HomeMy WebLinkAboutItem 4a. 3508 Orcutt Rd. (ARCH-0118-2022) Review Residential Building Program for Development of 26 Single Family Dwellings in the Enclave at Righetti
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF THE RESIDENTIAL BUILDING PROGRAM FOR
DEVELOPMENT OF 26 SINGLE-FAMILY DWELLINGS WITHIN THE ENCLAVE AT
RIGHETTI (ARCH-0118-2022)
BY: Walter Oetzell, Assistant Planner FROM: Brian Leveille, Senior Planner
Phone Number: (805) 781-7593 Phone Number: (805) 781-7166
Email: woetzell@slocity.org Email: bleveille@slocity.org
APPLICANT: Righetti Enclave, LLC REPRESENTATIVE: Ron Ritner
RECOMMENDATION
Review the residential building program for Enclave at Righetti and provide a
recommendation to the Community Development Director regarding consistency with
applicable design standards and guidelines.
1.0 PROJECT DESCRIPTION AND SETTING
The Enclave at Righetti is the third phase of the Righetti Ranch Development (Tract
3063), comprised of 26 new single story and two-story single-family homes with attached
and detached garages on a 34-parcel subdivision within the community of Righetti Ranch
(see Figure 1 and Site Plan in Project Plan Excerpts, Attachment A).
General Location:
West side of Orcutt Road, about ½ mile
north of Tank Farm Road.
General Plan: Low Density Residential
Specific Plan: Orcutt Area Specific Plan
(R-1 Low Density Residential)
Zoning: Low-Density Residential (R-1)
Surrounding Uses:
East: Suburban and Rural Residential
West: Park, Low Density Residential
North: Low Density Residential
South: Open Space (Righetti Hill)
2.0 PROPOSED DESIGN
Architecture. The homes proposed under
this application have been designed in
four basic house styles: Spanish,
Farmhouse, Cottage, and Modern (see
Project Plan Excerpts, Attachment A) in 11 different plan variations distributed throughout
the development.
Meeting Date: 9/19/2022
Item Number: 4a
Time Estimate: 30 Minutes
Figure 1: Subject Property
Page 9 of 52
Item 4a
ARCH-0118-2022 (3805 Orcutt)
Architectural Review Commission Report – September 19, 2022
Design Details: Each architectural style provides a variety of design details for each plan
type and style, such as roof forms, balconies and porches, fascia, eaves, entries, outdoor
use areas, and decorative accents. Project Plan Excerpts (Attachment A) include
representative renderings for the basic plans, with the full set of drawings available in the
Reading File for this hearing. Further discussion of project design and its consistency with
standards and guidelines of the Orcutt Area Specific Plan and Community Design
Guidelines is provided below (see §§4.1 & 4.2).
Materials: A range of primary exterior materials is used for homes throughout Enclave at
Righetti, predominantly smooth and textured stucco, along with hardboard and stone and
brick veneer on Farmhouse and Modern plans. Roofing is concrete tile (“s-profile” or flat)
for most designs, except for asphalt shingle on Modern plans, and wood is used on fascia
and detail elements (beams, rafter tails, trim).
Colors: Color palettes are described in plans (see pages 15–23, Attachment A) employ
combinations of white, tan, brown, bronze, grey, and black tones, along with reddish clay
roofing and brick colors.
3.0 FOCUS OF REVIEW
Architectural Review of the residential building program for Enclave at Righetti is focused
on the consistency of the development with applicable standards and guidelines in the
City’s Community Design Guidelines and in Chapter 4 of the Orcutt Area Specific Plan.
Condition of Approval #109 of Council Resolution No. 10619 (2015) approving Vesting
Tentative Tract Map No. 3063 (Righetti) provides for ARC review and comment on the
residential building program, for recommendation to the Community Development
Director, who will make final determinations on building design.
Community Design Guidelines:
https://www.slocity.org/home/showpublisheddocument/2104/635491488007630000
Orcutt Area Specific Plan:
https://www.slocity.org/home/showpublisheddocument/4262/635501857723870000
4.0 DISCUSSION ITEMS
Staff has reviewed the building program against the relevant standards and guidelines
from the above documents and provide a brief discussion of its consistency with
applicable design standards below. Minor deviations from those standards and guidelines
depicted in plans are also identified, and these will be considered with fina l action by the
Director on this application.
Figure 2: Representative Plan Styles: Cottage, Spanish, Modern (left to right)
Page 10 of 52
Item 4a
ARCH-0118-2022 (3805 Orcutt)
Architectural Review Commission Report – September 19, 2022
4.1 Orcutt Area Specific Plan
Building development standards are identified in Table 3.1 (Residential Development
Standards) of the Orcutt Area Specific Plan (OASP), attached to this report as
Attachment B, and Design Standards and Design Guidelines are set out in Chapter 4 of
the Plan (Community Design).
