HomeMy WebLinkAboutItem 4a. 4240 & 4280 Earthwood Ln, 165 Cessna Ct (ARCH-0197-2023)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: ARCH-0197-2023, 4240 & 4280 EARTHWOOD LN, 165 CESSNA CT,
ARCHITECTURAL REVIEW OF A NEW MULTI-FAMILY, DENSITY BONUS HOUSING
DEVELOPMENT WITHIN THE R-4 ZONED PORTION (PHASE 3) OF THE AVILA
RANCH DEVELOPMENT PLAN, WHICH INCLUDES 145 DWELLING UNITS. THE
PROJE
BY: John Rickenbach, Contract Planner FROM: Rachel Cohen, Senior Planner
Phone Number: (805)610-1109 Phone Number: (805)781-7574
Email: JFRickenbach@aol.com Email: rcohen@slocity.org
APPLICANT: Wathen Castanos Homes REPRESENTATIVE: Oasis Associates
RECOMMENDATION
Recommend the Planning Commission find the project consistent with the Airport Area
Specific Plan, Avila Ranch Development Plan (ADRP) Design Framework, and
Community Design Guidelines. The ARC’s recommendation will be forwarded to the
Planning Commission for final action. This action may incl ude recommendations for
design modifications and/or conditions of approval to achieve potential consistency with
the ARDP Design Framework and Community Design Guidelines.
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 Co mmunity
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: 10/2/2023
Item Number: 4a
Time Estimate: 45 Minutes
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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, approval of
297 residential units within the R-2 component of the Development Plan (Phases 1-3),
approval of 101 residential units in the R-1 component of the Development Plan (Phase
5), 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 High Density Residential (R-4) component of the
project, which is a portion of Phase 3 under the approved Avila Ranch Developm ent Plan.
2.0 PROJECT DESCRIPTION AND SETTING
The proposed project includes 145 multi-family residential units in two distinct
developments totaling just over 4 acres within the R -4 high-density portion of the 150-
acre Avila Ranch plan area. The approved Avila Ranch Development Plan envisions up
to 125 dwelling units, but the application is requesting a density bonus to allow an
additional 20 dwelling units. The applicability of a density bonus and issues related to the
provision of affordable housing are within the purview of the Planning Commission, and
thus will be considered at the time that advisory body reviews the project.
The proposed “Anacapa” development includes 85 market-rate units and is located on
the east side of Earthwood Lane. The “Sendero” development would include 60 affordable
units within a parcel on the west side of Earthwood Lane. 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. Table 1 summarizes the
essential characteristics of the two development sites, while Figure 1 shows their location
in the context of the approved Avila Ranch Development Plan:
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Table 1. Summary of Development Sites
General Location: Generally
north of Buckley Road and east
of Vachell Lane.
Site Area: 150 acres for the Avila
Ranch project (current
application includes 4.05 acres
within the R-4-SP zone)
Present Use: Vacant land
Zoning: R-4-SP within the Airport
Area Specific Plan
General Plan: High Density
Residential
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
Zoning surrounding the R-4-SP zoned land includes R-2-SP and PF-SP within the Avila
Ranch project area, and BP-SP and M-SP outside the Avila Ranch area, but still within
the Airport Area Specific Plan (refer to Figure 1, Avila Ranch Project Site).
The proposed application is for ARC to consider and provide direction to the applicant
and make recommendations to the Planning Commission concerning the design of the
R-4 component of the Avila Ranch project in terms of its consistency with the Airport Area
Specific Plan, Avila Ranch Development Plan, and Community Design Guidelines. If
approved, the R-4 product as envisioned would be developed in the framework of existing
project entitlements, subject to the policies of the General Plan, AASP, and requirements
of the Avila Ranch Development Plan (ARDP).
Figure 1. Avila Ranch Project Site
Project
Site
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The R-4 district within Avila Ranch consists of three (3) parcels created as part of
recorded Tract Map 3089 Phase 1. The development of these parcels (Lots 185, 186 and
188) is shown as Phase 3 within the Avila Ranch Development Plan, but based on
previous City Council action, development can occur non -sequentially provided that all
infrastructure and mitigation requirements of earlier phases are satisfied previously or
concurrently with proposed development. Development within the R-4 district will consist
of two separate developments as described in more detail below.
Market-Rate Housing Development (“Anacapa”). The development on the east side
of Earthwood Lane consists of eighty-five (85) market rate unit apartments and includes
two separate free-standing three-story buildings. This development would be located on
two existing legal lots (Lots 185 and 188), which will be consolidated into a single lot as
part of the Tract 3089 Phase 2 and 3 final map.
Affordable Housing Development (“Sendero”). The proposed development on the
west side of Earthwood Lane, consists of sixty (60) affordable unit apartments, (Forty (40)
units previously contemplated through the approved ARDP and Development Agreement,
plus an additional twenty (20) units being added through a separate Density Bonus
process), in a three-story building with a large central courtyard.
The project’s compliance with the City’s Density Bonus provisions will be described in
greater detail in the agenda report for the Planning Commission. The entire project site
(both Anacapa and Sendero) are included within the density bonus request and dwelling
unit calculations, although the affordable units will only be constructed on the west side
(Sendero) of the development.
Figure 2 shows an illustrative site plan that encompasses both parts of the development.
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3.0 PROPOSED DESIGN
Architecture: Contemporary/Mid-Century
Design details: Flat roofs and a variety of design features (projected and recessed patios,
balconies, and community verandas) to provide articulation and architectural interest.
Materials: Stucco, with various siding and roofing materials, including composite wood
siding and metal roofs, awnings, and railings.
Color: Muted earth colors, featuring grays, browns, off -whites, and a muted plum accent.
The following narrative provides an overview of the design from an architectural and
landscape architectural perspective.
Architectural Design Concept
Market-Rate Housing Development (“Anacapa”). Market-rate units will be designed
within two buildings (“Building A” and “Building B”) using a modern design theme based
on the Bauhaus style of contemporary design, which features bold, clean lines, and
simple functionality. The design uses repetitive building elements with variation in wall
planes and roof heights. Each building includes architectural elements such as projecting
and recessed patios, balconies, and community verandas to add visual interest.
The floor plans are designed to provide diverse options for future renters, and will include
studios/1 bath, 1-bedroom/1 bath and 2-bedroom/2 bath units, ranging in size from 401
to 917 square feet (sf). Each unit includes a patio and storage area.
Figure 2. Illustrative Site Plan
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The ground floor of Building A includes 13 dwelling units (one studio; five 1-bedroom; and
seven 2-bedroom). This building also includes community areas, such as a lobby,
manager’s office, kitchen, lounge, bike parking room, and outdoor patio. The second and
third floors of Building A each contain 15 dwelling units (one studio; six 1-bedroom; and
eight 2- bedroom). Each of the three floors of Building B has 14 dwelling units (two
studios, four 1-bedroom, and eight 2-bedroom). The second and third floors of both
buildings also contain a large, covered terrace with views toward the Irish Hills and
northwest toward Morro Bay.
Table 2 summarizes the characteristics of the market-rate units in the Anacapa
development.
Table 2. Summary of Market-Rate Development (Anacapa)
Affordable Housing Development (“Sendero”). Similar to the market rate
development, the design intent for the affordable housing project (“Sendero”) is to include
stylistically similar modern building types. The Sendero side of the development includes
a cluster of three-story buildings surrounding an interior courtyard intended to appear as
a single structure.
Following the Contemporary/Mid-Century architectural style that includes contemporary
Bauhaus-style design elements, Sendero has a simple and functional design. The
affordable housing project includes utilitarian features such as flat roofs that produce a
basic, geometric appearance.
This is a stacked flat development that includes a variety of unit sizes and floor plans,
with 1-, 2- and 3-bedroom units ranging in size from 748 to 935 sf. Each unit includes a
patio and storage area.
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On the ground floor, Sendero includes four 1-bedroom, seven 2-bedroom and seven 3-
bedroom units. The second and third floors each contain four 1-bedroom, seven 2-
bedroom and seven 3-bedroom units. A 5,200± sf interior courtyard area includes passive
and active areas for both adults and children. A 1,000 -sf community room also provides
access to the courtyard.
Table 3 summarizes the development characteristics of the affordable units in Sendero.
Table 3. Summary of Affordable Housing Development (Sendero)
Figures 3 through 6 show various renderings of both sides of the proposed development
from different locations on the project site. Additional design details, including project
elevations, are included in the application package (Attachment A, Sheets A1.0 through
A6.0).
Figure 3. Southwestward View of Market-Rate
(Anacapa) Development
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Figure 5. Northwestward View of Affordable
(Sendero) Development
Figure 4. Southeastward View of Market-Rate
(Anacapa) Development
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As required by the Avila Ranch Development Plan (Architecture Standard 7.1.4), the
entire R-4 zone has been designed uniformly with one of the allowed architectural styles
identified in the ARDP: Contemporary/Mid-Century Modern. The contemporary style was
one of the styles included as part of the previously approved R -2 development for both
the cluster and cottage units, which also included a mix of Mission, Craftsman, and
Farmhouse styles, so there is precedent for this style within Avila Ranch. The current R-
4 and previously approved R-2 portions of the project utilize consistent design elements
such as stucco facades with horizontal siding, flat and sloped roof elements, square
windows and metal window awnings, and deep -toned accent colors.
Color and Materials
The subject R-4 properties are proposed to utilize a similar color scheme and similar
materials across the development. In keeping with the Bauhaus style, the proposed colors
provide simplicity with “industrial” hues such as gray, white, and beige with an accent of
muted plum. Materials include multi-colored stucco elements, metal roofing and handrails,
and composite wood siding, as shown on the above renderings. The proposed monument
signs include similar colors and materials. Please refer to Sheets AX-1.0 through AX-4.1
of the application for additional details regarding colors and materials. As proposed , the
colors and materials are consistent with the ARDP.
Figure 6. Southwestward View of Affordable
(Sendero) Development
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Landscape Design Concept
Sheets L-1.3 through L-1.5 within Attachment A shows the proposed landscape design
of the project.
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, exterior
patios, and in perimeter plantings. The proposed contemporary landscape include s a
variety of flowering and evergreen trees and shrubs. A massing of evergreen trees and
shrubs along the northern and western edge of the property would provide a vegetative
screen between the site and the neighboring commercial properties, with canopy t rees
providing shade in parking lots.
The ARDP encourages the use of native trees, plants, and other low water using plant
varieties, which have been incorporated into the proposed landscape plan.
