOAD PLAN 4FRONT LOAD PLAN 3FRONT LOAD PLAN 4ALLEY LOAD PLAN 2PHASE 6- COMMERCIALPHASE 6- COMMERCIALOPEN SPACEALLEY LOAD PLAN 2ALLEY LOAD PLAN 2ALLEY LOAD PLAN 1FRONT LOAD PLAN 31KEYNOTE 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 NOT USED5 4’ TALL WOOD FENCE WITH GATE, WHERE SHOWN6 6’ TALL WOOD FENCE WITH GATE, WHERE SHOWN7 TRASH BIN LOCATION, TYP. 8 MEANDERING CONCRETE PASEO WALK9 6’ SQ. FRONT GATE ENTRY NODE10 PARKWAY LANDSCAPING AS PART OF PUBLIC IMPR. PLANS11 PASEO ENTRY PATIO WITH ADDRESSING PILASTER / ARBOR12 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 FRONT YARD LANDSCAPING BY DEVELOPER19 COVERED PORCH OPTION#NOTE: FENCING THAT BORDERS UNMANAGED BRUSH-COVERED LANDS WILL BE CONSTRUCTED OF NON-COMBUSTIBLE MATERIALS.EXAMPLE OF PASEO BOLLARD LIGHTWITH ADJUSTABLE LED LIGHT DISTRIBUTION. (COMPLIES WITH NIGHT SKY PRESERVATION ORDINANCE 17.70.100)17M10’20’15’10’15’2510’15’2SETBACKS SHOWN ARE TYPICAL, PER DEVELOPMENT STANDARDSPage 32 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022LANDSCAPE ENLARGEMENT ‘B’L-1.2777774333331333331818215151515151515222225559911125141499666666666666EARHEART WY.20’ PEDESTRIANEASEMENT22E20’ PEDESTRIANEASEMENTFRONT LOAD PLAN 3FRONT LOAD PLAN 4FRONT LOAD PLAN 4PARK ‘H’ALLEY LOAD PLAN 1 ALLEY LOAD PLAN 2ALLEY LOAD PLAN 1ALLEY LOAD PLAN 2ALLEY LOAD PLAN 1ALLEY LOAD PLAN 2111010161018881119191919191911KEYNOTE 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 PEDESTRIAN CROSSWALK5 4’ TALL SOLID WOOD FENCE WITH ENTRY 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 PARKWAY LANDSCAPING AS PART OF PUBLIC IMPR. PLANS11 PASEO ENTRY PATIO WITH ADDRESSING PILASTER / ARBOR12 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 FRONT YARD LANDSCAPING BY DEVELOPER 19 COVERED PORCH OPTION#M10’PEDESTRIANEASEMENT10’20’15’10’15’10’15’SETBACKS SHOWN ARE TYPICAL, PER DEVELOPMENT STANDARDS15Page 33 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022LANDSCAPEENLARGEMENT ‘C’L-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 DEVELOPER3 PRIVATE YARDS BY HOMEWONER4 COVERED PORCH, TYP. 5 4’ TALL SOLID WOOD FENCE WITH ENTRY 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 PARKWAY LANDSCAPING AS PART OF PUBLIC IMPR. PLANS11 PASEO ENTRY PATIO WITH ADDRESSING PILASTER / ARBOR12 CLUSTER MAILBOX UNIT, AT BACK OF SIDEWALK13 NOT USED14 PEDESTRIAN CROSSWALK15 PASEO TREE, TYP. 16 FRONT YARD TREE, TYP. 17 PASEO BOLLARD DIRECTIONAL LIGHT #DOOLITTLE DRIVE833333331010151516161622101051112777715’PEDESTRIANEASEMENTFRONT LOAD PLAN 4FRONT LOAD PLAN 3FRONT LOAD PLAN 2FRONT LOAD PLAN 4PARK ‘I’FRONT LOAD PLAN 31122MM12116666146110’20’15’10’20’15’SETBACKS SHOWN ARE TYPICAL, PER DEVELOPMENT STANDARDSPage 34 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022LANDSCAPEENLARGEMENT ‘D’L-1.4KEYNOTE 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 DEVELOPER3 PRIVATE YARDS BY HOMEWONER4 COVERED PORCH OR PATIO, TYP. 5 4’ TALL SOLID WOOD FENCE WITH ENTRY GATE, WHERE SHOWN6 6’ TALL SOLID WOOD FENCE WITH GATE, WHERE SHOWN7 TRASH BIN LOCATION, TYP. 8 MEANDERING CONCRETE PASEO WALK9 NOT USED10 PARKWAY LANDSCAPING AS PART OF PUBLIC IMPR. PLANS11 PASEO ENTRY PATIO WITH ADDRESSING PILASTER / ARBOR12 CLUSTER MAILBOX UNIT, AT BACK OF SIDEWALK13 LANDSCAPED BERM (PART OF PHASE 1)14 APPROX. 3’ TALL RETAINING WALL15 NOT USED16 FRONT YARD TREE, TYP. 17 PASEO BOLLARD DIRECTIONAL LIGHT #HUGHES LN.477443331313210161616161610101022251866141466661112M61FRONT LOAD PLAN 1FRONT LOAD PLAN 3FRONT LOAD PLAN 410’
20’
15’SETBACKS SHOWN ARE TYPICAL, PER DEVELOPMENT STANDARDSPage 35 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022ALLEY LOAD FRONT YARD EXAMPLEL-1.51189981121211111213333333344555566661 PASEO LANDSCAPING, AS PART OF EACH LOT, BY DEVELOPER2 NOT USED3 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 NOT USED8 MEANDERING CONCRETE PASEO WALK9 6’ SQ. FRONT GATE ENTRY NODE10 PASEO BOLLARD DIRECTIONAL LIGHT 11 FRONT YARD TREE, TYP. 12 PASEO TREE, TYP. #KEYNOTE LEGENDPage 36 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022PROPOSED PLANT MATERIALL-1.6PROPOSED 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 PHOTOSAGMSBHNTCIOUDJPVEKQWFLRXYPage 37 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatCONCEPTUAL STREET SCENESAS1.0AELEVATIONS FRONTING PARK ‘I’ PASEOELEVATIONS ALONG HUGHES LANEBAPage 38 of 95
