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HomeMy WebLinkAbout12-10-2025 PC Agenda Packet Planning Commission AGENDA Wednesday, December 10, 2025, 6:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo Planning Commission meetings can be viewed remotely on Channel 20, the City’s YouTube Channel, and on the City’s website under the Public Meeting Agendas web page. Attendees of City Council or Advisory Body meetings are eligible to receive one hour of complimentary parking; restrictions apply, visit Parking for Public Meetings for more details. INSTRUCTIONS FOR PUBLIC COMMENT: Public Comment prior to the meeting (must be received 3 hours in advance of the meeting): Mail - Delivered by the U.S. Postal Service. Address letters to the City Clerk's Office at 990 Palm Street, San Luis Obispo, California, 93401. Email - Submit Public Comments via email to advisorybodies@slocity.org. In the body of your email, please include the date of the meeting and the item number (if applicable). Emails will not be read aloud during the meeting. Voicemail - Call (805) 781-7164 and leave a voicemail. Please state and spell your name, the agenda item number you are calling about, and leave your comment. Verbal comments must be limited to 3 minutes. Voicemails will not be played during the meeting. *All correspondence will be archived and distributed to members, however, submissions received after the deadline may not be processed until the following day. Public Comment during the meeting: Meetings are held in-person. To provide public comment during the meeting, you must be present at the meeting location. Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy, Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire to utilize electronic visual aids to supplement their oral presentation must provide display-ready material to the City Clerk by 12:00 p.m. on the day of the meeting. Contact the City Clerk's Office at cityclerk@slocity.org or (805) 781-7114. Pages 1.CALL TO ORDER Chair Houghton will call the Regular Meeting of the Planning Commission to order. 2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA At this time, people may address the Commission about items not on the agenda. Comments are limited to three minutes per person. Items raised at this time are generally referred to staff and, if action by the Commission is necessary, may be scheduled for a future meeting. 3.CONSENT Matters appearing on the Consent Calendar are expected to be non- controversial and will be acted upon at one time. A member of the public may request the Planning Commission to pull an item for discussion. The public may comment on any and all items on the Consent Agenda within the three-minute time limit. 3.a CONSIDERATION OF MINUTES - OCTOBER 22, 2025 PLANNING COMMISSION MINUTES 5 Recommendation: To approve the Planning Commission Minutes of October 22, 2025. 3.b REVIEW OF A REQUEST TO REMOVE ONE (1) STREET TREE ASSOCIATED WITH THE SAN LUIS SQUARE PROJECT (ARCH- 2213-2015) 9 Recommendation: Adopt the Draft Resolution (Attachment A) approving the requested removal of one (1) street tree (Ficus macrocarpa) and subsequent replanting of one (1) new street tree. 4.PUBLIC HEARINGS Note: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. Please limit your comments to three minutes; consultant and project presentations limited to six minutes. 4.a REVIEW OF A NEW MULTI-FAMILY HOUSING DEVELOPMENT WITHIN THE R-3-SP ZONED PORTION (PHASE 4) OF THE AVILA RANCH DEVELOPMENT PLAN WHICH INCLUDES 194 DWELLING UNITS, A VESTING TENTATIVE TRACT MAP 3245 TO FACILITATE DEVELOPMENT OF THE PROPOSED CONDOMINIUM 43 Recommendation: Adopt the Draft Resolution approving the proposed site design and layout for the R-3-SP component of the Avila Ranch Project to be developed within Phase 4 of the Avila Ranch Development Plan (ADRP), including 194 dwelling units, approval of Vesting Tentative Tract Map (VTTM) 3245, approval of a sign exception to allow a residential monument sign in the design style and location proposed, and incorporating the recommendations of the Architectural Review Commission, based on findings and subject to the Conditions of Approval. 5.COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Receive a brief update from Deputy Community Development Director Tyler Corey. 6.ADJOURNMENT The next Regular Meeting of the Planning Commission is scheduled for January 28, 2026 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. The Regular Meetings of December 24, 2025 and January 14, 2026 will be cancelled due to the Christmas and New Year's Holidays. LISTENING ASSISTIVE DEVICES for the hearing impaired--see the Clerk The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7114 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410. Planning Commission meetings are televised live on Charter Channel 20 and on the City's YouTube Channel: www.youtube.com/CityofSanLuisObispo. Agenda related writings or documents provided to the Planning Commission are available for public inspection on the City’s website: https://www.slocity.org/government/mayor-and-city-council/agendas-and- minutes. 1 Planning Commission Minutes October 22, 2025, 6:00 p.m. Council Chambers, 990 Palm Street, San Luis Obispo Planning Commissioners Present: Commissioner Justin Cooley, Commissioner Sheryl Flores, Commissioner Steve Kahn, Chair Dave Houghton Planning Commissioners Absent: Commissioner Bob Jorgensen, Commissioner Juan Munoz- Morris, Vice Chair Eric Tolle City Staff Present: Deputy Community Development Director Tyler Corey, Assistant City Attorney Markie Kersten, Deputy City Clerk Sara Armas _____________________________________________________________________ 1. CALL TO ORDER A Regular Meeting of the San Luis Obispo Planning Commission was called to order on October 22, 2025 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo, by Chair Houghton. 2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA Public Comment: None --End of Public Comment-- 3. CONSENT 3.a CONSIDERATION OF MINUTES - SEPTEMBER 24, 2025 PLANNING COMMISSION MINUTES Motion By Commissioner Cooley Second By Commissioner Kahn To approve the Planning Commission Minutes of September 24, 2025. Ayes (4): Commissioner Cooley, Commissioner Flores, Commissioner Kahn, and Chair Houghton Page 5 of 150 2 Absent (3): Commissioner Jorgensen, Commissioner Munoz-Morris, and Vice Chair Tolle CARRIED (4 to 0) 4. PUBLIC HEARINGS 4.a REVIEW OF UPDATES TO THE HISTORIC PRESERVATION ORDINANCE AND HISTORIC CONTEXT STATEMENT Principal Planner Brian Leveille and Stacy Kozakavich, consultant, presented the staff report and responded to Commission inquiries. Chair Houghton opened the Public Hearing Public Comment: None --End of Public Comment-- Chair Houghton closed the Public Hearing Motion By Commissioner Cooley Second By Commissioner Kahn Adopt a Resolution recommending the City Council adopt the updates to the Historic Preservation Ordinance and the Historic Context Statement. Ayes (4): Commissioner Cooley, Commissioner Flores, Commissioner Kahn, and Chair Houghton Absent (3): Commissioner Jorgensen, Commissioner Munoz-Morris, and Vice Chair Tolle CARRIED (4 to 0) 4.b WATER AND WASTEWATER ELEMENT UPDATE CONSISTING OF AN UPDATED WASTEWATER CAPACITY CONSTRAINED AREA MAP Special Projects Manager Shawna Scott presented the staff report and responded to Commission inquiries. Public Utilities Director Aaron Floyd and Deputy Director, Wastewater Chris Lehman also responded to Commission inquiries. Chair Houghton opened the Public Hearing Page 6 of 150 3 Public Comment: None --End of Public Comment-- Chair Houghton closed the Public Hearing Motion By Commissioner Flores Second By Commissioner Kahn Adopt a Resolution recommending the City Council approve an amendment to the City’s Water and Wastewater Element of the General Plan (GENP-0762-2025) and find the action categorically exempt from the California Environmental Quality Act (CEQA). Ayes (4): Commissioner Cooley, Commissioner Flores, Commissioner Kahn, and Chair Houghton Absent (3): Commissioner Jorgensen, Commissioner Munoz-Morris, and Vice Chair Tolle CARRIED (4 to 0) 5. COMMENT AND DISCUSSION 5.a STAFF UPDATES AND AGENDA FORECAST Deputy Community Development Director Tyler Corey provided the following update:  The next rescheduled Regular Meeting is November 19, 2025, with no items currently scheduled  The last meeting of the year will be December 10, 2025, with one item tentatively scheduled to come before the Commission 6. ADJOURNMENT The meeting was adjourned at 7:17 p.m. The rescheduled Regular Meeting of the Planning Commission is scheduled for November 19, 2025 at 6:00 p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo. _________________________ APPROVED BY PLANNING COMMISSION: XX/XX/202X Page 7 of 150 Page 8 of 150 PLANNING COMMISSION AGENDA REPORT SUBJECT: REVIEW OF A REQUEST TO REMOVE ONE (1) STREET TREE ASSOCIATED WITH THE SAN LUIS SQUARE PROJECT (ARCH-2213-2015) PROJECT ADDRESS: 590 Marsh St. FILE NUMBER: TREE-0892-2025 BY: Walter Gault, Urban Forestry Program FROM: Tyler Corey, Deputy Director Coordinator/City Arborist Phone Number: (805) 781-7578 Email: wgault@slocity.org APPLICANT: Jay Salas, G3 Concepts RECOMMENDATION Adopt the Draft Resolution (Attachment A) approving the requested removal of one (1) street tree (Ficus macrocarpa) and subsequent replanting of one (1) new street tree. SITE DATA Applicant Jay Salas, G3 Concepts Zone Downtown Commercial (C-D) General Plan Land Use General Retail Sales, Service and Entertainment. Site Area 0.2-acre parcel Environmental Determination Categorically exempt from environmental review under CEQA Guidelines section 15332 (Class 32, Infill Development Projects) Meeting Date: 12/10/2025 Item Number: 3a Time Estimate: N/A Figure 1: Subject Property Location Page 9 of 150 Item 3a TREE-0892-2025, ARCH-2213-2015 Planning Commission Report – 12/10/25 1.0 SUMMARY San Luis Square is a mixed-use project located at 570, 578, 590 Marsh and 581 Higuera Streets that was reviewed and approved in March 2018 and is currently under construction. Per the approval (Attachment C, Resolution No. ARC-1005-18), the project is required to improve existing frontage along Marsh Street. In order to install the required frontage improvements, severe damage would be incurred on the existing street tree (Ficus macrocarpa) located at 590 Marsh Street. Jay Salas, Project Manager with G3 Concepts, an integrated real estate development company (Applicant), has requested the removal of the street tree so that construction may continue and the required frontage improvements and repairs can be made (Attachment C). As part of the request, the applicant is proposing to replant a new street tree in a 5’ x 5’ tree well as part of the frontage improvements. 2.0 COMMISSION'S PURVIEW During property development or construction, any tree that is requested to be removed that was not identified and approved for removal by the authorized approving authority shall return to the authorized approving authority for approval prior to removal (12.24.090.F(5)). The project was previously reviewed and approved by the Architecture Review Commission (ARC). Since the ARC approval, the Municipal Code has changed, and the Planning Commission now reviews and makes final decisions for Major Development Review projects or any modifications to such projects. The Planning Commission’s role is to review the request for consistency with Municipal Code Chapter 12.24 and applicable City Standards. Figure 2: 2025 view of requested tree removal from the corner of Marsh and Nipomo Streets. Page 10 of 150 Item 3a TREE-0892-2025, ARCH-2213-2015 Planning Commission Report – 12/10/25 3.0 PROJECT INFORMATION 3.1 Background On March 5, 2018, the ARC reviewed and approved a new mixed-use project, called “San Luis Square,” located at 570, 578, 590 Marsh and 581 Higuera Streets (Attachment C, Resolution No. ARC-1005-18). The project included three, four-story structures with 19,792 square feet of commercial space, 63 residential units, 36 hotel rooms, a two-level underground parking garage, a new driveway approach along Nipomo Street, landscaping and other site improvements.1 San Luis Square is considered a Major Development Review project. Per Resolution No. ARC-1005-18 (Attachment C), the project is subject to conditions of approval. Several of the conditions outline requirements related to frontage improvements. Specifically, Condition of Approval No. 15 states “Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard MC 12.16.050.” 3.2 Project Description The project proposes to remove one (1) existing street tree (Ficus macrocarpa) (Attachment D, Tree Removal Plan) and replant one (1) 24 -inch box street tree along 590 Marsh Street (Attachment E, Replanting Plan). The removal of this tree is requested to accommodate the construction of new frontage improvements that meet ADA standar ds and comply with the City’s current Engineering Standards and the construction of the new four-story structure located at 590 Marsh Street. 4.0 PROJECT ANALYSIS 4.1 Construction Impacts As noted above, the applicant is requesting to remove one (1) str eet tree in order to construct the new frontage improvements and new structure associated with the San Luis Square project. This construction will require 1/3 or more of the tree’s canopy to be removed and require significant root pruning to accommodate 12 inches of excavation so that the current grade of the sidewalk can be lowered. The applicant has provided an arborist report (Attachment F) describing how the impacts of the proposed construction will impact the existing street tree. Specifically, the arborist report highlights the following:  The Critical Root Zone (CRZ)2 of the tree will be significantly impacted from grading and excavation to bring the sidewalk into ADA compliance as part of the required frontage improvements. 1 Note that on December 16, 2019, the Community Development Director determined that minor changes to the approved project were in substantial conformance with the ARC approved plans. The proposed changes included modifications to the interior portions of the proposed structures, specifically the reduction of: (a) the underground parking to 69 parking spaces, (b) the commercial areas to 13,000 square feet, and (c) the number of residential units to 52. The minor changes did not impact the site layout or required site improvements. 2 The Critical Root Zone (CRZ) is the area around a tree where the minimum volume of roots considered critical to the structural stability or health of the tree are located. Page 11 of 150 Item 3a TREE-0892-2025, ARCH-2213-2015 Planning Commission Report – 12/10/25  The CRZ will be impacted by the drilling of caissons for the new structure at the setback line (back of sidewalk).  The tree’s canopy will need to be trimmed significantly to accommodate the new structure. The combination of canopy and root pruning is likely not compatible for tree retention because it will significantly impact the health of the tree and its stability. 4.2 Past and Current Conditions Since the project application was submitted (2015) and approved (2018), the subject tree has grown considerably. In 2016, a complete repair of the sidewalk panels adjacent to the tree was performed by the City, and the tree well was widened to accommodate the expanding trunk of the tree. The tree has lifted the sidewalk panels again, and the root crown has expanded to fill the tree well again. Due to the increased growth, a sign ificant amount of pruning is now required in the CRZ and canopy. Figure 3: Approximately one-third of the existing canopy must be removed to accommodate the new structure. Figure 4: 2025 view of sidewalk damage to 2016 repairs when tree well size was increased Page 12 of 150 Item 3a TREE-0892-2025, ARCH-2213-2015 Planning Commission Report – 12/10/25 4.3 Consistency with the Municipal Code The City’s Tree Ordinance (Municipal Code Chapter 12.24) was adopted with the purpose of establishing a comprehensive program for installing, maintaining, and preserving trees within the City. Municipal Code Section 12.24.090(G) provides the criteria for tree removals within the City. As proposed, the requested tree removal is consistent with the tree removal criteria because:  The tree is non-native and, per Municipal Code Section 12.24.090.G(3), has a lower preservation priority.  