Proposed Fence Height Exception
Municipal Code section 17.70.070 allows a maximum wall/fence height of 6 feet along
rear and side setbacks or up to 9 feet when combined with a retaining wall. Exceptions to
these requirements can be granted for circumstances relating to topography , and as
allowed by the Zoning Regulations and the ARDP. Similar wall/fence height exceptions
in Avila Ranch have been previously approved by the Community Development Director
and the ARC/Planning Commission for other portions of the project.
A fence height exception is requested along the R-4 north and west tract boundaries
adjacent to the Manufacturing, Service Commercial, and Business Park zoned properties
to the north and west to allow for a concrete drainage channel / retaining walls with a six-
foot tall decorative metal fence on top of the walls. The requested maximum total
combined wall/fence height is proposed at 9.1 feet on the north property line and 13.1
feet on the west property line, which includes the depth of drainage channel below grade.
The visual part of the fence and wall, when viewed standing at grade, does not exceed.
10 feet.
This exception is requested due to the site topography and to provide for drainage
between the R-4 site and the adjacent active commercial properties to the north and west.
The ARDP originally envisioned a landscaped drainage swale at this location to facilitate
drainage from the adjacent property (ARDP Standard 11.2), however, due to the grade
change, amount of drainage, and the need for a protective s afety barrier between the
multi-family property and the active commercial and industrial uses, a natural swale is not
feasible. Through the stormwater management and subdivision improvement plan
process, a landscaped drainage swale was determined to be insufficient to convey the
required 100-year storm event capacity. The alternative solution is proposed to
incorporate a “catch and convey” drainage channel system. The design includes
screening of the channel where possible while providing access for cleanin g, repair, and
maintenance.
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See Attachment B (Fence and Wall Height Exception Exhibits) for proposed wall heights
and locations with dimensions.
Figure 7. Proposed Wall/Fence Height
Exception on North and West Boundaries
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Monument Sign Exception
The applicant is proposing two (2) monument signs, one on each side of Earthwood at
the entrance to each side of the development. Each sign is proposed at 5 -foot 6-inches
in height, and 7-foot 6-inches in width, with a sign area of 20 square feet. The monument
signs are proposed to be illuminated.
The City’s Zoning Regulations do not allow monument signs in residential zones unless
an exception is approved. In addition, illuminated monuments signs are not allowed. The
ARDP includes standards for three (3) project entry monuments at major Avila Ranch
project entrances and roundabouts; however, the two monument signs currently
proposed at the apartment complexes would be in addition to the three ARDP allowed
signs.
ARDP standard 6.2.2 states that entrance treatments and monument shall use an
agrarian themes. The proposed signage is a modern style to match the architecture of
the multi-family site.
Figure 8. Proposed Wall/Fence Height
Exception on North and West Boundaries
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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), 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 C summarizes the
proposed design standards for R-4 development included in the ARDP.
5.1 Development Agreement
The Avila Ranch Development Agreement (DA) and ARDP are intended to work together
to provide direction for the project, with the City’s Zoning Regulations used to determine
development parameters where the ARDP is either silent or open to interp retation. The
DA in particular is the overarching guidance document, which specifies the required
approach to a number of topics, including infrastructure, affordable housing, energy use
and others. As such, it is useful for determining the intent of the ARDP when provisions
of that document require interpretation, especially as the ARDP was put together without
the benefit of a detailed project design, and did not always anticipate situations that arise
through the design review process. For this reason, the analysis that follows is often
framed in terms of whether the project application meets the intent of the ARDP, rather
than necessarily follows all of the specific provisions described in that document, some
of which may no longer be applicable or appro priate based on updated citywide
regulations.
Flexibility
With respect to project design within the R-4 Zone, the Development Agreement includes
several relevant provisions, the most important of which is Section 8.06, which recognizes
a need for flexibility during project implementation, and the need to potentially allow for
minor deviations from the Development Plan, if the project is consistent with the intent of
the Development Plan. Specifically, it states:
“…Implementation of the project may require minor modifications of the details of the
Development Plan and affect the performance of the Parties to this Development
Agreement. The anticipated refinements of the Project and the development of the
Property may require that appropriate clarifications and refinements are made to this
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Development Agreement and Entitlements with respect to the details of the performance
of the City and the Developer. The Parties desire a certain degree of flexibility with respect
to those items covered in general terms under this Development Agreement.”
In short, the Development Agreement recognized that in order to make a project
implementable, some flexibility in interpreting the intent of certain aspects of the
Development Plan might be necessary. It is notable that when the Planning Commission
considered the R-2 portion (Phases 1-3) of the ARDP in September 2021 and the R-1
portion (Phase 5) in July 2022, it found the project consistent with the intent of the ARDP,
allowing for flexibility and minor deviations from certain aspects of the ARDP standards.
5.2 Avila Ranch Development Plan
The Avila Ranch Development Plan (ARDP) was approved by the City Council as one of
the key project entitlements in 2017. In general, it provides the blueprint for future
development in the Avila Ranch planning area, and provides the standards and guidelines
for such development pursuant to that portion of the Airport Area Specific Plan, of which
Avila Ranch is a part. The ARDP also works in conjunction with the Development
Agreement, and in some cases, the City’s Zoning Regulations, for some project aspects
that are not otherwise addressed in the ARDP.
At the time the ARDP was approved, it was recognized that some flexibility would be
needed to implement certain aspects of the plan, since no detailed design had come
forward at that time, and it was likely that some challenges might be presented to meet
the multiple goals set forth in the plan. In this case, the applicant has proposed
interpretations related to the ARDP development standards for the R-4 zone. In staff’s
view, these proposed updates are consistent with the intent of the adopted Development
Plan standards, and allow the site to develop to the density allowed by the ARDP and the
State Density Bonus. The proposal is consistent with flexibility provided in the
Development Agreement to the applicant and decision makers to achieve the overall
goals of the ARDP. In addition, the State Density Bonus could provide waivers and
concessions that may be requested by the developer in order to develop the project at
the increased density allowed by State Law. At this time, the applicant is not requesting
concessions or waivers, and is intending to design a project that is consistent with the
intent of the standards and policies of the ARDP as allowed by the Development
Agreement.
Table 4. ARDP and CDG Policy Consistency Analysis
Staff has found the project consistent with the development standards and guidelines of
the ARDP and the Community Design Guidelines (CDG). Staff has outlined items in Table
4 below for ARC discussion.
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Table 4. 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 proposed application includes setbacks that are based on
recently updated aspects of the City’s Zoning Regulations as they
apply to R-3 and R-4 zones. Specifically, instead of a minimum
15-foot front setback, as required in the ARDP, the application
shows a 10-foot front setback, which is consistent with City zoning
requirements. The applicant has included this modified setback
standard as Sheet P-1.8 in the ARC package.
ARC Discussion Item:
ARC to discuss proposed 10-foot setback, which is consistent with
City zoning requirements in the R-4 zone. Staff is supportive of
applying the less restrictive setback, in part because it is
consistent with setback requirements elsewhere in the City, but
also because of limited design options that would achieve the
City’s housing goals on a relatively small site.
ARDP Standards 1.2 and
1.6, and related guidelines:
Building Height and
Setback relationship;
driveway orientation.
ARDP Standard 7.3.5: The
relationship between
building height and
setbacks
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 the
intent of the setback requirements of the R-4 zone as described in
the ARDP (see Attachment C, ADRP R-4 Development
Standards). Many multi-family units orient away from Earthwood
Lane, which addresses potential impacts related to road noise and
aesthetics.
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-4
zone. The applicant proposes a building height ranging from
approximately 33 feet to 38 feet, with varying architectural
projections within this range. When considered in the context of
the need to accomplish multiple General Plan goals related to
housing and environmental protection, the proposed design is
consistent with the intent of these requirements related to
setbacks and building heights.
ARC Discussion Item:
ARC to discuss the proposed maximum building height of 38-feet.
While the maximum building height in R-4 is 35 feet per Municipal
Code standards, the ARDP does not include a maximum building
height. The proposed 38-foot building height is at locations of
architectural projections on vertical building elements, and is
proposed to enhance the design by varying heights of
architectural features.
With respect to Standard 7.3.5, the project as designed includes
building heights that are consistent with the language that building
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Highlighted Sections Discussion Items
heights be “equal to or at least 2/3 of the distance of the street
centerline to the face of the building.” Strict compliance with the
remainder of the standard (i.e., that 75% of the units to have one
foot of building height for each 1.5 feet of distance from the street
centerline) would require building heights to be no more than 26
feet, which is not practical from a design standpoint for multi-family
housing of the density anticipated under the ARDP for this site.
ARDP Standards 7.1.1-
7.1.4 and 7.4: Required
Architectural Styles,
Architectural character,
styles, facades and
treatment
The intent of these standards is to ensure that architectural styles
appropriate for each land use within Avila Ranch ensure
consistency with the overall project vision. Contemporary style is
identified in the ARDP as a permitted architectural type, although
it has not been used previously within the Avila Ranch
development.
This standard requires that development use one or more of these
architectural styles: Farmhouse, California Bungalow,
Contemporary, Craftsman, or Mission (Spanish). The project
design is based on a contemporary architectural style, as
described previously in this report.
ARC Discussion Item:
Given the location of the R-4 zoned multi-family parcels at the
north end of the Avila Ranch project area, where it is adjacent to
warehousing and industrial uses to the north and west, the
proposed modern architecture appears to act as a design
transition between the Avila Ranch development and nearby
commercial and industrial buildings. The ARC should discuss if
the proposed modern design is consistent with the styles identified
in the ARDP and compatible with the approved R-1 and R-2
residential designs and provide direction, if applicable, to the
applicant.
ARDP Standard 7.1.10:
Buildings within R-4 zones
shall have covered
porches, entries, or
walkways that front onto
the street.
The architecture for the R-4 development has integrated
articulation of the building facades to enhance entry points,
change in materials, windows, exterior balcony placement and
varying roof lines. Individual unit porches and entries that front
onto the street would not be feasible with an apartment complex
of this density.
ARC Discussion Item:
City staff recommends the ARC discuss potential pavement
enhancements within the parking lots. Colored and stamped
concrete at key locations throughout the parking lot would give
visual cues for areas of pedestrian crossing and entry/exit
features.
ARDP Standard 9.2: Signs
The applicant is proposing two (2) illuminated monument signs at
5-foot 6-inches in height and 7-foot 6-inches in width, with a sign
area of 20 square feet. City Zoning Regulations do not allow
monument signs in residential zones and illuminated monuments
signs are not allowed.
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Highlighted Sections Discussion Items
ARC Discussion Item:
Staff recommends that minor modifications be made to simplify
the signage so it is more consistent with the other signs in the
Avila Ranch development and condition the signs to be externally
lit, and not internally illuminated. ARC should discuss Staff’s
recommendations and if the proposed signage design is
compatible with the site and provide direction to the applicant.
