The URL can be used to link to this page

Home My WebLink AboutItem 4a. Review of a new multi-family housing development within the R-3 zoned portion (Phase 4) of the Avila Ranch Development Plan, which includes 194 dwelling units ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT:REVIEW OF A NEW MULTI-FAMILY HOUSING DEVELOPMENT WITHIN THE R-3 ZONED PORTION (PHASE 4) OF THE AVILA RANCH DEVELOPMENT PLAN, WHICH INCLUDES 194 DWELLING UNITS. BY: John Rickenbach, Contract Planner FROM: Rachel Cohen, Principal Planner Phone Number: (805)610-1109 Phone Number: (805)781-7574 Email: JFRickenbach@aol.com Email: rcohen@slocity.org APPLICATION NUMBER: ARCH-0786-2024 & SBDV-0792-2024 PROJECT ADDRESS: 175 Venture Drive APPLICANT: Avila Ranch Developers, Inc. REPRESENTATIVE: Oasis Associates RECOMMENDATION Recommend the Planning Commission find the project consistent with the Airport Area Specific Plan (AASP), Avila Ranch Development Plan (ARDP) Design Framework, and Community Design Guidelines. This action may include recommendations for design modifications and/or conditions of approval to achieve 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 Community Design Guidelines. It was also determined to be consistent with the County’s Airport Land Use Plan. The following entitlements were included as part of previous project approval to facilitate development:  Resolution 10832 (2017 Series) certifying the Final Environmental Impact Report for the project, amending both the Airport Area Specific Plan and General Plan, approving the Avila Ranch Development Plan, and approving Vesting Tentative Tract Map No. 3089. Meeting Date: 11/17/2025 Item Number: 4a Time Estimate: 45 Minutes Page 9 of 84 Item 4a ARCH-0786-2024 & SBDV-0792-2024 Architectural Review Commission Report – November 17, 2025  Ordinance 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.  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.  Resolution No. PC-1046-2021 approving the site design and layout for 297 residential units with the R-2 component of the Avila Ranch Project to be developed within Phases 1-3 of the Development Plan, including fence height exception adjacent to an industrial area and finding the project is exempt from further environmental review under CEQA.  Resolution No. PC-1065-2022 approving site design and layout for 101 residential units within the R-1 component of the Avila Ranch project to be developed within Phase 5 of the Development Plan and finding the project is exempt from further environmental review under the California Environmental Quality Act (CEQA).  Resolution No. PC-1083-2024 approving site design and layout for 145 residential units with a density bonus, including a total of 59 affordable units within the R -4 component of the Avila Ranch project to be developed within Phase 3 of the Development Plan, including a fence height exception, sign exception, parking exception, and finding the project consistent with the Avila Ranch Development Plan, Airport Area Specific Plan, and certified 2017 Final Environmental Impact Report and two (2) FEIR addendums pursuant to the California Environmental Quality Act (CEQA). In addition, several other subsequent entitlements related to Avila Ranch have already been approved or are currently under City review, including both onsite and offsite improvements related to the originally approved project, the recordation of the final maps, grading plans, and various permits issued. A complete list is included on Page P1.1 of the project plans, which is included as Attachment A to this report. 2.0 PROJECT DESCRIPTION AND SETTING The proposed project includes 194 Medium High-Density Residential (R-3) residential condominium units within Phase 4 of the Avila Ranch Development Plan (ARDP). Vesting Tentative Tract Map 3245 to establish condominium lots is also submitted in conjunction with this development review. The proposal includes a request for an exception to the City’s Sign Regulations to allow an externally illuminated monument sign in the residential zone. Page 10 of 84 Item 4a ARCH-0786-2024 & SBDV-0792-2024 Architectural Review Commission Report – November 17, 2025 Supporting site improvements associated with the proposed project include internal street access within the condominium development, vehicle and bicycle parking, and site landscape, including a 10-foot wide special aquatic area which will be protected onsite. Site amenities include a 0.88-acre neighborhood park (Park F, approved with the ARDP in 2017) and two (2) additional smaller common recreation amenity spaces which include a small basketball court, passive use turf area, and picnic areas. The R-3 zoned parcels are part of previously approved Tract Map 3089. The final map for Phase 4 has been submitted to the City and is currently in map check review (see FMAP-0292-2022). This map establishes the larger parcel’s configurations that are depicted within this development review and condominium subdivision submittal. Table 1 summarizes the essential characteristics of the project, while Figure 1 shows its location in the context of the approved Avila Ranch Development Plan. Table 1. Summary of Development Site General Location: Generally north of Buckley Road and east of Vachell Lane. Site Area: 150 acres for the Avila Ranch project (current application includes 11.58 acres within the R-3-SP zone) Present Use: Vacant land Zoning: R-3-SP within the Airport Area Specific Plan General Plan: Medium High Density Residential Figure 1. Avila Ranch Project Site Page 11 of 84 Item 4a ARCH-0786-2024 & SBDV-0792-2024 Architectural Review Commission Report – November 17, 2025 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 within the Avila Ranch area adjacent to the R-3-SP zoned land includes C/OS-SP (open space associated with Tank Farm Creek) and R-2-SP (Medium Density Residential) to the west. To the south, the PF-SP zone is the location of the previously approved 9.5-acre Park G within the Avila Ranch area. Areas to the north and east are outside the Avila Ranch area, as described above. Figure 2 shows the phasing within Avila Ranch, highlighting the R-3 area covered by the current application (titled “Phase 4” in the figure). 3.0 PROPOSED DESIGN Housing Types, Size and Distribution on the Site The proposed development consists of sixty-seven (67) multi-unit residential buildings, including nineteen (19) duplex units and forty-eight (48) three- or four- unit townhome buildings. Floor plans include 1-bedroom, 2-bedroom, 3-bedroom, and 4-bedroom units, ranging in size from 636 square feet (SF) to 2,287 SF. The project includes six (6) floor plan unit types and six (6) building types. Based upon the accessible unit requirements pursuant to CBC §11202A.3, the project will provide five (5) accessible units within unit type P3. Figure 2. Project Location and Phasing within the Avila Ranch Development Plan Page 12 of 84 Item 4a ARCH-0786-2024 & SBDV-0792-2024 Architectural Review Commission Report – November 17, 2025 Table 2. Multi-Family Unit Descriptions Table 3. Multi-Family Unit Descriptions Architectural Design Concept Architecture: Spanish Colonial Revival (an interpretation of Mission style) Design details: Red-tile roofs, arched openings, courtyards, ornate details, ornamental wrought-iron grilles, wooden shutters, accent tiles featuring colorful patterns, patios, pergolas, and/or verandas. Materials: Stucco walls, with red clay tiled roofs, including aluminum clad windows and doors, with a dark, ash finish. Accented with natural materials such as stained wood elements. Page 13 of 84 Item 4a ARCH-0786-2024 & SBDV-0792-2024 Architectural Review Commission Report – November 17, 2025 Color: Bright white or light-colored off-white and light beige exterior walls, muted earth colors, featuring grays, browns, off -whites, and accents in darker complementary colors. Figures 3 through 5 show various renderings of the proposed development. Additional design details, including project elevations, are included in the project plans (Attachment A, Pages A1.0 through A6.0). Figure 3. Southeastward View from Center of Development Figure 4. Southeastward View from Northwest Edge of Development Page 14 of 84 Item 4a ARCH-0786-2024 & SBDV-0792-2024 Architectural Review Commission Report – November 17, 2025 Landscape Design Concept The project incorporates a drought-tolerant, Mediterranean-style plant palette along the vegetated streetscapes and alleys, exterior patios, and perimeter plantings. The pedestrian paseos, front yards and neighborhood streetscapes will be planted with a mix of deciduous and evergreen trees to provide shade during the summer months and solar access during the winter. The proposed contemporary landscape includes 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 trees providing shade in parking lots. Project plan Pages L-1.0 through L-1.3 (Attachment A) show the proposed landscape design of the project. The project includes a “special aquatic feature”, which is part of the overall drainage concept and is detailed in the proposed landscape plan. The special aquatic feature is not a wetland but is subject to regulatory permitting from the Department of Fish and Wildlife and Regional Water Quality Control Board. A 35 -foot setback is proposed between the boundaries of the special aquatic feature and any proposed structures, consistent with agencies’ permit requirements and ARDP setback standards. Graded slopes adjacent to the special aquatic area will be revegetated, with plant material will be subject to City Natural Resources Department approval. Proposed Monument Sign A monument sign is proposed at the corner of Jespersen Road and Wright Brothers Way to identify the proposed development. The sign is proposed on a site wall that is five (5) feet tall and 7 feet 6 inches in width. The sign area is 12 square feet (SF) that includes a tiled background with 7-inch lettering. The sign wall is integrated into the corner landscaped area, while other low site walls provide an entry pedestrian corner experience and gateway to the project. The monument sign will be externally illuminated. Figure 5 above shows the monument sign in the context of the roundabout and adjacent development. The proposed monument sign design is shown in Figure 6 below. Figure 5. Northeastward View from Southwest Corner of Development Page 15 of 84 Item 4a ARCH-0786-2024 & SBDV-0792-2024 Architectural Review Commission Report – November 17, 2025 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 and provide a recommendation to the Planning Commission regarding consistency of the project with these documents. The ARC may provide comments and recommendations concerning the proposed project design, focusing on building architecture and layout , site plan and landscaping. Note that Park F (0.88-acre Birthday Park) and Park G (9.5-acre Sports Complex) are located within Phase 4 but are labeled “Not a Part” of this development review because designs for these public parks were previously approved. The other common site amenities shown on the proposed project landscape plans (turf areas, basketball court, special aquatic area) are included with the Phase 4 development review proposal. 