Access and Parking. A variety in configuration of driveway and attached or detached
garages is provided. The detached garage configurations resemble the “side -drive
design” described in Design Guideline (DG) 2.3, except that the detached garages are
not placed behind the houses, whereas attached garages are slightly recessed behind
the front wall plane of the house. The proposed plans use neither alley nor parking court
arrangements, due to the size and configuration of lots in this phase of the subdivision.
Landscaping. Street landscaping and street trees are provided by the developer as pa rt
of the Tract’s Public Improvement Plan, and individual homeowners will be required by
Homeowner Association (HOA) rules to install landscaping and irrigation for their
individual lot, subject to review and approval by the HOA, within six months of completing
the home purchase. Front Yard Landscape Design Guidelines (Attachment C) provide
guidance for acceptable plantings and hardscape materials (DG 3.2).
Figure 4: Front Yard Landscape Design Concepts (RRM Design Group)
Figure 3: Site Plan, Enclave at Righetti
Page 11 of 52
Item 4a
ARCH-0118-2022 (3805 Orcutt)
Architectural Review Commission Report – September 19, 2022
Building Placement, Walls, and Fences. Placement of structures takes advantage of
available solar access, as practicable given the configuration and dimension of the lots in
the subdivision, and the presence of Righetti Hill at the southern boundary of the
development (DG 2.5). The Specific Plan provides for zero- to five-foot side setbacks,
with ten-foot street side setbacks on corner lots. Solid wood privacy fences between lots
and perimeter fencing around the development will be installed by the applicant (see
Walls and Fencing exhibit (Attachment D), to be included depicted in final construction
plans, consistent with applicable height limits for Walls and.
Building Design, Elements, Materials. Of the 26 homes, 18 are two story in height and
eight (about 44%) are of a single-story (DG 3.6). House plans include Front Porches and
Covered Entries (DG 3.4). They exhibit variety in façade elements, surface materials, roof
details and materials, and color palette to enhance visual interest (DG 3.7 – 3.10).
Standard or Guideline Consistency Note
Table 3.1 Residential Development Standards
Lot Coverage Coverage slightly exceeds 40% (by less than two
percent) for two single-story dwellings; Three hillside
homes exceed this limit by one to eight percent, to
compensate for more stringent height limits on the upper
floor of the split-pad homes.
Front Setback
House Homes on three lots encroach three to five feet into the
15-foot front setback.
Garage, carport Side-loaded garages on three lots encroach five feet into
setback. Detached garages are typically not recessed
behind houses.
Rear Setback
House Houses on eleven lots encroach between four and ten
feet into rear setbacks
Building Height. Buildings in the R-1 Zone are typically limited to 25-feet in height, and
two homes are shown to exceed this by 30 inches. The applicant describes variation in
roof pitch as a tool for creating additional variety. Staff notes that standards (Zoning
Regulations §17.16.020) allow such encroachment for steeply pitched roof peaks.
Page 12 of 52
Item 4a
ARCH-0118-2022 (3805 Orcutt)
Architectural Review Commission Report – September 19, 2022
Lot Coverage, Setbacks. Staff notes that development proposed on several lots exhibits
minor deviations from applicable Specific Plan standards for Lot Coverage, Front Setback
to House, Front Setback to Garage, and Rear Setback to House, and plans for several
lots do not depict garages recessed behind houses. The applicant has provided a
narrative description in support of these deviations (see Attachment E), describing the
objective to achieve variety, employ compact footprint dimensions to p rovide more
useable customized private side yard spaces between properties, and to achieve a
diverse streetscape, as opposed to simply lining up home plans in a row.
4.2 Community Design Guidelines
Standard or Guideline Consistency Note
Chapter 2 – General Design Principles
§ 2.2 – Building Design Proportion, interest, details, and materials
addressed by design of the buildings for
consistency with Orcutt Area Specific
Plan Policies and Guidelines
Chapter 5 – Residential Project Design
§ 5.2 – General Residential Project
Principles
Governed by Specific Plan Policies and
Guidelines
§ 5.5 – Single Family Housing Design Variety in detail, size, massing, provided;
Attached garages are recessed behind
dwellings.
The Design Standards and Guidelines of the Orcutt Area Specific Plan address the
majority of design elements covered by the City’s Community Design Guidelines. Design
of the proposed homes in accordance with those guidelines also achieves consistency
with Community Design Guidelines.