ARDP Standards 9.3.2-
9.3.8: Lighting
Pole light locations and styles are shown in the landscape plans
(sheets L-1.1-1.3).
ARC Discussion Item:
City staff recommends additional refinement of the lighting plan to
ensure lights do not shine into the residential units based on height
and location. A standard utilitarian LED pole light fixture is
proposed. ARC may provide direction regarding the style of light
fixtures or ask for additional information regarding bollards or
other pedestrian scaled lighting.
ARDP Standard 11.2:
Drainage Design
This standard requires that a landscaped drainage swale be
included along northern property line of Avila Ranch to facilitate
drainage from adjacent property, and to provide screening to the
light industrial properties to the north. A concrete drainage
channel is proposed with current plans.
Through the stormwater management and design review process,
a landscaped drainage swale was determined to be insufficient to
convey the required 100-year storm event capacity. The
alternative solution was to incorporate a “catch and convey”
concrete drainage channel system. A wall/fence height exception
is included with the proposed project which includes the concrete
channel.
ARC Discussion Item:
The ARC may discuss adding areas of additional landscape
screening. A condition which requires vines to be planted adjacent
to fences and/or additional tree wells along the parking lot could
enhance the visual appearance at this location. Any added
landscape requirements should consider site constraints to
minimize impacts to adjacent parking.
Fence Design
ARC Discussion Item:
As proposed, the additional fence height and overall design of the
retaining wall and fences is supportable because it allows the for
the property to be developed at the density allowed by the ARDP
and to address drainage and safety at this location. The ARC
should discuss if the proposed fence height exception and design
is compatible with the site development and provide any direction,
if applicable, to the applicant.
Page 25 of 91
Item 4a
ARCH-0197-2023
Architectural Review Commission Report – October 2, 2023
6.0 PROJECT STATISTICS
Site Details Proposed Allowed/Required*
Setbacks
Front
Side
Rear
Street Corner Lot
Variable; up to
10 feet
10 feet
0 feet (at lot line)
15 feet
15 feet per ARDP, 10 feet per
Municipal Code
10 feet
0 feet (at lot line)
15 feet
Maximum Height of
Structures
Ranging from 33-38 feet,
with 38 at architectural
projections of vertical
building elements
35 feet (in R-4 zone per SLO
Municipal Code);
AASP & ARDP do not
establish R-4 building heights
Max Lot Coverage Sendero: 25%
Anacapa: 28%
No R-4 standard in ARDP (City
standard for R-4 is 60%)
Minimum Lot Area Sendero:1.81 ac, 60 units
Anacapa: 2.24 ac, 85 units
Lot sizes established in Tract
Map and ARDP
Vehicle and Bicycle Parking
Number of Vehicle
Spaces
EV Spaces
Sendero:
81 vehicle (13 accessible);
5 motorcycle
41 EV- capable spaces
Anacapa:
114 vehicle (10
accessible); 6 motorcycle
57 EV-capable spaces
Sendero:
81 vehicle (13 accessible);
5 motorcycle
41 EV- capable spaces
Anacapa:
116 vehicle (10 accessible); 6
motorcycle
57 EV-capable spaces
Number of Bicycle
Long-Term
Short-Term
Long-Term
Short-Term
Sendero:
84
12 + 9 e-bike spaces
Anacapa:
180
20 + 9 e-bike spaces
Sendero:
105 (with alt. compliance for
replacing 2 parking spaces
with 10 bike spaces as
allowed by 17.72.050(F)(2)
Anacapa:
180
17
Residential Density Per ARDP; 125 units plus
20 additional density bonus
Per ARDP; 125 units
Environmental Status Actions covered by certified 2017 Avila Ranch Final EIR
* 2019 Zoning Regulations; Airport Area Specific Plan; Avila Ranch Development Plan
Page 26 of 91
Item 4a
ARCH-0197-2023
Architectural Review Commission Report – October 2, 2023
7.0 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 environmental
determination for the project, which included the Development Agreement, Development
Plan and approved VTTM 3089. The proposed R-4 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.
8.0 ACTIONS
8.1 Staff Recommendation: Recommend the Planning Commission find the project
consistent 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.
8.2 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.
8.3 Recommend the Planning Commission find the project inconsistent with the
AASP, ARDP Design Framework, and/or Community Design Guidelines. The
ARC’s recommendation will be forwarded to the Planning Commission for final
action.
9.0 ATTACHMENTS
A - Avila Ranch R-4 Phase 3 Project Plans
B - Avila Ranch Fence and Wall Height Exception Exhibits
C - ADRP R-4 Development Standards
Page 27 of 91
Page 28 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CATITLE SHEETT-1.0Applicants:Architectural Development ReviewPHASE 3 APARTMENTST1.0 Title SheetP1.0 - P1.8 Project DescriptionSP1.0 Illustrative Site PlanAS1.0 - AS1.1 Streetscape Elevations (A3)L1.0 Overall Landscape PlanSP1.1 Site Plan R-4 with Statistics (A15)L1.1 R-4 Landscape Plan - EnlargedL1.2 R-4 Landscape Paseo in Context - EnlargedAS2.0 - AS2.3 R-4 Perspective Renderings (A17-19)A1.0 R-4 Building A Elevations (A25)A2.0- A2.3 R-4 Building A Floor Plans and Roof Plan (A21-A24)A3.0 R-4 Building B Elevations (A30)A4.0- A4.3 R-4 Building B Floor Plans and Roof Plan (A26-A29)A5.0 R-4 Unit Plans (A20)A6.0 R-4 Site Section (A16)C1.0 R-4 Civil Grading PlanC1.1 R-4 Civil Utility PlanBUCKLEY RD.AVILA RANCHVACHELL LN.HWY.101Project SiteSP1.2 Site Plan R-4A with Statistics (A4)L1.3 R-4A Landscape Plan - EnlargedL1.4 R-4A Courtyard Landscape Plan - EnlargedAS3.0 - AS3.2 R-4A Perspective Renderings (A6-A7)AA1.0- AA1.1 R-4A Building Elevations (A13-A14)AA2.0- AA2.3 R-4A Building Floor Plans and Roof Plan (A9-A12)AA3.0 R-4A Unit Plans (A8)AA4.0 R-4A Site Section (A5)C1.2 R-4A Civil Grading PlanC1.3 R-4A Civil Utility PlanAX1.0 Color and Materials (A28) L1.5 Proposed Plant MaterialAX2.0 Project Monument SignageAX3.0 Trash Enclosure (A32)AX4.0 R-4 Bike Parking (A34)AX4.1 R-4A Bike Parking Details (A33)ARCHITECT:MURRAY DUNCAN, NCARB150 CASTILLIAN DR. STE. 201SANTA BARBARA, CA 93117805-562-1270PROJECT PLANNER: C.M. FLORENCE, AICP3427 MIGUELITO CT. SAN LUIS OBISPO, CA 93401805-541-4509LANDSCAPE ARCHITECT:MICHAEL CRIPE, ASLACIVIL ENGINEER:TRAVIS KOTCH, PE1160 MARSH ST #150, SAN LUIS OBISPO, CA 93401805-544-0707SENDEROC&C Development14211 Yorba Street Ste 200dƵƐƟŶ͕ϵϮϳϴϬANACAPAWathen Castanos HomesϳϯϱdĂŶŬ&ĂƌŵZŽĂĚ^ƚĞϭϬϬ^ĂŶ>ƵŝƐKďŝƐƉŽ͕ϵϯϰϬϭPage 29 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAWZK: d ^Z/Wd/KEP-1.0Supplement to the ARCHITECTURAL DEVELOPMENT REVIEW APPLICATION for ther-4 high density residential component ofAVILA RANCH 26 April 2023, rev. 28 June 2023I. PROJECT HISTORICAL OVERVIEW Avila Ranch ( “Avila Ranch”), approved and fully entitled in 2017 (as detailed below), implements the City’s vision for the Avila Ranch site as guided by the 2014 Land Use and Circulation Elements of the General Plan (“LUCE”). The LUCE specifically identifies the Avila Ranch 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 encompassed three (3) original parcels (APN 053-259-008, 011, and 012) totaling 150-acres. It is located at the northeast corner of Buckley Road and Vachell Lane. Tank Farm Creek, a tributary to San Luis Obispo Creek, diagonally bisects Avila Ranch 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 Avila Ranch 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 Avila Ranchsite 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 Avila Ranchsite 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 Avila Ranch to date (collectively “Entitlements”). xResolution No. 10832 (2017 Series) certifying the Final Environmental Impact Report (“EIR”) for Avila Ranch, approving the Avila Ranch Development Plan (“Development Plan”), amending both the Airport Area Specific Plan and General Plan, and approving Vesting Tentative Tract Map No. 3089 (“Tentative Map”). xResolution No. 1638 (2017 Series) rezoning property at 175 Venture Drive (Avila Ranch) from Business Park/Specific Plan Area (BP-SP) and Conservation /Open Space/Specific Plan Area (C/OS/SP) to be consistent with Avila Ranch’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. Avila Ranch also includes 18-acres of parks and 53-acres of designated open space. xOrdinance No. 1639 (2017 Series)(amended by Ordinance No. 1662 (2019 Series) approving the Development Agreement (“Development Agreement”) between the City and Avila Ranch LLC. Avila Ranch has subsequently been sold to Avila Ranch Developers, Inc. , operating under the marketing name of Wathen Castanos Homes.. The Development Agreementrepresents a negotiated agreement between the parties establishing the rules for developing Avila Ranch, including, but not limited to, duration of development, land uses (including density and intensity of uses), phasing, affordable housing requirements, fee credits and reimbursements, and public improvements. In the event of conflict, the terms of the Development Agreement prevail. xResolution No. PC-1046-2021 approving the site design and layout for 297 residential units with the R-2 component of Avila Ranch to be developed within Phases 1 – 3 of the Development Plan, including a fence height exception adjacent to an industrial area and finding the Avila Ranch is exempt from further environmental review under the California Environmental Quality Act (“CEQA”).xResolution No. PC- 1065-2022 approving site design and layout for 101 residential units within the R-1 component of Avila Ranch to be developed within Phase 5 of the Development Plan, and finding the project is exempt from further environmental review under CEQA. xResolution No. PC-1065-2022 approving site design and layout for 101 residential units within the R-1 component of Avila Ranch to be developed within Phase 5 of the Development Plan, and finding Avila Ranch is exempt from further environmental review under CEQA.A. Applicant’s Request This application includes information for the Architectural Review Commission’s and Planning Commission’s review and approval of the architectural elements (“Design Framework”) of the High-Density Residential (R-4) component of the Avila Ranch (“R-4 District"). The R-4 District consists of three (3) R-4 zoned parcels created as part of recorded Tract Map 3089 Phase 1. The development of the properties (Lots 185, 186 and 188) is designated as Phase 3 of Avila Ranch . The R-4 District will consist of two separate developments: Anacapa and Sendero (individually “development”, collectively “developments”). The two (2) proposed developments have unique site constraints and opportunities. The development on the west side of Earthwood Lane, Sendero, owned by C & C Development, consists of forty (40) affordable unit apartments, approved through the Entitlement, with an additional twenty (20) units being added through a separate Bonus Density process and approval for a total of sixty (60) affordable units (“Sendero”) in a three-story building with a large courtyard. The development on the east side of Earthwood Lane, Anacapa, owned by Wathen Castanos Homes, consists of eighty-five (85) market rate unit apartments (“Anacapa”) include two separate free-standing three-story buildings. Table 1. Property Specifics SENDEROANACAPAAffordable Housing Development Market-Rate Development ADDRESS(assessor assigned)165 Cessna Court 4240 Earthwood Lane4280 Earthwood LaneASSESSOR’SPARCEL #053-290-006 053-290-008053-290-005TENTATIVE TRACT 3089Lot 186 Lot 185Lot 188PARCEL SIZE1.81 acres 2.24 acresZONINGR-4-SF R-4-SFPROPOSED DEVELOPMENT 60 affordable apartment dwelling units. 