The tree is a street tree, known to have invasive root structure, that is causing Public Right-of-Way obstruction or displacement to a sidewalk with a high volume of pedestrian use (see Figure 4 above) and, per Municipal Code Section 12.24.090.G(5), has a lower preservation priority.  The tree is not a heritage tree and per Municipal Code Section 12.24.090.G(7), has a lower preservation priority. 5.0 ENVIRONMENTAL REVIEW The proposed project is categorically exempt from provisions of CEQA described in Section 15301 (Existing Facilities) of the CEQA Guidelines which consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The proposed project consists of the removal and replanting of one (1) tree in order to repair and upgrade the existing frontage street, sidewalk and gutter) to comply with current City and ADA standards and involves negligible or no expansion of use beyond that previously existing and does not involve the removal of a scenic resource . 6.0 ALTERNATIVES 1. Continue project. An action to continue the item should include a detailed list of additional information or analysis required to make a decision. 2. Deny the project. An action denying the project should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Zoning Regulations, or other policy documents. 7.0 ATTACHMENTS A - Draft PC Resolution 590 Marsh (ARCH-1005-2018) B - Tree Removal Application 590 Marsh C - Resolution No. ARC-1005-18 D - Tree Removal Plan E - Replanting Plan F - Arborist Report Page 13 of 150 Page 14 of 150 RESOLUTION NO. PC-XXXX-25 A RESOLUTION OF THE CITY OF SAN LUIS OBISPO PLANNING COMMISSION APPROVING THE REMOVAL OF ONE (1) STREET TREE (FICUS MICROCARPA) AT 590 MARSH AND SUBSEQUENT REPLANTING OF ONE (1) NEW STREET TREE WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW UNDER SECTION 15301 (EXISTING FACILITIES) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) GUIDELINES AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED DECEMBER 10, 2025 (TREE-0892-2025) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on March 5, 2018, and reviewed and approved the new mixed-use project located at 570, 578, 590 Marsh and 581 Higuera Streets under Development Review application ARCH- 2213-2015; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, on December 10, 2025, for the purpose of considering the tree removal application TREE -0892-2025 requesting the removal of one (1) street tree and the subsequent replanting of one (1) new street tree; and WHEREAS notices of said public hearings were made at the time and in the manner required by law; and WHEREAS, the Planning Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations provided by staff presented at said hearing. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby approves the tree removal request (TREE-0892-2025), based on the following findings: Tree Removal 1. The proposed tree removal request is consistent with Municipal Code Section 12.24.090(G) because the tree is non-native and carries a lower preservation priority; it is a street tree, known to have invasive root structure, causing Public Right-of-Way Obstruction or Displacement, adjacent to a sidewalk with high volume of pedestrian use; and it is not a Heritage Tree. Page 15 of 150 Resolution No. PC-XXXX-25 TREE-0892-2025 590 Marsh Street Page 2 2. As conditioned, the proposed tree removal request is consistent with Municipal Code Section 12.24.090(J) because the tree removal will be compensated by planting one (1) new street tree along the Marsh Street frontage. SECTION 2. Environmental Review. The proposed project is categorically exempt from provisions of CEQA described in Section 15301 (Existing Facilities) of the CEQA Guidelines which consists of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use. The proposed project consists of the removal and replanting of one (1) tree in order to repair and upgrade the existing frontage street, sidewalk and gutter) to comply with current City and ADA standards and involves negligible or no expansion of use beyond that previously existing and does not involve the removal of a scenic resource. SECTION 3. Action. The Planning Commission hereby approves the tree removal request with incorporation of the following conditions: City Arborist – Community Development Department 1. The tree removals for the site shall include one (1) Ficus microcarpa (Laurel Fig) as requested by the applicant in the project proposal. 2. One (1) street tree, at a minimum, shall be planted to replace the removed tree. The replacement tree shall be 24-inch box or larger in size. The tree species shall be in accordance with the City Approved Tree List, Major Streets Tree List, or to the satisfaction of the City Arborist. All trees planted as part of this replanting plan shall survive and any trees that do not survive shall be replanted. 3. The tree(s) shall be planted and irrigated (on a seperate zone) with tree bubbler(s) per the City’s Engineering Standards for Street Trees prior to final building permit approval for the new structure located at 590 Marsh Street. 4. California Fish and Game Code Section 3503.5 and the Migratory Bird Treaty Act of 1972 prevents the removal of trees with active nests. To account for most nesting birds, removal of trees should be scheduled to occur in the fall and winter (between September 1st and January 31st) and after the young have fl edged. If removing trees during the nesting season (February 1st to August 31st), a qualified biologist shall inspect any trees marked for removal that contain nests to determine if the nests are active. If there are active nests, trees shall not be removed and may only be removed once a qualified biologist provides a confirmation memo that breeding / nesting is completed, and young have fledged the nest prior to removal of the tree to the satisfaction of the Community Development Director or City Biologist. Page 16 of 150 Resolution No. PC-XXXX-25 TREE-0892-2025 590 Marsh Street Page 3 Indemnification 5. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers, or employees to attack, set aside, void or a nnul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Upon motion by ___________, seconded by ___________, and on the following roll call vote: AYES: NOES: RECUSED: ABSENT: The foregoing resolution was passed and adopted 12th day of December, 2025. ___________________ Tyler Corey, Secretary Planning Commission Page 17 of 150 Page 18 of 150 Page 19 of 150 Page 20 of 150 RESOLUTION NO. ARC-1005-18 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING A NEW MIXED-USE PROJECT WITH THREE, FOUR- STORY STRUCTURES THAT INCLUDE 19,792 SQUARE FEET OF COMMERCIAL SPACE, 63 RESIDENTIAL UNITS, 36 HOTEL ROOMS, AND A TWO-LEVEL UNDERGROUND PARKING GARAGE WITH 136 PARKING SPACES WITH A MAXIMUM HEIGHT OF 59.5 FEET AND A NEW DRIVEWAY APPROACH ALONG ON NIPOMO STREET, WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MARCH 5, 2018 570, 578 & 590 MARSH STREET & 581 HIGUERA STREET (ARCH-2213-2015) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on December 1, 2014, pursuant to a proceeding instituted under ARCH-0300- 2014, PB Companies, applicant; and WHEREAS, the Cultural Heritage Committee and the Architectural Review Commission of the City of San Luis Obispo conducted a joint public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on July 13, 2015, pursuant to a proceeding instituted under application #ARCH-0609-2014, PB Companies, applicant; and WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on May 22, 2017, pursuant to a proceeding instituted under ARCH-2213-2015, The Obispo Company, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on November 13, 2017, pursuant to a proceeding instituted under ARCH-2213- 2015, The Obispo Company, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on March 5, 2018, pursuant to a proceeding instituted under ARCH-2213- 2015, The Obispo Company, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: Page 21 of 150 Resolution No. ARC-I 005-18 ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street) Page 2 SECTION 1. F indings. The Architectural Review Commission hereby grants final approval to the project (ARCH-2213-2015), based on the following findings: 1. That the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project respects site constraints and is compatible with the scale and character of the neighborhood. 2. The proposed project is consistent with Land Use Element Policy 4.20 (4.20.1 -4.20.6) because the project provides continuous street level stores and restaurants, upper level residential dwellings, similar storefront widths to existing buildings in the Downtown, and includes design details such as transom windows, bulkheads, large display windows, awnings, landscaping and patios which can be appreciated by people on the sidewalks, includes public/private viewing decks as part of 581 Higuera Street, is designed to meet LEED silver energy standards, provides the maximum number of residential units allowed for the site, and includes a public/private plaza that connects Higuera to Marsh Street. 3. The proposed project is consistent with Housing Element Policies 5.3 and 6.2 because the project provides a mixed-use development that includes housing above ground-level retail stores and restaurants within the Downtown Core. 4. The proposed project is consistent with Zoning Regulations Chapter 17.42 Sections 17.42.020 and 17.42.020.C(2) because it meets all the property development standards and implements at least two policy objectives for buildings in the Downtown over 50 feet in height 5. The project is consistent with the City's Community Design Guidelines because the proposed project incorporates similar materials and architectural features to the surrounding neighborhood and provides a complementary color scheme. 6. The proposed new driveway will not harm the pedestrian experience within the Downtown Core because the proposed driveway approach is located along a non-arterial street and will not significantly alter the character of the street or pedestrian circulation in the area in consideration of the characteristics of pedestrian flow to and from the project site and surrounding uses and the proposed driveway approach is a shared facility and provides efficient access to more than a single project in a way that eliminates the need for additional driveways (M.C. Section 17.42.020.G.Vehicle Access). 7. The character of the building located at 570 Higuera Street is not considered historically significant as described in Section 14.01.070.A of the City's Historic Preservation Ordinance because the structure lacks significant historic and architectural features, is not associated with any significant historical person groups or events in the City's history and the existing structure no longer maintain authenticity and integrity due to alterations to the original function and historic fabric of the building because of renovations to the building, including additions to the front and rear fac;:ades, relocation of the main entrance, replacement windows and entrance door, conversion to a commercial use, and paving the side yard and backyard as parking spaces. Page 22 of 150 Resolution No. ARC-I 005-18 ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street) Page 3 SECTION 2. Environmental Review. 1. The project is categorically exempt from environmental review under Class 32, 15332 (In- Fill Development Projects) because the project is consistent with General Plan policies for the land use designation and is consistent with the applicable zoning designation and regulations. The project site occurs on property of no more than five acres substantially surrounded by urban uses that has no value as habitat for endangered, rare or threatened species as the site is located on an existing infill property and is served by required utilities and public services. 2. As a separate and independent basis to conclude that the project does not require further environmental review under CEQA, the City concludes based on analysis provided in the supporting record that the project is consistent with CEQA Section 15 l 68(C)4 and Article 12 Section 15183(a) because the City has provided a written analysis that evaluates the site and the activity to determine whether the environmental effects of the operation were covered in the Land Use and Circulation Element (LUCE) Final EIR and the project is consistent with the development density established by existing zoning and general plan policies in the LUCE Final EIR. 3. Based on analysis reflected in the project review record and review of prior City actions, including, but not limited to, the approval of the Land Use and Circulation Update, the Historic Preservation Ordinance and Guidelines, prior zoning code updates, and the downtown height regulations, as set forth in Chapter 17.42 of the City's Municipal Code, as well as review and approval of the Downtown Concept Plan, the City finds that the project is consistent with development previously analyzed and contemplated for the project site and is consistent with the type and level of development previously approved for this site. The project is consistent with all development standards applicable to the site, the project does not cause any substantial adverse changes to the significance of the historical resource located on the adjacent Jack House property, and the project does not present any other unusual circumstances that may have a significant environmental impact that could support an exception to the categorical exemption relied upon or otherwise require further environmental review. SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning Division -Community Development Department 1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review ("Indemnified Claims").· The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. Page 23 of 150 Resolution No. ARC-1005-18 ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street) Page 4 2. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 3. Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. 4. The locations of all exterior lighting, including lighting on the structure, bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City's Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 5. Mechanical and electrical equipment shall be located internally to the building. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will provide adequate screening. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to both initial project construction and later building modifications and improvements. 6. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. 7. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the backflow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such Page 24 of 150 Resolution No. ARC-1005-18 ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street) Page 5 equipment shall be subject to review and approval by the Utilities and Community Development Directors. 8. Plans submitted for a building permit shall include all details, cut sheets, dimensions, and specifications to ensure all materials, windows, and architectural details are of high quality and suitable for a Downtown development project. 9. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. 10. The project shall submit a separate application for a sign program for the site. The sign program shall include information on the sizes, locations, colors, materials, types, and illumination of all signage. Project signs shall be designed to be compatible with the architecture of proposed buildings and complement the site's setting. 11. The project shall install public art as part of the project in place of the in-lieu fee option. The public art application shall be submitted to the Community Development Director. Approval of public art shall be obtained prior to the issuance of a building permit. 