5.0 ENVIRONMENTAL REVIEW
The residential building program for Enclave at Righetti is consistent with the certified
Final EIR for the Orcutt Area Specific Plan and with the adopted Mitigated Negative
Declaration for the Righetti Vesting Tentative Tract Map.
6.0 ACTION ALTERNATIVES
6.1 Recommend that the Community Development Director find the residential building
program for Enclave at Righetti consistent with applicable design standards and
guidelines set out in the City’s Community Design Guidelines, Orcutt Area Specific
Plan, including any related recommendations for conditions of final approval.
6.2 Continue the project to a hearing date certain, or uncertain. An action continuing
the application should include direction to the applicant and staff on pertinent issues.
Page 13 of 52
Item 4a
ARCH-0118-2022 (3805 Orcutt)
Architectural Review Commission Report – September 19, 2022
6.3 Recommend that the Community Development Director deny the application, based
on specific findings citing the basis for denial with reference to inconsistency with
the City’s General Plan, Orcutt Area Specific Plan, Community Design Guidelines,
Zoning Regulations, or other policy documents.
7.0 ATTACHMENTS
A - Project Plan Excerpts (Enclave at Righetti)
B - Residential Development Standards (Orcutt Area Specific Plan)
C - Front Yard Landscape Design Guidelines (Enclave at Righetti)
D - Walls and Fencing (Enclave at Righetti)
E - Applicant Project Overview (Enclave at Righetti)
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ORCUTT AREA SPECIFIC PLAN
3 Land Use and Development Standards
City of San Luis Obispo 3-4 March 2010
Table 3.1 Residential Development Standards
Standards
(minimums) R-1 R-2 R-3 R-4
4500 sf minimum
6000 sf average
Lot area
with a maximum
of 15,000 sf
3000 sf minimum
5000 sf maximum
Average: 4500 sf
Lot width 45 ft minimum 35 ft minimum
Lot Frontage on
Cul De Sac 30 ft 30 ft
Corner Lot Width 60 ft 50 ft
Lot Depth Varies 40 ft
Lot Coverage 40 % 50%
Front setback
House 15 ft 15 ft
Garage, carport 20 ft
Must be setback
at least 5 ft from
the front of the
house
20 ft
Must be setback at
least 5 ft from the
front of the house
Front Porch or
Covered Entry Required Required
Rear Setback
House 20 ft 20 ft
Garage, carport 0-5 ft 0-5 ft
Side Setback
First Story 0-5 ft 0-5 ft
Second Story 0-5 ft 0-5 ft
Street (corner lot) 10 ft 10 ft
Garage, carport 0-5 ft NA
Per City Zoning
Code
Per City Zoning
Code
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FRONT YARD LANDSCAPE DESIGN GUIDELINES AUGUST 2022Enclave At RighettiPage 41 of 52
AUGUST 2022ENCLAVE AT RIGHETTI - SAN LUIS OBISPO, CA 9a, 9b, 10a15, 16 HOMEOWNER INFORMATION AND PLANTING ZONESUSDA HARDINESS ZONESPLANTING ZONESHOMEOWNERSSUNSET CLIMATE ZONESTHESE ZONES ARE INFLUENCED BY MARINE AIR AND INLAND AIR. THE VALUES SHOWN ARE UNIQUE TO THIS AREA, SO MAKE SURE ALL SELECTED PLANTS CAN THRIVE IN THESE HARDINESS ZONES BY VERIFYING WITH YOUR NURSERY OF CHOICE.WEATHER PATTERNS LIKE RAINFALL AND HEAT ARE CONSIDERED IN DETERMINING THESE ZONES. THEY ALSO TAKE INTO ACCOUNT SPECIFIC ENVIRONMENTAL CONDITIONS LIKE PREVAILING