85 market-rate apartment dwelling units in two buildings. Page 30 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAWhile the two developments (Anacapa and Sendero) are being designed, constructed, and operated by two separate entities – Wathen Castanos Homes and C & C Development, respectively, the goal is to present these developments together and provide a comprehensive architectural approach to the highest density units in Avila Ranch, as guided by the Entitlements. The Anacapa market-rate development is located on two existing legal lots (Lots 185 and 188). Anacapa will function as one site and does not require separate lots for each of the buildings, therefore these lots will be consolidated into a single parcel as part of the Tract 3089 Phase 2 and 3 final map. The final map has been submitted to the City and is currently in map check review (See FMAP-0562-2022). The Development Review plans reflect the single lot configuration. Figure 1. Existing Parcel ConfigurationB. Subsequent Permits In addition to the above described Entitlements, 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. ggfg^ĞŶĚĞƌŽŶĂĐĂƉĂWĂƌĐĞůƐ ϭϴϱĂŶĚϭϴϴ ƚŽďĞWĂƌĐĞůƐϭϴϱĂŶĚϭϴϴƚŽďĞĐŽŶƐŽůŝĚĂƚĞĚďLJdƌĂĐƚĐŽŶƐŽůŝĚĂƚĞĚĐŽŶƐŽůŝĚĂƚĞĚďLJdƌĂĐƚďLJ dƌĂĐƚϯϬϴϵWŚĂƐĞϮͬϯ&ŝŶĂůͬͬWŚĂƐĞϮͬϯͬWŚĂƐĞ Ϯͬϯ&&EWEWIssued Permits: xAvila Ranch Offsite Improvements - COA 114 - FMAP-1622-2018 - Tank Farm/South Higuera xAvila Ranch - Tract 3089 – Phase 1 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 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 xPhase 2-6 Tract Grading FMAP-0808-2021 xVarious building permits for construction of R-2 residential dwellings.Pending Permits (in process)xPhase 4-6 Improvement Plans FMAP-0382-2022 xPhase 2-3 Improvement Plans FMAP-0488-2022 xCurrently processing phase 2-6 jurisdictional permits including:Conditional Letter of Map Revision (FEMA)Lake and Streambed Alteration Agreement (CDFWS) Waste Discharge Permit 34022wq09 (RWQCB) II. ARCHITECTURAL DEVELOPMENT REVIEW SUBMITTAL A. Avila Ranch Development PlanThe Development Plan, dated May 2017, was prepared in collaboration with the applicant’s design and environmental team, City staff, and City decision-makers. Subject to the terms of the Development Agreement, the Development Plan provides the program for development of the site in conformance with the General Plan’s objectives, policies, and standards. The actual enabling framework for implementation of this development program is contained in the Airport Area Specific Plan as amended., The focus of this application is the Design Framework. This section of the Development Plan includes design standards and guidelines specific to Avila Ranch 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 purpose of these guidelines is to establish the expected level of design quality within the area while still maintaining project flexibility and innovation. The objective of this framework is not to dictate a specific design but to establish design expectations that can be implemented as various Avila Ranch components are proposed for implementation. The Design Framework is intended to provide guidance on the integration of the site-specific features such as building architecture, with area-wide elements such as streetscape, recreation and open spaces resources, and architecture into the overall Avila Ranch design. The design regulations provide conceptual guidance as individual projects are brought P-1.1WZK: d ^Z/Wd/KEPage 31 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAforward for implementation and are reviewed by the City staff and Architectural Review Commission (ARC) in accordance with City regulations.Standardsdefine actions or requirements that must be fulfilled in the development of Avila Ranch, while Guidelinesrefer to methods or approaches that may be used to achieve a stated goal but allow for flexibility and interpretation given specific conditions. The Design Framework section of the Development Plan (approved September 19, 2017) includes the following design components and related narratives, including a table that identifies the standard minimums for the high-density residential lot and building standards (e.g., lot dimensions and setbacks). The site planning and organization sections, listed below, note standards and/or guidelines specific to the R-4 zone, that also informed the design of these high-density residential developments. As with the previously approved Avila Ranch R-1 and R-2 products, there was an acknowledgment that flexibility was built into the Development Plan through the provisions of the Development Agreement. This is underscored here, as it allows for some deviation from the Development Plan standards in project design, if such deviations are determined to be consistent with the intent of both the Development Agreement and Development Plan, as applicable. Building Orientation & Setbacks1.8 references parking to be used as a buffer to adequately set back buildings from the northern property line. See also MM NO 3a.1.11 references noise compatibility with adjoining uses and sleeping/living areas and balcony exposures. See also MM NO 3a.Pedestrian Activity AreasParking Outdoor Use AreasScreening Preservation of Views and Scenic ResourcesArchitecture, as related to character, scale, and massing, building heights, façade treatment, materials, and colors.7.1.4 references that the buildings be designed uniformly with one of the allowed residential architectural styles.7.1.10 references the design of porches, entries, or walkways that front onto the street.Landscape Architecture 8.1.10 references the inclusion of dense vegetation along the western property line with the R-2 units. Buildings, Signs, & LightingDrainage 11.2 references a drainage swale along the northern property lines to facilitate drainage from adjacent properties to the north.Energy Conservation 13.2.f. references on-site energy production. B. Mitigation Measures and Conditions of Approval Avila Ranch was approved under a certified EIR which described potential impacts to the physical environment 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). Avila Ranch’s Tentative Map was approved with a set of conditions of approval (“Conditions”) that were created by all City departments, reviewed by the various City advisory bodies, and ultimately approved by the City Council. Development of Avila Ranch should be consistent with these Conditions, which will allow for a detailed review of the proposed R-4 development plans to assure compliance with the applicable 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 are noted in the table below.Table 2. Mitigation Measure and Conditions of Approval ConformanceMITIGATION MEASURE or CONDITION OF APPROVALCONFORMANCE COMMENT32. Private street lightingmay 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-1.3. Shared driveway lighting consists of wall light fixtures, as shown on building elevations (See Architectural Sheets)43.Retaining wall and/or retaining wall/fence combinations along property lines shall be approved to the satisfaction of the Planning Division and shall conform with the zoning regulations for allowed combined heights or shall be approved through the ARC, Specific Plan, or separate Fence Height exception process. The Phase 3/R-4 wall/fence height exception will be processed as a standalone application. 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 Postmasterand 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. Mailboxes are located for the R-4 (@ the southeast corner of Building B) and R-4A multi-family units (in the breezeway near the northwest corner of the building). 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. Based upon the engineering analysis, the design includes the infiltration of all the stormwater volume in a spread-outmanner in underground storage chambers, such that decentralization of infiltration is not necessary. MM NO-3a.R-1 and R-2 residential units planned in the area of the Avila Ranch site within 300 feet of Buckley Road EIR Appendix O –Sound Level Assessment for Avila Ranch, 45dB.com WZK: d ^Z/Wd/KEP-1.2Page 32 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAand R-4 units in the northwest corner of the Avila Ranchsite shall include noise mitigation for any potential indoor space and outdoor activity areas that are confirmed to be above 60 dBA as indicated in Avila Ranch’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 Avila Ranch 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. 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 Avila Ranch in Phase 3 that adjoin Suburban Road. The barrier shall consist of mortared masonry. Further, proposed carports with solar canopies included an analysis of surrounding noise levels from all sources that would have potential impacts on noise sensitive uses. For the multi-family aspect of Avila Ranch, the analysis focused on the commercial activities along the Avila Ranch’snorthwest property line bordered by industrial uses. Existing sound levels equaled 51 –53dBA, while project noise levels (year 2035) would increase to 54 dBA. All new multi-family housing must comply with the CA Building Code, which specifies the maximum level of interior noise. The City’s Noise Element specifies a maximum allowable interior noise level of 45 dBA Ldn for multi-family projects. All units that may be impacted byprojected 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 in the mitigation measure.The mitigation measure references sound walls and suggests carports with solar canopies be placed along the northern and western perimeter of the R-4 units. Based upon the existing and proposed noise levels and including the building construction noise level reduction measures in the CA Building & Green Code(s), Avila Ranch will be able to achieve the requisite interior noise threshold levels, accordingly. Therefore, sound walls and carports are not necessary to implement noise level reductions. 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 Avila Ranch boundaries that adjoin Suburban Road shall include a line of closely space trees and shrubs with sufficient vegetative density to help reduce sound transmission. 1. Noise & Acoustical ConsiderationsBased upon the acoustical analysis (Avila Ranch FEIR – Appendix O – Sound Level Assessment for Avila Ranch, 45dB.com, 2017), existing noise levels at the northwest property lines of both developments, adjacent to the Industrial zoned properties, range from 51- 53 dBA, with projected noise levels for the year 2035 expected to be 54 dBA. In compliance with the Development Plan, the R-4 District buildings are setback eighty-five (85) feet from the northern property line. While there are bedrooms and balconies on the north side of the buildings, the existing and anticipated noise levels are below the noise ordinance threshold levels. It is noteworthy that the noise measurements in the EIR were taken at the northern property line of Avila Ranch, now the northern property lines of Lots 186 and 188. Based upon noise transmission, each time a distance is doubled, intensity is decreased by a factor of four, therefore, each time intensity is cut in half, the sound level decreases 3 dB and that the doubling of distance reduces the sound level by 6 dB.Given the existing and anticipated noise levels and the distance from the northern property line, there is no apparent need for implementation of noise level reduction methodologies in either the Anacapa or Sendora structures to mitigate exterior noise. This means the parking lot solar canopies are not required as unmitigated noise levels are in compliance with the City requirements. No solar canopies are being proposed, as Anacapa and Sendora, in the context of the entirety of Avila Ranch, will comply with the City’s Clean Energy Programs for New Buildings and Energy Reach Code (i.e., the minimum requirements of the CA State Energy Code Title 24, Part 6). The applicanthas and will continue to coordinate with the Sustainability Manager, Chris Read to ensure that the construction documents for the Phase 3, R-4 District comply with the goals, objectives, and code requirements for energy