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 original 2017 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. Figure 6. Proposed Monument Sign Page 16 of 84 Item 4a ARCH-0786-2024 & SBDV-0792-2024 Architectural Review Commission Report – November 17, 2025 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 and DA are either silent or open to interpretation. The DA specifies the required approach to a number of topics, including infrastructure, affordable housing, and energy use. As such, it is useful for determining the intent of the ARDP when provisions of that do cument 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 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 appropriate based on updated citywide regulations. Flexibility With respect to project design within the R-3 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 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. Consistency Analysis As noted above, when the ARDP was approved, it was recognized that some flexibility would be needed to implement certain aspects of the plan, since no detailed design was provided, and it was likely that some challenges might arise to meet the multiple goals set forth in the plan. Overall, the project is generally consistent with the design guidelines within the ARDP with a few exceptions that are discussed in Table 4 below. Page 17 of 84 Item 4a ARCH-0786-2024 & SBDV-0792-2024 Architectural Review Commission Report – November 17, 2025 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 Page P1.7 in the project plans. ARC Discussion Item: The ARC should discuss if the proposed 10-foot setback is appropriate. As noted above, supporting this setback would be consistent with R-3 setback requirements elsewhere in the City, consistent with previous high density (R-4) setbacks approved in Avila Ranch, and allows flexibility of the design 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 public street setbacks to building height. ARC Discussion Item: The ARC should discuss if the proposed project’s maximum building height of 35.5 feet is appropriate. While the maximum building height in R-3 is 35 feet per Zoning Regulations, the ARDP does not include a maximum building height. All roof lines and eves on proposed buildings will be under 35 feet in height. The proposed 35.5-foot building height occurs only at locations of architectural elements (decorative chimney features) within Building Type E and F and is proposed to enhance the design by varying heights of architectural features. There will be eight Type E and four Type F buildings, several of which will be along Jespersen Road, and thus highly visible from that roadway. With respect to Standard 7.3.5, the project as designed includes building heights that are consistent with the language that building heights be “equal to or at least 2/3 of the distance of the street centerline to Page 18 of 84 Item 4a ARCH-0786-2024 & SBDV-0792-2024 Architectural Review Commission Report – November 17, 2025 Highlighted Sections Discussion Items 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 are consistent with the overall project vision. 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 an interpretation of the Mission architectural style, as described previously in this report. ARC Discussion Item: The ARC should discuss if the proposed architectural designs, colors, and detailing are consistent with these standards. It is City staff’s recommendation that the proposed Spanish Colonial Revival style meets the intent of the ARDP Mission style and sufficient design elements are provided as proposed to meet the ARDP standards. Monument Sign Exception A sign exception is required by Municipal Code Section 15.40.600 in order to allow the monument sign as proposed because monument signs are not allowed within residential zones. In addition, the ARDP has specific standards regarding signage. ARDP Standard 6.2.2 states that “entry monuments and treatments shall be provided at three locations, including at the Jespersen/Venture roundabout, Earthwood/Venture roundabout, and at the Buckley/Jespersen entrance.” ARDP Standard 6.2.2 states that “entrance treatments shall use an agrarian theme in conformance with LUCE design objectives for the project, including usage of antique agricultural windmills where compatible with airport operations and traffic safety.” Page 19 of 84 Item 4a ARCH-0786-2024 & SBDV-0792-2024 Architectural Review Commission Report – November 17, 2025 The proposed externally illuminated monument sign would in effect substitute for the monument sign called for in the ARDP at the Jespersen/Venture roundabout which will not be installed. The proposed location would serve a similar function, announcing the entrance to this proposed R-3 neighborhood within Avila Ranch, except at the southwestern edge of the development. The proposed location at Jespersen/Wright Brothers appears to be more logical than at the intersection of Jespersen/Venture, as it would be on the corner of the R-3 development, and readable for motorists approaching from either the west or south. In addition, the requested neighborhood monument sign would be consistent with the intent of Section 10.0 of the ARDP, which states that “individual residential neighborhoods are imagined as having unique identification signage to inform and direct residents and visitors.” The style of the sign is intended to complement the Spanish Colonial architecture style of the multi-family site. The size and height of the proposed monument sign is consistent with the size standards for monument signs allowed in other zoning districts. The ARC should discuss if the proposed sign exception is appropriate and make a recommendation to the Planning Commission regarding the proposed location, design, materials, and colors. Specifically, the ARC should discuss:  If the proposed location is appropriate, given the layout and design of the proposed R-3 neighborhood and ARDP Standard 6.2.2 ;  If the Spanish Colonial architecture style of the sign is consistent with the intent of ARDP 6.2.2 that calls for an agrarian theme design; and  If the proposed signage is of superior design and materials and uses appropriate illumination. 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 Zoning Regulations 10 feet 0 feet (at lot line) 15 feet Maximum Height of Structures Ranging from 33-35.5 feet, with 35.5 at architectural projections of vertical building elements 35 feet (in R-3 zone per SLO Zoning Regulations); ARDP height requirements vary Vehicle and Bicycle Parking Number of Vehicle Spaces 459 vehicle (4 accessible); 3 motorcycle 6 EV (guest spaces) 194 EV (garage) 7 (car share) 456 vehicle (2 accessible); 3 motorcycle 6 EV/car share (guest spaces) 194 EV (garage) Page 20 of 84 Item 4a ARCH-0786-2024 & SBDV-0792-2024 Architectural Review Commission Report – November 17, 2025 Number of Bicycle Spaces Long-Term Short-Term 388 39 + 28 e-bike spaces 388 40 + 29 e-bike spaces Residential Density 194 units 197 units (per ARDP) Environmental Status Consistent with the certified 2017 Avila Ranch Final EIR * 2019 Zoning Regulations; Airport Area Specific Plan; Avila Ranch Development Plan 7.0 ENVIRONMENTAL REVIEW The Avila Ranch project and associated Final Environmental Impact Report (FEIR) were 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 project 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 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 directions 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. This action should include findings that cite the basis for the recommendation and reference inconsistency(ies) with goals, policies, guidelines, and requirements in the preceding documents. The ARC’s recommendation will be forwarded to the Planning Commission for final action. 9.0 ATTACHMENTS A - Avila Ranch R-3 Phase 4 Project Plans Page 21 of 84 Page 22 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA TITLE SHEET T1.0 T1.0 Title Sheet P1.0 - P1.7 Project Description SP1.0 Overall Site Development Plan SP1.1 R-3 Illustrative Site Plan SP2.0 Site Plan with Statistics AS1.0 Streetscape Elevations L1.0 Overall Landscape Plan L1.1 - L-1.2 Landscape Enlargments L1.3 Proposed Plant Palette L1.4 Monument Sign E1.0 - 1.3 Photometric Plan AS2.0 - AS2.2 R-3 Perspective Renderings A1.0 - A1.5 R-3 Building Elevations A2.0 - A2.11 R-3 Building Floor & Roof Plans A3.0 - 3.4 R-3 Unit Plans A4.0 R-3 Color and Materials A5.0 Trash Enclosure BUCKLEY RD. AVILA RANCH VA C H E L L L N . HWY.101 C1.0 Civil Title Sheet C2.0-2.1 Existing Site Conditions C3.0-3.1 Vesting Tentative Tract Map C4.0 Site Plan C5.0-5.1 Preliminary Grading and Drainage Plan C6.0-6.1 Preliminary Utility Plan C7.0-7.1 Site Cross Section Applicant: Architectural Development Review PHASE 4 R-3 RESIDENTIAL TH Avila Ranch LLC 735 Tank Farm Road Ste 100 San Luis Obispo, CA 93401 ARCHITECT: MURRAY DUNCAN, NCARB 9281 SIERRA COLLEGE BLVD. ROSEVILLE, CA 95661 805-562-1270 PROJECT PLANNER: C.M. FLORENCE, AICP 3427 MIGUELITO CT. SAN LUIS OBISPO, CA 93401 805-541-4509 LANDSCAPE ARCHITECT: MICHAEL CRIPE, ASLA CIVIL ENGINEER: KELLY DRUSE, PE 1160 MARSH ST #150, SAN LUIS OBISPO, CA 93401 805-544-0707 Project Site Page 23 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA PROJECT DESCRIPTION P1.0 Supplement to the ARCHITECTURAL DEVELOPMENT REVIEW APPLICATION for the avila ranch phase 4 r-3 medium-high density residential component + Vesting Tentative Tract Map 3245 forthe AVILA RANCH DEVELOPMENT PLAN 09 December 2024, rev. 31 July 2025, rev 19 September 2025 I. PROJECT HISTORICAL OVERVIEW Avila Ranch (Project) implements the City’s vision for the project site as guided by the 2014 Land Use and Circulation Elements of the General Plan (LUCE). The LUCE specifically identifies the project site as a Special Focus Area that included planning and environmental design and analysis of the designation of an appropriate land use mix, the need for a variety of housing types and levels of affordability, provision of open space, parks and trails, restoration of Tank Farm Creek, protection and mitigation of impacts to agricultural resources, a circulation network and linkages to the surrounding community, and incorporation of utility and infrastructure. The Avila Ranch site encompassed three (3) original parcels (APN 053-259-008, 011, and 012) totaling 150-acres. It is located at the northeastcorner of Buckley Road and Vachell Lane. Tank Farm Creek, a tributary to San Luis Obispo Creek, diagonally bisects the Project site from northeast to southwest and conveys storm water from the Chevron Tank Farm and adjacent properties to San Luis Creek. Prior to its annexation to the City in 2008, the Project site was zoned by the County of San Luis Obispo (County) for Business Park and Conservation/Open Space (COS) uses. The City’s 2005 Airport Area Specific Plan (AASP) also designated the site for Business Park uses and the Project site remained zoned Business Park and COS since its annexation. However, the City’s 2014 Land Use Element of the General Plan rejected past Business Park land use designations in favor of new housing and designated the Project site as a Special Focus Area (SP-4) for provision of residential units and small-scale neighborhood commercial uses, with associated policies and performance standards that would guide future development. The following represents the entitlements received for the Project to date. x Resolution No. 1832 (2017 Series) certifying the Final Environmental Impact Report for the Project, amending both the Airport Area Specific Plan and General Plan, and approving Vesting Tentative Tract Map No. 3089. x