HomeMy WebLinkAbout08-03-2026 ARC Agenda Packet
Architectural Review Commission
AGENDA
Monday, August 3, 2026, 5:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
The Architectural Review Commission holds in-person meetings. Zoom participation will not be
supported. 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 in the Council Chambers.
Electronic Visual Aid Presentation. To conform with the City's Network Access and Use Policy,
Chapter 1.3.8 of the Council Policies & Procedures Manual, members of the public who desire
to utilize electronic visual aids to supplement their oral presentation 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 Mayou will call the Regular Meeting of the Architectural Review
Commission to order.
2.ELECTION OF CHAIR AND VICE CHAIR
As required by the Architectural Review Commission Bylaws, hold the annual
election of Chair and Vice Chair to a one-year term.
3.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
The public is encouraged to submit comments on any subject within the
jurisdiction of the Architectural Review Commission that does not appear on this
agenda. Although the Commission will not take action on items presented during
the Public Comment Period, the Chair may direct staff to place an item on a
future agenda for discussion.
4.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Architectural Review Commission to pull an item for discussion. The
public may comment on any and all items on the Consent Agenda within the
three-minute time limit.
4.a CONSIDERATION OF MINUTES - APRIL 20, 2026 ARCHITECTURAL
REVIEW COMMISSION MINUTES
7
Recommendation:
To approve the Architectural Review Commission Minutes of April 20,
2026.
5.PUBLIC HEARINGS
Note: The action of the Architectural Review Commission is a recommendation
to the Community Development Director, another advisory body, or to City
Council and, therefore, is not final and cannot be appealed.
5.a REVIEW OF COMMERCIAL BUILDINGS AND SUPPORTING SITE
IMPROVEMENTS SUCH AS PARKING, ACCESS, AND
LANDSCAPING FOR NEIGHBORING VACANT LOTS IN THE
AIRPORT AREA. THE PROJECTS ARE EXEMPT FROM
ENVIRONMENTAL REVIEW.
11
5.a.1 REVIEW OF LOTS 16-17 [4185 and 4195 EARTHWOOD LANE
(ARCH-0034-2026, USE-0035-2026, TREE-0158-2026)]
Recommendation:
Evaluate the project for consistency with applicable goals,
policies, guidelines, and standards in the Airport Area Specific
Plan (AASP), Community Design Guidelines (CDG), and Sign
Regulations, and provide a recommendation to the Director
regarding project consistency with these preceding goals,
policies, guidelines, and standards.
5.a.2 REVIEW OF LOTS 18-19 [4165 AND 4175 EARTHWOOD
(ARCH-0106-2026, TREE-0307-2026)]
Recommendation:
Evaluate the project for consistency with applicable goals,
policies, guidelines, and standards in the Airport Area Specific
Plan (AASP), Community Design Guidelines (CDG), and Sign
Regulations, and provide a recommendation to the Director
regarding project consistency with these preceding goals,
policies, guidelines, and standards.
5.a.3 REVIEW OF LOTS 20-21 [4145 AND 4155 EARTHWOOD
(ARCH 0107-2026, TREE 0308-2026)]
Recommendation:
Evaluate the project for consistency with applicable goals,
policies, guidelines, and standards in the Airport Area Specific
Plan (AASP), Community Design Guidelines (CDG), and Sign
Regulations, and provide a recommendation to the Director
regarding project consistency with these preceding goals,
policies, guidelines, and standards.
5.b REVIEW OF 18-UNIT RESIDENTIAL DEVELOPMENT AND SITE
IMPROVEMENTS SUCH AS PARKING, ACCESS, AND
LANDSCAPING. A DENSITY BONUS AND EXCEPTION TO LOCATE
MECHANICAL EQUIPMENT WITHIN PUBLIC VIEW ARE
REQUESTED. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL
REVIEW.
83
Recommendation:
Provide a recommendation to the Community Development Director
regarding the proposed project’s consistency with applicable goals,
policies, and guidelines in the Community Design Guidelines. This
action may include recommended conditions to address project
consistency with the preceding goals, policies, and guidelines.
6.COMMENT AND DISCUSSION
6.a STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Principal Planner Rachel Cohen.
7.ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled
for August 17, 2026 at 5:00 p.m. in the Council Chambers at City Hall, 990 Palm
Street, San Luis Obispo.