efficiency. It is noteworthy that Avila Ranch is committed to being “all electric” prior to promulgation of the City’s Clean Energy Program. Finally, Anacapa and Sendero will comply with the CA Building Code, the CA Green Building Code, and the City’s requirement for interior noise levels, via utilization of a robust package of building related sound transmission class (STC) rated materials.C. The R-4 District – 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 perspectivefor the Anacapa and Sendero developments. The Development Plan prescribes a Contemporary Mid-Century Architectural Style in the R-4 District. As detailed below in subsections 1 (Anacapa) and 2 (Sendero) This style is being applied to both the market rate and affordable buildings, as a unifying single design style.WͲϭ͘ϯWZK: d ^Z/Wd/KEPage 33 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CA1. Architectural Design Concept – ANACAPA (Market Rate Multi-Family) The proposed modern design theme of Anacapa pulls from the Ethos of Walter Gropius’ Bauhaus School of International Contemporary Design1. The use of carefully placed repetitive building elements allows for a unifying yet interesting theme that is well articulated and rhythmic as represented in both the vertical and horizontal building massing, the variation of wall planes, and roof heights. Each building has many distinctive architectural elements that add visual interest, unity, and human scale with a variety of projecting and recessed patios, balconies, and community verandas. The careful placement and design of the many unit floor plan types allows for multiple building modules that offers a nice variety of building details and helps break up the building massing, while providing for individual unit identity and simultaneously allowing for an “Edgy Modern Architectural Theme”, that blends the two (2) developments together and presents itself as a cohesive multi-family apartment neighborhood.The floor plans have been specifically designed to provide for a diversity of potential future renters. This all-flats development contains studios/1 bath, 1-bedroom/1 bath, and 2-bedroom/2 bath units ranging in size from 401 square feet (SF) to 572 SF, and 917 SF, respectively. Patios and storage areas for each unit type range in size from 92 SF to 69 SF, and 71 SF, respectively. The ground floor of Building A includes 13 dwelling units: one (1) studio; five (5) 1-bedroom; and seven (7) 2-bedroom units. Community areas are also included in this building: a lobby, manager’s office, kitchen, lounge, bike parking room, and outdoor patio. The second and third floors of Building A each contain 15 dwelling units: one (1) studio; six (6) 1-bedroom; and eight (8) 2-bedroom units.) Each of the three floors of Building B has 14 dwelling units: two (2) studios, four (4) one-bedroom, and eight (8) two-bedroom units.The second and third floors of both buildings also contain a large, covered terrace with fantastic 180-degree views toward the Irish Hills and the Seven Sisters. See Table 1. below for unit counts. Table 3. Market Rate Multi-Family UnitsUNIT TYPESIZE (SF)QUANTITYBuilding AStudio 401 31-bedroom 572 172-bedrooms 917 233-bedrooms -Bldg. A Total 43Building BStudio 401 61-bedroom 572 122-bedrooms 917 243-bedrooms -Bldg. B Total 42Total 85 unitsϭThe Bauhaus was founded in the city of Weimar by German architect Walter Gropius (1883±1969). Its core objective was a radical concept: to reimagine the material world to reflect the unity of all the arts. The Proclamation of the Bauhaus (1919) described a utopian craft guild combining architecture, sculpture, and painting into a single creative expression. 2. ANACAPA Parking – Vehicle, motorcycle, and bicycle parking are integral components of this development and have been designed concurrently with the evolution of the building and site plan. For ease of reference, see Table 4 that describes the required and proposed unit, guest, and motorcycle parking. See Table 5 for bicycle parking required and proposed. Table 4. Market Rate Multi-Family Unit Vehicle Parking NOTE: 1) A two percent (2%) parking reduction is requested with additional bike parking provided. Table 5. Market Rate Multi-Family Unit Bicycle ParkingBICYCLE PARKING TYPE UNIT QTY.PARKING REQUIREDPARKING PROPOSEDResident /Long Term (2/ unit)85170.0+101)180.02) Guest Parking (1 sp/5 units) 17.020.03) Bike Share* see text9.0TOTAL 0 197209* per Avila Ranch Trip Reduction and Implementation PlanNOTE: 1) Additional 10 spaces are required/provided for requested vehicle parking reduction. 2) In storage area or in unit; 3) As bike racks. Anacapa includes the required specialty vehicle parking spaces for ADA accessibility, EV charging stalls, EV capable, and EV ready, which are identified on the site plan. Six (6) motorcycle parking spaces are also provided. Anacapa’s design has utilized compact spaces for a more efficient design. The City’s Engineering Standard 2230 notes that for residential apartment projects, with 10 or more units, up to 50percent of parking spaces may be compact. For this development 30 percent, or 34 spaces, are compact spaces with dimensions of 8 feet wide by 16 feet in length. Additionally, to maintain the greatest amount of operational functionality, a modified compact dimension has been utilized, where possible. Modified compact spaces account for 17 percent (%) or 19 spaces. These spaces provide the standard 9-foot width and include the compact 16-foot length.The provided vehicle parking is two (2) spaces less than the requirement. To fulfill the 2 percent parking reduction, Anacapa includes ten (10) additional bike spaces beyond the requirement for multi-family developments. The Avila Ranch Trip Reduction and Implementation Program, dated August UNIT TYPE UNIT QTY. BEDROOM QTY. PARKING REQUIRED PARKING PROVIDED 0.75/bedroomStudio996.75One-bedroom 292921.75 Two-bedroom 479470.5 Subtotal 85132 99.0Guest Parking (1 sp/5 units) 17.0TOTAL 116.0114.01Motorcycle (1 per 20 vehicle spaces) 6.06.0WZK: d ^Z/Wd/KEP-1.4Page 34 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CA19, 2022, identifies a bike share program for the apartments with a pool of eighteen (18) bikes. Thebike share racks and docks are divided between the Anacapa (market rate) and Sendero (affordable) with Anacapa providing nine (9) docked and shared bikes. This provides additional access to bicycles as an alternative transportation for the two (2) vehicle spaceparking reduction. Long term and short-term bicycle parking is provided, as required. Racks for guest parking are provided at each building. The twenty-seven (27) ground floor units include two bike parking locations within each unit. Long-term bike storage for the upper floors is provided at various locations on the ground floor in secure and enclosed areas with a total of 126 spaces at these locations. This includes two (2) standalone bike storage buildings located near interior property lines. The setback for these structures is a minimum of three (3) feet. 3. Architectural Design Concept – SENDERO (Affordable Multi-Family) As noted above under the Architectural Design Concept – Anacapa (Market Rate Multi-Family) section, the design intent is to develop these different building types, representing the the R-4 District of Avila Ranch , as stylistically similar yet uniquely individual. This building has been designed to appear as a single structure, although a cluster of three-story buildings that surround an interior courtyard. Following the “Contemporary/Mid-Century Architectural Style” and strengthened with the contemporary Bauhaus-style design elements, Sendero focuses on a simple, rational, and functional design. A key component of the design is the use of familiar abstract forms that are at once elegantly functional and utilitarian (e.g., flat roofs that produce a basic, geometric appearance). The floor plans have been designed to provide a variety of unit sizes and floor plans to meet the program requirements and, in turn, the individual needs of the future tenants. This, too, is a stacked flat development containing units that range from a one (1) bedroom/1 bath at 529 square feet (SF), a two (2) bedroom/1 bath at 748 SF, and a three (3) bedroom/2 bath at 935 SF. Patios and storage areas for each unit type range in size from 68 SF to 69 SF, and 93 SF, respectively. On the ground floor, Sendero includes: four (4) 1-bedroom; seven (7) 2-bedroom; and seven (7) 3-bedroom units. A larger 5,200± SF courtyard area includes passive and active areas for adults and children (age ranges from 2-year-olds to teenagers). A 1,000 SF community room also provides access to the courtyard. The second and third floors each contain: four (4) 1-bedroom; seven (7) 2-bedroom; and seven (7) 3-bedroom units. See Table 3. Below for unit counts. Table 6. Sendero Units UNIT TYPESIZE (SF)QUANTITYStudio -1-bedroom 529 182-bedrooms 748 213-bedrooms 935 21Total 60 units4. SENDERO Parking Vehicle, motorcycle, and bicycle parking are integral components of Sendero and have been designed concurrently with the evolution of the building and site plan. For ease of reference, see Table 6. That describes the required and proposed unit, guest, and motorcycle parking. See Table 7. for bicycle parking required and proposed. Table 7. Sendero Parking UNIT TYPE UNIT QTY. BEDROOM QTY. PARKING REQUIRED1 PARKING PROVIDED 1.0/unitOne-bedroom 18 18 18.0Two-bedroom 214231.5 Three-bedroom 216331.5 Guest Parking (N/A) --TOTAL 6012381.081.0Motorcycle (N/A) 5.0NOTE: 1) Pursuant to CA Government Code 65915(p), maximum parking requirements for a density bonus project is 1 space per Studio/1 bedroom unit; 1.5 spaces per 2/3-bedroom unit) Table 8. Sendero Bicycle Parking BICYCLE PARKING TYPE UNIT QTY.PARKING REQUIREDPARKING PROPOSEDResident /Long Term (2/unit) 60120.01)84.02) Guest Parking (1 sp/5 units) 12.012.03) Bike Share * see text9.0Subtotal 132 20% Alternative compliance reduction-27TOTAL105105* per Avila Ranch Trip Reduction and Implementation PlanNOTE: 1) Alternative compliance pursuance to §17.72.070 is requested. 2) In storage area or in unit; 3) As bike racks. Sendero includes the required specialty vehicle parking spaces for ADA accessibility, EV charging stalls, and EV capable, and EV ready which are identified on the site plan. Five (5) motorcycle parking spaces are also provided. Sendero’s design has utilized compact spaces for a more efficient design. The City’s Engineering Standard 2230 notes that for residential apartment projects, with 10 or more units, up to 50 percent of parking spaces may be compact. For this development 28 percent, or 23spaces, are compact spaces with dimensions of 8 feet wide by 16 feet in length. Long term and short-term bicycle parking is provided, with an alternative compliance request as discussed in subsection 5 below. Racks for guest parking are provided. The eighteen (18) ground floor units includes storage fortwo (2) bicycles within each unit. Long-term bike storage for the upper floorunits is provided at two enclosed and secured areas on the ground floor with a total of 48 spaces. WͲϭ͘ϱWZK: d ^Z/Wd/KEPage 35 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAThe Avila Ranch Trip Reduction and Implementation Program, dated August 19, 2022, identifies a bike- share program for the apartments with a pool of eighteen (18) bikes. The bike-share racks and docks are divided between the Anacapa and Sendero sites with Sendero providing nine (9) docked and shared bikes. 