Resolution No. 1638 (2017 Series) rezoning property at 175 Venture Drive (the Project) from Business Park/Specific Plan Area (BP-SP) and Conservation /Open Space/Specific Plan Area (C/OS/SP) to be consistent with the Project’s Development Plan and with the General Plan and Airport Area Specific Plan, as amended to enable development of 720 residential units and 15,000 square feet of neighborhood commercial on a 150-acres site. The Project also includes ±18-acres of parks and ±51-acres± of designated open space. x Ordinance No. 1639 (2017 Series)approving the Development Agreement (DA) between the City and Avila Ranch LLC. The Project was subsequently sold to Avila Ranch Developers, Inc., now TH Avila Ranch LLC(Trumark Homes).In essence, the DA represents a negotiated agreement on important areas related to the phased and orderly development of the Project. It includes extended vesting of the development entitlements and reimbursement for public infrastructure and improvements beyond project requirements. x Resolution No. PC-1046-2021 approving the site design and layout for 297 residential units with the R-2 component of the Avila Ranch Project to be developed within Phases 1 –3 of the Development Plan, including fence height exception adjacent to an industrial area and finding the project is exempt from further environmental review under CEQA. x Resolution No. PC- 1065-2022 approving site design and layout for 101 residential units within the R-1 component of the Avila Ranch project to be developed within Phase 5 of the Development Plan, and finding the project is exempt from further environmental review under the California Environmental Quality Act (CEQA). x Resolution No. PC-1083-2024 approving site design and layout for 145 residential units with a density bonus, including a total of 59 affordable units within the R-4 component of the Avila Ranch project to be developed within Phase 3 of the Development Plan, including a fence height exception, sign exception, parking exception, and finding the project consistent with the Avila Ranch Development Plan, Airport Area Specific Plan, and certified 2017 Final Environmental Impact Report and two (2) FEIR addendums pursuant to the California Environmental Quality Act (CEQA) A. Applicant’s Request This application includes information for the Architectural Review Commission’s and Planning Commission’sreviewand approvalof the Medium High-Density Residential (R-3) component of the Project. Vesting Tentative Tract Map 3245 for condominium purposes is submitted in conjunction with this development review. The R-3 zoned parcels are part of Tract Map 3089 Phase 4. The final map for Phase 4 has been submitted to the City and is currently in map check review (See FMAP- 0292-2022). This map establishes the larger parcel’s configurations that are depicted within this development review and condominium subdivision submittal.The development of the property was designated as Phase 4 of the Avila Ranch development. The development consists of one hundred ninety-four (194) residential condominium units. Table 1. Property Specifics ADDRESS Jespersen Road @ Wright Brothers Way & @ Venture Drive ASSESSOR’S PARCEL #s 053-259-005, 053-259-008, 053-259-012 TRACT 3089 Ph 41)Lots 192, 193, 197 & 199 PARCEL SIZE 11.58 acres ZONING R-3 Medium High-Density Residential PROPOSED DEVELOPMENT 194 Residential Condominium Units Vesting Tentative Tract Map 3245 for condominium purposes Residential Monument Sign Exception 1) Includes: Lot 194/Public Park & Lot 201 Open Space/Ag among other parcels B. Previous Entitlements & Permits As noted above, the City Council certified the Environmental Impact Report (EIR) and approved amendments to the General Plan and Airport Area Specific Plan, and the Vesting Tentative Tract Map in addition to various Project-related documents. In addition, the following plans have been reviewed, approved, and/or permitted to date. Page 24 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA P1.1 PROJECT DESCRIPTION x Conformance Determination by the County of San Luis Obispo Airport Land Use Plan, Airport Land Use Commission, x General Plan Parks & Recreation ElementConsistency Determination, Parks & Recreation Commission for the proposed seven (7) parks totaling 18-acres, 04 January 2017. Issued Permits: x Avila Ranch Offsite Improvements - COA 114 - FMAP-1622-2018 - Tank Farm/South Higuera x Avila Ranch - Tract 3089 – Phase 1 Mass Grading Plans - FMAP-1844-2018 - Onsite early grading and walls. x Sidewalk on Higuera between Los Osos Valley Road and Vachell Lane - FMAP-1537- 2018 - Partial improvements along Vachell Lane regarding drainage management. x Higuera Street to South Street Right-turn Extension - FMAP-1538-2018 x Avila Ranch Phase 1 Tract 3089 Improvement Plans - FMAP-1563-2018 x Miscellaneous 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 x Phase 2-6 Tract Grading FMAP-0808-2021 x Phase 2-3 Improvement Plans FMAP-0488-2022 x Phase 5 Improvement Plans FMAP-0382-2022 x Waste Discharge Permit 34022wq09 (RWQCB) x Sidewalk on Higuera between LOVR and City limit (FMAP 0479-2021) Pending Permits (in process): x Phase 4 Improvement Plans FMAP-0734-2024 x Currently processing phase 2-6 jurisdictional permits including: Conditional Letter of Map Revision (FEMA) Lake and Streambed Alteration Agreement (CDFW) x Buckley Road widening ENC20200306 II. ARCHITECTURAL DEVELOPMENT REVIEW SUBMITTAL A. Avila Ranch Development Plan The Avila Ranch Development Plan (Plan), dated May 2017, was prepared in collaboration with the applicant’s design and environmental team, City staff, and City decision-makers. While not technically a Specific Plan, it nonetheless contains many of the requisite components – Land Use Plan & Framework, Design Framework, Circulation, and Infrastructure Framework. The focus of this application is the Design Framework. This section of the Plan includes design standards and guidelines specific to the Project and are meant to work in conjunction with the adopted goals, policies, standards, and guidelines found in the Airport Area Specific Plan, the City’s Community Design Guidelines, the City’s Zoning Regulations (Chapter 17 of the Municipal Code) and related documents. Standards define actions or requirements that must be fulfilled by the Project, while Guidelines refer to methods or approaches that may be used to achieve a stated goal but allow for flexibility and interpretation given specific conditions. The Design Framework section of the Development Plan, approved on September 19, 2017, includes the following design componentsand related narratives, including a table that identifies the standard minimums for the medium-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-3 zone, that also informed the design of this medium high-density residential project. As with the previously approved Avila Ranch R-1, R-2, and R-4products, 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, ifsuch deviations are determined to be consistent with the intent of both the Development Agreement and Development Plan, as applicable (see Table 5, below). Building Orientation & Setbacks Standard 1.9 references adequate setbacks for buildings and improvements from the riparian corridor. Guideline H. references building orientation to take advantage of natural amenities such as views, mature trees, creeks, riparian corridor, and similar features. Pedestrian Activity Areas – Primary pedestrian activity areas including neighborhood parks, open space trails, plazas. Parking Outdoor Use Areas Screening Preservation of Views and Scenic Resources – Open space parcels, Tank Farm Creek corridors. Gateways Architecture as related to character, scale, and massing, building heights, façade treatment, materials, and colors. 7.1.7 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 eastern property line and the open space/ag parcel Buildings, Signs, & Lighting 9.3.8. references building and other lighting and prevention of spill onto Tank Farm Creek. Drainage Energy Conservation B. Mitigation Measures and Conditions of Approval The Avila Ranch project was approved under a certified environmental impact report (EIR).The EIR described potential impacts and related mitigation measures. While the majority of measures relate to the physical environment (e.g., transportation improvements, biological considerations, public services, etc.), there are measures that specifically address design aspects that are under the purview of the Architectural Review Commission (ARC) and the Planning Commission (PC). The project vesting tentative tract map was approved with a set of conditions of approval that were created by all City departments, reviewed by the various City advisory bodies, and ultimately approved by the City Council. Development of the project should be consistent with these Page 25 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA P1.2 PROJECT DESCRIPTION conditions, which will allow for a detailed review of the proposed development plans to assure compliance with City plans, policies, and standards. Again, while the majority of the conditions relate to major transportation and other improvements, there are conditions that specifically address design components that are under the purview of the ARC and PC. Those specific mitigation measures and conditions of approval are noted in the table below. Table 2. Mitigation Measure and Conditions of Approval Conformance MITIGATION MEASURE or CONDITION OF APPROVAL CONFORMANCE COMMENT 32. Private street lighting may be provided along the private streets/alleys/parking areas, pocket parks, and linear parks per City Engineering Standards and/or as approved in conjunction with the final ARC approvals. Site lighting is depicted on sheet L1.4. City Street lights are located along the public streets. Pole lights are provided along the internal drive aisle and multi-use trail. Bollard lighting is provided along internal pedestrian paths. The building elevations depict wall mounted lighting fixtures. 44.TheARC plans and public improvement plansshall show the location of the proposed mail receptacles or mailbox units (MBU’s) to the satisfaction of the Postmaster and the City Engineer. The subdivider shall provide a mailbox unit or multiple units to serve all dwelling units within this development as required by the Postmaster. MBU’s shall not be located within the public right-of-way or public sidewalk area unless specifically approved by the City Engineer. Contact the Postmaster at 543-2605 to establish any recommendations regarding the number, size, location, and placement for any MBU’s to serve the several neighborhoods and occupancies. Proposed mailbox units have been reviewed and approved by the US Postmaster, with locations conveniently distributed throughout the site as shown on sheets L1.0 & L1.4. 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 strategy is to convey runoff from impervious areas to a private drainage system consisting of vegetated/ landscaped areas, and LID stormwater control measures with localized bioretention treatment basin best management practices (BMPs). C. The Proposed Project – Architecture & Landscape Architecture Narratives To accompany the graphics in this submittal, the following narrative provides an overview of the design from an architectural and landscape architectural perspective for the proposed R-3 multi- family units. 