WINDS AND SOIL TYPE ON THE CENTRAL COAST. LOOK FOR PLANTS THAT CAN THRIVE IN THESE CLIMATE ZONES.IN ORDER FOR LANDSCAPE PROJECTS TO BE APPROVED BY CITY OF SAN LUIS OBISPO, THE HOME OWNER IS REQUIRED TO FOLLOW THE CALIFORNIA MODEL WATER EFFICIENT LANDSCAPE ORDINANCE (MWELO) SECTION 490.1 WHERE PROJECTS SHALL BE REVIEWED BY A LICENSED LANDSCAPE ARCHITECT: (1) NEW CONSTRUCTION PROJECTS WITH AN AGGREGATE LANDSCAPE AREA EQUAL TO OR GREATER THAN 500 SQUARE FEET REQUIRING A BUILDING OR LANDSCAPE PERMIT, PLAN CHECK OR DESIGN REVIEW (2) REHABILITATED LANDSCAPE PROJECTS WITH AN AGGREGATE LANDSCAPE AREA EQUAL TO OR GREATER THAN 2,500 SQUARE FEET REQUIRING A BUILDING OR LANDSCAPE PERMIT, PLAN CHECK, OR DESIGN REVIEW.ALL MATERIALS SHOWN ARE ACCEPTABLE FOR USE IN FRONT YARD INSTALLATION APPLICATIONS. NOT ALL MATERIALS SHOWN ARE REQUIRED TO BE USED AS PART OF THE FINAL LANDSCAPE DESIGN. MATERIALS USED SHALL APPROPRIATELY RELATE TO THE APPLICABLE DESIGN STYLE AND COLOR SCHEME OF THE HOME. THE LANDSCAPE DESIGN STYLE SHALL COMPLEMENT THE APPROPRIATE SPANISH, MODERN, FARMHOUSE OR COTTAGE STYLE OF THE HOME. A LIST OF PLANTS IS PROVIDED IN THIS DOCUMENT TO GUIDE THE HOMEOWNER IN SELECTING APPROPRIATE SPECIES FOR DROUGHT TOLERANT WATER USE, APPROPRIATE SCALE, SLOPE STABILIZATION, AND OVERALL VISUAL AESTHETIC. LAVLAVLAVLAVLAVLALALAVLALAVAVAVVAVAVAVAVAAVLALAAVVLLAVAVVAVVENDENDENDENDENDENDNENDNDENDDNDDDENDENDENDENENNENDNENDEENDEEREREREERERER RRERRERERERER RRRRR RRR RRRCOCCCOCCCOTCOTCOTCOTCOTCOTTCOTCOTCOTTCOTCOOTOCOTOTTCOTOTCCTOTTTTOOTONTONTONTONONONTONTONOOONONONTONTONTONTONTTTONTONONTNONTONOTONOONNNNTONNOBLUBLUBLUBLUBLUBBLUBLUBLUBLUBLUBLBLUBLUBLUBLUBLUBLUBLUBLUBLUBLULUBLUBULUBLUUUUUUE OE OE OE OE OE OE OE OE OE OE OEOOEOE OE OEOEOEOE OEOE OEOE E OE OOATATATATAT AT AT ATATATATAT ATATATATATAT AT ATATATATTTGRAGRAGRAGRAGRAGRAGRAGRAGRAGRARAGRAGRAGRAGRRAGRAGRAGRAAGRAGRGRAAGGRAGGGRSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSPINPINPINPINPINPINPINPINPIPINNINPPIPPINPK MK MKMMK MMMK K KMMKMKUHLUHLUHUHUHUHLUHLUHLUHUHUHLHLLUHUHUHLUUHHUHUHLUUHLUYGY GY GYGYGGGGGGY GGYGYGGYGGYGGGRASRASRASSASASSRASRSSSSSSSSSSSSWESWESWESWESWESESESWESEESTERTETERTERTERTERTERTERTERRTTERRTERTERTERTN RNRN RN RN RN RRNRNRN RN RN RN RN RRRNNN RRRNNRRRN RREDBEDBEDBEEEDBEDBDBEDBEDBBBDEDBEDEDBEDBEDBDBDBDDDDBUDUDUDUDDDDUDDDDDDDDEODEODEODEODEODEODEODEODEEOEDDDDDEODDEODEDODDEDDARDARADARDARDARDARDARDARARARAARRARRRCECECECECECEECCCCCECCECCCCCECDARDARDARDARDARDARDARRDADARRDARDARRDADAARRRRRACEACEACEACEACEACEACEACEACEACEACEACCECCNNOTNOTNOTNONOTONOOOOOONHUSHUSHUHUSHUSUSHUSHUUSHUHUS Page 42 of 52
FLAGSTONEMULCHDECORATIVEROCK SWALEGROUNDCOVERDECOMPOSED GRANITESLOPESLOPE0’20’10’5’ 30’AUGUST 2022SCALE 1” = 10’FRONT YARD LANDSCAPE DESIGN CONCEPTS TYPICAL LANDSCAPE PLAN - SPANISH STYLEPLANT PALETTEPRIVATE YARDLAVANDULASTOECHASACHILLEA MILLEFOLUIM ‘POMEGRANITE’VITEX AGNUSCASTUSFREMONTODENDRON SPP.DRIVEWAY ENTRYDECIDUOUS TREESFLOWERING TREESEVERGREEN SHRUB3’-6’ FLOWERING SHRUBSFEATURE SHRUB1’-3’ FLOWERING SHRUBFLOWERING GROUNDCOVER6’-10’ FLOWERING SHRUBENTRY WALKWAY $ DECOMPOSED GRANITE $$ CONCRETE $$ DECORATIVE CONCRETE $$$ FLAGSTONE $$$ PAVERSDECORATIVE ROCK $ PEA GRAVEL $$ BEACH PEBBLES $$ GRANITE COBBLE $$ RIVER ROCK $$ LANDSCAPE BOULDERSMULCH $ WALK-ON BARK CHIPS $ SHREDDED BARK $$ DECOMPOSED GRANITEHARDSCAPE PALETTEGRANITE COBBLEFLAGSTONESHREDDED BARK DECORATIVECONCRETEBOULDERSPAVERSDECOMPOSED GRANITELANDSCAPE GREATER OR EQUAL TO 25% OF FRONT YARD SQUARE FOOTAGE PREFERREDBEACH PEBBLESHARDSCAPE SHALL GENERALLY NOT EXCEED 15% OF FRONT YARD SQUARE FOOTAGE PREFERREDPage 43 of 52