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatARCHITECTURAL RENDERING DOOLITTLE DR.AS1.11RENDERING KEYPage 39 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatTYPICAL PASEO & ARCHITECTURE RENDERINGAS1.22RENDERING KEYPage 40 of 95
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatTYPICAL PASEO ENTRY & ARCHITECTURE RENDERINGAS1.33RENDERING KEYPage 41 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatPRE-PLOT PLAN + DETAILSSP2.0A. EXAMPLE OF SETBACK VARIATION BETWEEN LOTS FRONT EDGE OF HOUSE, PORCH OR GARAGEHUGHES LANEBUCKLEY ROADEXISTING LANDSCAPED BERMSEE SECTION A-ADOOLITTLE DRIVEPARK ‘H’PARK ‘I’OPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACEWRIGHT BROS. WY. EARHEART WAYJESPERSON ROADYEAGER CT.FRONT PORCHREAR PORCHHOUSEHOUSEGARAGEB. TYPICAL LOT SETBACKS 1”=20’STREET10’ YARDTOTAL UNITS: 101ALLEY LOAD: 22FRONT LOAD: 79 ALLEY LOAD UNITS % of Total PLAN 1: 12 12% PLAN 2: 10 10% FRONT LOAD UNITS % of Total PLAN 1: 13 13% PLAN 2: 15 15% PLAN 3: 19 19% PLAN 4: 32 31%1-STORY HOMES: 25 25%2-STORY HOMES: 76 75%D. PROJECT STATISTICSGARAGEGARAGEHOUSEHOUSEPORCHPORCHC. UNIT TYPE KEYFRONT LOAD UNIT (FL)ALLEY LOAD UNIT (AL)12STORY #PLAN #AL1FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL42FL42FL42FL42FL42FL42FL42FL42FL41FL11FL11FL11FL11FL11FL11FL11FL11FL11FL11FL11FL11FL11AL11AL11AL11AL11AL11AL11AL11AL11AL11AL11AL11AL12AL22AL22AL22AL22AL22AL22AL22AL22AL22AL2E. SECTION A-A: FROM BUCKLEY ROAD TO HUGHES LANE In response to Development Plan – Site Planning and Organization. 1.0 Building Orientations and Setbacks item , Standard 1.11, as it relates to sound mitigation, the following will be implemented for the Phase 5 R-1 units within 300 feet of Buckley Road. See also MM NO-3a. • Exterior Glazing. Exterior window glazing for residential units exposed to potential noise above Ldn=60 dBA is proposed to achieve a minimum Outdoor-Indoor Transmission Class (OITC) 24 / Sound Transmission Class (STC) 30. Glazing systems with dissimilar thickness panes will be used. • Exterior Walls. Construction of exterior walls is proposed to 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 walls. If possible, electrical outlets will not be installed in exterior walls exposed to noise. If not possible, outlet box pads will be applied to all electrical boxes and sealed with non-hardening acoustical sealant. • Exterior Doors Facing Noise Source. Based upon Section 1207.7 of the California Building Code (CBC), residential unit entry doors from interior spaces are proposed to have a combined STC 28 rating for any door and frame assemblies. Any balcony and ground floor entry doors located at bedrooms are proposed to have an STC 30 rating. • Supplemental Ventilation. Based upon the CBC, supplemental ventilation adhering to OITC/STC recommendations is proposed 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.F. PROPOSED NOISE LEVEL REDUCTION (NLR) METHODS35’ CREEK SETBACK35’ CREEK SETBACK35’ CREEK SETBACKPage 42 of 95
0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA - S P A N I S HB - F A R M H O U S E C - C R A F T S M A NA1.0Page 43 of 95
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE AT MIN. LOT46.98%LOT COVERAGE2,584 SQ. FT.COVERED PORCH135 SQ. FT.OPT. COVERED REAR PORCH252 SQ. FT.2 - CAR GARAGE457 SQ. FT.TOTAL LIVING2,126 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 1A5 0 . 0 0 ' M I N1 1 0 . 0 0 ' M I N15'-0"82'-0"10'-0"5'-0"5'-0"10'-0"GARAGE215204XOPT.COVEREDREAR PORCH180140XGREATROOM214158XDINING19386XBEDROOM 2134100XBA. 2KITCHENBEDROOM 3134100XENTRYLAU.OFFICE128106XPDR.PRIMARYBEDROOM180140XPANTRYPRIMARYBATHOPT. DR.OPT. DR.OPT. LOWER CABS.WINDOWATCORNERLOTWINDOWATCORNERLOTOPT. 10080 SL. GL. DR.3'-0"A L L E Y E AS E M E N THIGH GLASSCOVEREDPORCH0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.11ST FLOORPage 44 of 95
REARFENCE LINE10'-1"8'-0"±19'-0"FINISH GRADETOP OF RIDGE21441054:124:123:124:124:124:124:124:12FRONTA10'-1"8'-0"±19'-0"FINISH GRADETOP OF RIDGE2146525FENCE LINELEFT10'-1"8'-0"±19'-0"FINISH GRADETOP OF RIDGE2514101052FENCE LINERIGHT10'-1"8'-0"±19'-0"FINISH GRADETOP OF RIDGE251014520 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.2aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING21441052146525251410105225101452Page 45 of 95