12. The proposed project is permitted to unbundle parking for tenants of the project ( commercial and residential), however, they shall not sell parking (required or otherwise) to off-site users unless a Use Permit is approved per Chapter 17.16.060.F (Off-site Parking) of the Municipal Code. Unbundled parking is when the cost of parking is levied separately from the rent of residential and commercial tenants. Building Division -Community Development Department 13. All existing underlying property lines shall be merged through the voluntary merger process or may be included within a lot line adjustment or subdivision process. The lines shall be adjusted or merged prior to any construction permits unless otherwise approved for deferral by the Community Development Director. 14. A roof plan shall be submitted as part of the construction documents submitted for building permit application as none were incorporated in the entitlement set. Engineering Division -Public Works/Community Development Department 15. Projects involving the construction of new structures requires that complete frontage improvements be installed or that existing improvements be upgraded per city standard MC 12.16.050. 16. The building plan submittal shall show all new frontage along Marsh, Nipomo, and Higuera to be in accordance with City Engineering Standards for the Mission Sidewalk District of downtown. Page 25 of 150 Resolution No. ARC-I 005-18 ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street) Page6 17. The building plan submittal shall show and note any sections of damaged or displaced curb, gutter & sidewalk or driveway approach to be repaired or replaced to the satisfaction of the Public Works Department. 18. The building plan submittal shall include the dimensions and bearings for all property lines for reference. Any known property comer monuments shall be shown and noted on the plans for reference. Include the monument at the comer of Marsh and Nipomo. Monuments shall be preserved or re-established in accordance with current statutes. 19. The required public improvements may be included in the building permit plan submittal but will ultimately need to stand alone as a separate miscellaneous public improvement plan per City Engineering Standards with the standard signature cover sheet. Improvements located within the public right-of-way will require a separate encroachment permit and associated inspection fees. A separate plan review fee payable to the Public Works Department will be required for the Public Works Department review of the public improvements associated with the project. Said review fee shall be in accordance with the improvement plan review fee resolution in effect at the time of the plan submittal. Record drawings will be required at the completion of construction. 20. The building plan submittal or public improvement plans submittal shall include a complete design prepared by a licensed Civil Engineer. The plan shall include all existing and proposed improvements. The design shall show how drainage is being directed around the bulb out and able to maintain minimum flows in the street gutter without the need for a sidewalk underdrain. Drainage calculations may be required to confirm curb capacities and to evaluate any spread into the adjoining travel lanes. If gravity flows are not possible or are undesirable, the final design for either a sidewalk underdrain or additional catch basins shall be approved by the City Engineer. The bulb out shall be designed to the satisfaction of the Public Works Department. The transition from the widened sidewalk area back to the existing curb shall include a minimum inside radius and minimum outside radius per City Engineering Standards. A surface drainage strategy should be pursued for all areas of proposed sidewalk widening/bu! b-outs. 21. The project shall install two pedestrian level streetlights along the Nipomo frontage per City Engineering Standards in accordance with the City approved layout plan. The streetlight conduit shall be extended to the northerly limits of the project or PGE secondary point of connection, whichever is closer to the proposed third future light along the Nipomo frontage of 599 Higuera. 22. The applicant should consider providing secondary conduit to the proposed and/or existing street trees for future tree lighting. If tree lighting is proposed, the system components shall be installed in accordance with current City and Downtown Association (DA) guidelines and standards and shall be approved to the satisfaction of the City and the DA. 23. The improvement plan submittal shall show the existing and proposed street parking, signage, striping, and parking meter abandonments/relocations per city engineering standards. The Page 26 of 150 Resolution No. ARC-1005-18 ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street) Page 7 developer/contractor shall be responsible for all improvements including parking meter fees during construction. The demolition plan shall include a complete site inventory including all existing signage, parking meters, and furniture in the public right-of-way. 24. The contractor shall work with the affected businesses and provide a construction staging plan and schedule for review and approval by the City prior to encroachment permit issuance. The developer/contractor shall provide construction notification, project description, phasing and timing, and contact information to the Downtown Association and affected businesses to the satisfaction of the City. 25. A "sidewalk dining" permit and/or a "tables and chairs" permit shall be required for any dining in the public right-of-way. The necessary permits shall be completed to the satisfaction of the Community Development Director. 26. The building plan submittal shall show an 8' clear pedestrian path of travel void of all sidewalk obstructions along all street frontages in order to meet pedestrian level of service thresholds required for this area. 27. Any existing driveway approach that is not required for the new underground parking shall be abandoned. The existing driveway approach used for the new underground parking shall be upgraded per City and ADA Standards. The current City and ADA standard requires a 4' sidewalk extension behind the ramp. 28. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, materials, signing, and striping. The building plan submittal shall show all parking spaces that are adjacent to a post, column, or wall shall be one additional foot in width per City Engineering Standard 2220. 29. Provisions for trash, recycle, and green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be considered in the final design. The building plan submittal shall show the proposed trash enclosure to comply with Engineering Standard 1010.B for drainage and water quality standards. 30. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground dry utilities and services shall be shown along with any proposed alterations or upgrades. All work in the public right-of-way shall be shown or noted. 31. The applicant shall provide a copy of the Preliminary PGE design sketch to the engineer of record and City of San Luis Obispo for review and approval prior to final design. The final PGE handout package shall be reviewed by the engineer of record for consistency with the design and shall be approved by the City of San Luis Obispo. Page 27 of 150 Resolution No. ARC-I 005-18 ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street) Page 8 32. The building plan submittal shall include a final grading plan and drainage report for this project. The drainage report shall consider any historic offsite drainage tributary to this property that may need to be conveyed along with the improved on-site drainage. This development may alter and/or increase the storm water runoff from this site or adjoining sites. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 33. The project is located within a designated flood zone as shown on the Flood Insurance Rate Map (FIRM) for the City of San Luis Obispo. As such, any new or substantially remodeled structures shall comply with all Federal Emergency Management Agency (FEMA) requirements and the city's Floodplain Management Regulations per Municipal Code Chapter 17.84. 34. This property is located in an AO (2' depth) Flood Zone; the water surface or base flood elevation (BFE) of a 100-year storm is 2' above adjacent grade. The structure and building service equipment must be raised or floodproofed to an elevation that is at least one foot above the BFE or 3' above the highest adjacent grade. Additional freeboard to 2' above the BFE may result in additional structure protection and savings on flood insurance and is strongly encouraged. 35. The building plan submittal shall show the below grade parking structure to be dry floodproofed per City and FEMA standards. The elevator designs and construction shall comply with the most current FEMA Technical Bulletin. 36. The building plan submittal shall show compliance with the Post Construction Stormwater Requirements as promulgated by the Regional Water Quality Control Board for redeveloped sites. Include a complete Post Construction Stormwater Control Plan Template as available on the City's Website. 37. An operations and maintenance manual will be required for the post-construction stormwater improvements. The manual shall be provided at the time of building permit application and shall be accepted by the City prior to building permit issuance. A private stormwater conveyance agreement will be required and shall be recorded prior to final inspection approvals. If a direct connection to the public storm drain is proposed, an annual and recurring inspection fee will be required in accordance with the storm drain connection fee schedule in effect at the time of the permit approvals/connection. 38. The building plan submittal shall show all existing and proposed trees with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown or referenced. The plans shall note the disposition of all trees. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. The plan shall show all existing and proposed street trees. Page 28 of 150 Resolution No. ARC-I 005-18 ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street) Page 9 39. The building plan submittal shall show all proposed new street trees to be 24" box minimum. Tree wells, grates and guards shall be in accordance with City Engineering Standards. Tree species and planting requirements shall be per City Engineering Standards. 40. The City Arborist supports the proposed tree removals with compensatory tree plantings. Compensatory trees shall be provided at a 1 to 1 ratio. Compensatory trees (24" box) may be planted on-site, in the public sidewalk, or at specific empty tree wells within the Downtown area. Alternate planting locations outside of the Downtown shall be approved to the satisfaction of the City Engineer and City Arborist. 41. Tree protection measures for the existing neighboring Walnut, Redwoods, and Ficus street trees shall be implemented to the satisfaction of the City Arborist. Tree protection measures shall comply with City's Engineering Standard Specifications. The existing neighboring Walnut tree canopy shall be pruned to match the amount of root pruning required for the project. The City Arborist shall review and approve the proposed tree protection measures prior to commencing with any demolition, grading, or construction. The City Arborist shall approve any safety pruning, the cutting of substantial roots, or grading within the dripline of trees on the property or on adjacent properties. A city-approved arborist shall complete safety pruning. Any required tree protection measures shall be shown or noted on the building plans. Transportation Division -Public Works Department 42. The building plan submittal shall show details of any gating facilities for the parking structure access control. All clearances for the gating mechanicals shall be accommodated with minimum ramp width maintained for vehicle access. 43. The building plan submittal shall show all parking spaces comply with City Engineering Standards 2230, 2240 and 2250. 44. Parking for employees and residents shall be marked per the zoning regulations to the satisfaction of the Community Development Director and the Public Works Director. The sentence in the "Basis of Design for the Parking Structure Component", submitted 2/6/17, "During the day when residents leave the facility to travel to work, that space is available to staff looking for parking" shall be deleted. 45. Building submittal shall show proposed signage for parking areas. Utilities Department 46. The project will be required to provide a plan for the disposal, storage, and collection of solid waste material for both the residential and commercial components of the project. The development of the plan shall be coordinated with San Luis Garbage Company. The plan must be submitted for approval by the City's Utilities Services Manager and the Community Development Director. Page 29 of 150 Resolution No. ARC-I 005-18 ARCH 2213-2015 (570, 578 & 590 Marsh & 581 Higuera Street) Page 10 47. In order to be reused, any existing sewer laterals proposed to serve the project must pass a video inspection, including repair or replacement, as part of the project. The CCTV inspection shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit. Existing laterals that are not proposed to be reused shall be abandoned at the City main consistent with City standards. 48. A new sewer lateral is proposed to serve the project. Any existing sewer lateral tied in along the Higuera, Nipomo, or Marsh Street project frontage must be abandoned at the main consistent with City standards as part of the project. Any sewer lateral that crosses one proposed parcel for the benefit of another shall provide evidence that a private utility easement appropriate for those facilities has been recorded prior to final Building Permit. 49. The property is served by a series of existing water meters. The project's Building Permit submittal shall clearly show the disposition of all existing water meters. For the proposed project, commercial and residential uses shall be metered separately. All residential units are to be individually metered. Privately owned sub-meters may be provided for residential condominiums upon approval of the Utilities Director or her/his designee. The CCR' s for the property/homeowner association shall require that the sub-meters be read by the association ( or a contracted service) and each condominium billed according to water use. Per Chapter 13 .4.120 of the City's Municipal Code, separate parcels will be supplied through individual water service connections and private service lines shall not cross parcel boundaries unless authorized by the Utilities Department. 