1. Architectural Design Concept Of the four architectural styles noted in the Avila Ranch Development Plan, the proposed architecture of the multi-family units is an interpretation of Mission style, as characterized by Spanish Colonial Revival architecture. The proposed style is a contemporary expression of the combination ofSpanish Colonial and Spanish Revival. Spanish Colonial Revival is typically characterized by a number of distinctive features: stucco, red-tiles roofs, arched openings, courtyards, ornate details, bright white or light-colored exterior walls, and patios, pergolas, and/or verandas. These elements are emphasized in style and interpreted and redefined for this multi-family and medium-high density project, while maintaining the classic and timeless style of Spanish Colonial Revival. These elements are expressed in the simplicity of the building massing that allows for the use of a subtlety varied color palette and detailing that creates a more human scale. The site design takes into consideration the need for six (6) floor plan unit types and six (6) building types to meet the broad community socioeconomic profile, as determined in the Development Plan. The vision for the project was to create a neighborhood friendly design that emphasizes the following components: x Building design approach is intended to create the look and feel of multiple large single-family residences similar to “missing middle” housing. x Pedestrian friendly including traditional sidewalks and multi-use pathways with accommodations for multi-modal transportation. x Individual unit entries facing each other, the surrounding neighborhood, open space, community park, private park, or garden paseo. x Upper-level private decks. The proposed development consists of sixty-seven (67) multi-unit residential buildings- nineteen (19) duplex units and forty-eight (48) three- or four- unit townhome buildings. The unit floor plans have been specifically designed to provide for a diversity of potential future tenants, including 1- bedroom, 2-bedroom, 3-bedroom, and 4-bedroom units, ranging in size from 636 square feet (SF) to 2,287 SF. Table 3. Multi-Family Unit Descriptions BUILDING TYPE/QTY DESCRIPTION UNIT TYPE/ QTY1) BLDG. FLOOR AREA (SF)2) Building A 2-Pack /8 (2) 4-Bedroom/3.5 Bath P6/2 4,574 Building B 2-Pack /11 (2) 4-Bedroom/3 Bath + Office/Garage (alt.)P5/2 3,384 Building C 3-Pack /17 (1) 3-Bedroom/2.5 Bath + (2) 2-Bedroom/2 Bath P2/2, P3/1 3,497 Building D 3-Pack /19 (2) 3-Bedroom/2.5 Bath + (1) 2-Bedroom/1.5 Bath P2/1, P3/1, P4/1 3,969 Building E 4-Pack /8 (3) 3-Bedroom/2.5 Bath + (1) 2-Bedroom/1.5 Bath P2/1, P3/3 5,116 Building F 4-Pack /4 (2) 3-Bedroom/2.5 Bath, (1) 2-Bedroom/1.5 Bath + (1) 1-Bedroom/1 Bath P1/1, P2/1, P3/2 4,405 1) “P1 – P6” – See table below for the quantity and square footage of each unit type. 2) Habitable building area. Garage/storage, porches, and deck areas are not included. Based upon the accessible unit requirements pursuant to CBC §11202A.3, 10% of condominium buildings with four (4) or more units, but no less than one (1) unit, the project includes eight (8) four-unit buildings for a total of forty-eight (48) units, the project will provide five (5) accessible units within unit type P3. See Section III – Affordable Units for a discussion of inclusionary housing units. Page 26 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA PROJECT DESCRIPTION P1.3 Table 4. Unit Type Descriptions Table 5. Avila Ranch Development Plan Design Framework DESIGN STANDARDS & GUIDELINES CONFORMANCE COMMENT Standard 7.1.8:Porches shall have a minimum depth of six (6) feet. Confirming that proposed porches have a minimum depth six (6) feet. Standard 7.2 Scale and Massing The pedestrian and agricultural character of Avila Ranch will be reflected through appropriately scaled buildings and landscaping. It is anticipated that building forms will be modest in size with individual components of buildings expressively articulated through playful use of massing. The interpretation of the standard has been reflected throughout the project, which includes single-family, duplexes, and multi-family structures. With that said, building scale and massing are interpreted differently for each building type, while the design of the landscape architectural component is expressed via both hardscape and softscape features. Standard 1.1 Goals 5.1 and 5.2 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Building Orientation and Setbacks section. The noted standard and associated standards and guidelines are reflected in the design for the R-3 multi-family project.See below for additional details. Standard 7.1.1 Goal 5.9 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Architectural Character section. The noted standard and associated standards and guidelines arereflected in the design forthe R-3 multi-family project.See below for additional details. 7.2.1 Goal 5.10 (and associated standards and guidelines) outlined within the AASP shall be referred to and incorporated as part of this Avila Ranch Scale and Massing section. The noted goal and associated standards and guidelines are reflected in the design for the R-3 multi-family project. See below for additional details. A. Variation in front yard setbacks, lot widths, and one and two story homes should be used to create a diversity of architectural massing. The project features a mixture of six different building types. The quantity of units for each building type varies from 2 to 4 units. This makes for a pleasant mix of building massing (size), wall heights, roof heights, and building facades. The project also features a mix of four different color schemes to provide further variation throughout the project. UNIT TYPE QTY UNIT LIVING AREA SF TOTAL SF P1 4 636 2,544 P2 65 1,075 69,875 P3 68 1,347 91,596 P4 19 1,547 29,393 P5 22 1,692 37,224 P6 16 2,287 36,592 TOTAL SF 267,224 AVERAGE SF 1,377 DESIGN STANDARDS & GUIDELINES CONFORMANCE COMMENT B. Massing design should include variation in the wall plane (projection and recess), variation in wall height, and rooflines at different levels. The project features a mixture of six different building types. The quantity of units for each building type varies from 2 to 4 units. This makes for a pleasant mix of building massing (size), wall heights, roof heights, and building facades. The project also features a mix of four different color schemes to provide further variation throughout the project. C. Portions of the upper story of a two-story home should be stepped back in order to reduce the scale of the façade that faces the street and to break up the overall massing. This could be achieved with a porch covering a min of 60% of the front facade. The project makes use of a variety stepped roof elements, wall projections, and varied roof directions to break up wall planes to break up building massing. D. Architectural elements that add visual interest, scale, and character to the neighborhood, such as recessed or projecting balconies, verandas, or porches should be included within building designs. The project uses a variety of porch and balcony depths, with a mix of porch and balcony design to provide a mix of architecture. The building designs also feature a mix of other architecture, such as shutters, gable end vents, and decorative recesses to provide additional interest. E. A variety of roof planes and pitches, porches, overhangs, and accent details should be incorporated into residential designs to increase the visual quality and character of a building, while reducing the bulk and size of the structure. The project uses a variety of roof planes, with a mix of architectural bump-outs to provide a varied mix of building shapes. The building designs also feature a mix of other architecture, such as shutters, gable end vents, and decorative recesses to provide additional interest. 2. Parking - Vehicle, motorcycle, and bicycle parking are integral components of the project and have been designed concurrently with the evolution of the building and site plan. For reference, see Table 6that describes the required and proposed unit, guest, and motorcycle parking. See Table 7 for bicycle parking required and proposed. Table 6. Multi-Family Unit Vehicle Parking UNIT TYPE UNIT QTY.BEDROOM QTY. PARKING REQUIRED PARKING PROVIDED 0.75/bedroom One-bedroom 4 4 3.00 Two-bedroom 65 130 97.50 Three-bedroom 87 261 195.75 Four-bedroom 38 152 114.00 Subtotal 194 547 410.25 Guest Parking (1 sp/5 units)38.80 Car Share Parking 7.00 TOTAL 456.00 459.001) Motorcycle (1 per 20 vehicle spaces)3.0 3.0 NOTE: 1) Each unit contains a 2-car garage = 388 spaces + general parking @ 64 spaces + 7 car share. Page 27 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA P1.4 PROJECT DESCRIPTION Long term and short-term bicycle parking is provided, as required. All units have bike storage space within each garage. Racks for guest parking are provided in various locations on the site plan. The Avila Ranch Trip Reduction and Implementation Program, dated August 19, 2022, identifies a bike share program for the R-3 development with a pool of twenty-eight (28) bikes with 50% provided as e- bikes. The bike share racks (15) and e-docks (14) are located at various locations in the development and shown on the site plan. Table 7. Multi-Family Unit Bicycle Parking BICYCLE PARKING TYPE UNIT QTY. PARKING REQUIRED PARKING PROPOSED Resident /Long Term (2/ unit)194 388.00 388.001) Guest Parking (1 sp/5 units)38.80 40.00 Bike Share2)28.00 29.00 TOTAL 487.00 489.00 NOTE: 1) Bicycle parking is provided in garages 2) 50% E-bike requirement The project includes the required specialty vehicle parking spaces which are identified on the proposed site plan. Specialty parking spaces include ADA accessibility, EV charging stalls, EV capable, and EV ready, pursuant to Green Code §4.106.4.1, CBC 2022 §1109A.2.1. exceptions 1, 2 or 3, and the Avila Ranch Development Plan §3.9. Table 8. Multi-Family ADA & EV Parking PARKING TYPE UNIT QTY.PARKING REQUIRED PARKING PROPOSED ADA Parking 5% of guest + car share parking 5% of 45 2.00 4.00 2% of total units 2% of 194 4.00 4.00 EV Parking 12.5% of guest + car share surface parking 12.5% of 45 6.00 6.00 Garage – 1/unit 194 194.00 194.00 3. Color and Material Boards Architectural Style x Stucco Walls: Soft, earthy hues of white, off-white, and light beige will dominate the facades, in line with traditional Spanish Colonial Revival aesthetics. These stucco walls will be accented with natural materials like stained wood elements and bright contrasting color to introduce warmth and texture. x Red Concrete Tile Roofs: Traditional concrete tiles with a gentle curve will be used for the roofing, contributing to the distinctive architectural style and providing a natural historic appeal. x Arched Windows and Doors: Soft, rounded arches will frame windows and doors, which will be detailed with ornamental wrought-iron grilles or wooden shutters for added charm and contrast. x Wood and Iron Accents: Exposed beams, trellises, and brightly colored entry doors will be integrated into the design to reinforce the connection to nature and the handcrafted charm of the Spanish Colonial Revival. x Inset Decorative Tiles: Tiles featuring colorful patterns will be used to accent key areas like entryways and windows contributing to the playful and artistic quality of the design. This multi-family master-planned community, rooted in the Spanish Colonial Revival style, will offer an ideal blend of heritage, beauty and functionality. Its thoughtful design fosters a sense of place, where residents can connect with each other, their environment, and their rich architectural heritage. The development will not only honor the Spanish Colonial Revival tradition but will also serve as a modern sanctuary for families to live, work and play in a sustainable, vibrant setting. 