OPT. REAR ELEV AT COVERED REAR PORCHFENCE LINE10'-1"8'-0"±21'-4"FINISH GRADE214454:124:123:124:124:124:124:124:12FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"8'-0"±21'-4"FINISH GRADETOP OF RIDGE251014520 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.2bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING2144525101452Page 46 of 95
REARFENCE LINE10'-1"8'-0"±19'-8"FINISH GRADETOP OF RIDGE1410715413:128:128:125.5:125.5:125.5:125.5:12FRONTB10'-1"8'-0"±19'-8"FINISH GRADETOP OF RIDGE17718999189515LEFTFENCE LINE10'-1"8'-0"±19'-8"FINISH GRADETOP OF RIDGE51141051517999RIGHTFENCE LINE10'-1"8'-0"±19'-8"FINISH GRADETOP OF RIDGE971515141010 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.3aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING141071541177189991895155114105151799997151514101Page 47 of 95
FENCE LINE10'-1"8'-0"±22'-11"FINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH14715413:128:128:125.5:125.5:125.5:125.5:12FENCE LINE10'-1"8'-0"±22'-11"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH15151010 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.3bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING14715411515101Page 48 of 95
REARFENCE LINE10'-1"8'-0"±17'-4"FINISH GRADETOP OF RIDGE1410411574:124:124:124:124:124:124:12FRONTC10'-1"8'-0"±17'-4"FINISH GRADETOP OF RIDGE67151151816LEFTFENCE LINE10'-1"8'-0"±17'-4"FINISH GRADETOP OF RIDGE5114105157616RIGHTFENCE LINE10'-1"8'-0"±17'-4"FINISH GRADETOP OF RIDGE515718166141010 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.4aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING14104115767151151816511410515761651571816614101Page 49 of 95
FENCE LINE10'-1"8'-0"±19'-8"FINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH14411574:124:124:124:124:124:124:12FENCE LINE10'-1"8'-0"±19'-8"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH5157161010 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.4bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1441157515716101Page 50 of 95
0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA - S P A N I S HB - F A R M H O U S E C - C R A F T S M A NA2.0Page 51 of 95
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE MIN. LOT30.65%LOT COVERAGE1,686 SQ. FT.COVERED PORCH76 SQ. FT.OPT. COVERED REAR PORCH198 SQ. FT.3 - CAR GARAGE470 SQ. FT.TOTAL LIVING2,495 SQ. FT.2ND FLOOR1,278 SQ. FT.1ST FLOOR1,217 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE4 BEDROOMS / 2.5 BATHSPLAN 2A3'-0"5 0 . 0 0 ' M I N1 1 0 . 0 0 ' M I N18'-0"28'-0"12'-6"38'-6"5'-0"25'-0"UP18 RGARAGE205209XOPT. GARAGE189120XGREATROOM166154XENTRYPANTRYOPT. COVEREDREAR PORCH170120XKITCHENDINING186108XFLEX SPACE /OPT.BEDROOM 5w/ BA. 3120160XDROP15'-6"OPT. DR.OPT. DR.OPT. CABINETS10'-0"± 244 SQ. FT.7'-6"PDR.5'-0"10'-0"A L L E Y E A S E M E N TOPT. 8080 SL. GLS. DR.COVEREDPORCHDN17 RBEDROOM 2100100XBA. 2BEDROOM 3120100XPRIMARYBEDROOM162154XPRIMARYBATHLAU.OPT. DECKOPT. 10080 SL. GL. DR. @ OPT. DECKLOFT / OPT.BEDROOM 4100186XLINENHIGHWDW.HIGHWDW.HIGHWDW.UP18 RBEDROOM 5120160XDROPOPT. BEDROOM 5IN LIEU OF FLEX SPACEBA. 3BEDROOM 4100108XOPT. BEDROOM 4IN LIEU OF LOFT0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.11ST FLOOR2ND FLOORPage 52 of 95
REARFENCE LINE10'-1"9'-1"8'-0"8'-0"±25'-8"1'-0"HEELFINISH GRADETOP OF RIDGE251014424:124:124:124:123.5:123.5:123.5:123.5:122:124:124:124:124:123.5:12FRONTA10'-1"9'-1"8'-0"8'-0"±25'-8"1'-0"HEELFINISH GRADETOP OF RIDGE25146132LEFTFENCE LINE10'-1"9'-1"8'-0"8'-0"±25'-8"1'-0"HEELFINISH GRADETOP OF RIDGE251410105210RIGHTFENCE LINE10'-1"9'-1"8'-0"8'-0"±25'-8"1'-0"HEELFINISH GRADETOP OF RIDGE2214105550 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.2aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING2510144225146132251410105210221410555Page 53 of 95
OPT. REAR ELEV AT COVERED REAR PORCHFENCE LINE10'-1"9'-1"8'-0"8'-0"±25'-8"1'-0"HEELFINISH GRADETOP OF RIDGE2514424:124:124:124:123.5:123.5:123.5:123.5:122:124:124:124:124:123.5:123.5:12OPT. RIGHT ELEV AT COVERED REAR PORCHFENCE LINE10'-1"9'-1"8'-0"8'-0"±25'-8"1'-0"HEELFINISH GRADETOP OF RIDGE22105550 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.2bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING2514422210555Page 54 of 95
REARFENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"FINISH GRADETOP OF RIDGE14410157158:124:128:128:124:124:124:125:125:124:128:124:12FRONTB10'-1"9'-1"8'-0"8'-0"±27'-5"FINISH GRADETOP OF RIDGE197187916157LEFTFENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"FINISH GRADETOP OF RIDGE5114105179718RIGHTFENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"FINISH GRADETOP OF RIDGE115161879140 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.3aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1441015715197187916157511410517971811516187914Page 55 of 95
FENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"FINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH144157158:124:128:128:124:124:124:125:125:124:128:124:123.5:12FENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH1150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.3bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING14415715115Page 56 of 95
REARFENCE LINE9'-1"9'-1"8'-0"8'-0"±26'-9"1'-0"HEELFINISH GRADETOP OF RIDGE1441017754:124:124:124:124:124:124:124:124:124:124:12FRONTC9'-1"9'-1"8'-0"8'-0"±26'-9"1'-0"HEELFINISH GRADETOP OF RIDGE116181261575LEFTFENCE LINE10'-1"9'-1"8'-0"8'-0"±26'-9"1'-0"HEELFINISH GRADETOP OF RIDGE51141051571618116RIGHTFENCE LINE9'-1"9'-1"8'-0"8'-0"±26'-9"1'-0"HEELFINISH GRADETOP OF RIDGE161816514100 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.4aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1441017751161812615755114105157161811616181651410Page 57 of 95
FENCE LINE9'-1"9'-1"8'-0"8'-0"±26'-9"1'-0"HEELFINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH14417754:124:124:124:124:124:124:124:124:124:124:123.5:12FENCE LINE9'-1"9'-1"8'-0"8'-0"±26'-9"1'-0"HEELFINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH16165100 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.4bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING14417751616510Page 58 of 95
0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA - S P A N I S HB - F A R M H O U S E C - C R A F T S M A NA3.0Page 59 of 95
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE MIN. LOT35.85%LOT COVERAGE2,406 SQ. FT.COVERED PORCH80 SQ. FT.OPT. COVERED REAR PORCH210 SQ. FT.2 - CAR GARAGE463 SQ. FT.TOTAL LIVING1,944 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE2 BEDROOMS / 2.5 BATHSPLAN 1A5 0 . 0 0 ' M I N1 3 3 . 0 0 ' M I N15'-0"70'-0"15'-0"20'-0"DINING / OPT.BEDROOM 3 /OPT. OFFICE114140X10'-1" CLG.48'-0"KITCHENPANTRYOPT. COVEREDREAR PORCH156136XGARAGE205204XENTRYBA. 2GREATROOM180184XFLEX SPACE /OPT. DINING100138XLAU.BEDROOM 2116112XPRIMARYBATHPRIMARYBEDROOM139136XCOVEREDPORCHLINENOPT. DR.OPT. 10080 SL. GL. DR.PDR.HIGHWDW.DROPLINENBA. 2BEDROOM 3116120XOPT. BEDROOM 3IN LIEU OF DININGLINEN0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.11ST FLOORPage 60 of 95
FENCE LINEREAR10'-1"8'-0"±19'-9"FINISH GRADETOP OF RIDGE10524:124:124:124:124:124:12FRONTA10'-1"8'-0"±19'-9"2'-9"HEELFINISH GRADETOP OF RIDGE13142645FENCE LINELEFT10'-1"8'-0"±19'-9"FINISH GRADETOP OF RIDGE521413102FENCE LINERIGHT10'-1"8'-0"±19'-9"FINISH GRADETOP OF RIDGE10522140 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.2aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1052131426455214131021052214Page 61 of 95
FENCE LINEOPT. REAR ELEV AT COVERED REAR PORCH10'-1"8'-0"FINISH GRADE±22'-0"TOP OF RIDGE10524:124:124:124:12FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"8'-0"±22'-0"FINISH GRADETOP OF RIDGE105220 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.2bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105210522Page 62 of 95
FENCE LINEREAR10'-1"8'-0"±19'-10"FINISH GRADETOP OF RIDGE1051158:123:124:124:124:124:128:12FRONTB10'-1"8'-0"±19'-10"1'-6"HEELFINISH GRADETOP OF RIDGE1418194715FENCE LINELEFT10'-1"8'-0"±19'-10"1'-6"HEELFINISH GRADETOP OF RIDGE5114710115918FENCE LINERIGHT10'-1"8'-0"±19'-10"FINISH GRADETOP OF RIDGE1051114790 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.3aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING10511514181947155114710115918105111479Page 63 of 95
FENCE LINE10'-1"8'-0"±22'-1"FINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH1051158:123:124:124:128:12FENCE LINE10'-1"8'-0"±22'-1"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH105110 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.3bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING10511510511Page 64 of 95