LISTENING ASSISTIVE DEVICES are available -- see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7114 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
Agenda related writings or documents provided to the Architectural Review
Commission are available for public inspection on the City’s website, under the
Public Meeting Agendas web page: https://www.slocity.org/government/mayor-
and-city-council/agendas-and-minutes. Meeting video recordings can be found
on the City’s website:
http://opengov.slocity.org/WebLink/Browse.aspx?id=60946&dbid=0&repo=CityCl
erk
Page 6 of 126
1
Architectural Review Commission Minutes
April 20, 2026, 5:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Architectural Review
Commissioners Present:
Commissioner Kelley Abbas (arrived at 5:03 p.m.),
Commissioner Robert Arens, Commissioner Mick Atkins,
Commissioner Kyle Bell, Vice Chair John Carrion, Chair
Ashley Mayou
Architectural Review
Commissioners Absent:
Commissioner Charles Gerencser
City Staff Present: Principal Planner Rachel Cohen, Deputy City Clerk Andrea
Colunga-Lopez
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Architectural Review Commission was
called to order on April 20, 2026 at 5:00 p.m. in the Council Chambers at City
Hall, 990 Palm Street, San Luis Obispo, by Chair Mayou.
2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
3. CONSENT
3.a CONSIDERATION OF MINUTES - JANUARY 12, 2026 ARCHITECTURAL
REVIEW COMMISSION MINUTES
Motion By Commissioner Arens
Second By Vice Chair Carrion
To approve the Architectural Review Commission Minutes of January 12,
2026.
Ayes (5): Commissioner Arens, Commissioner Atkins, Commissioner Bell,
Vice Chair Carrion, and Chair Mayou
Absent (2): Commissioner Abbas and Commissioner Gerencser
Page 7 of 126
2
CARRIED (5 to 0)
4. PUBLIC HEARINGS
4.a REVIEW OF TWO (2) SINGLE-FAMILY RESIDENCES AND
ASSOCIATED SITE IMPROVEMENTS FOR A TENTATIVE PARCEL MAP
(TWO-PARCEL FLEXIBLE LOT DESIGN SUBDIVISION), A FENCE
HEIGHT EXCEPTION, AND A REQUEST TO REMOVE FIVE (5) TREES
Commissioner Abbas arrived at 5:03 p.m.
Ethan Estrada, Assistant Planner presented the staff report and
responded to Commission inquiries.
Applicant Brandon Taitz responded to questions raised.
Chair Mayou opened the Public Hearing
Public Comments:
None
--End of Public Comment--
Chair Mayou closed the Public Hearing
Motion By Commissioner Bell
Second By Commissioner Arens
Recommend the Community Development Director approve the project
based on its consistency with applicable goals, policies and guidelines in
the Community Design Guidelines and applicable City Standards with the
following recommendations:
That the proposed northern and western exterior façades of the two
residences be revised to include more articulation by providing
push and/or pull to the flat wall planes [utilizing provisions in the
Zoning Regulations if applicable] and provide consistent
architectural elements on all four-sides of each structure.
Ayes (6): Commissioner Abbas, Commissioner Arens, Commissioner
Atkins, Commissioner Bell, Vice Chair Carrion, and Chair Mayou
Absent (1): Commissioner Gerencser
CARRIED (6 to 0)
Page 8 of 126
3
5. COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Principal Planner Rachel Cohen informed the Commissioners that there
are no immediate items on the agenda forecast.
6. ADJOURNMENT
The meeting was adjourned at 5:28 p.m. The next Regular Meeting of the
Architectural Review Commission is scheduled for May 4, 2026 at 5:00 p.m. in
the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo.
_________________________
APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/202X
Page 9 of 126
Page 10 of 126
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF COMMERCIAL BUILDINGS AND SUPPORTING SITE
IMPROVEMENTS SUCH AS PARKING, ACCESS, AND LANDSCAPING FOR
NEIGHBORING VACANT LOTS IN THE AIRPORT AREA. THE PROJECTS ARE
EXEMPT FROM ENVIRONMENTAL REVIEW .