4. Landscape Architectural Design Concept The overall landscape architectural design concept is meant to create a sense of balance and harmony by ensuring that all elements work together seamlessly. The design prioritizes connectivity and cohesion, promoting social interaction and fostering a strong sense of community. At the core of this vision is a concern for the pedestrian experience with a focus on vital circulation links viaa network of sidewalks and trails connecting parks, open space, and various outdoor amenities. A thoughtful site design allows neighbors to naturally build relationships throughout the development. As residents step outside their homes, they immediately engage with the paseo, which seamlessly connects them to the broader web of pedestrian circulation alternatives. Along their walk, residents encounter intimate spaces, ideal for spontaneous neighborly chats or moments of quiet reflection. Within a five-to-ten-minute walk, users can reach nearby parks, including Park ‘F’, Park ‘G’ also known as the Community Park and Sports Complex, and the common recreational space, which hosts community events and sports activities. The Phase 5 Memorandum of Agreement details the timing for construction of the Community Park and Sports Complex. The development’s common recreational space offers a range of amenities, including covered picnic areas, benches, passive turf zones, and a half-court for sports. Additionally, a portion of a multi-purpose trail follows along Jesperson Road and intersects with the public sidewalk to provide opportunities for morning strolls or afternoon walks. Phase 4 also connects residents to the greater Avila Ranch development and the broader San Luis Obispo community. Positioned at the northeast entry of the multi-purpose trail, it offers convenient access to the trailway that winds through Avila Ranch, promoting walkability and bike use. With the added convenience of electric bike stations and abundant bike parking, residents are encouraged to embrace San Luis Obispo’s iconic bike culture—whether to visit a local park, greet a neighbor, or cycle off-site to nearby restaurants, breweries, or downtown. Traffic-calming measures like raised street tabletops, textured pavement, and enhanced street crossings ensure a safe environment for pedestrians by slowing the trajectory of vehicles. The paseos, front yards, and streetscapes feature a mix of deciduous and evergreen trees, providing summer shade and winter sunlight. A thoughtfully curated palette of flowering shrubs, perennials, grasses, and groundcovers offers a drought-tolerant mix of colors and textures, ensuring year-round visual interest, while conserving water. Decomposed granite paths wind through the paseos, adding visual and sensory intrigue, while further reducing water use. Page 28 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA PROJECT DESCRIPTION P1.5 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). This overall landscape design includes low-impact development (LID) principles and best management practices (BMPs), including energy conservation, soil regeneration, integrated pest management, mulching, and species diversity. Additionally, the design of efficient automatic irrigation systems reflects the latest technology and are designed specifically for particular plant species water demand, soils, and exposure. The project includes the following site amenities. x Access to Green Space:close proximity to the Park ‘G’, also known as the Community Park and Sports Complex, Park ‘F’, and the development’s common recreational amenity. x Biking:short- and long-term bike parking, and EV bikes. x Bioswales: dual function of stormwater management and an aesthetic feature with native grasses and boulders. x Connectivity:pathways serve to connect guest parking to the front doors of houses for easy access and visitation. x Development’s Common Recreational Space:covered picnic tables, pergola, basins, benches, passive turf areas, half sport court. x Homeowner Amenities:private patios for each unit. x Multi-purpose Trail: located along the northeast entry. x Pedestrian Circulation:pedestrian walkways loop around the exterior of the site, weaving in and out of the private walkway and connects with the public sidewalks. x Public Landscape Amenities:small patios (many overlook the agricultural area or have view of San Luis Obispo’s rolling hills), benches. x Traffic calming measures:street tabletops, road striping, and street crossings help to both slow down vehicles and create a safer space for pedestrians. x Views:units on the south and east sides have tremendous views of the agricultural area and sweeping views of San Luis Obispo’s rolling hills. x Wayfinding:signage, visible pathways, accent planting. 5. Drainage Considerations/Post Construction Stormwater Management Drainage and stormwater management are an integral part of the proposed medium high residential development; therefore, the appropriate considerations were evaluated for the overall site and building design. The proposed multi-family housing project consists of approximately 13.0 acres, which includesa proposed lot for a public park, and a special aquatic site. The proposed multi-family residential development will encompass 11.58 acres. The proposed development drains to localized bio-retention treatment best management practice (BMP) facilities to provide bio-filtration water quality treatment and retention. Peak flow management is provided off-site in the existing detention basin constructed in Phase 1 at the northeast corner of Buckley Road and Vachell Lane. The proposed private storm drain system(s) will be designed to convey the 10-year primary storm events. 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 structure(s) finished floor elevations. Ultimately, the private underground drainage facilities will be conveyed into the future public drainage facilities that are part of Tract 3089 Public Improvement Plans –Phase 4 and 5, prepared by Wallace Group, City File Nos. FMAP-0382-2022 and FMAP-0734-2024. The proposed project creates more than 2,500 square feet of new and replaced impervious surface and, therefore compliance with the Post Construction Requirements 1 through 4 per the County of San Luis Obispo Post Construction Requirements Handbook, dated March 2017 will be required. 6. Signage & Sign Exception Request A monument sign is proposed at the corner of Jespersen Road and Wright Brothers Way to identify the R-3 development area. The sign is proposed on a site wall that is five (5) feet tall and 7-feet 6- inches in width. The sign area is 12 square feet (SF)that includes a tiled background with 7-inch tall lettering. The sign wall is integrated into the corner landscaped area, while other low site walls provide an entry pedestrian corner experience and gateway to the project. The monument sign will be externally illuminated. The City’s Zoning Regulations do not allow monument signs in residential zones without an approved exception. The requested sign is consistent with the character of the neighborhood, integrated into to the site features and architectural style and will be constructed using high quality and durable materials. The sign is proposed for wayfinding and uniquely identifying the multi-family area. A similar sign exception for identification signs were approved for the Phase 3/R-4 apartment buildings. 7. Energy Requirements Avila Ranch has been participating in the City’s Clean Energy Program and was one of the first residential communities to be ALL ELECTRIC. Phase 4 of Avila Ranch will continue to demonstrate efforts to comply with the city-wide polices adopted in 2023 and any State level energy code adoptions. This phase of Avila Ranch will follow the current city regulations and will include updating the project’s energy standards in conjunction with the State adoption of new energy codes that will be in place later this year. Of note, is that the photovoltaic (PV) offset of 100% of demand is different than when the project was approved as a mixed fuel project, i.e., gas and electric. With an ALL ELECTRIC design, the demand is even higher. While we are not 100% offsetting the demand, the PV systems comply with the size, i.e., square foot requirements listed in energy section 13 of the Development Plan and offset the electrical demand by approximately 60-80%. While we are unclear about the specifics of the new energy code, we do however know we are three code cycles beyond the original project approvals. Avila Ranch Phase 4 will continue to comply with the city-wide policies related to energy sustainability, while also adapting to any new State level changes. The 2019 Energy Code updates did not require net zero buildings. Avila Ranch Phase 4 will have PV designs in excess of current energy standards. Phase 4 will also comply with the City’s Clean Energy Program. Interestingly, this program was not in place when the Avila Ranch Development Agreement and/or the Development Plan were approved. In addition to supplying oversized PV systems, Phase 4 includes electric vehicle outlets in each garage, an electric bike sharing program, and high speed internet options for those that choose to work from home. In addition to these measure Phase 4 will also be enrolled in either the California Energy Smart Homes Program (CAESHP) or the California Electric Homes Program (CALEHP), each having similar requirements. The following is a list of the CAESHP and CALEHP requirements for new construction single family, duplex, and townhome units. Page 29 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA PROJECT DESCRIPTION P1.6 x Communicating thermostats x Induction cooking x Heat pump water heating x Heat pump space heating x Segregated circuits x 240-volt plug for electric vehicle charging infrastructure x Battery storage readiness x Thermostatic mixing valves Buildings A and B (duplex unit with unit plans 5 and 6) will each contain fourteen (14) solar panels each. This will total approximately 12,000 square feet (SF) of roof mounted solar array. Each unit will have approximately 300 -330 SF of south facing solar panel surface area. Each unit should generate approximately 8,800 – 9,430 kWh/year. The townhome units (Buildings C-E, with 3 or 4 units in each building) will contain between 8 and 9 panels per unit. This will total approximately 30,000 SF of roof mounted solar arrays. The 8 panel units will have approximately 190 SF of south facing solar array and the 9 panel units will have approximately 200 SF of south facing solar array. Each unit should generate approximately 6000 and 7000 kWh/year. III. AFFORDABLE (INCLUSIONARY) HOUSING The Development Agreement (DA) describes the long-term housing affordability component of the Avila Ranch project, including design and development strategies to provide lower cost housing. These strategies include the design and construction of a range of housing sizes and types, while providing a greater number of inclusionary housing units than required by the City’s Inclusionary