50. During the declared drought emergency, the project's estimated total water use (ETWU) to support new landscaping shall not exceed 50 percent of maximum applied water allowance (MAW A). Information shall be submitted during the Building Permit Review Process for review and approval by the Utilities Department prior to issuance of a Building Permit to support required water demand of the project's proposed landscaping. On motion by Commissioner Rolph, seconded by Commissioner Smith, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: RECUSED: Commissioner Rolph, Commissioner Smith, Commissioner Nemcik, Vice-Chair Soll and Chair Wynn. Commissioner Beller None None Commissioner Root The foregoing resolution was passed and adopted this 5th day of March 2018. Do~ Architectural Review Commission Page 30 of 150 LT101 T R E E P R O T E C T I O N P L A N JM JM/AS LM N: \ 2 0 0 0 \ 2 0 6 9 - 0 1 - R S 2 0 - 5 8 1 - H i g u e r a - 5 9 0 - M a r s h - M i x e d - U s e - C o n D o c s \ L a n d s c a p e - A r c h i t e c t u r e \ C o n D o c s \ S h e e t - F i l e s \ L T - 2 0 6 9 - 0 1 - R S 2 1 . d w g , L T 10 1 , O c t 0 7 , 2 0 2 1 9 : 4 5 a m , j r m i n n i c k PROJECT MANAGER DRAWN BY PROJECT NUMBER CHECKED BY SHEET OCTOBER 08, 2021 2069-01-RS21 DATE rrmdesign.com | (805) 543-1794 3765 S. Higuera, San Luis Obispo, CA 93401 NO.REVISION DATE 58 1 H I G U E R A S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 Tree Tag Botanical Name Common Name Diameter at Breast Height (in.)Disposition 10 Melaleuca quinquenervia paperbark 10.0 11 12 13 14 15 16 Maclura pomifera osage orange 29.0 17 pittosporum 6.0 18 5.0 19 4.0 20 4.0 21 5.5 22 5.0 Remove 23 ash 21.5 24 15.5 Remove 25 jacaranda 11.75 27 28 bradford pear 5.5 Remove 29 blue gum 5.5 30 Mexican fan palm 22.75 Remove 31 21.75 32 5.5 Remove 33 11.25 34 Brisbane box 11.25 35 18.0 Remove 36 20.0 Remove 37 12.0 INDICATES AN EXISTING TREE TO BE REMOVED TREE TAG NUMBER QUANTITY 36 12 8 EXISTING PROTECT PROPOSED Remove Remove Remain REMOVE 24 Pittosporum sp. Fraxinus sp. Jacaranda mimosifolia NOT USED Pyrus calleryana 'Bradford' Washingtonia robusta Lophostemon confertus 26 black walnut 25.0Juglans nigra Melaleuca quinquenervia paperbark 9.0 Remove Melaleuca quinquenervia paperbark 13.0 Remove Melaleuca quinquenervia paperbark 8.5 Remove Melaleuca quinquenervia paperbark 10.0 Remove Melaleuca quinquenervia paperbark 4.25 Remove Remove RemovepittosporumPittosporum sp. pittosporumPittosporum sp. pittosporumPittosporum sp. pittosporumPittosporum sp. pittosporumPittosporum sp. ashFraxinus sp. Remove Remain Remove Remove Remove Remove Remove Remove Pyrus calleryana 'Bradford' Mexican fan palmWashingtonia robusta Mexican fan palmWashingtonia robusta Mexican fan palmWashingtonia robusta Brisbane boxLophostemon confertus Indian laurel figFicus microcarpa RemoveMelaleuca quinquenervia paperbark NOTES 1. TREE INVENTORY, DISPOSITION, LOCATIONS, AND TAG NUMBERS PER APPROVED ENTITLEMENT DRAWINGS FOR THE SUBJECT PROPERTY, DATED 03/24/17 LEGEND 9 20.5 8 20.75 7 24.5 6 24.75 5 22.5 4 22.75 3 Sequoia sempervirens redwood 20.5 2 36.75 1 22.25 Remain 1"=20' Indian laurel figFicus microcarpa Indian laurel figFicus microcarpa Remain Sequoia sempervirens redwood Sequoia sempervirens redwood Sequoia sempervirens redwood Sequoia sempervirens redwood Sequoia sempervirens redwood Sequoia sempervirens redwood Remain Remain Remain Remain Remain Remain Remain Remain 0 20 40 60 feet TREE DISPOSITION TABLE EXISTING TREE INVENTORY PLAN CHECK #1 10/08/21 1 7UHH WR EH UHPRYHG Page 31 of 150 Page 32 of 150 Replacement tree well Page 33 of 150 Page 34 of 150 3203 LIGHTNING ST. SUITE 201 SANTA MARIA, CA 93455-1805 T: 805.349.9695 www.pleinairedg.com August 6, 2024 Mr. Walter Gault; Arborist City of San Luis Obispo Public Works Dept. 919 Palm Street San Luis Obispo, CA 93401-7314 RE: Removal Request for City Street Tree Located at 581 Higuera Dear Mr. Gualt: My client G3 Concepts has requested that I review the tree located at 581 Higuera St in the City of San Luis Obispo to determine if I can support removal of the tree. This City street tree is a Ficus macrocarpa ( https://selectree.calpoly.edu/tree-detail/609 ) commonly used in the Dowtown area. After reviewing the site conditions, the proposed building development and the amount of impacts to the tree I feel that the City would be best served by removal and replacement. I have come to that decision based on the following. 1.The tree has significantly outgrown the space it is planted in. There is a significant trip and fall hazard due to lifted sidewalks. There are patches of ac to reduce that hazard. But that is only a temporary fix and will need continued maintenance. The city is removing the street tree to the west because of a smaller trip and fall hazard. This one is much more significant. 2.The curb and gutter have been lifted also. There is a serious sharp edge on the curb that is a hazard to pedestrians and bicyclists. 3.The repairs needed to the sidewalk, curb and gutter will require a large amount of root pruning. It is unclear at this point without exploration how much that will destabilize the tree. Page 35 of 150 Page 2 of 2 In order to meet ADA compliance, the sidewalk will have to be lowered from its current state and this will require excavation of 10”-12” and root pruning to get to that grade. 4. The south facing façade of the building requires that caissons be drilled at the setback line of the building. This will also have an impact on the root structure. 5. The north side of the canopy will need to be pruned back 6’-8’ to clear the building face. This is a significant amount or canopy reduction that will not be able to grow back. Between the root pruning, caissons and canopy reduction there is the possibility that the tree becomes unbalanced and falls towards the street. My client is willing to remove the tree and plant two new ones similar to the ones directly across the street. Thereby helping to create a consistent street scene for the area and provide the next generation of trees for the city. I have attached pictures illustrating my comments and the original tree inventory for this project and tree removal application. Respectfully, Kevin J. Small PleinAire Design Group Landscape Architect CA-2929; NV-1180 ISA Certified Arborist WE-7333A American Society of Consulting Arborists CC (via e-mail): Attachment: site photos, tree inventory, removal application \\pleinaire420\Pleinaire Shared\Documents Files\Arborist Consulting\581 Higuera Street\581 Higuera tree removal request.docx Page 36 of 150 Lifted curb and sidewalk Page 37 of 150 Tree over gowing tree well Tree over gowing tree well Page 38 of 150 Approximate line of canopy removal Sharp edge hazard Page 39 of 150 Page 40 of 150 Proposed replacement plantingl �"· -; ,-... -���,=====�=:====1,��;==t-��-:-...:J�� �I I ,, I Page 41 of 150 Page 42 of 150 PLANNING COMMISSION AGENDA REPORT SUBJECT: .REVIEW OF A NEW MULTI-FAMILY HOUSING DEVELOPMENT WITHIN THE R-3-SP ZONED PORTION (PHASE 4) OF THE AVILA RANCH DEVELOPMENT PLAN WHICH INCLUDES 194 DWELLING UNITS, A VESTING TENTATIVE TRACT MAP (VTTM) 3245 TO FACILITATE DEVELOPMENT OF THE PROPOSED CONDOMIN BY: John Rickenbach, Contract Planner FROM: Tyler Corey, Deputy Director Phone Number: (805) 610-1109 Phone Number: (805) 781-7169 Email: JFRickenbach@aol.com Email: tcorey@slocity.org APPLICATION NUMBER: ARCH-0786-2024 & SBDV-0792-2024 PROJECT ADDRESS: 175 Venture Drive APPLICANT: Avila Ranch Developers, Inc. REPRESENTATIVE: Oasis Associates RECOMMENDATION Adopt the Draft Resolution approving the proposed site design and layout for the R -3-SP component of the Avila Ranch Project to be developed within Phase 4 of the Avila Ranch Development Plan (ADRP), including 194 dwelling units, approval of Vesting Tentative Tract Map (VTTM) 3245, approval of a sign exception to allow a residential monument sign in the design style and location proposed , and incorporating the recommendations of the Architectural Review Commission, based on findings and subject to the Conditions of Approval. 1.0 PLANNING COMMISSION’S PURVIEW The Planning Commission’s role is to consider approval of the proposed design of the R-3-SP portion (Phase 4) of the approved Avila Ranch Development Plan, informed by the recommendations of the Architectural Review Commission on design criteria. In arriving at a decision, the Planning Commission should consider the proposal’s consistency with the General Plan, Airport Area Specific Plan (AASP), Avila Ranch Development Plan (ARDP), Zoning Regulations, Community Design Guidelines, Subdivision Regulations, and other applicable City development standards. Meeting Date: 12/10/2025 Item Number: 4a Time Estimate: 60 Minutes Page 43 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 2.0 PROJECT SUMMARY The Avila Ranch developer has applied for a Major Development Review application for Phase 4 of the Avila Ranch Development Plan within the Medium-High Density Residential (R-3-SP) portion of the project. The proposal includes 194 dwelling units on 11.53-acres. A vesting tentative tract map (Tract 3245) is proposed for condominium purposes. An exception to the Sign Regulations is proposed to allow a residential monument sign within the Avila Ranch Phase 4 project area . While the ARDP allows monument signs within Avila Ranch, the location of the proposed sign and Spanish/Mission design of the monument sign were not contemplated by the ARDP, and therefore require an exception for the sign to be installed as proposed. The Architectural Review Commission (ARC) reviewed the proposed project on November 17, 2025, and found the proposal to be in conformance with the Avila Ranch Development Plan (ARDP), Zoning Regulations, and Community Design Guidelines, with incorporation of six (6) design modifications as detailed below in this report and included in the draft Planning Commission Resolution Conditions of Approval (Attachment A). The project is consistent with the certified Final EIR for the Avila Ranch Development Plan . 3.0 PROJECT BACKGROUND AND PREVIOUS REVIEW 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 in the southern portion of the City of San Luis Obispo, generally northeast of Buckley Road and Vachell Lane. The project was reviewed by the Planning Commission, Architectural Review Commission, Parks and Recreation Commission, Bicycle Advisory Committee, and Airport Land Use Commission, all of which informed the City Council’s September 2017 decision. 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.  Ordinance 1638 (2017 Series) rezoning property at 175 Venture Drive to be consistent with the Project’s Development Plan and with the General Plan and Airport Area Specific Plan, as amended to enable devel opment 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. Page 44 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025  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.  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.  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 fence, sign and parking exceptions. 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. The Avila Ranch Development Plan requires that as each individual p hase of the project is brought forward for implementation, it will be reviewed by the City’s Architectural Review Commission (ARC) and Planning Commission in accordance with City regulations. The current application for the Phase 4 (R-3-SP) portion of the Avila Ranch project was considered by the Architectural Review Commission (ARC) on November 17, 2025. Input and direction from ARC are summarized in Section 5.10 of this agenda report. Page 45 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 4.0 PROJECT DESCRIPTION AND SETTING The Avila Ranch R-3-SP zoned parcels are part of Phase 4 of the previously approved Tract Map 3089. The final map and public improvement plans for Phase 4 have been submitted to the City and are in review. The Phase 4 final map establishes the larger parcel’s configurations that are depicted within this development review and condominium subdivision submittal. Table 1. Summary of Development Site Site Data Location Generally north of Buckley Road and east of Vachell Lane 175 Venture Drive, at Jespersen Road and Wright Brothers Way, APNs 053-259-005, -008, -012 Land Use Designation Medium High Density Residential Zone R-3-SP within the Airport Area Specific Plan 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 Surrounding Uses (outside the Avila Ranch Planning Area): East: County jurisdiction; Agriculture zoning West: M-SP (Manufacturing); C-S (Service Commercial) further west across Vachell Lane North: M (Manufacturing); BP-SP (Business Park); warehousing & industrial uses South: County jurisdiction; Agriculture zoning Figure 1. Avila Ranch Project Site Page 46 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 Figure 2 shows the phasing within Avila Ranch, highlighting the R-3-SP area covered by the current application (titled “Phase 4” in the figure). 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. The R-3-SP zoning district within Avila Ranch consists of four (4) residential parcels created as part of Phase 4 of Tract Map 3089. Based on previous City Council action and Memorandum of Agreement, development can occur non-sequentially provided that all infrastructure and mitigation requirements of earlier phases are satisfied previously or concurrently with proposed development. If the proposed Phase 4 architectural review is approved, all but the Phase 6 architectural review (which includes 15,000 square feet of commercial and no residential units) will be approved, with many project components either completed or under construction. The proposed project includes 194 Medium High-Density Residential (R-3-SP) 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. While the ARDP allows monument signs within Avila Ranch, the location of the proposed sign and the Spanish/Mission design of the monument sign were not contemplated by the ARDP, and therefore require an exception for the sign to be installed as proposed. Figure 2. Project Location and Phasing within the Avila Ranch Development Plan Page 47 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 Supporting site improvements associated with the proposed p roject include internal street access within the condominium development, vehicle and bicycle parking, and site landscape. Site amenities include a 0.88-acre neighborhood park (Park F, approved with the ARDP in 2017) and an adjacent “special aquatic area” which will be protected onsite. The combined area of the previously approved Park F and the special aquatic area is 1.54 acres. Two (2) additional smaller common recreation amenity spaces are proposed within the northern portion of Phase 4, which include a small basketball court, passive use turf area, and picnic areas. 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. Table 2 summarizes the housing types proposed and their key characteristics. The buildings referenced in that table are shown in Figure 3, which is an illustrative site plan of the proposed development. Table 3 shows the total number and square footage of each unit type, identified as P1 through P6. Table 2. Multi-Family Unit Descriptions Page 48 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 Table 3. Multi-Family Unit Descriptions Figure 3. Illustrative Site Plan Page 49 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 5.0 PROJECT ANALYSIS Staff has evaluated the project against applicable policies and standards and found it to be in compliance as discussed in the following analysis. The Architectural Review Commission (ARC) reviewed the proposed project on November 17, 2025, and found the design proposal to be in conformance with the Avila Ranch Development Plan (ARDP) and Community Design Guidelines, with incorporation of six (6) design modifications as detailed in Section 5.10 in this report. The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, AASP, Development Agreement, and ARDP. Notably, upon its approval in 2017, the Avila Ranch project (including the Development Agreement and ARDP) was found to be consistent with the General Plan and AASP, and is directly referenced in the AASP. Therefore, consistency with the Development Agreement (DA) and ARDP are the key considerations with respect to this Phase 4 project and are accordingly the focus of the analysis that follows. The DA and ARDP were intended to work together to provide direction for the project, with the City’s Zoning Regulations used to determine development parameters where the ARDP is either silent or open to interpretation. The DA in particular is the overarching guidance document, which specifies the required approach to several topics, including infrastructure, affordable housing, energy use and others. As such, the DA is useful for determining the intent of the ARDP when provisions of that document require interpretation, especially as the ARDP was put together without the benefit of a detailed project design and did not always anticipate situations that arise through the design review process. For this reason, the analysis that follows is often framed in terms of whether the project application meets the intent of the ARDP, rather than necessarily follows all of the specific provisions described in that document, some of which may no longer be applicable or appropriate based on updated citywide regulations. 5.1 Development Agreement Flexibility The Development Agreement includes several relevant provisions to the project design within the R-3-SP zone, 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, Section 8.06 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.” Page 50 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 In short, the DA 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. The following sections analyze the proposed design of the R-3-SP portion (Phase 4) for consistency with the Development Agreement. 