0’20’10’5’ 30’AUGUST 2022SCALE 1” = 10’FRONT YARD LANDSCAPE DESIGN CONCEPTS TYPICAL LANDSCAPE PLAN - MODERN STYLECONCRETE PAVERSROCK MULCHDECORATIVE ROCK(SEE LEGEND)LANDSCAPE WALLBOULDER TYP.PRIVATE YARDDRIVEWAYENTRYPLANT PALETTEEUPHORBIA CHARACIASYUCCA GLORIOSA ‘VARIEGATA’GINKGO BILOBACAESALPINA GILESIIDECIDUOUS TREESLARGE GRASSESEVERGREEN SHRUBSMALL GRASSESFEATURE SHRUB1’-3’ FLOWERING SHRUBEVERGREEN GROUNDCOVER5’-10’ FLOWERING SHRUBENTRY WALKWAY $ DECOMPOSED GRANITE $$ CONCRETE $$ DECORATIVE CONCRETE $$$ FLAGSTONE $$$ PAVERSDECORATIVE ROCK $ PEA GRAVEL $$ BEACH PEBBLES $$ GRANITE COBBLE $$ RIVER ROCK $$ LANDSCAPE BOULDERSMULCH $ WALK-ON BARK CHIPS $ SHREDDED BARK $$ DECOMPOSED GRANITELANDSCAPE WALLS $$ STONE VENEER $$ BRICK VENEER $$ KEYSTONE BLOCK(NATURAL TONES: TAN, BROWN, RED, GREY)HARDSCAPE PALETTERIVER ROCKSDECORATIVE CONCRETEPEA GRAVELLANDSCAPEBLOCKFLAGSTONEBOULDERSPAVERSDECOMPOSED GRANITELANDSCAPE GREATER OR EQUAL TO 25% OF FRONT YARD SQUARE FOOTAGE PREFERREDHARDSCAPE SHALL GENERALLY NOT EXCEED 15% OF FRONT YARD SQUARE FOOTAGE PREFERREDPage 44 of 52
0’20’10’5’ 30’AUGUST 2022SCALE 1” = 10’FRONT YARD LANDSCAPE DESIGN CONCEPTS TYPICAL LANDSCAPE PLAN - FARMHOUSE STYLE RAILROAD TIESDECOMPOSED GRANITERIVER ROCK AND COBBLESWALELANDSCAPE BOULDERSMULCHMULCULCHHPRIVATE YARDDRIVEWAYPLANT PALETTECEANOTHUS ‘DARK STAR’MUHLENBERGIA CAPILLARISCUPRESSUS XLEYLANDIIPENSTEMON EATONIIDECIDUOUS TREESFLOWERING TREESEVERGREEN SHRUB3’-6’ FLOWERING SHRUBS1’-3’ FLOWERING SHRUBFLOWERING GROUNDCOVERENTRY WALKWAY $ DECOMPOSED GRANITE $$ CONCRETE $$ RAILROAD TIES $$ DECORATIVE CONCRETE $$$ FLAGSTONE $$$ PAVERSDECORATIVE ROCK $ PEA GRAVEL $$ BEACH PEBBLES $$ GRANITE COBBLE $$ RIVER ROCK $$ LANDSCAPE BOULDERSMULCH $ WALK-ON BARK CHIPS $ SHREDDED BARK $$ DECOMPOSED GRANITELANDSCAPE WALLS $$ STONE VENEER $$ BRICK VENEER $$ KEYSTONE BLOCK(NATURAL TONES: TAN, BROWN, RED, GREY) HARDSCAPE PALETTERIVER ROCKCREEK BEDLANDSCAPE BLOCKPAVERSBOULDERSRAILROAD TIESBEACH PEBBLESDECOMPOSED GRANITECONIFEROUS TREESEVERGREEN GROUNDCOVERLARGE GRASSESENTRYLANDSCAPE GREATER OR EQUAL TO 25% OF FRONT YARD SQUARE FOOTAGE PREFERREDHARDSCAPE SHALL GENERALLY NOT EXCEED 15% OF FRONT YARD SQUARE FOOTAGE PREFERREDPage 45 of 52