Housing Ordinance. The DA requires that the R-3 project include a total of thirty (30) inclusionary housing units, as noted in Table 9 below. The location of the units is shown on the project site plan (see SP2.0). Table 9. Affordable Housing Units NOTE: 1) The thirty (30) affordable for sale units are distributed, as follows: Eighteen (18) Moderate- income units: (10) 2b/1b and (8) 3b/2b + (12) WHIP units: (6) 2b/1b; and (6) 3b/2b (QTY.) & BUILDING TYPE UNIT TYPE/ BUILDING QTY. OF UNIT TYPE TOTAL AFFORDABLE FOR SALE (6) Building C P2 P3 2 1 12.0 6.0 (4) Building D P4 P3 P2 1 1 1 4.0 4.0 4.0 Total 30.001) Page 30 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA Avila Ranch Specific Plan Development Standards Pu b l i c S t r e e t Medium - High Density Residential Lot and Building Standards (R-3) EXAMPLES These sketches shows a site layouts that would follow from the standards. Not all features shown in the sketch are standards. STANDARDS (minimums) Lot Area Lot Width Lot Depth N/A N/A N/A Front Setback Dwelling Front Porch 15 ft 10 ft Rear Setback Dwelling Parking 10 ft 0 ft Side Setback (A) (applies to any structure, including covered parking) Street (corner lot) as provided in R-2 zone 15 ft 1,000 ft 20 ft 40 ft N/A N/A N/A 10 ft* 10 ft 10 ft 0 ft 10 ft 0 ft as provided in R-2 zone 10 ft* as provided in R-2 zone 10 ft* 10 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-3 product is consistent with the applicable standards. P1.7 PROJECT DESCRIPTION AVILA RANCH DEVELOPMENT PLAN Page 31 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA OVERALL SITE DEVELOPMENT PLAN SP1.0 PHASE 1 (APPROVED) PHASE 2/3 (APPROVED) PHASE 4 PHASE 5 (APPROVED) SCALE: 1”=300’ 0 150’ 300’ 450’ LEGEND PH. 4 PROJECT AREA PREVIOUSLY APPROVED PHASES, N.A.P. PREVIOUSLY APPROVED PUBLIC LANDSCAPE IMPROVEMENTS VENTURE DRIVE WRIGHT BROS. WAY J E S P E R S E N R O A D LA N G L E Y S T R E E T PPPPPPPHPHPPHPHPHHPHPPPPPHHPPHPHPPPHPPHPHPPPHPHPPPHPPHPASAAASASASASASASASASASSASSSSAE E EEEEEE EEEEEE EEEEE 4444444444444444444444444444444444444 VENTURE DRIVE WRIGHT BROS. WAY ET LA N G L E Y S T R E E PPPPPPPPPPPPPPPP (((A(A(A(A(A(A(A(AA((A(A(AA(( PPHPHPHPHPHPHPHPHHPHPHPPHPHHHPPHPASASASASASASASASASASSASSASASASASASASASSASASASASASAASEEEE 2///2/2/2/2/2/2/2//3333333 (AP(AP(AP(AP(AP(AP(A(AP(AP(AP(APPPPP(APA(AA(AP(APPAA(AP(AAPPPRPRPRPRPRRRORRORORORORROROPRPRPRORRPRRRRRRRRRRRRPRRRRVEDVEDVEDVED)))))) PHPHPHPHHPPPPASASASASASASASASAEEEEEEEEEE 5555555555555555555PHPHPHPHPPHPHPHPHPPPPPASASASASASASASASASE EEE EEE E EEE 5555555555 (AP(AP(AP(AP(AP(AP(AP(AP(AP(APPAPAPPPROPROPRORROPROPRORORROVVEDVVEDVEDVEDVEDVEDVVV)))))))))))))))) JJJ O A D JJ E HHHHHHHHHHASASASASASASASASSASASASEEEEEEEEEEEEE 111111111111 PPPPPPPPPROPROPRPROPROPROPROPROPROOOPROPROOVEDVEDVEDVEDVEDVEDVEDVEDVVEVEVD))))))))))))))))) ES P E R S E N R O A D PHASE 6 (FUTURE) PHASE 6 (FUTURE) PHASE 4 Park ‘G’ (Previously Approved, N.A.P.) OPEN SPACE OPEN SPACE VENTURE DRIVE EARTHWOOD DRIVE BUCKLEY ROAD EA R T H W O O D D R I V E VA C H E L L L A N E JES P E R S E N R O A D PPPPHPHPHPHPHPHASASASASASASE E E EEEE 6 666 666 (FU(FU(FU(FU(FU(FU(FUFUFUTURTURTURTURTURUE)E)))E)E)EE D SPE R S E N R O AD Page 32 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA SP1.1 Zͳϯ/>>h^dZd/s^/d PLAN />>h^dZd/s^/dW>E COMMON RECREATION AMENITY COMMON RECREATION AMENITY OPEN SPACE FUTURE PHASE 6 VENTURE DRIVE MU L T I - P U R P O S E T R A I L WRIGHT BROS. WAY J E S P E R S E N R O A D LA N G L E Y S T R E E T A A A A A A AA E E E E E F F F F E E C C C C C C C C C C C C C C C C C D DD DD D D D D D D D D D D D D D D E B B B B B B B B B B B SE T 2 3 F A LEGEND ARCHITECTURAL RENDERING, REFER TO SHEETS AS2.0-AS2.2 MONUMENT SIGN, REFER TO SHEET L-1.4 STREET SCENE ELEVATION, REFER TO SHEET AS1.0 # MMU L T I- P U R P O S OS B X SPECIAL AQUATIC AREA EPIMS-SLO-07902-R4 SPECIAL AQUATIC AREA EEPEPIMEPIMEPIMEPEPEEEPIMPIMEPIMEPIMPIMEPPS-SLS-SLS-SS--S-SL-SL-SL-SLS-S SLSSSSLSSSSSSO-07O-0O-0O-0O-0O-0O-0O-O-07O-0O-07707070777000700O0077OO0777902-902-902-902-902--902-902-990290229 R4R4R4R4R4R4R4R4444RRR44 PARK ‘F’ - BIRTHDAY PARKPARK ‘F’ - BIRTHDAY PARK (PREVIOUSLY APPROVED, N.A.P.)(PREVIOUSLY APPROVED, N.A.P.) 1 PARK ‘G’ (N.A.P.) S S SCALE: 1”=100’ 0 50’ 100’ 150’ PARK ‘G’PARK ‘G’ (N.A.P.) Page 33 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA SITE PLAN WITH STATISTICS SP2.0 NOT TO SCALE Page 34 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA STREETSCAPE ELEVATIONS AS1.0 STREETSCAPE ELEVATIONS BUILDING ‘C’ BUILDING ‘A’ BUILDING ‘B’ BUILDING ‘A’ BUILDING ‘C’BUILDING ‘C’BUILDING ‘F’ A B Page 35 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA OVERALL LANDSCAPE PLAN L1.0 OVERALL LANDSCAPEE PLAPLANN SCALE: 1”=100’ 0 50’ 100’ 150’ KEYNOTE LEGEND 1 PROJECT MONUMENT SIGN 2 MULTI-USE TRAIL 3 VEGETATED STORMWATER BASIN 4 PICNIC AREA 5 3’ TALL WOOD SPLIT RAIL FENCE 6 LANDSCAPE BUFFER USPS MAILBOX BUILDING TYPE BACKFLOW PREVETER TO BE SCREENED BY 3-4’ TALL PLANTING VENTURE DRIVE WRIGHT BROS. WAY J E S P E R S E N R O A D LA N G L E Y S T R E E T M M M M M PH A S E 5 LANDSCAPE ENLARGEMENT ‘A’COMMON REC. AMENITYSEE SHEET L-1.1 LANDSCAPE ENLARGEMENT ‘B’COMMON REC. AMENITYSEE SHEET L-1.1 M 2 # 1 2 3 3 4 3 3 3 3 AA A A A A A A AA E E E E E F F F F E E C C C C C C C C C C C C C C C C C D DD DD D D D D D D D D D D D D D D E B B B B B B B B B B B 3 PARK ‘F’- BIRTHDAY PARK(PREVIOUSLY APPROVED, N.A.P.) PARK ‘G’- SPORTS COMPLEX(PREVIOUSLY APPROVED, N.A.P.) SPECIAL AQUATIC AREA EPIMS-SLO-07902-R4 SPECIAL AQUATIC AREA EPIMEPIMEPIMEPIMEPIMEPIMEEPIMEPIEPIMEPIEPMEEPIMEMEEMMMS-SLS-SLS-SS-S-SLS-SS-SS-SS-SS-SS-SLS-SSSS-SSSLSSSLLSLLO-07O-07O-07O-07O-07O-0O-0O-O-07O-07-07O-07777700O077O7777902-902-902-902-02-902----902-90290290290 R4R4R4R4R4R4R4R4R4R44R4R44R4R4R44 5 6 3 LANDSCAPE ENLARGEMENT ‘C’GENERAL LANDSCAPINGSEE SHEET L-1.1 LANDSCAPE ENLARGEMENT ‘E’GENERAL LANDSCAPINGSEE SHEET L-1.2 5 PARK ‘G’ SPORTS COMPLEXPARK‘G’- SPORTS COMPLEX((PREVIOUSLY APPROVED, N.A.P.) LANDSCAPE ENLARGEMENT ‘D’GENERAL LANDSCAPINGSEE SHEET L-1.2 3 Page 36 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA LANDSCAPE ENLARGMENTS L1.1 SCALE: 1”=20’ 0 10’ 20’ 30’ KEYNOTE LEGEND 1 PASSIVE USE GRASS AREA 2 GROUP PICNIC PATIO WITH SHADE STRUCTURE 3 INDIVIDUAL-USE PICNIC AREA 4 NATIVE PLANTING AND COBBLE IN DRAINAGE BASINS 5 BIKE PARKING 6 MEANDERING CONCRETE PATHS 7 TRASH ENCLOSURE 8 PARKING 9 PRIVATE FRONT PORCH (TYPICAL) 10 HALF BASKETBALL COURT 11 BENCH SEATING AREA 12 PEDESTRIAN PATH TO BIRTHDAY PARK AC UNIT TO BE SCREENED WITH 3-4’ TALL PLANTING OR ARCHITECTURALLY COMPATIBLE SCREENING PANEL TRANSFORMER TO BE SCREENED 1 3 3 8 8 8 # 7 6 6 6 4 4 4 9 99 9 9 5 5 LANDSCAPE ENLARGEMENT ‘A’ - COMMON REC. AMENITY LANDSCAPE ENLARGEMENT ‘B’ - COMMON REC. AMENITY 2 10 1 11 12 10 2 T T 5 6 9 3 8 LANDSCAPE ENLARGEMENT ‘E’ - GENERAL LANDSCAPING Page 37 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA LANDSCAPE ENLARGMENTS L1.2 SCALE: 1”=20’ 0 10’ 20’ 30’ KEYNOTE LEGEND 3 INDIVIDUAL-USE PICNIC AREA 4 NATIVE PLANTING AND COBBLE IN DRAINAGE BASIN 5 BIKE PARKING 6 MEANDERING CONCRETE PATHS 7 TRASH ENCLOSURE 8 PARKING 9 PRIVATE FRONT PORCH (TYPICAL) AC UNIT TO BE SCREENED WITH 3-4’ TALL PLANTING OR ARCHITECTURALLY COMPATIBLE SCREENING PANEL TRANSFORMER TO BE SCREENED # 5 6 8 9 3 4 8 8 7 LANDSCAPE ENLARGEMENT ‘D’ - GENERAL LANDSCAPING SECTION THROUGH LANDSCAPE ENLARGEMENT ‘D’ LANDSCAPE ENLARGEMENT ‘E’ - GENERAL LANDSCAPING T T T 5 9 6 7 T Page 38 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA PROPOSED PLANT PALETTE L1.3 WATER CONSERVATION STATEMENT THE CONCEPTUAL LANDSCAPE PLAN, CONCURRENT WITH THE PLANTING AND IRRIGATION CONSTRUCTION DOCUMENTS, PLAN INSTALLATION, RELATED SPECIFICATIONS AND NOTES, QUALIFIES THIS PROJECT AS ONE WHICH EMBRACES THE FOLLOWING CURRENT WATER CONSERVATION TECHNOLOGY AND METHODOLOGIES: 1. UTILIZATION OF STATE OF THE ART IRRIGATION CONTROLLER(S) ALLOWING FOR PRECISION INCREMENTAL WATER SCHEDULING IN ALL HYDROZONES. 2. USE OF DRIP-TYPE AND/OR MICROSPRAY SYSTEMS ONLY. 3. INTEGRATED PLANT DESIGN. PLANT PALETTES HAVE BEEN FORMED TO REFLECT PARALLEL WATERING REQUIREMENTS WITHIN EACH HYDROZONE GROUP. 4. PLANTS INSTALLED WITH MOISTURE RETENTIVE SOIL AMENDMENTS, ENABLING STRONG ROOT AND PLANT GROWTH, WITH THE USE OF LESS WATER. 5. 3” DEEP MULCHING OF ALL PLANT BASINS AND PLANTING AREAS, INHIBITING EVAPORATION. 6. USE OF LOW WATER USE PLANTS. IRRIGATION STATEMENT 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 IN ALL PLANTERS EXCEPT WHERE A MICROSPRAY SYSTEM MAY BE MORE PRACTICAL. TREES SHALL BE IRRIGATED ON SEPARATE BUBBLER SYSTEMS. PROPOSED PLANT PHOTOS A G M S B H N T C I O U D J P V E K Q W F L R PROPOSED PLANT LIST - PASEOS AND LOTS EVERGREEN TREES MAGNOLIA GRAND. ‘LITTLE GEM’ / MAGNOLIA 15 GAL M WHITE BARK, UPRIGHT FORM ULMUS PARVIFOLIA ‘DRAKE’ / DRAKE ELM 24” BOX L BROAD CANOPY DECIDUOUS TREES LAGERSTROEMIA INDICA ‘DYNAMITE’ / CRAPE MYRTLE L RED/PINK FLOWERS ZELKOVA SERRATA / SAWLEAF ZELKOVA L BROAD CANOPY MEDIUM SHRUBS ARCTOSTAPHYLOS ‘HOWARD MCMINN’ / MANZANITA 5 GAL L CA. NATIVE, PINK FLOWERS BERBERIS THUNB. ‘ROSE GLOW’ / JAPANESE BARBERRY L BURGUNDY FOLIAGE CARPENTERIA CALIFORNICA / BUSH ANENOME 5 GAL L CA. NATIVE, WHITE FLOWERS LEUCADENDRON ‘SAFARI SUNSET’ / SAFARI CONEBUSH 5 GAL L RED NEW GROWTH OLEA ‘LITTLE OLLIE’ / DWARF OLIVE 5 GAL L ROUNDED FORM COPROSMA REPENS ‘PICTURATA’ / MIRROR PLANT 5 GAL L VARIEGATED FOLIAGE SMALL SHRUBS CISTUS ‘SUNSET’ / MAGENTA ROCKROSE 5 GAL L MAGENTA FLOWERS NANDINA DOMESTICA ‘GULFSTREAM’ / HEAVENLY BAMBOO L RED/ORANGE NEW GROWTH POLYGALA FRUTIC. ‘PETITE BUTTERFLIES’/ SWEET PEA SHRUB L PURPLE FLOWERS ROSA ‘FLOWER CARPET’ / FLOWER CARPET ROSE 5 GAL M FLOWERING TEUCRIUM X LUCIDRYS / GERMANDER 5 GAL L LAVENDER FLOWERS WESTRINGIA FRUIT. ‘MORNING LIGHT’ / COAST ROSEMARY 5 GAL L YELLOW/GREEN FOLIAGE PERENNIALS ANIGOZANTHOS CTVS. / KANGAROO PAW 1 GAL L FLOWERING KNIPHOFIA ‘SHINING SCEPTER’ / RED HOT POKER 1 GAL M ORANGE FLOWERS LAVANDULA SPS. / LAVENDER 1 GAL L PURPLE FLOWERS LIMONIUM PEREZII / SEA LAVENDER 1 GAL L PURPLE FLOWERS PENSTEMON CLTVS. / PENSTEMON 1 GAL L FLOWERING SALVIA SPS. / SAGE 1 GAL L FLOWERING ACCENTS AGAVE ATTENUATA / FOXTAIL AGAVE 5 GAL L SUCCULENT CORDYLINE ‘RED STAR’ / CABBAGE PALM 15 GAL L RED FOLIAGE, VERTICAL PHORMIUM CLTVS. / NEW ZEALAND FLAX 5 GAL L STRAP-SHAPED LEAVES YUCCA ‘COLOR GUARD’ / VARIEGATED ADAM’S NEEDLE 5 GAL L YELLOW/GREEN LEAVES ORNAMENTAL GRASSES LOMANDRA LONGIFOLIA ‘BREEZE’ / BLUE OAT GRASS L GREEN FOLIAGE CAREX TESTACEA / ORANGE SEDGE 1 GAL L ORANGE FOLIAGE HELICTOTRICHON SEMPERVIRENS / BLUE OAT GRASS L BLUE FOLIAGE FOLIAGE CALAMAGROSTIS ‘KARL FOERSTER’ / FEATHER REED GRASS 1 GAL L VERTICAL TAN STALKS MUHLENBERGIA LINDHEIMERI / LINDHEIMER’S MUHLY L STRAW COLORED STALKS GROUNDCOVER ARCTOSTAPHYLOS ‘EMERALD CARPET’ / MANZANITA L WHITE FLOWERS CISTUS SALVIIFOLIUS / ROCKROSE 1 GAL L WHITE FLOWERS COPROSMA KIRKII / KIRK’S COPROSMA 1 GAL L GREEN FOLIAGE CORREA ‘DUSKY BELLS / AUSTRALIAN FUCHSIA 1 GAL L PINK FLOWERS SENECIO 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. A B C D E F G H Y I J K L M N O P Q R X S T U V W WUCOLS* NOTES PRELIMINARY MAWA + ETWU CALCULATIONS 48.30 ETo (inches/year) Overhead Landscape Area (ft2) Drip Landscape Area (ft2) 130680 SLA (ft2) 130,680 ft2 MAWA= 3,913,343.3 ETWU= 3,913,343.3 5,231.4 12.010 ETWU complies with M HCF (Hundred Cubic Feet) per year Acre-feet per year Gallons ith MAWAETWU complies with MAWA (Recycled Water) Page 39 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA DKEhDEd^/'E L1.4 SIGNAGE KEYNOTE LEGEND 1 7” TALL PVC OR METAL LASER-CUT RAISED LETTERING 2 TILE BACKDROP WITH PRE-CAST TRIM. SIGNAGE AREA: 12 SF (~2.5’ H X 5’ W) 3 7” DIAMETER AVILA RANCH LOGO 4 PRE-CAST CONCRETE CAP 5 COLORED SMOOTH STUCCO FINISH 6 WROUGHT IRON METAL OVER ALCOVE ACCENT 7 DECORATIVE WOODEN TRELLIS WITH FLOWERING VINES # 1 2 3 4 5 66 7 Page 40 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA E1.0 W,KdKDdZ/W>Eͳ >/',d/E'&/ydhZ^ TYPE S2 TYPE X1 LITHONIAD-series Bollard GENERAL ELECTRIC‘Mission Bell’ Luminaire,or equalLUMINISSR-135(City Standard) TYPE S1 TYPE S3A, S3B AND S3C (City Standard) Page 41 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA E1.1 ! "# " " " $" " %" &' & & S1 10 LUMINIS SR135 L1L40 LD2 30K MVOLT PM45 SP BLC XXX MG/-PRS-14FT FINISH SCIROCCO SR135, CORRISION RESITANT, COPPER FREE POLE MOUNTED BELL SHAPED FIXTURE WITH TYPE II DISTRIBUTION. 