5.2 General Plan and Airport Area Specific Plan Consistency The Avila Ranch project is directly referenced in the General Plan and the Airport Area Specific Plan (AASP) with policies and standards to identify a framework for development. The design of the overall Avila Ranch project is based on policy direction included in the General Plan, specifically Land Use Element Policy 8.1.6, which identifies the Avila Ranch area as a Special Focus Area (SP-4). Upon its approval in 2017, the Avila Ranch project (including the Development Agreement and ARDP) was found to be consistent with the General Plan and AASP. The currently proposed Phase 4 development plan and condominium subdivision are also consistent with the General Plan and AASP. 5.3 ARDP, Zoning, and Design Guidelines The ARDP was approved by the City Council as one of the key project entitlements in 2017. It provides the blueprint for future development in the Avila Ranch planning area and provides the standards and guidelines for such development. The ARDP also works in conjunction with the Development Agreement, and in some cases, the City’s Zoning Regulations, for project aspects that are not otherwise addressed in the ARDP. Although the ARDP addresses a wide range of issues, the most important portion of the document that relates to housing and site design is the Design Framework section (Avila Ranch Development Plan, page 35 of the pdf). This section includes standards and guidelines that complement the City’s R-3 zoning requirements, and in some cases provide further direction or refinement as it relates to parameters such as building height, setbacks, and minimum lot sizes. Table 5 summarizes the key proposed Avila Ranch R- 3-SP project components compared to the regulations as set forth in both the Avila Ranch Development Plan and the City’s Zoning regulations: Page 51 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 Table 5. Comparison of Proposed Development to City Regulations Site Details Proposed Allowed/Required* Setbacks Front Side Rear Street Corner Lot Variable; up to 10 feet 10 feet 10 feet 10 feet 10 feet per Zoning Regulations 15 feet per ARDP 5 feet 10 feet 10 feet per Zoning Regulations 15 feet per ARDP 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 Max Lot Coverage 29.8% No R-3 standard in ARDP City standard for R-3 is 60% Vehicle and Bicycle Parking Number of Vehicle Spaces 459 vehicle (4 accessible); 3 motorcycle 200 EV (6 guest, 194 garage) 7 (car share) 456 vehicle (2 accessible); 3 motorcycle 10% EV = 46 EV spaces 7 (car share) per ARDP Number of Bicycle Spaces Long-Term Short-Term Bike share (per ARDP) 388 40 29 388 39 28 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 To accommodate the proposed project as designed, the applicant has requested an interpretation to the ARDP R-3-SP standard minimum front setback. The 2017 ARDP identifies a required 15-foot front setback in the R-3-SP zone. However, since the adoption of the ARDP, citywide Zoning Ordinance setback standards for the Medium - High (R-3-SP) and High (R-4-SP) residential zones have been updated to allow a 10-foot front setback. This application of the new citywide standard would be an interpretation of the setback, as provided for in the flexibility allowed by the Development Ag reement. Application of the 10-foot front setback is consistent with previous high density (R-4) setbacks approved in Avila Ranch and it allows flexibility of the design on a relatively small site. The ARC concurred with the setbacks shown on the proposed site plan design and recommended approval of the 10-foot front setbacks as proposed. Page 52 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 ARDP Standards 1.2, 1.6, and 7.3.5 identify the relationship between building height and setbacks within Avila Ranch. The intent of these standards is to avoid blocking distant views of the background topography through the relationship of public street setbacks to building height. While the maximum building height in the R -3 zone is 35 feet per Zoning Regulations, the ARDP does not include a maximum building height. All roof lines and eves on proposed Phase 4 buildings are proposed 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. 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 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. The ARC concurred with this interpretation of the ARDP standards as described and identified on the proposed building elevation designs, and recommended approval of the 35.5 -foot maximum building height as proposed. 5.4 Architectural Design Concept The proposed architecture is an interpretation of Mission style, as characterized by Spanish Colonial Revival architecture. The Mission style is one of five architectural styles allowed under Standard 7.1.2 of the Avila Ranch Development Plan. Standard 7.1.7 of the ARDP also states that the “R-3 zone shall be designed uniformly with one of the allowed residential architectural styles,” so a uniform presentation of the Mission style is consistent with that direction. Architecture: Spanish Colonial Revival (an interpretation of Mission style) Design details: Red-tile roofs, arched openings, courtyards, ornate details, ornamental wrought-iron grilles, wooden/ wood composite 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. 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. Page 53 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 Figures 4 through 6 show various renderings of the proposed development. Additional design details, including project elevations, are included in the project plans (Attachment B, Pages A1.0 through A6.0). Please refer to the Agenda Report for the Architectural Review Commission meeting of November 17, 2025 for additional design details. Figure 4. Southeastward View from Center of Development Figure 5. Southeastward View from Northwest Edge of Development Page 54 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 5.5 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. 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, as required by project mitigation measures. Project plan Pages L-1.0 through L-1.3 (Attachment B) 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, and plant material will be subject to City Natural Resources Department approval. 5.6 Proposed Monument Sign Exception ARDP Standard 6.2.2 identifies three locations for overall project monument signs within Avila Ranch and specifies that the signs shall have an agrarian design. The Planning Commission has previously approved two of these Avila Ranch gateway signs in the agrarian design style at Buckley Road project entrances, and the applicant does not intend to install the third sign allowed by the ARDP. In addition to these three Avila Ranch gateway signs, ARDP Section 10.0 states that “individual residential neighborhoods are imagined as having unique identification signage to inform and direct residents and visitors.” While the installation of individual neighborhood signs is contemplated in the ARDP, specific design, size, and location specifications for the signs are not included in the ARDP. Figure 6. Northeastward View from Southwest Corner of Development Page 55 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 Monument signs in residential zones are not expressly allowed by Citywide Sign Regulations; however, Municipal Code Section 15.40.600 allows exceptions to Sign Regulations to be approved, subject to architectural review, if certain findings are made. A Sign Regulations exception was previously utilized with Phase 3 at Avila Ranch (the R - 4 high-density multi-family site) for Planning Commission approval of two (2) monument signs on Earthwood, with a design style to match the modern residential architecture in that phase. A similar Sign Regulations exception is currently proposed for Phase 4 to request a monument sign at the corner of Jesperson Road and Wright Brothers Way to identify the proposed Phase 4 development. Figure 6 above shows the monument sign in the context of the roundabout and adjacent development. Within the overall Avila Ranch project area, a total of two “Avila Ranch” gateway signs and three neighborhood identification signs are proposed, as depicted in the Figure 7 map below. The ARC reviewed the design of the proposed Phase 4 monument sign at the meeting on November 17, 2025, and recommended design changes to more closely tie the design of the monument sign to the Phase 4 Spanish/Mission style architecture. The ARC recommended incorporating red color to match the red clay tiles on the multi-family buildings. The applicant provided an updated monument design proposal to respond to ARC recommendations, as shown in Figure 8 below. The applicant’s design revisions include the incorporation of pre-cast terracotta clay cap stone across the top of the sign and adjacent wall, and a wrought iron metal accent over an alcove. The sign has a smooth stucco face to match the buildings, and a natural stone ledge has been added under the sign lettering. The monument sign is proposed at 7-feet 6-inches in width and 6-feet 10- inches in height, with a low 3-foot wall extending on each side of the sign. The sign lettering area is 12 square feet. The monument sign is proposed to be externally illuminated. Figure 7. Comprehensive Avila Ranch Signage Page 56 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 The requested Phase 4 neighborhood identification monument sign is consistent with the intent of ARDP Section 10.0 as it provides wayfinding for the Phase 4 multi -family development within Avila Ranch. The design has been reviewed by ARC, and recommended changes have been incorporated by the applicant. The size and height of the proposed monument sign is consistent with the size standards for monument signs allowed in other zoning districts. Findings for approval of the monument sign are included in the draft Planning Commission Resolution (Attachmen t A). 5.7 Energy Use Section 7.07 of the Development Agreement addresses energy requirements for the project, which could potentially affect project design . Specifically, Section 7.07 requires that the project “shall provide for accelerated compliance with the City’s Energy Conservation Goals and its Climate Action Plan by implementing energy conservation measures significantly above City standards and norms.” In order to comply with Section 7.07 of the DA, and meet the intent of the Development Plan, the R -3-SP project must demonstrate energy conservation in excess of 10% over the 2016 building codes, and it must include sustainability features consistent with 2019 energy codes to the satisfaction of the Community Development Director. As proposed, the R-3-SP component (Phase 4) of Avila Ranch will use all electric appliances in its design. This is a key commitment that ensures that as the electricity grid continues to be decarbonized, buildings in the project will achieve operational carbon neutrality. Additionally, the project proposes rooftop solar system sizes beyond what would be minimally required by the California Energy Code. The additional solar will help offset energy costs associated with increased electricity use. The Phase 4 building permit submittal will be designed to comply with the new 2026 energy code and will implement the citywide Clean Energy Choice Program. Please refer to the project plans for more details regarding proposed energy use and generation associated with the project. Figure 8. Proposed Monument Sign Page 57 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 5.8 Affordable Housing Plan Section 7.05 of the Development Agreement (DA) addresses the Avila Ranch project’s affordable and workforce housing requirements. The DA describes the intent of development within each zone, both in terms of housing size and affordability . The DA includes design and development strategies that serve to provide a range of additional affordable housing in excess of what would otherwise be required under the City’s standard inclusionary housing ordinance. These are contractual requirements set forth in the Affordable and Workforce Housing Plan (Exhibit G of the DA), which require a total of 30 inclusionary and workforce housing units within Phase 4 of the Avila Ranch project. Table 4 summarizes these requirements in comparison to the applicant’s current Phase 4 proposal: Table 4. Comparison of Housing Requirements in the DA and ARDP to Proposed DA ARDP Proposed Unit Count Total (actual) Units 197 197 194 Unit Size Range of Size 700-1,750 SF 700-1,750 SF 636-2,287 SF Average Size 850 SF - 1,377 SF Inclusionary Units Number of Units 18 moderate income* 12 workforce for sale WHIP - 18 moderate income* 12 workforce for sale WHIP * Moderate income as defined by the State Department of Housing and Community Development. * Workforce income groups identified in the DA as 160% of local median family income and below. As shown on Table 4, the applicant intends to comply with the inclusionary and workforce housing requirements included in the DA and ARDP. Although there are differences between the maximum and average size of the housing units proposed within the project than what is described in the DA, the deviations are minor and consistent with Section 8.06 of the DA that provides for flexibility. The location of the workforce and moderate -income affordable housing units is detailed in the DA, which requires that the inclusionary units be constructed within the first 80 R- 3-SP townhomes (and the first 116 R-3-SP units overall) on Lots 405 and 407 in the southeast and southwest portions of Phase 4 . The applicant has provided a site plan on Page SP2.0 of the proposed project plans (Attachment B) to show the proposed location of the 30 workforce and moderate-income affordable units. The proposed location and number of inclusionary units within Phase 4 are consistent with the DA requirements. Page 58 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 5.9 Subdivision Regulations A Vesting Tentative Tract Map (VTTM) (Tract 3245) application for condominium purposes has been submitted by the applicant in conjunction with the proposed development review application. Phase 4 includes four (4) large underlying residential R- 3-SP zoned parcels, established by Tract Map No. 3089 which was approved by City Council in 2017. The four underlying residential parcels total 11.53 acres. The proposed VTTM would allow for a maximum total of 194 residential condominium units across the four existing parcels. The proposed VTTM is included in the applicant’s project plans (Attachment B). A “condominium project” consists of an undivided interest in common in a portion of real property coupled with a separate interest in space called a unit, the boundaries of which are described on a recorded final map, parcel map, or condominium plan. As required by the City’s Subdivision Regulations, approval of a vesting tentative map is contingent upon development review approval of the site improvements and all structures within the boundaries of the map. Planning Commission shall have the final review authority for tentative tract map applications and related development review entitlements that are consistent with the Zoning Regulations and do not require legislative action. Staff has reviewed the proposed VTTM for compliance with the City’s Subdivision Regulations and in accordance with the Subdivision Map Act and has found the proposal to be consistent with the regulations. Staff recommends approval of the VTTM Tract 3245, subject to Conditions of Approval as included in the draft PC Resolution (Attachment A). 