0’20’10’5’ 30’AUGUST 2022SCALE 1” = 10’FRONT YARD LANDSCAPE DESIGN CONCEPTS LANDSCAPE PLANT KEYARIZONA CYPRESS DEODAR CEDARLEYLAND CYPRESSCERCIS OCCIDENTALIS PRUNUS CERASIFERA ‘THUNDERCLOUD’OLEA EUROPAEA ‘WILSONII’MAGNOLIA × SOULANGEANAGINKGO BILOBA GLEDITSIA TRIACANTHOS ‘HALKA’VITEX AGNUS-CASTUS LIQUIDAMBAR STYRACIFLUAEUPHORBIA CHARACIAS WULFENIIMAHONIA REPENS ‘DARKSTAR’BERBERIS AQUIFOLIUM RHAMNUS CALIFORNICAMUHLENBERGIA CAPILLARIS MUHLENBERGIA RIGENSMISCANTHUS SINENSISBOUTELOUA GRACILIS ‘BLONDE AMBITION’ARISTADA PURPUREAHELICTOTRICHON SEMPERVIRENS ‘BLUE OATS’PENNISETUM ORIENTALECAESELPINIA GILESII FREMONTODENDRON ‘DARA’S GOLD’JUNIPERUS HORIZONTALIS ‘BLUE CHIP’COTONEASTER DAMMERI ‘CORAL BEAUTY’JUNIPERUS SABINAYUCCA GLORIOSA ‘VARIEGATA’HESPERALOE PARVIFLORA‘DWARF YELLOW’PINUS MUGOSYRINGA LACINATACISTUS LADANIFER ‘BLANCHE’LEUCOPHYLLUM FRUTESCENS PEROVSKIA X ‘LITTLE SPIRE’YARROWSHASTA DAISYFIRECRACKER PENSTEMON LAVENDER COTTONVERBENA TAPIEN ‘BLUE-VIOLET’CEANOTHUS GRISEUS HORIZONTALIS ‘YANKEE POINT’ZAUSCHNERIA CALIFORNICAMORE TO CONSIDER: CREPE MYRTLE (LAGERSTROEMIA INDICA), ORNAMENTAL PEAR (PRUNUS CALLERYANA ‘BRAD-FORD’), CHINESE PISTACHE (PISTACIA CHINENSIS)COTINUS COGGYRIACEANOTHUS ‘JULIA PHELPS’MORE TO CONSIDER: AMERICAN ASH (FRAXINUS AMERICANA), RED MAPLE (ACER RUBRUM), QUAKING ASPEN (POPULUS TREMULOIDES)ALSO: BLUE STAR JUNIPER (JUNIPERUS SQUAMATA ‘BLUE STAR’), TOYON (HETEROMELES ARBUTIFOLIA), SUGAR BUSH (RHUS OVATA)MORE TO CONSIDER: MATILIJA POPPY (ROMNEYA COULTERI)MORE TO CONSIDER: AUTUMN MOOR GRASS (SESLERIA AUTUMNALIS), ORANGE SEDGE (CAREX TESTACEA), IDAHO FESCUE (FESTUCA IDAHOENSIS)MORE TO CONSIDER: PENSTEMON (VARIOUS SPECIES), FRENCH LAVENDER (LAVANDULA ANGUSTIFOLIA)MORE TO CONSIDER: DARK STAR CALIFORNIA LILAC (CEANOTHUS ‘DARK STAR’), CLEVELAND SAGE (SALVIA CLEVELANDII ‘WIN-IFRED GILMAN’), SILVER BUSH LUPINE (LUPINUS ALBIFRONS)SYMPHORICARPOS MOLLISFORSYTHIA X ‘ARNOLD’S DWARF’MAIDENHAIR TREE HALKA HONEY LOCUSTCHASTE TREE SWEET GUMPRIDE OF BARBADOS FLANNEL BUSHSMOKE BUSHCALIFORNIA LILACACHILLEA MILLEFOILUM ‘POMEGRANATE’LEUCANTHUM X SUPERBUM ‘MONTAUK’PENSTEMON EATONIISANTOLINA CHAMAECYPARISSUSWESTERN REDBUD PURPLE LEAF PLUMFRUITLESS OLIVE SAUCER MAGNOLIACUPRESSUS ARIZONICAVAR. GLABRA ‘BLUE ICE’CEDRUS DEODARACUPRESSUS × LEYLANDIIEVERGREEN SPURGEBARBERRYOREGON GRAPE CALIFORNIA COFFEEBERRYGRAMA GRASS PURPLE THREE-AWNBLUE OAT GRASS FOUNTAIN GRASSCUT-LEAF LILACBLANCHE ROCKROSETEXAS RANGER RUSSIAN SAGEPINK MUHLY DEER GRASSSILVER GRASSSPANISH DAGGER YELLOW YUCCAMUGO PINEFORSYTHIABLUE CHIP JUNIPERCORAL BEAUTYSAVIN JUNIPERCREEPING SNOWBERRYTAPIEN VERBENA‘YANKEE POINT’ LILAC CALIFORNIA FUSCHIADECIDUOUS TREES 6’-10’ FLOWERING SHRUBS 1’-3’ FLOWERING SHRUBSFLOWERING & ACCENT TREES SMALL GRASSES 3’-6’ FLOWERING SHRUBSCONIFEROUS TREESLARGE GRASSES FOCAL POINT SHRUBSEVERGREEN SHRUBS EVERGREEN GROUNDCOVERS FLOWERING GROUNDCOVERSPage 46 of 52
0’20’10’5’ 30’AUGUST 2022SCALE 1” = 10’FRONT YARD LANDSCAPE DESIGN CONCEPTS TYPICAL CONCEPTUAL IRRIGATION DESIGNEMITTER ZONEIRRIGATE INDIVIDUAL PLANTSPOP UP SPRAY ZONEIRRIGATE LARGE SHRUB AREA. 6” POP-UP FOR TURF - 12” POP-UP FOR SHRUBSWATER METERMUNICIPAL WATER CONNECTIONIRRIGATION EQUIPMENTCONTROLLERAUTOMATIC TIMER WITH WEATHER DATA, RAIN SHUT OFF, AND AUTOMATIC SCHEDULING ADJUSTMENTS ANTI-SIPHON VALVELATERAL LINEPRESSURIZED LINE (DURING OPERATION) SERVING IRRIGATION OUTLETS FROM VALVESHUT OFF VALVEWATER SUPPLY SHUT OFF AUTOMATIC ON/OFF VALVETREE BUBBLERIRRIGATE INDIVIDUAL TREES, OR PLANTER POTSMAIN LINEPRESSURIZED LINE SERVING VALVES FROM WATER METER4TO DOMESTIC103333PIPE SLEEVE PIPE SLEEVE 22112OR3456887995736 DOWNSTREAM FROM BACKFLOW DEVICE (#10) BACKFLOW PREVENTION REQUIRED. MUST BE INSTALLEDBACKFLOW PREVENTER NOT REQUIREDAUTOMATIC ON/OFF VALVE WITH MINIMALBACKFLOW PREVENTIONPREVENTS LANDSCAPE CONTAMINANTS FROM ENTERING DOMESTIC WATER SYSTEM (COMMERCIAL)10PRESSURE VACUUM BREAKERPREVENTS LANDSCAPE CONTAMINANTS FROM ENTERING DOMESTIC WATER SYSTEM (RESIDENTIAL)ORBACKFLOW PREVENTER WHERE APPLICABLE666Page 47 of 52