5 YEAR WARRANTY 15FT MOUNTING HEIGHT. LED 3000K >80CRI 1 4170 0.92 34.33 16FT MOUNTING HEIGHT S2 64 Lithonia Lighting DSXB LED 16C 700 30K SYM MVOLT DXXX D-SERIES BOLLARD WITH 16 3000K LEDS OPERATED AT 700mA AND SYMMETRIC DISTRIBUTION LED 3000K >80CRI 1 2801 0.92 39 40" MOUNTING HEIGHT S3A 16 U.S. ARCHITECTURAL LIGHTING MRL20-PLED-II-36LED- 700mA-30K-HS FABRICATED METAL HOUSING, 1 LED MODULE CONSISTING OF: LED 3000K >80CRI 36 192 0.92 78.8 16FT MOUNTING HEIGHT S3B 14 U.S. ARCHITECTURAL LIGHTING MRL20-PLED-II-36LED- 700mA-30K FABRICATED METAL HOUSING, 1 LED MODULE CONSISTING OF: LED 3000K >80CRI 36 262 0.92 78.8 16FT MOUNTING HEIGHT S3C 2 U.S. ARCHITECTURAL LIGHTING MRL20-PLED-VSQ-W- 36LED-700mA-30K FABRICATED METAL HOUSING, 1 LED MODULE CONSISTING OF: LED 3000K >80CRI 36 264 0.92 78.8 16FT MOUNTING HEIGHT X1 16 CITY STANDARD STREET LIGHT ATBM P05 XXXXX R2 4K/5K(SIMULATE) ATBM, Performance Package P05, Type 2, 4000K/5000K CCT LED 4000K >80CRI 1 9718 0.9 73 20FT MOUNTING HEIGHT W,KdKDdZ/W>Eͳ >/',d/E'^,h> Page 42 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA S1-4S1-5S1-6 S1-7 S1-8 S1-9 S1-10 S1-11 S2-1 S2-2 S2-3 S2-4 S2-5 S2-6 S2-7 S2-8 S2-9 S2-10 S2-11 S2-13 S2-14 S2-17S2-18 S2-19 S2-20 S2-21 S2-22 S2-23 S2-24 S2-25 S2-26 S2-27 S3A-2 S3A-4 S3A-5 S3A-7 S3A-9 S3A-11 S3B-1 S3C-1 S3C-4 S3B-2 X1-8 X1-9 X1-10 X1-11 X1-12 X1-13 X1-15 S1-12 S1-13 S2-67 S2-68 S2-70 COMMON RECREATION AMENITY COMMON RECREATION AMENITY VENTURE DRIVE S1S1-9MU L T I - P U R P O S E T R A I L JE S P E R S E N R O A D SHEET E1.2 SHEET E-1.3 E1.2 NOT TO SCALE W,KdKDdZ/W>Eͳ NORTH Page 43 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA S2-13 S2-14 S2-17S2-18 S2-29 S2-30 S2-31 S2-32 S2-33 S2-34 S2-35 S2-36 S2-37 S2-38 S2-41 S2-42 S2-43 S2-44 S2-45 S2-46 S2-47 S2-48 S2-49 S2-50S2-51 S2-52 S2-53 S3A-1 S3A-13 S3A-15 S3A-18 S3A-24 S3A-27 S3A-29S3A-30 S3B-3 S3B-4 S3B-5 S3C-1 S3B-7 S3B-8 S3B-9 S3B-10 S3B-11 S2-54 S2-55 S2-56 S2-57 S2-58 S2-59 S2-60 S2-61 S2-62S2-63 S2-64 S2-65 S2-66 X1-1 X1-2 X1-3X1-4 X1-5 X1-6 X1-7 X1-8 X1-9 X1-11 X1-12 X1-14 X1-16 S2-67 S2-68 S3B-12 S3B-13 S3B-14 S3A-31 S3A-32 S3B-15 S2-69 FUTURE PHASE 6 PARK ‘F’ - BIRTHDAY PARKPARK ‘F’ - BIRTHDAY PARK (PREVIOUSLY APPROVED, N.A.P.)(PREVIOUSLY APPROVED, N.A.P.) WRIGHT BROS. WAY LA N G L E Y S T R E E T PARK ‘G’ (N.A.P.) SHEET E1.2 SHEET E-1.3 J E S P E R S E N R O A D E1.3 NOT TO SCALE W,KdKDdZ/W>Eͳ ^Khd, Page 44 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA AS2.0 PERSPECTIVE RENDERING ‘A’ PERSPECTIVE RENDERING ‘A’ 1 Page 45 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA PERSPECTIVE RENDERING ‘B’ AS2.1 PERSPECTIVE RENDERING ‘B’ 2 Page 46 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA AS2.2 PERSPECTIVE RENDERING ‘C’ PERSPECTIVE RENDERING ‘C’ 3 Page 47 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA h/>/E'͚͛>sd/KE^ A1.0 h/>/E'͚͛>sd/KE^ Page 48 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA A1.1 h/>/E'͚͛>sd/KE^ h/>/E'͚͛>sd/KE^ Page 49 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA h/>/E'͚͛>sd/KE^ A1.2 h/>/E'͚͛>sd/KE^ Page 50 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA A1.3 h/>/E'͚͛>sd/KE^ h/>/E'͚͛>sd/KE^ Page 51 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA h/>/E'͚͛>sd/KE^ A1.4 h/>/E'͚͛>sd/KE^ Page 52 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA A1.5 h/>/E'͚&͛>sd/KE^ h/>/E'͚&͛>sd/KE^ Page 53 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA h/>/E'͚͛&>KKZW>E A2.0 h/>/E'͚͛&>KKZW>E Page 54 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA A2.1 h/>/E'͚͛&>KKZΘ ROOF PLAN h/>/E'͚͛&>KKZΘZKK& PLAN Page 55 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA h/>/E'͚͛&>KKZW>E A2.2 h/>/E'͚͛&>KKZW>E Page 56 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA A2.3 h/>/E'͚͛&>KKZΘ ROOF PLAN h/>/E'͚͛&>KKZΘZKK& PLAN Page 57 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA h/>/E'͚͛&>KKZW>E A2.4 h/>/E'͚͛&>KKZW>E Page 58 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA A2.5 h/>/E'͚͛&>KKZΘ ROOF PLAN h/>/E'͚͛&>KKZΘZKK& PLAN Page 59 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA h/>/E'͚͛&>KKZW>E A2.6 h/>/E'͚͛&>KKZW>E Page 60 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA A2.7 h/>/E'͚͛&>KKZΘ ROOF PLAN h/>/E'͚͛&>KKZΘZKK& PLAN Page 61 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA h/>/E'͚͛&>KKZW>E A2.8 h/>/E'͚͛&>KKZW>E Page 62 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA A2.9 h/>/E'͚͛&>KKZΘ ROOF PLAN h/>/E'͚͛&>KKZΘZKK& PLAN Page 63 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA A2.10 h/>/E'͚&͛&>KKZW>E Page 64 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA h/>/E'͚&͛&>KKZΘ ROOF PLAN A2.11 Page 65 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA hE/dW>E^ A3.0 Page 66 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA A3.1 hE/dW>E^ Page 67 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA hE/dW>E^ A3.2 hE/dW>E^ Page 68 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA A3.3 hE/dW>E^ hE/dW>E^ Page 69 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA hE/dW>E^ A3.4 hE/dW>E^ Page 70 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA A4.0 COLOR AND MATERIALS h/>/E'K>KZE MATERIALS BOARD Page 71 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA A5.0 dZ^,E>K^hZ dZ^,E>K^hZ Page 72 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA C1.0 VTPM TITLE SHEET 8+ 9+ 10+ 11+ 12+ 13+ 14+ 15+ 16+ 17+ 18+ 19+ 20+ 21+ 22+ 79 + 80+ 81+ 82+ 83+ 84+ 85+ 85+ 17+ 18+ 19+ 19+ 30+ 31+ 32+ 33+ 34 + 35 + 36 + 37 + 38 + 39+ 40 + 40+ 53+ 54+ 55+ 56 + 57 + 58 + 59 + 60+ 61+ 62+ 63 + 63+ 29+ 30+ 31+ 92+ 93+ 94+ 95+ 96+ 96+ SS SS SS SS SS SS SS SS SS SS SS SS W RW 0+ 1+ 2+ 3+ 3+ SDSD SD SD SD SD SD SD SDSD SD SS PE SD SS SD SD Lateral INV 105.51 0+ 1+ 2+ 2+ SD SD SD AS GA S RW SD SD SD SS 8" PVC WL RW RW SD SD All e y 2 3 All e y 2 4 X X X X X X VX X X X X X X X X X X X X X X X X X X XXXXXXXXXXXX X X X X X X X X X X X X JE S P E R S E N R O A D JE S P E R S E N R O A D VENTURE DRIVE (PUBLIC) LA N G L E Y S T R E E T ( P U B L I C ) WRIGHT BROTHERS WAY (PUBLIC) PARK 'F' PARK 'G' 6,7( © PHASE 4 AT AVILA RANCH VESTING TENTATIVE TRACT MAP 3245 "FOR CONDOMINIUM PURPOSES" SAN DIEGO, CA 92110 5620 FRIARS ROAD 619-291-0707 rickengineering.com SHEET INDEX: OWNER/SUBDIVIDER:ASSESSOR'S PARCEL NO. CIVIL ENGINEER: SURVEYOR: SITE UTILITIES: LANDSCAPE ARCHITECT: SITE ADDRESS: SURVEY INFORMATION: VICINITY MAP SITE MAP CONDOMINIUM MAP PROPOSED AVILA RANCH PHASE 4 VESTING TENTATIVE TRACT MAP "FOR CONDOMINIUM PURPOSES" VTTM NO. 3245 CITY OF SAN LUIS OBISPO, CA GENERAL PLAN AND ZONING ARCHITECTURAL REVIEW APPROVAL VERTICAL BENCHMARK & BASIS OF BEARING: LEGEND ABBREVIATIONS LOT AREAS: Page 73 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA EXISTING SITE CONDITIONS ͳEKZd, C2.0 SS SS SS SSSS SS SS SS SS SS SS SS SS SS SS SS RW SD RW RW SS SS X X X X X X X X X X X V VXVXVXVX X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X JE S P E R S E N R O A D ( P U B L I C ) VENTURE DRIVE (PUBLIC) LOT 192 LOT 201 (NAP) LOT 193 LOT 197 LOT 201 (NAP) LOT 201 (NAP)LOT 199LOT 194 (NAP)LOT 193 PHASE 4 AT AVILA RANCH VESTING TENTATIVE TRACT MAP 3245 "FOR CONDOMINIUM PURPOSES" SAN DIEGO, CA 92110 5620 FRIARS ROAD 619-291-0707 rickengineering.com LEGEND FLOOD MAPPING: BASIS OF ELEVATION: Page 74 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA C2.1 EXISTING SITE KE/d/KE^ͳ^Khd, SS SS SS SS SS SS SS SSSS SS SS SS SS SS SS SS SS SS SS SS RW RW RW RW SD SS Lateral INV 105.51 GA S GA S GA S GA S GA S RW RW SS SS RW RW RW RW RW SS SS X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X J E S P E R S E N R O A D ( P U B L I C ) VENTURE DRIVE (PUBLIC) LA N G L E Y S T R E E T ( P U B L I C ) WRIGHT BROTHERS WAY (PUBLIC) LOT 193 LOT 197 LOT 199 LOT 197 LOT 197 LOT 194 (NAP) LOT 201 (NAP) LOT 198 (NAP) LOT 201 (NAP)LOT 199LOT 194 (NAP)LOT 193 PHASE 4 AT AVILA RANCH VESTING TENTATIVE TRACT MAP 3245 "FOR CONDOMINIUM PURPOSES" SAN DIEGO, CA 92110 5620 FRIARS ROAD 619-291-0707 rickengineering.com LEGEND FLOOD MAPPING: BASIS OF ELEVATION: Page 75 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA VESTING TENTATIVE TRACT DWͳEKZd, C3.0 SS SS SS SS SS SS SS SS SS SS SS RW SD RW RW SS SS X X X X X X X X X X X V VXVXVXVX X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X LOT 192 LOT 193 LOT 197 LOT 194 (NAP) LOT 201 (NOT A PART) JE S P E R S E N R O A D ( P U B L I C ) VENTURE DRIVE (PUBLIC) LOT 193 PHASE 4 AT AVILA RANCH VESTING TENTATIVE TRACT MAP 3245 "FOR CONDOMINIUM PURPOSES" SAN DIEGO, CA 92110 5620 FRIARS ROAD 619-291-0707 rickengineering.com LEGEND LA N G L E Y S T R E E T (P U B L I C ) Page 76 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA C3.1 VESTING TENTATIVE TRACT DWͳ^Khd, SS SS SS SS SS SS SS SS SS SS SS SS SS SS RW RW RW RW SD Lateral INV 105.51 GA S GA S GA S GA S GA S RW RW SS RW RW RW RW RW SS SS X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X LOT 193 LOT 197 LOT 199 LOT 197 LOT 194 (NAP) LOT 194 (NAP) LOT 201 (NAP) LOT 198 (NOT A PART) J E S P E R S E N R O A D ( P U B L I C ) VENTURE DRIVE (PUBLIC) LA N G L E Y S T R E E T ( P U B L I C ) WRIGHT BROTHERS WAY (PUBLIC) LOT 193 PHASE 4 AT AVILA RANCH VESTING TENTATIVE TRACT MAP 3245 "FOR CONDOMINIUM PURPOSES" SAN DIEGO, CA 92110 5620 FRIARS ROAD 619-291-0707 rickengineering.com LEGEND Page 77 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA SITE PLAN C4.0 SS SS SS SS SS SS SSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS WLWL SD SD SD SD SD SD SD SD SD SD SD SD WL SD WL SS SD SD Lateral INV 105.51 WL WL WL WL WL WL SD SD SD GA S GA S GA S GA S WL GAS RW RW RW RW SD SD SDSD SD WL SS SS 8" PVC WL WL RW RW RW RW WL SDSD SS SD V VXVXVX XXXXXXXXXXXXXXXXXXXXXXX XX X X X X X X X X A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/CA/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/CA/C A/C A/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C LOT 192 (260 VENTURE DRIVE) LOT 201 (NAP) LOT 193 (265 VENTURE DRIVE) LOT 197 (270 WRIGHT BROTHERS WAY) LOT 199 (4365 LANGLEY STREET) LOT 197 (4350 LANGLEY STREET) LOT 194 (NAP) JE S P E R S E N R O A D ( P U B L I C ) J E S P E R S E N R O A D ( P U B L I C ) VENTURE DRIVE (PUBLIC) LA N G L E Y S T R E E T ( P U B L I C ) WRIGHT BROTHERS WAY (PUBLIC) LOT 201 (NAP) LOT 198 (NAP) 1 12 3456 7 8 119 10 12 15 1613 14 17 18 21 22 19 20 25 23 24 26 27 29 30 28 33 31 32 34 35 36 37 38 12345 6 7 8 9 10 11 12 13 14 15 16 23456 7 8 9 10 11 12 19 20 21 13 14 15 16 17 18 22 23 24 25 26 27 28 29 30 31 41 40 39 38 71 70 69 68 67 66 65 64 63 62 42 43 44 45 52 53 54 61 60 59 58 57 56 55 32 33 34 35 36 37 46 47 48 49 50 51 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1 