5.10 Architectural Review Commission Project architectural design was previously reviewed by the ARC on November 17, 2025, and found to be generally consistent with the intent of the ARDP and Community Design Guidelines. ARC recommended that the proposed Spanish Colonial Revival style meets the intent of the ARDP Mission style. The ARC recommended six (6) modifications to the project design be incorporated to meet the ARDP and Community Design Guideline standards. The applicant has provided written responses (Attachment C) and revised elevations (Attachment D) to respond to ARC’s recommendations. City staff’s evaluation of the applicant’s proposed design modifications is included below: 1. ARC Recommendation: The design of the buildings should be revised to have better articulation on all four sides. Applicant response: Side building elevations have been updated to include additional architectural details, including window (“operable-looking”) shutters, window trim, and horizontal accent stucco banding. Page 59 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 Staff evaluation: ARC discussed that the side and rear elevations of the proposed multi-family buildings did not provide the same level of architectural detailing as the front street facing elevations. The addition of horizontal banding, operable looking window shutters, and window sills and/or headers have been included in the applicant’s revised elevations (Attachment D) to improve the articulation on side and rear elevations. Side and rear elevations now include the same level of detailing as the front elevations to provide four-sided architecture. Variations in wall plains and roof lines on side and rear elevations are included from the original design on all sides to break up the building massing and extend the tile roof and exposed rafter details to all sides. Staff re commends approval of the elevations with the added design elements shown in Attachment D. Condition of Approval #6 has been included in the draft PC Resolution to ensure that these architectural details are incorporated during building permits. Condition #6 clarifies that these architectural details shall be included on all four sides, and not only the street facing elevations. Figure 9. Original side elevations reviewed by ARC Page 60 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 2. ARC Recommendation: Balcony design should be modified to provide at least 50% opacity to visually obscure views of personal storage and preserve privacy. Applicant response: The majority of the proposed balconies are designed with a half enclosure wall. Some of these walls are topped with 18-inches of open railing. This design provides the recommended opacity. There is one side of a corner balcony (in building types C, D, and F) that includes a fully open railing. The design at these locations has been revised to the half wall with railing design used in other locations. Staff evaluation: ARC discussed the need to provide privacy and screening for the residential balconies. The applicant’s proposed railings are a vertical design to match the Spanish architecture. Condition of Approval #6 has been included to require a design detail for the railings to be provided at the time of building permit submittal, and that the railings are confirmed to provide 50% opacity, as recommended by ARC. 3. ARC Recommendation: The window shutter design should be modified to appear to be operable. Applicant response: The proposed shutters match the width of the corresponding windows, which is a key component of appearing operable. The shu tters will also be fitted with architectural hardware. Staff evaluation: As proposed, the window shutters match the size of the window openings, as requested by ARC. The added hardware proposed by the applicant will add architectural detail to make the shutters appear operable. Figure 10. Applicant’s proposed side elevation design revisions Page 61 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 4. ARC Recommendation: The design of the monument sign should be revised to incorporate more Spanish colonial architectural elements like clay tiles and red colors to be consistent with the appearance of the Phase 4 residential buildings and appear less commercial in the design. Applicant response: The proposed stucco monument sign material matches the building material and Spanish colonial/ Mission style architecture. An alternative design for the monument sign has been provided (Attachment D) that incorporates elements of the Avila Ranch gateway sign and the architectural style of the proposed Brisa project. Staff evaluation: ARC discussed the inclusion of clay tile and red colors to tie the design of the monument sign to the proposed multi -family architecture. The applicant’s proposed design revisions include the incorporation of pre -cast terracotta clay cap stone across the top of the sign and adjacent wall. A wrought iron metal accent is shown over an alcove at the center of the sign. The sign has a smooth stucco face to match the buildings, and a natural stone ledge has been added under the sign lettering. The shape of the monument has been updated to reflect the Spanish style stucco chimney accents used throughout the buildings. The height of the accent wall has been reduced to 3 feet, reflective of a residential design rather than a commercial monument. The applicant’s proposed revisions comply with the design recommendations of the ARC. Figure 11. Original monument sign reviewed by ARC Figure 12. Applicant’s proposed monument sign design revisions Page 62 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 5. ARC Recommendation: The backflow preventer should be strategically placed, painted, and screened to reduce its visibility. Applicant response: The backflow preventers are located to meet both fire code and engineering standards based on the infrastructure for the development. The backflow preventors are located in landscape areas and will be screened by planting. Painting of the equipment will comply with the requisite code requirements. Staff evaluation: Standard Conditions of Approval for development review applications require the screening and painting of backflow preventors. This equipment is often required to be placed near the front of the property for Fire Department access. Conditions of Approval #6 (ARC recommendation) and #4 (standard backflow screening condition) have been included to require the backflow preventor to be painted a dark earth toned color and screened by sufficient landscape prior to permit final. Details shall be included on building permit plans to show painting and screening as required. 6. ARC Recommendation: A pedestrian connection should be added from the southwest corner of the “special aquatic area” and adjacent residential units to extend to Jespersen Road, if feasible. Applicant response: Given the topography of the special aquatic site (SAS) and surface elevations of the residential units to the south, extending a direct pedestrian access to Jespersen Road would require steps (and therefore would not be ADA compliant) and would poses a significant grading impact within the creek setback to provide an accessible path. Given expectations to maintain and enhance the ecology of the SAS, the existing connections and the pedestrian circulation provided to the north and other routes through the project along the south, we believe that there is more than adequate pedestrian circulation in and around the site. Staff evaluation: There is an approximately 15-foot grade difference between the multi-family buildings and the special aquatic area, as reflected in the section drawing in Figure 13 below. A 35-foot setback, which will be revegetated with native plant species, is required between the special aquatic area and any structures or hardscape. A pedestrian path at this location is most likely not feasible due to the grade difference and required se tback. The applicant is providing alternative pathways around the buildings to connect the residential units to the parks and Jesperson Road. City staff has included Condition of Approval #6 to add pedestrian pathways or intermittent landscape pavers in this area at the time of site improvement plan submittal, if determined by the City Engineer to be feasible. Page 63 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 6.0 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. 7.0 OTHER DEPARTMENT COMMENTS The project has been reviewed by various City departments and divisions including Planning, Housing, Engineering, Transportation, Building, Utilities, Natural Resources, and Fire. Conditions of Approval from each department are included in the draft Planning Commission Resolution (Attachment A). 8.0 ALTERNATIVES 1. Continue the item. An action continuing the item should include direction to the applicant and staff on pertinent information needed to make a decision. 2. Deny the project. Deny the proposed R-3-SP (Phase 4) Development Review and Tentative Tract Map by finding the project inconsistent with the General Plan, AASP, previously approved Avila Ranch Development Agreement, and/or the intent of the Avila Ranch Development Plan when considered in the context of the Development Agreement and City Zoning Regulations. This action should include findings that cite the basis for the denial and reference inconsistency(ies) with goals, policies, guidelines, and requirements in the preceding documents. Figure 13. Section profile view showing 15-foot grade change between building at the corner of Jesperson and Venture and adjacent special aquatic area Page 64 of 150 ARCH-0786-2024 & SBDV-0792-2024 Item 4a Planning Commission Agenda Report – December 10, 2025 9.0 ATTACHMENTS A - Draft PC Resolution approving the Avila Ranch Phase 4 Development Plan and Tentative Tract Map B - Avila Ranch Phase 4 R-3-SP Proposed Project Plans C - Applicant’s Written Response to ARC Recommendations D - Applicant’s Proposed Design Revisions to Address ARC Recommendations Page 65 of 150 Page 66 of 150 RESOLUTION NO. PC-XXXX-2025 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS OBISPO APPROVING SITE DESIGN AND LAYOUT FOR 194 RESIDENTIAL UNITS WITHIN THE R-3-SP COMPONENT OF THE AVILA RANCH PROJECT TO BE DEVELOPED WITHIN PHASE 4 OF THE DEVELOPMENT PLAN, INCLUDING VESTING TENATIVE TRACT MAP (VTTM) 3245 TO FACILITATE THE PROPOSED CONDOMINIUM PROJECT, A SIGN EXCEPTION, AND FINDING THE PROJECT CONSISTENT WITH THE AVILA RANCH DEVELOPMENT PLAN AND AIRPORT AREA SPECIFIC PLAN, AND CERTIFIED 2017 FINAL ENVIRONMENTAL IMPACT REPORT FOR AVILA RANCH PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AS REPRESENTED IN THE AGENDA REPORT AND ATTACHMENTS DATED DECEMBER 10, 2025, FOR THE PROJECT LOCATED AT 175 VENTURE DRIVE (ARCH-0786-2024 AND SBDV-0792-2024) WHEREAS, this Resolution is adopted under the authority of Government Code §§ 65864 et seq. and San Luis Obispo Municipal Code Chapter 17.128; and WHEREAS, the City Council of the City of San Luis Obispo approved the Avila Ranch Project on September 19, 2017, including a General Plan Amendment, Specific Plan Amendment, Rezone, Development Agreement, Development Plan, Vesting Tentative Tract Map No. 3089 and certified Final Environmental Impact Report (FEIR) under the California Environmental Quality Act (CEQA) on September 19, 2017; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, to consider the design of the R-3-SP portion of the Avila Ranch project on November 17, 2025, pursuant to a proceeding instituted under ARCH-0786-2024 and SBDV-0792-2024, Avila Ranch Developers, Inc., applicant, and made a recommendation of approval to the Planning Commission with recommended design modifications; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, to consider the design of the R-3-SP portion of the Avila Ranch project and Vesting Tentative Tract Map No. 3245, on December 10, 2025, pursuant to a proceeding instituted under ARCH-0786-2024 and SBDV-0792-2024, Avila Ranch Developers, Inc., applicant; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the Planning Commission has duly considered all evidence, including the testimony of the applicant, interested parties, and the evaluation and recommendations by staff, presented at said hearing. Page 67 of 150 PC Resolution No. ________ (2025 Series) Avila Ranch Project Phase 4 Page 2 ARCH-0786-2024 & SBDV-0792-2024 NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1: Findings. Based on the recitals above and the evidence contained in the record, the Planning Commission hereby approves the project (ARCH-0786-2024 & SBDV-0792-2024) based on the following findings: 1. The project and subdivision, together with the provisions for design and improvement, are consistent with applicable City planning regulations, including the General Plan, Airport Area Specific Plan, Zoning Regulations, and Community Design Guidelines because the project implements the goals and policies in these documents identified for the Avila Ranch area and provides a range of housing opportunities. 2. The proposed action is consistent with previously approved entitlements associated with the Avila Ranch project, including the Development Agreement, Avila Ranch Development Plan (ARDP), and Vesting Tentative Tract Map No. 3089 because the project implements the policies and standards of the ARDP and provides affordable housing at the locations specified in the associated documents and agreements for the project area. 3. The project and associated subdivision will not adversely affect the health, safety or welfare of persons living or working in the surrounding area because the project respects site constraints and will be compatible with the scale and character of surrounding neighborhoods. 4. The design of the subdivision provides for future passive or natural heating or cooling opportunities in the subdivision. The project will include roof top PV solar, as required by the ARDP. 5. The site is physically suitable for the proposed type and density of development because the project design and subdivision implement the density, zoning, goals, policies, and standards identified for the site in the General Plan, Airport Area Specific Plan, ARDP, and previously approved Vesting Tentative Tract Map No. 3089 and provides housing opportunities consistent with those documents. 6. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage because an environmental impact report (EIR) was prepared with respect to the 2017 Avila Ranch Development Plan, and all mitigation measures in the certified Final EIR will be applied to the Phase 4 development plan implementation. 7. The design of the proposed subdivision or the type of proposed improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision or with public access to public resources as defined and regulated by Section 66478.1 et seq. of the Government Code. 8. The effect of the subdivision on the housing needs of the region has been considered and balanced those needs against the public service needs of its residents and available fiscal and environmental resources with favorable results pursuant to Section 66412.3 of the Government Code. The project is consistent with Housing Element Policies 6.1 and 7.4 because the project supports the development of housing in accordance with the assigned Regional Housing Needs Allocation and establishes a new neighborhood, with pedestrian and Page 68 of 150 PC Resolution No. ________ (2025 Series) Avila Ranch Project Phase 4 Page 3 ARCH-0786-2024 & SBDV-0792-2024 bicycle linkages that provide direct, convenient, and safe access to adjacent neighborhoods consistent with the Avila Ranch Development Plan. 9. The proposed building setbacks and heights are consistent with the intent of ARDP Standards 1.2 and 1.6, and related guidelines (Building Height and Setback relationship) as well as ARDP Standard 7.3.5 (relationship between building height and setbacks). The proposed front setback is consistent with the recently updated Citywide Zoning Ordinance setback standards for the Medium High Density Residential R-3 zone. The Avila Ranch Development Agreement, Section 8.06, 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. The proposed project design, including project setbacks and building height, are consistent with the intent of the ARDP and Citywide Zoning Ordinance where applicable, and are necessary to implement the density of the project as identified in the ARDP and to comply with the Design Framework as identified in the ARDP; and 10. The request for an exception to the City’s Sign Regulations to allow an externally illuminated residential monument sign located at an intersection other than that specified in the ARDP, and reflective of Spanish Colonial architecture, which differs from the agrarian theme called for in ARDP Standard 6.2.2, is warranted because there are unusual circumstances applying to the property which make strict adherence to the regulations impractical. 