FENCE LINEREAR10'-1"8'-0"±19'-9"FINISH GRADETOP OF RIDGE10517154:124:124:124:124:124:124:12FRONTC10'-1"8'-0"±19'-9"1'-2"HEELFINISH GRADETOP OF RIDGE181411745612FENCE LINELEFT10'-1"8'-0"±19'-9"1'-2"HEELFINISH GRADETOP OF RIDGE711418101155FENCE LINERIGHT10'-1"8'-0"±19'-9"FINISH GRADETOP OF RIDGE1051114187150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.4aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1051715181411745612711418101155105111418715Page 65 of 95
FENCE LINE10'-1"8'-0"FINISH GRADE±22'-0"TOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH10517154:124:124:124:124:12FENCE LINE10'-1"8'-0"±22'-0"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH105117150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.4bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105171510511715Page 66 of 95
0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA - S P A N I S HB - F A R M H O U S E C - C R A F T S M A NA4.0Page 67 of 95
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE MIN. LOT39.94%LOT COVERAGE1,889 SQ. FT.COVERED PORCH179 SQ. FT.OPT. COVERED REAR PORCH258 SQ. FT.2 - CAR GARAGE468 SQ. FT.TOTAL LIVING2,309 SQ. FT.2ND FLOOR887 SQ. FT.1ST FLOOR1,422 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE4 BEDROOMS / 2.5 BATHS / LOFTPLAN 2A5 0 . 0 0 ' M I N9 5 . 0 0 ' M I N14'-6"49'-6"5'-0"40'-0"5'-0"UP18 RGREAT ROOM272148XGARAGE206220XKITCHENLAU.PRIMARYBEDROOM160130XPANTRYPRIMARYBATH31'-0"20'-0"PDR.OPT. REAR PORCH236110X18'-0"ENTRYCOVEREDPORCHLOFT166120XDN18 RBEDROOM 2116108XBEDROOM 3116122XBEDROOM 4114112XBA. 2LINEN0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.11ST FLOOR2ND FLOORPage 68 of 95
FENCE LINEREAR10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±25'-10"8"HEELFINISH GRADETOP OF RIDGE1052143:123:123:12
3:12 4:124:124:124:124:124:124:124:124:124:12FRONTA10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±25'-10"8"HEELFINISH GRADETOP OF RIDGE14245FENCE LINELEFT10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±25'-10"8"HEELFINISH GRADETOP OF RIDGE5214102FENCE LINERIGHT10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±25'-10"8"HEELFINISH GRADETOP OF RIDGE105220 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.2aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING10521414245521410210522Page 69 of 95
FENCE LINEOPT. REAR ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±25'-10"8"HEELFINISH GRADETOP OF RIDGE9'-1"10523:123:123:12
3:12 4:124:124:124:124:124:124:124:124:124:123.5:12FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±25'-10"8"HEELFINISH GRADETOP OF RIDGE105220 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.2bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105210522Page 70 of 95
FENCE LINEREAR10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-10"FINISH GRADETOP OF RIDGE10511473:125:125:125:127:12
7:125:125:125:125:12FRONTB10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-10"FINISH GRADETOP OF RIDGE115741816FENCE LINELEFT10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-10"FINISH GRADETOP OF RIDGE5114101151816FENCE LINERIGHT10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-10"FINISH GRADETOP OF RIDGE10511790 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.3aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105114711574181651141011518161051179Page 71 of 95
FENCE LINE10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-10"FINISH GRADETOP OF RIDGE9'-1"OPT. REAR ELEV AT COVERED REAR PORCH105173:125:125:125:127:12
7:125:125:125:125:123.5:12FENCE LINE10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-10"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH105110 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.3bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1051710511Page 72 of 95
FENCE LINEREAR10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-1"10"HEELFINISH GRADETOP OF RIDGE10517153:12 3:123:12 4:124:124:124:124:124:124:12FRONTC10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-1"10"HEELFINISH GRADETOP OF RIDGE181414576FENCE LINELEFT10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-1"10"HEELFINISH GRADETOP OF RIDGE7114181011556FENCE LINERIGHT10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-1"10"HEELFINISH GRADETOP OF RIDGE10511187150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.4aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105171518141457671141810115561051118715Page 73 of 95