27 26 25 24 23 22 21 20 19 18 17 16 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 212019 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 (PRIVATE DRIVE) (PRIVATE DRIVE) (PRIVATE DRIVE) (PR I V A T E D R I V E ) (P R I V A T E D R I V E ) (P R I V A T E DR I V E ) (P R I V A T E D R I V E ) (PR I V A T E D R I V E ) (P R I V A T E DR I V E ) (P R I V A T E D R I V E ) (PRIVATEDRIVE)(PRIVATE DRIVE) (PRIVATE DRIVE) PHASE 4 AT AVILA RANCH VESTING TENTATIVE TRACT MAP 3245 "FOR CONDOMINIUM PURPOSES" SAN DIEGO, CA 92110 5620 FRIARS ROAD 619-291-0707 rickengineering.com LEGEND Page 78 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA PRELIMINARY GRADING EZ/E'W>Eͳ NORTH C5.0 SS SS SS SSSS SS SS SS SS SS SS SS SS SS SS RW SD SD SD SD SD WL WL SD WL SD WL WL WL WL GAS RW RW RW RW RW RW SD SDSD WL 8" PVC WLSDSD SS SS SDSDSD SD V VXVXVXVX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X A/C A/CA/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C 12 3 11 6 12 0 115 12 2 11 6 LOT 192 LOT 201 (NAP) LOT 193 LOT 197 JE S P E R S E N R O A D ( P U B L I C ) VENTURE DRIVE (PUBLIC) (PRIVATE DRIVE) (PR I V A T E D R I V E ) SECTION: TYPICAL PRIVATE LANE SECTION: TYPICAL PRIVATE FIRE ACCESS LANE W/ HYDRANT PHASE 4 AT AVILA RANCH VESTING TENTATIVE TRACT MAP 3245 "FOR CONDOMINIUM PURPOSES" SAN DIEGO, CA 92110 5620 FRIARS ROAD 619-291-0707 rickengineering.com LEGEND Page 79 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA C5.1 PRELIMINARY GRADING EZ/E'W>Eͳ ^Khd, SS SS SS SS SS SS SS SSSS SS SS SS SS SS SS SS SS SS SS SS SS WL RW RW RW RW WLWL SD SDSD SD SD SD SD SD SD SD SD SD SD SD SD SD WL WL SD WL SS SD SD Lateral INV 105.51 WL WLWLWL WL WL WL SD SD SD SD GA S GA S GA S GA S GA S GAS RW RW SD SD SDSD SD WL SS SS 8" PVC WL WL RW RW RW RW RW WL WL SDSD SS SS A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C 115 LOT 193 LOT 199LOT 194 (NAP) LOT 198 (NAP) J E S P E R S E N R O A D ( P U B L I C ) VENTURE DRIVE (PUBLIC) LA N G L E Y S T R E E T ( P U B L I C ) WRIGHT BROTHERS WAY (PUBLIC) (PRIVATE DRIVE) (PRIVATE DRIVE) (P R I V A T E D R I V E ) (PRIVATE DRIVE) (P R I V A T E D R I V E ) PHASE 4 AT AVILA RANCH VESTING TENTATIVE TRACT MAP 3245 "FOR CONDOMINIUM PURPOSES" SAN DIEGO, CA 92110 5620 FRIARS ROAD 619-291-0707 rickengineering.com LEGEND Page 80 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA WZ>/D/EZzhd/>/dz W>EͳEKZd, C6.0 SS SS SS SSSS SS SS SS SS SS SS SS SS SS SS RW SD SD SD SD SD WL WL SD WL SD WL WL WL WL GAS RW RW RW RW RW RW SD SDSD WL 8" PVC WLSDSD SS SS SDSDSD SD V VXVXVXVX XXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X A/C A/CA/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/CA/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C JE S P E R S E N R O A D LOT 194 (NAP) LOT 192 LOT 201 LOT 197 LOT 201 (NAP) JE S P E R S E N R O A D ( P U B L I C ) VENTURE DRIVE (PUBLIC) (PRIVATE DRIVE) (PR I V A T E D R I V E ) (PR I V A T E D R I V E ) LOT 193 PHASE 4 AT AVILA RANCH VESTING TENTATIVE TRACT MAP 3245 "FOR CONDOMINIUM PURPOSES" SAN DIEGO, CA 92110 5620 FRIARS ROAD 619-291-0707 rickengineering.com LEGEND FUTURE MAINTENANCE NOTE: Page 81 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA C6.1 WZ>/D/EZzhd/>/dz W>Eͳ^Khd, SS SS SS SS SS SS SS SSSS SS SS SS SS SS SS SS SS SS SS SS SS WL RW RW RW RW WLWL SD SDSD SD SD SD SD SD SD SD SD SD SD SD SD SD WL WL SD WL SS SD SD Lateral INV 105.51 WL WLWLWL WL WL WL SD SD SD SD GA S GA S GA S GA S GA S GAS RW RW SD SD SDSD SD WL SS SS 8" PVC WL WL RW RW RW R W RW WL WL SDSD SS SS A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C J E S P E R S E N R O A D LOT 194 (NAP) LOT 193 LOT 197 LOT 199 LOT 197 LOT 197 LOT 194 (NAP) LOT 198 (NAP) J E S P E R S E N R O A D ( P U B L I C ) VENTURE DRIVE (PUBLIC) LA N G L E Y S T R E E T ( P U B L I C ) WRIGHT BROTHERS WAY (PUBLIC) (PRIVATE DRIVE) (PRIVATE DRIVE) (P R I V A T E D R I V E ) (PRIVATE DRIVE) RIV E ) (P R I V A T E D R I V E ) (PRIVATEDRIVE) (PRIVATE DRIVE) LOT 193 PHASE 4 AT AVILA RANCH VESTING TENTATIVE TRACT MAP 3245 "FOR CONDOMINIUM PURPOSES" SAN DIEGO, CA 92110 5620 FRIARS ROAD 619-291-0707 rickengineering.com LEGEND FUTURE MAINTENANCE NOTE: Page 82 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA ^/dZK^^ͳ^d/KE^ C7.0 12 + 13 + 14 + 15 + 16 + 17 + 18 +19 +20 +21 + 33+ 34+ 35+ 36+ 56+ 57+ 58+ 59+ SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSS WL RW RW SD SD SD SD SD SD SD SD SD SD W La t e r a l I N V 1 0 5 . 5 1 WL WL WL WL WL SD GAS GAS GAS GAS GAS WL RW RW RWRWRWRW 8" P RW RW RW RW RW WL WL SD SD SD SD SD SD VE N T U R E D R I V E ROAD WR I G H T B R O S W A Y V V X V X V X V X X X X X X X X X A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/CA/C A/C A/C A/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A A B B JESPERSEN ROAD (PUBLIC) VE N T U R E D R I V E ( P U B L I C ) WR I G H T B R O T H E R S W A Y ( P U B L I C ) PHASE 4 AT AVILA RANCH VESTING TENTATIVE TRACT MAP 3245 "FOR CONDOMINIUM PURPOSES" SAN DIEGO, CA 92110 5620 FRIARS ROAD 619-291-0707 rickengineering.com SECTION A: PROFILE VIEW SECTION B: PROFILE VIEW PLAN VIEW LEGEND Page 83 of 84 ARCHITECTURAL & DEVELOPMENT REVIEW 09 DECEMBER 2024 REVISED 19 SEPTEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA ^/dZK^^ͳ^d/KE^ C7.1 13+ 14+ 15+ 7 9 + 80 + 81+ 82+ 54 55 + 56 + 57 + 58 + 59 + 60 + 61 + 62 + 6 3 + 63+ SS SS SS SS SS SS SS SS SS WL RW WLWL SD SDSDSDSD D SD SD SD Lateral INV 105.51 WLWLWLWLWL SD SD GAS GA S GA S SDSD SS SS WL RW RW RW RW WL A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/CA/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/CA/C A/C A/CA/C A/C A/CA/C A/C A/CA/C A/C A/CA/C A/C A/C A/C A/C A/C A/C A/C A/ C A/C A/C A/C A/CA/C A/CA/C A/C A/C A/C A/C A/C A/C A/C A/C C C LOT 199 LA N G L E Y S T R E E T ( P U B L I C ) WRIGHT BROTHERS WAY (PUBLIC)J E S P E R S E N R O A D ( P U B L I C ) PHASE 4 AT AVILA RANCH VESTING TENTATIVE TRACT MAP 3245 "FOR CONDOMINIUM PURPOSES" SAN DIEGO, CA 92110 5620 FRIARS ROAD 619-291-0707 rickengineering.com SECTION C: PROFILE VIEW PLAN VIEW LEGEND Page 84 of 84 VTTM 3245 Avila Ranch Project 175 Venture Drive ARCH-0786-2024; SBDV-0792-2024 ARC Presentation for the Avila Ranch Project – R-3 Product Review November 17, 2025 Applicant: Avila Ranch Developers, Inc. Representative: Carol Florence Requested Feedback from ARC Review the proposed R-3 residential design for consistency with Airport Area Specific Plan Avila Ranch Development Plan Community Design Guidelines Provide Comments and Recommendations to the Planning Commission 2 Previous Approvals Avila Ranch Project was approved in 2017 Development Plan Development Agreement VTTM 3089 Certified Final EIR Overall project was found consistent with City policies, including the Community Design Guidelines 3 Previous or In-Progress Approvals Other subsequent actions and approvals, including: Phase 1 Final Map Recordation Phase 1 Public Improvement Plans Phases 1-6 grading plans Phase 1-3 (R-2) development – 297 units Phase 5 (R-1) development – 101 units Phase 3 (R-4) development – 145 units Phases 1-3 and 5 Public Improvement Plans Pending Permits (in process): Phase 4 Public Improvement Plans Phases 2-6 jurisdictional permitting 4 Avila Ranch Location within the AASP 5 R-3 Portion of the Avila Ranch Plan Area 6 R-3 Project Summary 7 Summary of Proposed R-3 Development 8 Architectural Style ARDP Requires one or more of the following styles: Farmhouse, California Bungalow, Contemporary, Craftsman, or Mission (Spanish) Spanish Colonial is proposed, an interpretation of Mission architecture 9 Colors and Materials Colors Grays Browns Off -Whites Darker Complementary Colors Materials Stucco Walls Red Clay Tile Roofs Aluminum Clad Windows and Doors, with Dark Ash finish See Sheet A4.0 for more details 10 Illustrative Site Plan 11 Southeastward View from Center of Project 12 Southeastward View from Northwest Corner 13 Northeastward View from Southwest Corner 14 Elevations – Street Frontages 15 Elevations – Building A 16 Elevations – Building B 17 Elevations – Building C 18 Elevations – Building D 19 Elevations – Building E 20 Elevations – Building F 21 R-3 Design Guidelines - ARDP 22 Applicant proposes change of front and corner setback standard from 15’ to 10’ 10’ setback is consistent with recently updated Citywide R-3 standard Staff supports proposed change in order to better meet housing and design goals Monument Sign Exception Municipal Code and ARDP Requirements Not allowed in residential zones unless exception approved Illuminated signs not allowed unless exception approved ARDP allows monument signs with an agrarian theme at three major roundabouts in Avila Ranch Proposed One externally illuminated monument sign 2.5 feet high, 5 feet wide; total sign area 12 square feet Reflects Spanish Colonial architecture of the development Replaces one of the three signs described above 23 Proposed Monument Sign 24 Key Discussion Items Summary Does ARC recommend finding the proposed site design and building designs consistent with AASP, ARDP and CDG requirements? Are there modifications to the architectural style or design that should be considered to ensure conformance to requirements? Does ARC have any input with regard to materials, landscaping, and lighting? Is the proposed monument sign design appropriate, given the project’s Spanish Colonial project design, in the context of ARDP Standard 6.2.2 that calls for an “agrarian” theme for monument signage? Is the sign appropriately lighted? Is it in an appropriate location? (Section 8.06 of the approved Development Agreement provides flexibility so that design issues can be found consistent by meeting the intent of the ARDP) 25 Discussion: ARDP Standard 1.1 - Setbacks 26 15-foot front setback required by ARDP; 10 feet proposed Staff is supportive of the proposal because the front setback has been updated to 10 feet in R-3 zones elsewhere in the City Discussion: ARDP Standard 1.2, 1.6, 7.35 27 Involve the relationship between building setbacks and building heights Intent is to avoid blocking distant views of hillsides Staff is supportive of the proposal as it is consistent with intent of the ARDP, as buildings need to be three stories to support the density called for in the ARDP. A strict application of ARDP standards would not allow for sufficient density. Discussion: ARDP Standard 7.1.1-7.1.4, 7.4 28 ARDP allows Mission architectural style Proposed project is potentially consistent with this style ARC should consider whether proposed Spanish Colonial style is consistent with the intent of Mission architecture called for in the ARDP Discussion: ARDP Standard 6.2.2 29 Calls for monument signs at three locations, but not at the one currently proposed Calls for monument signs to have an agrarian theme Previous ARC recommendations and project approvals in Avila Ranch have allowed flexibility in sign design to match architectural theme of adjacent neighborhood Development Agreement Section 8.06 allows design flexibility to meet the intent of the ARDP Recommendation/Next Steps Staff Recommendation: Find the project consistent with the AASP, ARDP Design Framework, and Community Design Guidelines, and forward the project to the Planning Commission for action If ARC recommends approval to the Planning Commission, this could be done with or without recommended conditions or further guidance Planning Commission to consider application based on ARC recommendations 30 Questions and Comments 31