5. Bike Parking Alternative Compliance Request (§17.72.070.D)The City’s affordable housing incentives §17.140.040.K.2 provides specific parking regulations for projects that are 100% low-income units. This standard incentive requires one (1) long-term bicycle parking space per unit and no requirements for short term or guest parking. Since the Sendero site includes eight (8) moderate income units (as prescribed by the Development Agreement) this bike parking standard incentive is not afforded to this development. The applicant is requesting alternative compliance approval pursuant §17.72.070.D for the provided long-term bicycle parking. The requested determination is for approval of 84 long-term bicycle parking spaces where 120 spaces would be required for a typical multi-family residential development. Since the Sendero provides nine (9) rideshare bicycles, this is a reduction of 27 spaces (or 20%) based on the following considerations:Pursuant to the Active Transportation Plan Appendix C Design Guidelines §7.30.g2, every effort has been made to provide ground-floor bike storage for the upper floor units. Based upon City Transportation Department staff direction, upper floor storage areas suitable for bike storage are not included or counted toward the long-term bike parking provided. Therefore, while alternative compliance is requested to approve a reduction in the quantity of bike storage, the provided parking is well secured, convenient, and practical. The proposed (84) long-term bicycle parking spaces provide at least two (2) storage spaces for the (40) “base” dwelling units at the site. The Sendero development will provide enhanced bicycle facilities with a dock of nine (9) ride-share bicycles available for use by Sendero’s residents. Additionally, the residence will have access to the nine (9) ride share bikes located in the Anacapa (R-4) project area. These standard and e-bikes are docked in a separate area and not in the long-term bike storage areas. 6. Color and Material Boards - In keeping with the Bauhaus style, the proposed colors strive for unity and simplicity with architectural color palettes restricted to contemporary “industrial” hues such as gray, white, and beige with a 21stcentury pop of muted plum. Materials emphasize minimalism with the intent of blending the multi-colored stucco elements, metal roofing and handrails with architectural columns wrapped in composite wood appearance siding and highlighted with accent lighting. The architectural columns provide a visual focal point and queuing to the many building entries and activity areas. The standing seam metal roof and metal mesh handrails as well as the modern architectural style provides the materials and detailing reminiscent of the Bauhaus style and, interestingly, the transition to the existing industrial development adjacent to and north of Sendero. Attached, separately, are the physical color and material boards for both developments. ϮĞƐŝŐŶ'ƵŝĚĞůŝŶĞƐΑϳ͘ϯϬ͘Ő͗͞dŽƚŚĞĞdžƚĞŶƚƉŽƐƐŝďůĞ͕ŝŶƚĞƌŝŽƌďŝĐLJĐůĞƐƚŽƌĂŐĞĂƌĞĂƐƐŚŽƵůĚďĞŽŶƚŚĞŐƌŽƵŶĚĨůŽŽƌ͕ĨĞĂƚƵƌĞĂǁŝĚĞƌĚŽŽƌ͕ĂŶĚĞŶĚĞĂǀŽƌƚŽŚĂǀĞĂƵƚŽŵĂƚŝĐĚŽŽƌŽƉĞŶĞƌƐƚŽĂĐĐŽŵŵŽĚĂƚĞďĞƚƚĞƌŝŶŐƌĞƐƐĂŶĚĞŐƌĞƐƐ͘͟7. Landscape Architectural Design Concept – ANACAPA The proposed contemporary landscape, designed to reflect and accentuate the urban aesthetic represented by the three-story apartment buildings, includes a varying textural and colorful array of flowering and evergreen trees and shrubs. Anacapa showcases the drought-tolerant, Mediterranean-style plant palette along vegetated streetscapes, pedestrian paseos, exterior patios, and in perimeter plantings. A mixture of deciduous and evergreen canopy street trees, including colorful shrub and perennial plantings, is planned for the streetscape along Earthwood Lane and Piper Lane. These plantings provide a protective buffer between pedestrian pathways and vehicular travel. A massing of evergreen trees and shrubs along the northern edge of the property provides a vegetative buffer between the site and the neighboring commercial property, with canopy trees providing shade to parking lots. A paseo pathway, located within a fully landscaped 20-foot-wide easement, meanders along the southerly portion of the site and links pedestrian circulation to the neighborhood park to the east and Earthwood Lane to the west. The community’s focal hub of activity is at the community room and associated exterior patio, with table seating, and arbor feature. The proposed landscape architectural design complements the overall Avila Ranch plant and landscape materials aesthetic and conforms to the Avila Ranch Development Plan and is in accordance with the City’s Community Design Guidelines (§6.2 – Landscaping) and Municipal Code (§12.38.90 –Landscaping Standards and §17.70.220 – Water Efficient Landscape Standards).Water conservation and stormwater management measures include various low impact development (LID) and best management practices (BMPs) through energy conservation, stormwater collection, 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 individual plant species water demand, soils, and exposure.8. Landscape Architectural Design Concept – SENDERO The proposed contemporary landscape, designed to reflect and accentuate the urban aesthetic represented by the three-story apartment building, includes a varying textural and colorful array of flowering and evergreen trees and shrubs. Sendero showcases the drought-tolerant, Mediterranean-style plant palette along vegetated streetscapes, exterior patios, and in perimeter plantings. A mixture of deciduous and evergreen canopy street trees with colorful shrubs and perennial plantings is planned for the streetscape along Earthwood Lane, to help provide a protective buffer between pedestrian pathways and vehicular travel. A massing of evergreen trees and shrubs along the northern and western edge of the property provides a vegetative screen between the site and the neighboring commercial property, with canopy trees providing shade in parking lots. The community’s focal hub of recreation and activity is centered around the community room and associated exterior patio, complete with BBQ island and table seating. To satisfy the requirements of the California Tax Credit Allocation Committee’s (CTCAC) low-income housing tax credit program, other site amenities include the following: synthetic lawn play area, children’s playground, hammocks, ping pong, chess tables, and assorted bench and table seating. The proposed landscape architectural design complements the overall Avila Ranch plant and landscape materials aesthetic and conforms to the Avila Ranch Development Plan and is in WZK: d ^Z/Wd/KEP-1.6Page 36 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAaccordance with the City’s Community Design Guidelines (§6.2 – Landscaping) and Municipal Code (§12.38.90 –Landscaping Standards and §17.70.220 –Water Efficient Landscape Standards).Water conservation and stormwater management measures include various low impact development (LID) and best management practices (BMPs) through energy conservation, stormwater collection, 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 individual plant species water demand, soils, and exposure.9. Drainage Considerations/Post Construction Stormwater ManagementDrainage and stormwatermanagement are an integral part of both developments, as they must be considered concurrently with the site and building design. The Anacapa site consists of approximately 2.2± acres, while the Sendero site consists of approximately 1.8± acres. Both sites arecurrently undeveloped. The proposed sites drain to a regional detention facility that mitigates peak flows from the proposed development sites. The two development sites include water quality storage facilities. The proposed storm drain system will be designed to convey the 25-year storm event flow. Grading for positive drainage across the site will be designed such that overland release for the 100-year peak flow is provided while maintaining 1-foot of freeboard to the proposed structures finished floor elevations. This assumes that no flow is intercepted by the proposed storm drain system. The two development sites are shown on the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) number 06079C1331G, effective November 16, 2012. The Avila Ranch siteis shown in FEMA Zone X (un-shaded), areas of minimal flood hazard.Both proposed developments create more than 22,500 square feet of new and replaced impervious surface and, thereforeanticipated to be required to comply with Post Construction Requirements 1 through 4 per the County of San Luis Obispo Post Construction Requirements Handbook, dated March 2017. The two development sites drain to a regional detention facility that mitigates peak flows from the proposed development sites to comply with PCR 4, peak management. The proposed developments will each include multiple underground infiltration facilities through both sites to comply with the water quality treatment and runoff retention requirements.III. AFFORDABLE (INCLUSIONARY) HOUSING – The Development Agreement prescribes the long-term housing affordability component of Avila Ranch, 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. The Development Agreement requires a dedication of a 1.2-acre± portion of the R-4 District (originally designated as lot 300 of the VTTM; now Lot 186 of Phase 1 Final Map) to an affordable housing provider to construct twenty-four (24) low-income units. The applicant has dedicated Lot 186, now a slightly larger parcel totaling 1.81-acres, to C & C Development, an affordable housing provider. As a result of the affordable viability assessment for Sendero, the Wathen Castanos and C & C Development are proposing to include the (8) low-income and (8) moderate-income units, originally intended to be mingled in an otherwise market-rate portion of be included in lot 186 along with the other affordable units.Consequently, C & C Development will construct a total of forty (40) units – 32 low-income + 8 moderate units. C & C Development will take advantage of the State’s Density Bonus Law (CA Gov’t. Code § 65915 –65918) by requesting, under separate application,a density bonus of twenty (20) units for a total of sixty (60) affordable units. California Density Bonus Law allows a developer to increase density on a property above the maximum set under a jurisdiction’s General Plan land use plan, ordinances, and development agreements. See also Title 17 – Zoning Regulations Chapter 17.140.The developerwill dedicate 5% (equal to six (6) dwelling units) of the total 125 R-4 units as very-low income to allow for a 16% bonus (equal to twenty (20) dwelling units). The project description and design concepts for the R-4 development review package include and depict the density bonus units with a development design totaling 145 units dwelling units in the Avila Ranch R-4 zone. Ultimately, C & C Development will enter into an Affordable Housing Agreement, specific to Lot 186, to establish the terms and conditions under which the sixty (60) affordable units will be constructed, encumbered, and rented.WͲϭ͘ϳWZK: d ^Z/Wd/KEPage 37 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAWZK: d ^Z/Wd/KEWͲϭ͘ϴAvila Ranch Specific PlanDevelopment StandardsPublic StreetMedium - High Density Residential Lot and Building Standards (R-3)EXAMPLESThese sketches shows a site layouts that would follow from the standards. Not all features shown in the sketch are standards.STANDARDS (minimums)Lot AreaLot WidthLot DepthN/AN/AN/AFront SetbackDwellingFront Porch15 ft10 ftRear SetbackDwellingParking10 ft0 ftSide Setback (A) (applies to any structure, including covered parking)Street (corner lot)as provided in R-2 zone15 ft1,000 ft20 ft40 ftN/AN/AN/A10 ft*10 ft10 ft0 ft10 ft0 ftas provided in R-2 zone15 ftas provided in R-2 zone15 ft10 ft*10 ft* Updated to reflect City zoning regulations for R-3 and R-4 setbacks, §17.20.20 and §17.22.010.Excerpt of updated R-3 and R-4 development standards from the Avila Ranch Development Plan. The design of the R-4 product is consistent with the applicable standards.AVILA RANCH DEVELOPMENT PLANPage 38 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CA/>>h^dZd/s ^/d W>ESP-1.0SCALE: 1”=50’0 25’ 50’ 75’EARTHWOOD LN.