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” shows that there is intent in the ARDP to allow individual neighborhoods identification signs within the Avila Ranch project area. The proposed Phase 4 neighborhood monument sign design is appropriate for the location proposed, and is consistent with the design of the neighborhood architecture to a greater extent than would an agrarian theme; the sign is consistent with the intent and purpose of the Sign Regulations, and the exception will not result in: visual clutter; excessively sized signage in comparison to the building or surroundings; signage that is inconsistent with the character of the surroundings; or approval of signs that are prohibited by the Sign Regulations. The monument sign designs were supported by the Architectural Review Commission (ARC) with modifications that have since been made by the project applicant. SECTION 2: Environmental Determination. Environmental Review. The project is consistent with the certified Final Environmental Impact Report (FEIR) for The Avila Ranch Project pursuant to CEQA Guidelines Section 15182(c) (Residential Projects Implementing Specific Plans). On September 17, 2017, the City Council certified the FEIR for the Avila Ranch Development Plan (ARDP) and approved the ARDP through Council Resolutions 1638 and 1832 (2017 Series). No Supplemental Environmental Impact Report is required pursuant to Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or require any revisions to the certified FEIR; 2) no substantial changes would occur with respect to the circumstances under which the project is being undertaken, and no revisions to the FEIR are required; and 3) no new information of substantial importance is available that was not already known at the time the FEIR was certified. All mitigation measures adopted as part of the ARDP Certified FEIR that are applicable to the proposed project are carried forward and applied to the proposed project to effectively mitigate the impacts that were previously identified. Page 69 of 150 PC Resolution No. ________ (2025 Series) Avila Ranch Project Phase 4 Page 4 ARCH-0786-2024 & SBDV-0792-2024 SECTION 3. Action. The project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to the project. The Planning Commission hereby grants final approval to the project with incorporation of the following conditions, in addition to the applicable conditions that were part of the original approval of the Avila Ranch project in 2017: Planning Division 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the Planning Commission (ARCH- 0786-2024 and SBDV-0792-2024). A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed and include all conditions, mitigation measures, and development agreement provisions as noted in Condition #2. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Planning Commission, as deemed appropriate. 2. The project shall comply and demonstrate full conformance with all mitigation measures and conditions applicable to the project site, as established under previous development plan approvals from the September 19, 2017, Avila Ranch project approval (City Council Resolution No. 1832 (2017 Series) and 1638 (2017 Series) and Ordinance No 1639 (2017 Series). This includes all applicable requirements that relate to Phases 1 through 6 of the approved Avila Ranch Development Plan. 3. Plans submitted for construction permits shall include elevation and detail drawings of all walls and fences. All other fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§17.70.070 Fences, Walls, and Hedges). 4. The location of any required backflow preventer and double-check assembly shall be shown on all site landscaping plans and pertinent building plans. Construction plans shall also include a scaled diagram of the equipment proposed. Any back-flow preventers and double-check assemblies located in the street yard shall be screened using a combination of paint color, and landscaping, and, if deemed appropriate by the Community Development Director, a low wall. 5. The monument sign on the R-3-SP zoned site (Phase 4) shall be externally illuminated (not internally lit). Directory signage and addresses shall be provided onsite for wayfinding throughout the multifamily site. 6. The project shall incorporate the recommendations of the ARC from their review of the project on November 15, 2025, as depicted in the applicant’s design revisions (Attachment D of the PC Agenda Report), and subject to the following specifications: a. The building elevations shall include architectural details and articulation on all four sides. Window shutters, window trim, sills, and/or headers, horizontal accent stucco banding, and other architectural details shall be applied on all sides and rear elevations, subject to Community Development Director review and approval. Window trim, sills, and/or headers shall be added to the windows on the rear elevations; and, Page 70 of 150 PC Resolution No. ________ (2025 Series) Avila Ranch Project Phase 4 Page 5 ARCH-0786-2024 & SBDV-0792-2024 b. The balcony design shall be modified to provide at least 50% opacity to visually obscure views of personal storage and preserve privacy. A design detail for the balcony railings shall be provided at the time of building permit submittal, and shall confirm that at least 50% opacity is provided; and, c. The window shutter design shall be modified to have the appearance of operable shutters. Shutter size shall match the window opening size and architectural hardware shall be added; and, d. The monument sign design shall incorporate Spanish colonial architectural elements, including terracotta clay cap stone and wrought iron, as depicted in Attachment D of the Planning Commission Agenda Report, to be consistent with the appearance of the Phase 4 residential buildings and appear less commercial in the design; and, e. The backflow preventers shall be strategically placed within a landscape area, painted a dark earth toned color, and screened by landscape to reduce their visibility; and, f. A pedestrian connection from the southwest corner of the “special aquatic area” and adjacent residential units shall extend to Jespersen Road, shall be added at the time of site improvement plan submittal, if determined by the City Engineer to be feasible based on topography and required setbacks to the special aquatic site. If a pedestrian pathway is not feasible, opportunities for intermittent pavers shall be considered and incorporated into the landscape, as feasible. 7. Plans submitted for building permits shall include a photometric plan, demonstrating compliance with maximum light intensity standards not to exceed a maintained value of 10 foot-candles. The locations of all site and building mounted lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of construction drawings for building permits. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter § 17.70.100 of the Zoning Regulations. 8. Mechanical and electrical equipment shall be located internally to the buildings, or adequately screened if located on the exterior of the building. Air conditioning units shall be screened, and shall not be visible on exterior patios or balconies when viewed from the ground. With submittal of working drawings, the applicant shall include sectional views of the buildings, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers, transformers, or other mechanical equipment are to be ground mounted or placed on the roof, plans submitted for a building permit shall confirm that these features will be adequately screened. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 9. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department and Utilities department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific Page 71 of 150 PC Resolution No. ________ (2025 Series) Avila Ranch Project Phase 4 Page 6 ARCH-0786-2024 & SBDV-0792-2024 locations on plans. Final tree species selections are subject to the satisfaction of the City Arborist, and shall include climate-adapted trees that will provide sufficient canopy cover. Landscaping plans shall include the following information, at a minimum: a. The species, diameter at breast height, location, and condition of all existing trees; b. Identification of trees that will be retained, removed, or relocated; c. Location and size of plant and tree species proposed to be planted; d. All trees proposed to be planted on private property and all property to be dedicated to the public per the final maps for Tract 3089, Phase 4 or Tract 3245. Maintenance responsibility of any trees located on property to be dedicated to the public must be agreed upon by the applicant and City prior to approval of the proposed planting locations. e. All street trees to be planted as required by Section 12.24.070 of the San Luis Obispo Municipal Code and Section 3.1.23 of Engineering Standard 1010. f. The location of proposed utilities, driveways, street tree locations, and the size and species of proposed street trees; and g. Plans shall include all the criteria required in the City Engineering Standards Uniform Design Criteria for Landscaping and Irrigation. Landscape plans shall include a Maximum Applied Water Allowance (MAWA) calculation. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall not exceed the project’s MAWA. h. A reclaimed water irrigation plan. Landscape and irrigation plans shall note that all recycled water irrigation tubing shall be solid purple upon installation and for the life of the project. i. Project Arborist/Landscape Contractor contact info shall be provided on all grading, demo and building plans. j. Irrigation to trees shall be isolated from other plants, so that they can be irrigated deeply and infrequently. Planting plans shall identify measures to encourage and train tree roots to grow down and not horizontally, given the spacing limitations between building footprints and sidewalks. k. If the project is developed in phases and trees are installed in advance of entire project completion, those trees will require a tree protection and monitoring plan in accordance with City Standards and Specifications. The Project Arborist is responsible for the tree protection and monitoring plan, sourcing healthy trees in accordance with the City’s Guideline Specifications for Nursery Tree Quality, and supervising the installation of new tree plantings. The root balls of trees to be installed shall be inspected and loosened, and if necessary, girdling roots shall be cut cleanly. 10. The construction timing and location of affordable and workforce housing units within Phase 4 shall comply with the provisions of the Avila Ranch Development Agreement, Exhibit G Affordable and Workforce Housing Plan. 11. Expiration of Entitlement. Discretionary approvals shall be subject to the timeframes for expiration as identified in the Development Agreement, Section 8.04. 12. Prior to occupancy, an overflight notification shall be recorded and appear with the property deed. The applicant shall also record a covenant with the City to ensure that disclosure is provided to Page 72 of 150 PC Resolution No. ________ (2025 Series) Avila Ranch Project Phase 4 Page 7 ARCH-0786-2024 & SBDV-0792-2024 all buyers and lessees at the subject property. Notice form and content shall be to the satisfaction of the Community Development Director and include the following language: NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an airport, within what is known as the airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you. Engineering Division 13. Prior to building permit issuance, applicant shall complete recordation of the final map for Tract 3089, Phase 4. Recordation shall be in compliance with Title 16 of the City of San Luis Obispo Municipal Code. 14. Prior to building permit issuance, applicant shall complete recordation of the final map for Tract 3245, which shall be a re-subdivision of the Tract 3089, Phase 4 lots 192, 193, 197, and 199. Recordation shall be in compliance with Title 16 of the City of San Luis Obispo Municipal Code. 15. Prior to building permit issuance, the applicant shall submit an existing improvement and demolition plan. The existing improvement and demolition plan shall include: a. All existing improvements proposed to be protected in place. b. All existing improvements proposed to be demolished or removed. c. All existing site trees to be protected in place. d. All existing site trees proposed for removal. e. All existing trees on neighboring properties that have canopies or root zones that extend into the project site. 16. Prior to building permit issuance, the applicant shall submit a grading and drainage plan. The grading and drainage plan shall include: a. The location of all existing and proposed property lines. b. The location of all existing and proposed easements. c. The location of any existing survey monuments and property corners. d. Sufficient detail for the project site and adjoining properties to the extent of representing adjacent grades, existing drainage patterns, grade changes between adjoining lots, structures, etc. e. Calculations indicating pre and post project impervious surface area totals. f. Details for all stormwater collection, conveyance, and treatment devices proposed. g. Sufficient detail to confirm controlled stormwater outflow from the site. h. The limits of the flood zone(s) per the latest FEMA Flood Insurance Rate Map (FIRM) or any pertinent Letter of Map Change(s). i. Proposed improvements that comply with the requirements of Section 3.5.3 for Special Floodplain Management Zone Regulations of the City’s Drainage Design Manual (DDM). j. Notes regarding City approval of any private improvements within public Right-of- Ways or public easements. Page 73 of 150 PC Resolution No. ________ (2025 Series) Avila Ranch Project Phase 4 Page 8 ARCH-0786-2024 & SBDV-0792-2024 17. Prior to building permit issuance, the applicant shall submit a site utility plan. Construction plans shall be in accordance with the engineering design standards in effect at the time the building permit is approved. The utility plan shall include: a. The location and size of all existing and proposed water, sewer, and storm drain mainlines onsite and in all streets fronting the proposed project site. b. The location of all existing water, sewer, and storm drain laterals/services serving the project site. Indicate on the plan any services that will be abandoned. c. The location of all proposed water, sewer, and storm drain laterals/services for the project site per City of San Luis Obispo Engineering Standard Plans. d. The location of all existing and proposed communication, electrical, and gas mainlines in all streets fronting the proposed project site. e. The plans shall identify existing and proposed water services, water meters, private sub-meters, fire water services and infrastructure, recycled water mains and service lines, irrigation meters, sewer laterals, and sewer services for the project. f. The plans shall include a licensed engineer’s design narrative and supportive engineering calculations. g. The location of all existing and proposed communication, electrical, and gas services for the project site. Proposed services shall be undergrounded. 18. Prior to building permit issuance, the applicant shall submit a site parking plan. The parking plan shall show compliance with all requirements of City of San Luis Obispo Engineering Standard 1010, Section 4.5 and Engineering Standards 2210 through 2260 and Title 12 of the City of San Luis Obispo Municipal Code. 19. Prior to building permit issuance, the applicant shall submit an erosion and sediment control plan per the requirements of Municipal Code Section 12.08.150 and Sections 3.7 and 10.4 of the Drainage Design Manual (DDM). 20. Prior to building permit issuance, the applicant shall submit supporting documentation which demonstrates compliance with the City’s Floodplain Management Regulations, Drainage Design Manual (DDM), and the Post Construction Stormwater Regulations (PCR’s). Supporting documentation shall include at least: a. A final project drainage report. The drainage report shall include separate sections for compliance with Post Construction Requirements and Drainage Design Manual requirements. b. A completed Stormwater Control Plan form available on the City’s website. c. A Stormwater Control Plan. d. An Operations and Maintenance Manual for all proposed stormwater improvements proposed to comply with Performance Requirements 2, 3, or 4. 