FENCE LINE10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-1"10"HEELFINISH GRADETOP OF RIDGE9'-1"OPT. REAR ELEV AT COVERED REAR PORCH10517153:12 3:123:12 4:124:124:124:124:124:124:123:12FENCE LINE10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-1"10"HEELFINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH105117150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.4bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105171510511715Page 74 of 95
0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA - S P A N I S HB - F A R M H O U S E C - C R A F T S M A NA5.0Page 75 of 95
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE MIN. LOT36.63%LOT COVERAGE1,765 SQ. FT.COVERED PORCH36 SQ. FT.OPT. COVERED REAR PORCH191 SQ. FT.3 - CAR GARAGE641 SQ. FT.TOTAL LIVING2,456 SQ. FT.2ND FLOOR1,333 SQ. FT.1ST FLOOR1,123 SQ. FT.FLOOR AREA TABLE3 - CAR GARAGE4 BEDROOMS / 2.5 BATHS / OFFICEPLAN 3A5 0 . 0 0 ' M I N9 5 . 0 0 ' M I N17'-0"52'-0"5'-0"40'-0"5'-0"UP18 RENTRYPDR.OPT. COVEREDREAR PORCH186104XDINING102108XOFFICE / OPT.BEDROOM 5130122X10'-1" CLG.GREATROOM182150XPANTRYGARAGE210204XKITCHENOPT. 10080 SL. GL. DR.26'-0"20'-0" 106180XSTORAGEOPT. BATH 3LINENDROPOPT. LOWERCABSCOVEREDPORCHPRIMARYBEDROOM182150XDN18 RLAU.BA. 2PRIMARYBATHBEDROOM 4 /OPT. LOFT106120XBEDROOM 3102120XBEDROOM 2102109XLINENOPEN TOBELOWOPT. DECKOPT. SL. GLS. DR. AT DECKOPT. BEDROOM 5 w/ BA. 3IN LIEU OF OFFICE AND PDR.BEDROOM 5130100X10'-1" CLG.BA. 3LINENLAU.BEDROOM 3102120XBEDROOM 2102109XLINENOPEN TOBELOWLOFT106208XOPT. LOFTIN LIEU OF BEDROOM 40 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.11ST FLOOR2ND FLOORPage 76 of 95
FENCE LINEREAR10'-1"9'-1"8'-0"8'-0"±26'-10"1'-0"HEELFINISH GRADETOP OF RIDGE10524:124:123:124:123:12
3:12
4:124:124:124:124:124:124:124:124:123:124:12FRONTA10'-1"9'-1"8'-0"8'-0"±26'-10"1'-0"HEELFINISH GRADETOP OF RIDGE142451719FENCE LINELEFT10'-1"9'-1"8'-0"8'-0"±26'-10"1'-0"HEELFINISH GRADETOP OF RIDGE102145171911FENCE LINERIGHT10'-1"9'-1"8'-0"8'-0"±26'-10"1'-0"HEELFINISH GRADETOP OF RIDGE1052214190 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.2aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1052142451719102145171911105221419Page 77 of 95
FENCE LINEOPT. REAR ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"8'-0"±26'-10"1'-0"HEELFINISH GRADETOP OF RIDGE10524:124:123:124:123:12
3:12
4:124:124:124:124:124:124:124:124:123:124:123.5:12FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"8'-0"±26'-10"1'-0"HEELFINISH GRADETOP OF RIDGE10522190 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.2bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING10521052219Page 78 of 95
FENCE LINEREAR10'-1"9'-1"8'-0"8'-0"±28'-3"FINISH GRADETOP OF RIDGE1051153:123:12
7:127:127:125:125:125:12FRONTB10'-1"9'-1"8'-0"8'-0"±28'-3"FINISH GRADETOP OF RIDGE9418161157FENCE LINELEFT10'-1"9'-1"8'-0"8'-0"±28'-3"FINISH GRADETOP OF RIDGE1410716915FENCE LINERIGHT10'-1"9'-1"8'-0"8'-0"±28'-3"FINISH GRADETOP OF RIDGE1411051570 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.3aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING10511594181611571410716915141105157Page 79 of 95
FENCE LINE10'-1"9'-1"8'-0"8'-0"±28'-3"FINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH1051153:123:12
7:127:127:125:125:125:123.5:12FENCE LINE10'-1"9'-1"8'-0"8'-0"±28'-3"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH15150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.3bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1051151515Page 80 of 95
FENCE LINEREAR10'-1"9'-1"8'-0"8'-0"±27'-5"1'-4"HEELFINISH GRADETOP OF RIDGE10517154:124:124:124:124:124:124:124:124:124:124:12FRONTC10'-1"9'-1"8'-0"8'-0"±27'-5"1'-4"HEELFINISH GRADETOP OF RIDGE1814145671217FENCE LINELEFT10'-1"9'-1"8'-0"8'-0"±27'-5"1'-4"HEELFINISH GRADETOP OF RIDGE7114181011556FENCE LINERIGHT10'-1"9'-1"8'-0"8'-0"±27'-5"1'-4"HEELFINISH GRADETOP OF RIDGE10511187156140 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.4aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1051715181414567121771141810115561051118715614Page 81 of 95
FENCE LINEOPT. REAR ELEV10'-1"9'-1"8'-0"8'-0"±27'-5"1'-4"HEELFINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH10517154:124:124:124:124:124:124:124:124:124:124:123.5:12FENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"1'-4"HEELFINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH105117150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.4bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105171510511715Page 82 of 95