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/April 26, 2017Righetti Wall and Fencing MaintenanceDRY STACK WALLPRIVACY FENCE WITH PILASTERSWROUGHT IRON WITH WOOD POSTSWROUGHT IRON FENCE - EXISTINGWROUGHT IRON FENCE (BASIN)RUSTIC FARM FENCESPLIT RAIL FENCEHOA RETAINING WALLSHOA MAINTAINEDPRIVATE OWNER MAINTAINEDCITY MAINTAINEDXXXXXTANK FARM ROADORCUTT ROADRETAINING WALLS LOCATEDWITHIN PEDESTRIAN CORRIDORSTO BE HOA MAINTAINED,TYPICAL4' WOOD & WIRE MESH FENCESOLID WOOD PRIVACY FENCEWROUGHT IRON FENCE (LOTS)50% OPEN FENCE WITH WIRE MESHTIBURON ROADRIGHETTI RANCH ROADRAILROADFINAL LOCATIONS OF FENCING AND WALLS TOBE COORDINATED AT TIME OF PERMIT SUBMITTALRETAINING WALLIN RIGHT OF WAYTO BE HOAMAINTAINEDPage 49 of 52
12February 2017page4’ wood & wire mesh fenceRighetti Walls and FencingPressure Treated Douglas Fir Rails with Cedar Panels (or approved equal)Wire Mesh: 2 x 2 galvanized (or approved equal)Tubular Steel Fence with Black Powdercoat (or approved equal)dry stack wallprivacy fence with pilasterssolid wood privacy fenceWood Frame: Pressure Treated Douglas Fir (or approved equal)Wire Mesh: 2 x 2 galvanized (or approved equal)Pressure Treated Douglas Fir Rails with Cedar Panels (or approved equal)Stone Pilasters and CapsDry Stack Stone WallSplit-face CMU block, colors to match adjacent architectureretaining wallsSplit Rail Fence(or approved equal)Lodge Pole Pine Posts and Supports(or approved equal)Wire Top Rails (or approved equal)50% open fence w/wire meshwrought iron fenceSplit Rail Fencerustic farm fencePage 50 of 52
503 32nd Street. Suite 130 Newport Beach California 92663 ph.949.584.8987 ritnergroup.com
September 6, 2022
Mr. Walter Oetzell
City of San Luis Obispo
COMMUNITY DEVELOPMENT
919 Palm Street
San Luis Obispo, CA 93401-3218
Re: Application ARCH-0118-2022 (3805 Orcutt)
Architectural Review
26 New Homes
Enclave at Righetti
Righetti Ranch
Walter:
Thank you for your effort generating the application for The Enclave at Righetti. Hoping to give guidance,
this letter is intended to provide a general overview of the project design objectives pertaining to building
sizes and locations on the individual lots.
Our objective for the flat pad sites was to assemble a group of modestly sized buildings arranged on
individual lots using a variety of floor plan types. Floor plans were designed to allow garages to be
detached from the Living areas, in a deliberate effort to reduce overall footprint dimensions. Utilizing
compact footprints provides an opportunity to customize open space opportunities between neighboring
properties. Rather than have long unusable side yards, we have attempted to “activate” the yards in