PIPER LN.CESSNA CT.FUTURE FIRE STATION‘SENDERO‘AFFORDABLE APARTMENTS‘ANACAPA’MARKET-RATEAPARTMENTSBUILDING BBUILDING ASINGLE FAMILY LOTSPARK ‘E’SINGLE FAMILY LOTSKITTY HAWK CT.MEMPHIS BELLE WY.Page 39 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CA^dZ d^W > sd/KE^AS-1.0EARTHWOOD LANE LOOKING WESTNOT TO SCALEBEARTHWOOD LANE LOOKING NORTHNOT TO SCALEAAFFORDABLE APARTMENTS BUILDING 1MARKET RATE APARTMENTS BUILDING AAFFORDABLE APARTMENTS BUILDING 1BAEARTHWOOD LNPage 40 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CA^dZ d^W > sd/KE^AS-1.1EARTHWOOD LANE LOOKING EASTNOT TO SCALEDEARTHWOOD LANE LOOKING SOUTHNOT TO SCALECMARKET RATE APARTMENTS BUILDING BAFFORDABLE APARTMENTS BUILDING 1DCMARKET RATE APARTMENTS BUILDING B MARKET RATE APARTMENTS BUILDING AEARTHWOOD LNPage 41 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAKs Z>>>E^W W>EL-1.0FUTURE FIRE STATIONEARTHWOOD DR.PIPER LN.PARK ‘E’ - NOT A PARTSCALE: 1”=50’0 25’ 50’ 75’PEDESTRIAN PASEO & COMMUNITY ROOM PATIOSEE SHEET L-1.2AFFORDABLE HOUSING APARTMENTSSEE SHEET L-1.3COMMON RECREATIONAL AMENITYSEE SHEET L-1.4MAILBOX KIOSKSKIOSKS 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.MCOMCOMOMOMOMOMOMOMOMMMMMMMMMMMOMMMOMMMOMOMOOOMOMOOMONONMONMONMMOOMMONMOMOMOMOMOOMMMRERERREECRECRCRCRECRECRATATAATATATIATITITITITIIATATTIATTITTAIATATAOONNOONONONAONNAONANANANANANANANANANAONNAONONNOONNOLL AMEAMEAMAMAMNITNNNITYYYSEE SHEET L-1.4PIPERLN.PIPER LN.PEDPEPEPEDEDESTESTSRIARIAAAN PN PNPNPNPNPNPNNPPPPN PN PNPNPNPPPPAASASASASASASESASEASEASEASAAAAASAAO&O &&& COMCOMCOMCOMOMMUNMUNMUNMUNITYITYYROROROROOOM OM OMOOPATPATIOIOSEE SHEET L-1.2MARKET RATE APARTMENTSSEE SHEET L-1.1MEMPHIS BELLE WY.PHASE 3SINGLE FAMILY LOTSPHASE 3SINGLE FAMILY LOTSM10 FT PEDESTRIAN PASEO EASEMENTPROPOSEDILLUMINATEDMONUMENT SIGNPROPOSEDILLUMINATEDMONUMENT SIGNTREE LEGEND EXISTING PHASE 1 P.I.P. TREES CITY-APPROVED STREET TREES PARKING LOT TREES PERIMETER TREES INTERIOR TREES ACCENT TREES PALMSCESSNA CT.Page 42 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CA^/d W>EZͳϰt/d,^dd/^d/^SP-1.1Page 43 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰ>E^W W>E E>Z' L-1.1SCALE: 1”=40’0 20’ 40’ 60’KEYNOTE LEGEND1 PASEO LANDSCAPING, TREES, SHRUBS, GROUNDCOVERS2 PEDESTRIAN CROSS WALK3A 6’ TALL DECORATIVE METAL FENCE 3B 3.5’ TALL DECORATIVE METAL FENCE4 6’ TALL WOOD FENCE 5 MEANDERING CONCRETE PASEO WALK6 APPROVED PARKWAY LANDSCAPING AS PART OF PHASE 1 PUBLIC IMPROVEMENT PLANS7 CLUSTER MAILBOX UNITS8 PROPOSED ILLUMINATED MONUMENT SIGN, SEE SHEET L-1.19 10’ LANDSCAPED PASEO AS PART OF PH. 3 S.F. HOMES10 PEDESTRIAN BENCHES11 LONG TERM BIKE PARKING12 CITY APPROVED STREET TREES13 SHADE ARBOR14 COMMUNITY CLUBHOUSE PATIO WITH TABLE SEATING AND DECORATIVE PAVING15 LOW-MEDIUM HEIGHT PERIMETER PLANTING MASS16 PERIMETER SCREENING TREES17 SHORT TERM BIKE PARKING18 E-BIKE PARKING19 DECORATIVE POLE LIGHTS20 BIKE PATH CONNECTION #EARTHWOOD DR.6’ TALL WOODPROPOSED FENCING TYPES6’ and 3.5’ TALL METAL866PARK ‘E’ - NOT A PARTPIPER LN.MEMPHIS BELLE WY.PHASE 3SINGLE FAMILY LOTSPHASE 3SINGLE FAMILY LOTS2243A71616121415151515209173414PEDESTRIAN PASEO & COMMUNITY ROOM PATIOSEE SHEET L-1.2TREE LEGEND EXISTING PHASE 1 P.I.P. TREES CITY-APPROVED STREET TREES PARKING LOT TREES PERIMETER TREES INTERIOR TREES ACCENT TREES PALMS1131045203B111118171717POLE LIGHT EXAMPLESCREENING NOTE:ALL GROUND-LEVEL MECHANICAL EQUIPMENT SHALL BE SCREENED FROM PUBLIC VIEW BY PLANTING OR FENCING, TO THE GREATEST EXTENT POSSIBLE. Page 44 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰ>E^W W^ K/EKEd yd E>Z' L-1.2SCALE: 1”=20’0 10’ 20’ 30’1. 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.THE CONCEPTUAL LANDSCAPE PLAN 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. PLANTING NOTESWATER CONSERVATION NOTESKEYNOTE LEGEND1 PASEO LANDSCAPING, TREES, SHRUBS, GROUNDCOVERS2 MEANDERING CONCRETE PASEO WALK3 6’ TALL WOOD FENCE4 PEDESTRIAN BENCHES5 SHADE ARBOR ATTACHED TO LOW WALL6 TABLE SEATING7 EHANCED PAVING8 LOW-MEDIUM HEIGHT PERIMETER PLANTING MASS9 PRIVATE APARTMENT UNIT PATIOS10 LONG TERM BIKE PARKING11 EBIKE PARKING12 PATHWAY LIGHT BOLLARD#5112421067889PHASE 3SINGLE FAMILY LOTS6511341SCREENING NOTE:ALL GROUND-LEVEL MECHANICAL EQUIPMENT SHALL BE SCREENED FROM PUBLIC VIEW BY PLANTING OR FENCING, TO THE GREATEST EXTENT POSSIBLE. 1212Page 45 of 91
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Z,/d dhZ>W Z^W d/s ^ͳZϰ^ͳϮ͘ϭEARTHWOOD LNKITTY HAWK CT.CESSNA CT.PIPER LNPage 47 of 91
Z,/d dhZ>W Z^W d/s ^ͳZϰ^ͳϮ͘ϮEARTHWOOD LNKITTY HAWK CT.CESSNA CT.PIPER LNPage 48 of 91
Z,/d dhZ>W Z^W d/s ^ͳZϰ^ͳϮ͘ϯEARTHWOOD LNKITTY HAWK CT.CESSNA CT.PIPER LNPage 49 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰh/>/E' > sd/KE^ͳϭ͘ϬPage 50 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰh/>/E'&/Z^d&>KKZW>EͳϮ͘ϬPage 51 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰh/>/E'^ KE&>KKZW>EͳϮ͘ϭPage 52 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰh/>/E'd,/Z&>KKZW>EͳϮ͘ϮPage 53 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰh/>/E'ZKK&W>EͳϮ͘ϯPage 54 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰh/>/E' > sd/KE^ͳϯ͘ϬPage 55 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰh/>/E'&/Z^d&>KKZW>Eͳϰ͘ϬPage 56 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAͳϰ͘ϭZͳϰh/>/E'^ KE&>KKZW>EPage 57 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰh/>/E'd,/Z&>KKZW>Eͳϰ͘ϮPage 58 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰh/>/E'ZKK&W>Eͳϰ͘ϯPage 59 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰhE/dW>E^ͳϱ͘ϬPage 60 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰ^/d ^ d/KEͳϲ͘ϬPage 61 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰ/s/>'Z/E'W>Eͳϭ͘Ϭ;;;;;;;;;;;;;;'33336'' 6'PRELIMINARY GRADING PLANAVILA RANCH PHASE 3MARKET RATE APARTMENTSREDUCED DRAWING, NOT TO SCALEPage 62 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰ/s/>hd/>/dzW>Eͳϭ͘ϭ6'6666PRELIMINARY UTILITY PLANAVILA RANCH PHASE 3MARKET RATE APARTMENTSREDUCED DRAWING, NOT TO SCALEPage 63 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CA^/d W>EZͳϰt/d,^dd/^d/^SP-1.2Page 64 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰ>E^W W>E E>Z' >Ͳϭ͘ϯ11SCALE: 1”=40’0 20’ 40’ 60’EARTHWOOD DR.KEYNOTE LEGEND1 PEDESTRIAN CROSSWALK2A 6’ TALL DECORATIVE METAL FENCE 2B 42” TALL DECORATIVE METAL FENCE3 6’ TALL WOOD FENCE4 APPROVED PARKWAY LANDSCAPING AS PART OF PHASE 1 PUBLIC IMPROVEMENT PLANS5 NOT USED6 MAILBOX UNITS, SEE ARCH PLANS 7 PROPOSED ILLUMINATED MONUMENT PROJECT SIGN8 VINE ATTACHED TO TRASH ENCLOSURE WALL9 COMMUNITY CLUBHOUSE10 SHORT TERM BIKE PARKING11 BUS STOP12 LOW-MEDIUM