0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA - S P A N I S HB - F A R M H O U S E C - C R A F T S M A NA6.0Page 83 of 95
LOT COVERAGE MIN. LOT37.20%LOT COVERAGE1,767 SQ. FT.COVERED PORCH33 SQ. FT.OPT. COVERED REAR PORCH171 SQ. FT.3 - CAR GARAGE628 SQ. FT.TOTAL LIVING2,496 SQ. FT.2ND FLOOR1,380 SQ. FT.1ST FLOOR1,116 SQ. FT.FLOOR AREA TABLE3 - CAR GARAGE5 BEDROOMS / 3.5 BATHSPLAN 4ALOT COVERAGE MIN. LOT 38.95%LOT COVERAGE1,850 SQ. FT.JADU COVERED PORCH84 SQ. FT.JADU381 SQ. FT.COVERED PORCH33 SQ. FT.OPT. COVERED REAR PORCH171 SQ. FT.2 - CAR GARAGE462 SQ. FT.TOTAL LIVING2,295 SQ. FT.2ND FLOOR1,380 SQ. FT.1ST FLOOR915 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE5 BEDROOMS / 3.5 BATHSPLAN 4 with JADU5 0 . 0 0 ' M I N9 5 . 0 0 ' M I N15'-0"65'-0"15'-0"24'-0"OPT. COVEREDREAR PORCH19090XGARAGE206220XGARAGE /OPT. JADU160103XBEDROOM 5102108XUP18 RGREATROOM166152XDINING110152XKITCHENPDR.ENTRYBA. 3PANTRYSTORAGE5'-0"40'-0"5'-0"CABS. BELOWCOVEREDPORCHDN18 RBEDROOM 4100114XBEDROOM 2102100XBEDROOM 3100124XPRIMARYBEDROOM166166XLAU.LOFT125118XBA. 2OPT. DECKOPEN TOBELOWLINENPRIMARYBATHOPT. SL. GLS. DR. AT DECKSLEEPING12686XPDR.BA. 3OPT. JADUIN LIEU OF GARAGE AND BEDROOM 5LINENLIVING140106XCOVERED PORCH0 841630895611ST FLOOR2ND FLOORPage 84 of 95
FENCE LINEREAR10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE1014253:124:124:124:123:12
4:124:124:124:124:124:124:124:12FRONTA10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE142456FENCE LINELEFT8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE9'-1"9'-1"1021454214FENCE LINERIGHT10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE102250 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA6.2aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING101425142456102145421410225Page 85 of 95
FENCE LINEOPT. REAR ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE253:124:124:124:124:123:12
4:124:124:124:124:124:124:123.5:12FENCE LINEOPT. LEFT ELEV AT COVERED REAR PORCH8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE9'-1"9'-1"1021454214FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"8'-0"1'-0"HEELFINISH GRADE225FRONT ELEVATION AT OPT. JADU A1/4"=1'-0"10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE1425LEFT ELEVATION AT OPT. JADU8'-0"8'-0"1'-0"HEELFINISH GRADE9'-1"9'-1"105102RIGHT ELEVATION AT OPT. JADU10250 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA6.2bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING25102145421422514251051021025Page 86 of 95
8:12 6:124:126:126:126:128:12
8:12
8:12
6:126:12FRONT B1/4"=1'-0"10'-1"9'-1"8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGE41811415FENCE LINEREAR10'-1"9'-1"8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGE105114FENCE LINELEFT8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGE9'-1"9'-1"14101847591FENCE LINERIGHT10'-1"9'-1"8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGE9110181570 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA6.3aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING10511441871141514101847591911018157Page 87 of 95
6:128:126:124:126:126:128:12
8:12
8:12
6:126:123.5:1210'-1"9'-1"8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGEFRONT ELEVATION AT OPT. JADU B1/4"=1'-0"188'-0"8'-0"1'-0"HEELFINISH GRADELEFT ELEVATION AT OPT. JADU9'-1"9'-1"181RIGHT ELEVATION AT OPT. JADU9110FENCE LINE10'-1"9'-1"8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH1051FENCE LINE8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGE9'-1"9'-1"OPT. LEFT ELEV AT COVERED REAR PORCH141847591FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"8'-0"1'-0"HEELFINISH GRADE11570 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA6.3bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING18181911010511418475911157Page 88 of 95
FENCE LINEREAR10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE1051144:124:124:124:124:124:124:123.5:123.5:124:124:12FRONTC10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE1814145671214FENCE LINELEFT8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE9'-1"9'-1"1710155614FENCE LINERIGHT10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE10571181156560 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA6.4aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105114181414567121614171810161556141057118115656Page 89 of 95