21. Prior to request for final inspection, applicant shall install new, preserve existing, or re-establish destroyed survey monuments in accordance with City of San Luis Obispo Engineering Standard 1010, Section 9.1. Applicant shall construct all new and replacement monuments per Engineering Standard 9020. Page 74 of 150 PC Resolution No. ________ (2025 Series) Avila Ranch Project Phase 4 Page 9 ARCH-0786-2024 & SBDV-0792-2024 Transportation Division 22. Prior to issuance of each building permit, the applicant shall pay applicable Citywide and Los Osos Valley Road (LOVR) Sub-Area transportation impact fees. 23. Prior to issuance of first building permits for Phase 4 development, the applicant shall pay its fair share transportation mitigation fees for future improvements to mitigate cumulative transportation impacts to the Buckley Road & Vachell Lane intersection as identified in the project EIR and Development Agreement. Utilities Department 24. Plans submitted for a building permit shall include all approved improvement plans for this Development Phase in the plan set for reference. Plans submitted for a building permit shall include a table identifying the lots proposed for development, and the lots labeled as “Not A Part”, and their approved or planned use(s) and acreage. 25. Plans submitted for a building permit shall show one public master water meter and pressure reducer per structure, to the satisfaction of the Utilities Director. All residential units are to be individually metered. Privately owned sub-meters may be provided for residential condominiums upon approval of the Utilities Director. The CC&Rs for the property/homeowner association (P/HOA) shall require that the sub-meters be read by the association (or P/HOA contracted service) and each condominium billed according to water use. A break-off check valve shall be installed on all proposed private fire hydrants (Clow model #400 or approved equal). 26. Plans submitted for a building permit shall show the proposed public and private fire hydrants, and shall show one fire riser per structure, to the satisfaction of the Fire Marshall and Utilities Director. A break-off check valve shall be installed on all proposed private fire hydrants (Clow model #400 or approved equal). 27. The irrigation system shall be designed, constructed, and operated consistent with recycled water standards in the City’s Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water shall provide backflow protection on all potable service connections. An Application for Recycled Water Service shall be submitted for review and approval by the City Utilities Department during the building permit review process. 28. Upon completion of the installation of the landscape and irrigation system and prior to the issuance of the certificate of occupancy, the applicant shall submit a certificate of completion, an irrigation schedule that assists in the water management of the project and utilizes the minimum amount of water required to maintain plant health, and a regular maintenance schedule to the City Utilities Department for review and approval. 29. The proposed project shall comply with the City’s Development Standards for Solid Waste Services. Plans submitted for a building permit shall show the location and size of the bin enclosure(s) that can store the required containers for waste, recycling, and organics. Plans shall show the location of the discarded materials containers during pickup if different than the location of the proposed enclosure(s). The applicant shall contact San Luis Garbage Company (SLG) and obtain in writing that the proposed enclosures and collection method meets the SLG Page 75 of 150 PC Resolution No. ________ (2025 Series) Avila Ranch Project Phase 4 Page 10 ARCH-0786-2024 & SBDV-0792-2024 requirements. SLG also need to confirm truck access and clearances needed to reach the discarded materials containers. The review letter from SLG shall be included in the building permit plan set. 30. The Final Map shall include all approved improvement plans for this Development Ph ase in the plan set for reference. The Final Map shall include a table identifying the lots proposed for development, and the lots labeled as “Not A Part”, and their approved or planned use(s) and acreage. 31. The Final Map shall include labels for all public and private roads, and shall delineate all public and private easements. 32. The Final Map shall include plans for sewer and water services, and shall identify the location and size of existing and proposed water services, water meters, private sub-meters, fire water services and infrastructure, recycled water mains and service lines, irrigation meters, sewer laterals, and sewer services for the project, and shall include a licensed engineer’s design narrative and supportive engineering calculations. 33. The Final Map and all site improvement plans shall note that the City is granted right of access and entry onto the private property for assessment and investigation of the recycled water irrigation system for the life of the project. The CC&Rs for the project shall note that the City is granted right of access and entry onto the private property for assessment and investigation of the recycled water irrigation system for the life of the project. Opportunity to Protest 34. The applicant acknowledges and agrees that the project conditions of approval stated herein provide adequate and proper notice pursuant to Government Code 66020 of Applicant’s right to protest any requirement for fees, dedications, reservations, or other exactions, and that any protest in compliance with Section 66020 must be made within ninety (90) days of the date that notice was given. Page 76 of 150 PC Resolution No. ________ (2025 Series) Avila Ranch Project Phase 4 Page 11 ARCH-0786-2024 & SBDV-0792-2024 Indemnification 35. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner _______, seconded by Commissioner ______, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 10th day of December 2025. _____________________________ Tyler Corey, Secretary Planning Commission Page 77 of 150 Page 78 of 150 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 79 of 150 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 80 of 150 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. ƒLake &Streambed Alteration Agreement – CA Department of Fish & Wildlife ƒWaste 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: ƒConditional Letter of Map Revision (FEMA) ƒLake 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 ƒStandard 1.9 references adequate setbacks for buildings and improvements from the riparian corridor. ƒGuideline 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. ƒ7.1.7 references that the buildings be designed uniformly with one of the allowed residential architectural styles. ƒ7.1.10 references the design of porches, entries, or walkways that front onto the street. Landscape Architecture ƒ8.1.10 references the inclusion of dense vegetation along the eastern property line and the open space/ag parcel Buildings, Signs, & Lighting ƒ9.3.8. 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 81 of 150 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 82 of 150 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 83 of 150 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 84 of 150 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 85 of 150 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 86 of 150 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 87 of 150 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 A D Page 88 of 150 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 89 of 150 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 90 of 150 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 91 of 150 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 92 of 150 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 93 of 150 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 94 of 150 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 95 of 150 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 96 of 150 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 97 of 150 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 98 of 150 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 99 of 150 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 100 of 150 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 101 of 150 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 102 of 150 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 103 of 150 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 104 of 150 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 105 of 150 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 106 of 150 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 107 of 150 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 108 of 150 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 109 of 150 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 110 of 150 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 111 of 150 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 112 of 150 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 113 of 150 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 114 of 150 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 115 of 150 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 116 of 150 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 117 of 150 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 118 of 150 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 119 of 150 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 120 of 150 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 121 of 150 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 122 of 150 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 123 of 150 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 124 of 150 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 125 of 150 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 126 of 150 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 127 of 150 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 128 of 150 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 129 of 150 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 130 of 150 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 131 of 150 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 132 of 150 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 133 of 150 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 134 of 150 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 135 of 150 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/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/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 136 of 150 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 137 of 150 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/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/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/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/C A/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 138 of 150 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 139 of 150 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 140 of 150 3427 Miguelito Court San Luis Obispo, CA 93401 805.541.4509 p 805.546.0525 f www.oasisass oc.com CP 018415 ● RLA 2248 ● CLARB 907 21 November 2025 Ms. Callie Taylor Mr. John Rickenbach CITY OF SAN LUIS OBISPO COMMUNITY DEVELOPMENT DEPARTMENT 919 Palm Street San Luis Obispo, CA 93401 RE: AVILA RANCH PHASE 4/R-3 MULTI-FAMILY – ARCH-0786-20245 & SBDV-0792-2024 Dear Callie & John, Based upon the Architectural Review Commission (ARC) hearing on Monday, 17 November, the following represents our initial responses to the ARC’s recommendations, as noted in your recent email. Our intention is to provide you with any additional graphics on Monday, 01 December. Thank you, in advance, for your consideration. Please don’t hesitate to contact us should you have any questions. 1. The design of the buildings be revised to have better articulation on all four sides. RESPONSE: Side building elevations will be updated to include additional window (“operable- looking”) shudders, window trim, and architectural details, e.g., horizontal accent stucco banding. 2. Modify balcony design to provide at least 50% opacity to visually obscure views of personal storage and preserve privacy. RESPONSE: The majority of the proposed balconies are designed with a half enclosure wall. Some of these walls are topped with 18-inches of open railing. This design provides the recommended opacity. There is one side of a corner balcony (in building types C, D, and F) that includes a fully open railing. The design at these locations will be revised to the half wall with railing design used in other locations. 3. The window shutter design be modified to appear to be operable. RESPONSE: The proposed shudders match the width of the corresponding windows, which is a key component of appearing operable. The shudders will also be fitted with architectural hardware. 4. The design of the monument sign be revised to incorporate more Spanish colonial architectural elements like clay tiles and red colors to be consistent with the appearance of the Phase 4 residential buildings and appear less commercial in the design. RESPONSE: The City’s sign regulations do not have design standards specific to residential development. The proposed stucco monument sign material matches the building material and Spanish colonial/ Mission style architecture. An alternative design for the monument sign will be provided that incorporates elements of the Avila Ranch gateway sign and the architectural style of the proposed Brisa project. 5. The backflow preventer to be strategically placed, painted, and screened to reduce its visibility. Page 141 of 150 OASIS ASSOCIATES, INC 21 November 2025 AVILA RANCH PHASE 4 - ARCH-0780-2024 + SBDV-0792-2024 Page 2 of 2 3427 Miguelito Court San Luis Obispo, CA 93401 805.541.4509 p 805.546.0525 f www.oasisass oc.com CP 018415 ● RLA 2248 ● CLARB 907 RESPONSE: The backflow preventers are located to meet both fire code and engineering standards based on the infrastructure for the development. The backflow preventors are located in landscape areas and will be screened by planting. Painting of the equipment will comply with the requisite code requirements. 6.A pedestrian connection from the southwest corner of the “special aquatic area” and adjacent residential units should extend to Jespersen Road, if feasible. RESPONSE: Given the topography of the Special Aquatic Site (SAS) and surface elevations of the residential units to the south, extending a direct pedestrian access to Jespersen Road would require steps (and therefore not be ADA compliant) and a poses a significant grading impact within the setback to provide an accessible path. Given expectations to maintain and enhance the ecology of the SAS, the existing connections and the pedestrian circulation provided to the north and other routes through the project along the south, we believe that there is more than adequate pedestrian circulation in and around the site. We will provide an exhibit depicting the noted circulation. Again, please do not hesitate to contact us should you have any questions or should you require any clarification, as we prepare for the December 10th Planning Commission Hearing. Respectfully submitted, OASIS ASSOCIATES, INC. C.M. Florence, AICP Principal Planner c: Trumark Homes 19-0042 Page 142 of 150 ARCHITECTURAL & DEVELOPMENT REVIEW DECEMBER 2024 REVISED 10 DECEMBER 2025 TRACT 3089 - PHASE 4 Z^/Ed/>Dh>d/ͳ&D/>z SAN LUIS OBISPO, CA MONUMENT SIGN ΈZs/^Ή L1.4 SIGNAGE KEYNOTE LEGEND 1 12” TALL PVC OR METAL LASER-CUT RAISED LETTERING 2 SIGNAGE AREA: 12 SF (~2’ H X 6’ W) 3 12” DIAMETER AVILA RANCH LOGO 4 PRE-CAST TERRA COTTA CLAY CAP 5 LIGHTER COLORED SMOOTH STUCCO FINISH 6 DARKER COLORED SMOOTH STUCCO FINISH 7 WROUGHT IRON METAL OVER ALCOVE ACCENT 8 RAISED NATURAL STONE LEDGE # 1 34 4 4 5 6 7 6 8 2 Page 143 of 150 Page 144 of 150 Page 145 of 150 Page 146 of 150 Page 147 of 150 Page 148 of 150 Page 149 of 150 Page 150 of 150