HEIGHT INTERIOR PLANTING MASS13 MEDIUM HEIGHT PERIMETER PLANTING MASS14 PREIMETER SCREENING TREES15 LONG TERM BIKE PARKING16 DECORATIVE POLE LIGHTS#COMMON RECREATIONAL AMENITYSEE SHEET L-1.413142A444578910610121213131414136’ TALL WOODINTERIOR.PROPOSED FENCING TYPES6’ TALL METALPERIMETER.TREE LEGEND EXISTING PHASE 1 P.I.P. TREES CITY-APPROVED STREET TREES PARKING LOT TREES PERIMETER TREES INTERIOR TREES ACCENT TREES PALMSFUTURE FIRE STATIONCOMCOMCOMCOMMONMOOONMMNRERERRCRECRRATIAONAAAL LLLAMEMMAMEANITIITYYSEESEES SHEETEEEL-L-L1.41.443142AA5891061012121313141413FUTURE FIREFUTURE FIRESTATION1016POLE LIGHT EXAMPLEBIKE RACK EXAMPLE2B2A2B158SCREENING NOTE:ALL GROUND-LEVEL MECHANICAL EQUIPMENT SHALL BE SCREENED FROM PUBLIC VIEW BY PLANTING OR FENCING, TO THE GREATEST EXTENT POSSIBLE. Page 65 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰKhZdzZ>E^W W>E E>Z' L-1.4SCALE: 1”=20’0 10’ 20’ 30’KEYNOTE LEGEND1 COMMUNITY CLUBHOUSE2 PATIO WITH EHANCED PAVING3 TABLE SEATING4 ELECTRIC BBQ5 DECORATIVE CONCRETE BAND6 18” TALL CONCRETE SEAT WALL7 MOVABLE LAWN CHAIR SEATING8 PING PONG TABLE9 CHESS/CHECKERS TABLES10 HAMMOCKS11 SYNTHETIC TURF PLAY MOUND WITH CLIMBING STEPS12 PLAY EQUIPMENT (AGE 2-5) WITH SAFETY SURFACING13 SYNTHETIC TURF14 LOW-MEDIUM HEIGHT PLANTING MASS 15 VERTICAL PALMS#13461014141414225896667121113131011129188Page 66 of 91
Z,/d dhZ>W Z^W d/s ^ͳZϰ^ͳϯ͘ϬEARTHWOOD LNKITTY HAWK CT.CESSNA CT.PIPER LNPage 67 of 91
Z,/d dhZ>W Z^W d/s ^ͳZϰ^ͳϯ͘ϭEARTHWOOD LNKITTY HAWK CT.CESSNA CT.PIPER LNPage 68 of 91
Z,/d dhZ>W Z^W d/s ^ͳZϰ^ͳϯ͘ϮEARTHWOOD LNKITTY HAWK CT.CESSNA CT.PIPER LNPage 69 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰh/>/E' > sd/KE^ͳϭ͘ϬPage 70 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰh/>/E' > sd/KE^ͳϭ͘ϭPage 71 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰh/>/E'&/Z^d&>KKZW>EͳϮ͘ϬPage 72 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAͳϮ͘ϭZͳϰh/>/E'^ KE&>KKZW>EPage 73 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAͳϮ͘ϮZͳϰh/>/E'd,/Z&>KKZW>EPage 74 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAͳϮ͘ϯZͳϰh/>/E'ZKK&W>EPage 75 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰhE/dW>E^ͳϯ͘ϬPage 76 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰ^/d ^ d/KEAA4.0Page 77 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰ/s/>'Z/E'W>Eͳϭ͘ϮD
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ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰ/s/>hd/>/dzW>Eͳϭ͘ϯ6'6'6666PRELIMINARY UTILITY PLANAVILA RANCH PHASE 3AFFORDABLE HOUSINGREDUCED DRAWING, NOT TO SCALEPage 79 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAWZKWK^ W>EdDd Z/>>Ͳϭ͘ϱPROPOSED PLANT LIST - APARTMENTS EVERGREEN TREES ARBUTUS ‘MARINA’ / MARINA STRAWBERRY 24” BOX L LOW-BRANCH, FLOWERING MAGNOLIA GRAND. ‘MAJESTIC BEAUTY’ / MAGNOLIA 15 GAL M WHITE FLOWERSOLEA EUROPAEA ‘SWAN HILL’ / FRUITLESS OLIVE 24” BOX L ROUNDED FORMMELALEUCA QUINQUENERVIA / CAJEPUT TREE 24” BOX L UPRIGHT. WHITE BARKAFROCARPUS GRACILIOR / FERN PINE 15 GAL M LACY GREEN FOLIAGEDECIDUOUS 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 FLOWERSCASSIA LEPTOPHYLLA / GOLD MEDALLION TREE 24” BOX L YELLOW FLOWERSLAGERSTROEMIA INDICA CTVS. / CRAPE MYRTLE 24” BOX L FLOWERINGMEDIUM SHRUBSPITTOSPORUM ‘SILVER SHEEN’ / TAWHIWHI 5 GAL M UPRIGHT GROWTHLOROPETALUM ‘BURGUNDY’ / CHINESE FRINGE FLOWER 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 SHRUBSNANDINA DOMESTICA ‘GULFSTREAM’ / HEAVENLY BAMBOO 5 GAL L RED/ORANGE NEW GROWTHPOLYGALA FRUTIC. ‘PETITE BUTTERFLIES’/ SWEET PEA SHRUB 5 GAL 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 FLOWERSACCENTS / SUCCULENTSAGAVE ATTENUATA / FOXTAIL AGAVE 5 GAL L SUCCULENTAGAVE ‘BLUE FLAME’ / BLUE FLAME AGAVE 5 GAL L SUCCULENTALOE SPECIES / ALOE 1 GAL L SUCCULENT. ORANGE FLOWERSCORDYLINE ‘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 DIVULSA / BERKELEY SEDGE 1 GAL L GREEN FOLIAGEHELICTOTRICHON SEMPERVIRENS / BLUE OAT GRASS 1 GAL L BLUE FOLIAGECALAMAGROSTIS ‘KARL FOERSTER’ / FEATHER REED GRASS 1 GAL L VERTICAL TAN STALKSGROUNDCOVERARCTOSTAPHYLOS ‘EMERALD CARPET’ / MANZANITA 1 GAL L WHITE FLOWERSLANTANA MONTEVIDENSIS / TRAILING LANTANA 1 GAL L WHITE FLOWERSCOPROSMA KIRKII / KIRK’S COPROSMA 1 GAL L GREEN FOLIAGEROSMARINUS 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 SIZE WUCOLS* NOTESPROPOSED PLANT PHOTOSAGMSBHNTCIOUDJPVEKQWFLRXYMAWA / ETWU WATER USE - PRELIMINARY CALCULATIONS - OVERALL PROJECTPage 80 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAK>KZEDd Z/>^yϭ͘ϬPage 81 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAyͳϮ͘ϬWZK: dDKEhD Ed^/'E' ͳZͳϰнZͳϰSCALE: 1”=40’SIGNAGE AREA: 7.5’ X 2.66’ = 19.95 S.F.SIGNAGE AREA: 7.5’ X 2.66’ = 19.95 S.F.COMPOSITE WOOD APPEARANCE SIDINGSMOOTH STUCCO FINISH, COLORS TO MATCH BUILDINGS7” TALL PVC OR METAL LASER-CUT RAISED LETTING WITH LED BACKLIGHTSCOMPOSITE WOOD APPEARANCE SIDINGSMOOTH STUCCO FINISH, COLORS TO MATCH BUILDINGS7” TALL PVC OR METAL LASER-CUT RAISED LETTING WITH LED BACKLIGHTS“ANACAPA” ILLUMINATED SINGLE-SIDED MONUMENT SIGN“SENDERO” ILLUMINATED SINGLE-SIDED MONUMENT SIGNANACAPA MONUMENT SIGNSENDERO MONUMENT SIGNEARTHWOOD DR.Page 82 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAyͳϯ͘ϬdZ^, E>K^hZ Page 83 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰ/< WZ</E' d/>^yϰ͘ϬPage 84 of 91
ARCHITECTURAL & DEVELOPMENT REVIEW26 April 2023Rev. 28 June 2023TRACT 3089 - PHASE 3ANACAPA DZ< dͳZd Dh>d/ͳ&D/>zWZdD Ed^4240 EARTHWOOD LANE4280 EARTHWOOD LANESAN LUIS OBISPO, CASENDERO &&KZ> Dh>d/ͳ&D/>zDEVELOPMENT165 CESSNA COURTSAN LUIS OBISPO, CAZͳϰ/< WZ</E' d/>^yϰ͘ϭPage 85 of 91
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PHASES 2, 3, 4, 5 & 6 - WALL/FENCE HEIGHT EXCEPTIONSSAN LUIS OBISPO, CA6/13/23OVERALL PLANL-1WALL #5WALL #6WALL #7WALL #13SHEET L-2SHEET L-6SHEET L-4SHEET L-5SHEET L-3SHEET L-7MULTI PURPOSE TRAILVENTURE DR.VENTURE DR.KITTY HAWK CT.PHASE 1PHASE 5PHASE 6PHASE 6PHASE 2 & 3PHASE 2 & 3APARTMENTSAPARTMENTSPHASE 4MULTI-FAMILYPHASE 4MULTI-FAMILYWRIGHT BROS. WY.CESSNA CT.JESPERSEN RD
.MEMPHIS BELLE WY.FOXTROT CT.EARTHWOOD LN.PIPER LN.EARHEART WY.YEAGER CT.WALL #2WALL #16ALLEECESSNA CTCTHWLLPage 87 of 91
PHASES 2, 3, 4, 5 & 6 - WALL/FENCE HEIGHT EXCEPTIONSSAN LUIS OBISPO, CA6/13/23WALL #2AL-2WALL #2Page 88 of 91
PHASES 2, 3, 4, 5 & 6 - WALL/FENCE HEIGHT EXCEPTIONSSAN LUIS OBISPO, CA6/13/23WALL #13L-6DRAINAGE CHANNELWALL #13Fencing Note:A 6’ tall decorative metal fence to be used at multi-family lot, and a 6’ tall solid wood fence to be used at single family lots. Page 89 of 91
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