4:124:124:124:124:124:124:123.5:123.5:124:124:123.5:12FRONT ELEVATION AT OPT. JADU C1/4"=1'-0"10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE18141567128'-0"8'-0"1'-0"HEELFINISH GRADELEFT ELEVATION AT OPT. JADU9'-1"9'-1"1181656RIGHT ELEVATION AT OPT. JADU1051156FENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH1051FENCE LINE8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE9'-1"9'-1"OPT. LEFT ELEV AT COVERED REAR PORCH17155614FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"8'-0"1'-0"HEELFINISH GRADE571115560 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA6.4bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING18141567121181656105115610511715561457111556Page 90 of 95
TRACT 3089PHASE 5SAN LUIS OBISPO, CAA7.0Page 91 of 95
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatA. Spanish - Color and Material MatrixA7.1SCHEMES 1-4 ARE ‘A’ ELEVATIONSTRANSITIONAL SPANISHSCHEME # 1 2 3 4FASCIA, EAVES, TAILS, HEADERS,BEAMS, POSTS, PANELS, KICKERS& GARAGE DOORS SW 7510CHATEAU BROWNSW 6068BREVITY BROWNSW 7026GRIFFINSW 9182ROJOMARRONSHUTTERS & ENTRY DOORSW 7664STEELY GRAYSW 6194BASILSW 7595SOMMELIERSW 0032NEEDLEPOINT NAVYBASE STUCCOSW 7566WESTHIGHLAND WHITESW 7011NATURAL CHOICESW 7532URBAN PUTTYSW 9111ANTLER VELVETSIDING--------------- --------------- --------------- ---------------STONE--------------- --------------- --------------- ---------------BRICK--------------- --------------- --------------- ---------------MORTAR--------------- --------------- --------------- ---------------‘S’ ROOF TILE1HSCS3280MONTE SERENO1HBCS3270TESORO BLEND1HBCS6330SALERNO CLAY1HBCS6464CA MISSION BLENDFLAT ROOF--------------- --------------- --------------- ---------------METAL ROOFZINC GRAY ZINC GRAY WEATHERED COPPERSTORM GRAYWINDOW FRAMEESPRESSO ESPRESSO ESPRESSO ESPRESSOGUTTERS & DOWNSPOUTBRONZE BEAVER BROWNWEATHERED BRONZEMUSKETPage 92 of 95
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatB. Farmhouse - Color and Material MatrixA7.2SCHEME #FASCIA, EAVES, TAILS, HEADERS,BEAMS, POSTS, PANELS, KICKERS& GARAGE DOORS SHUTTERS & ENTRY DOORBASE STUCCOSIDINGSTONEBRICKMORTAR‘S’ ROOF TILEFLAT ROOFMETAL ROOFWINDOW FRAMEGUTTERS & DOWNSPOUTSCHEMES 5-8 ARE ‘B’ ELEVATIONSFARMHOUSE5678SW 7005PURE WHITESW 7551GREEK VILLASW 7075WEB GRAYSW 7019GAUNTLET GRAYSW 6990CAVIARSW 6236GRAYS HARBORSW 6076TURKISH COFFEESW 7076CYBERSPACESW 9165GOSSAMER VEILSW 7638JOGGIN PATHSW 7065ARGOSSW 7044AMAZING GRAYSW 7005PURE WHITESW 6207RETREATSW 7075WEB GRAYSW 7019GAUNTLET GRAYARTIC HEWN STONEFOUNDATION HEWN STONEARTIC HEWN STONETALUS HEWNSTONE--------------- --------------- --------------- ------------------------------ --------------- --------------- ------------------------------ --------------- --------------- ---------------ANTIQUE SLATEWEATHERED WOODANTIQUE SLATEBARKWOODMIDNIGHT BRONZEWEATHERED COPPERMIDNIGHT BRONZESTORM GRAYWHITE WHITE TAN TANWHITE WHITE OLD TOWNE GRAYBRONZEPage 93 of 95
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatC. Craftsman- Color and Material MatrixA7.3SCHEME #FASCIA, EAVES, TAILS, HEADERS,BEAMS, POSTS, PANELS, KICKERS& GARAGE DOORS SHUTTERS & ENTRY DOORBASE STUCCOSIDINGSTONEBRICKMORTAR‘S’ ROOF TILEFLAT ROOFMETAL ROOFWINDOW FRAMEGUTTERS & DOWNSPOUTSCHEMES 9-12 ARE ‘C’ ELEVATIONSCRAFTSMAN9101112SW 7626ZURICH WHITESW 7568NEUTRAL GROUNDSW 7040SMOKEHOUSESW 7010WHITE DUCKSW 7602INDIGO BATIKSW 6090JAVASW 7749LAUREL WOODSSW 6230RAINSTORMSW 7542NATURELSW 7644GATEWAY GRAYSW 7012CREAMYSW 6157FAVORITE TANSW 9164ILLUSIVE GREENSW 6165CONNECTEDGRAYSW 7051ANALYTICAL GRAYSW 7550RESORT TANECHO RIDGEPRO-FIT ALPINE LEDGESTONEPHEASANTPRO-FIT ALPINE LEDGESTONEUMBER CREEK PRO-FIT ALPINE LEDGESTONECHARDONNAYPRO-FIT ALPINE LEDGESTONEHIGH DESERTUSED BRICKHIGH DESERTUSED BRICKHIGH DESERTUSED BRICKHIGH DESERTUSED BRICKORCOKHAKIORCOKHAKIORCOKHAKIORCOKHAKI--------------- --------------- --------------- ---------------ANTIQUE SLATEWEATHERED WOODBARKWOOD BARKWOOD--------------- --------------- --------------- ---------------WHITE WHITE TAN WHITEWEATHERED BRONZEWHITE MUSKET WEATHERED BRONZEPage 94 of 95
Attachment B
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