response to each building layout. Courtyard opportunities are created and four-sided architecture is
provided.
Approximately 75% of the flat pad parcels have detached garages (more than 50% of the overall lots).
There are seven different detached garage designs assigned to nineteen lots. The garage designs vary
from single story to two story with Carriage Units above. Taking into consideration the variety of building
styles and color schemes, no two lots will be the same.
The decision to detach garages, and to provide Carriage Units, comes at considerable expense in terms
of construction costs. It is much simpler to attach the garages and provide one continuous roof over a
large footprint. Our belief is that the additional expense will create a much more interesting community
with smaller buildings and usable private open space.
We have embraced a design solution that depends on the flexibility of the Zoning Code.
There are lots where we have suggested a garage location forward of the Main House. Pushing the
house back on the parcel may give us a better yard relationship with the neighboring property. We are
also responding to topography while minimizing the use of site walls. The ability to rotate the main house
on any given lot (small footprint) and mix up garage massing creates a much more diverse street scape.
The alternative solution occurs on lots 27 thru 33 where the homes are all lined up in a row.
Floor plan design enabled rotation of the glass doors in the Great Room from side to rear walls,
depending on the orientation. Our goal has been to provide a covered patio off each Great Room.
Instances occur where the covered patio encroaches into a required side or rear yard setback. These
may be preferred locations for adjacent lots based upon their collective layouts, taking into consideration
privacy, optimizing view and open space opportunities.
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Ritner Group, Inc
Page 2 of 2
September 6, 2022
Project Overview
An additional objective was to find complimentary architectural styles that could respond to the compact
nature of the footprints. Vernaculars that expressed local construction materials and methods are used to
reinforce scale and authenticity. Variation in roof pitches are an essential tool to create additional variety
in the overall neighborhood massing.
Our desire is to create a street scape and overall community with undulating buildings arranged
strategically to maximize site opportunities. The design approach has been to create twenty-six individual
custom homes rather than assemble traditional builder floor plans lined up in a row.
Lastly, please refer to the “Lot Compliance Summary” table included in the architectural package. The
purpose of the summary is to annotate locations where zoning code sections have been applied to justify
the arrangement of structures on each site.
Thank you for your review of these comments. Please feel free to contact me directly with any additional
questions or concerns.
Regards,
Ron Ritner, AIA
Principal
RITNER GROUP, INC
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