BY: Hannah Hanh, Associate Planner FROM: Rachel Cohen, Principal Planner
Phone Number: (805) 781-7432 Phone Number: (805) 781-7574
Email: hhanh@slocity.org Email: rcohen@slocity.org
PROJECT ADDRESSES AND APPLICATION NUMBERS:
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026
PROJECT APPLICANTS/OWNERS:
Lot 16: 4195 Earthwood, LLC (Thom Jess)
Lot 17: Cody and Jacqueline Gambril
Lot 18: Rick and Teri Gambril
Lot 19: G2 Earthwood, LLC (Mark Goodwin)
Lots 20-21: Pacific Properties CA, LLC (Rob Zimmerman)
PROJECT REPRESENTATIVE: Thom Jess, Arris Studio Architect
RECOMMENDATION
Provide a recommendation to the Community Development Director regarding each
proposed project’s consistency with applicable goals, policies, guidelines, and standards
in the Airport Area Specific Plan, Community Design Guidelines, and Sign Regulations.
These actions may include recommended conditions to address project consistency with
the preceding goals, policies, guidelines, and standards.
1.0 PROJECT SUMMARIES
The Project Applicants have submitted Moderate Development Review applications to
develop a series of neighboring vacant lots at 4145-4195 Earthwood Lane with
commercial buildings and supporting site improvements such as parking, access, and
landscaping (Attachments A, C, and E – Project Plans; Figures 1 and 2). In total, there
are three (3) separate projects (ARCH-0034-2026, -0106-2026, and -0107-2026) to
develop these lots in pairings (i.e., Lots 16-17, 18-19, and 20-21 of Tract 2943; Figure 4).
Meeting Date: 8/3/2026
Item Numbers: 5a.1, 5a.2, & 5a.3
Time Estimate: 60 minutes
Page 11 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
Each project includes two commercial buildings, with one on each lot; a sign program;
removal of and compensatory plantings for a street tree; and shared driveway access,
parking, and trash areas. Aside from the approximate 4,700 square foot building on Lot
16 that is anticipated for office use, the other buildings on the remaining lots would be
approximately 3,800 to 4,100 square feet in size and are anticipated to accommodate a
range of allowable service commercial and manufacturing uses. The sign program for
each project includes awning signs above, or in proximity to, the entrances of each tenant
space. To facilitate the development of these lots, street trees located in the shared
driveway areas would be removed and compensated onsite.
To provide clarification and inform the Architectural Review Commission’s (ARC) review,
these projects include many similarities in the proposed building, site, and sign designs,
and would therefore be subject to the same underlying site context and constraints as
well as relevant design standards and guidelines of the Airport Area Specific Plan (AASP)
and Community Design Guidelines (CDG). While the Development Review applications
are technically separate, these projects have been similarly designed by the same
architect (i.e., project representative), were submitted to the City for review within a close
timeframe, and are ready for the ARC’s review at the same time. To streamline the ARC’s
review, these applications are analyzed together in this report to reduce redundances in
the project discussions and evaluations. For purposes of this hearing review, the different
applications are identified as Project #1 in red, Project #2 in blue, and Project #3 in green.
Project similarities and differences are further detailed in the proceeding sections.
It is acknowledged that each project is a separate application with different ownerships
and would operate independently. The ARC’s review would result in separate sets of
recommendations (i.e., one for each project), which may include overlap due to the
proposed designs. These recommendations would be forwarded to the Community
Development Director, who will review and make the final decision for each separate
project.
Figure 1 – Rendering of Earthwood Lane Looking South
Page 12 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
Figure 2 – Project Sites and Vicinity
Accompanying Project Applications and Requests
Minor Use Permit (USE-0035-2026)
In accordance with Table 4-3 (Allowed Uses) of the AASP, Project #1 includes an
accompanying Minor Use Permit application to establish an office use (for production and
administration) at Lot 16. This office is anticipated to be an architect’s office (i.e., future
location of Arris Studio Architects) that would operate Mondays to Fridays from 7:00 a.m.
to 6:00 p.m.
Page 13 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
Tree Removal Applications (TREE-0158-2026, TREE-0307-2026, and TREE-0308-2026)
Because street trees were inadvertently planted in direct conflict with the shared driveway
easement of each lot pairing, each project includes an accompanying Tree Removal
Application to remove the tree in its respective shared driveway easement (Figure 3). In
total, three (3) street trees would be removed (i.e., one per project site), and
compensatory plantings would be provided onsite, respectively, consistent with
landscaping-related design standards in the AASP for each project.
Figure 3 – Requested Tree Removals
2.0 PURVIEW OF THE COMMISSION
Per San Luis Obispo Municipal Code (SLOMC) Section 17.106.040(A)(1), the ARC’s role
for Moderate Development Review applications is to (a) evaluate the project for
consistency with applicable goals, policies, guidelines, and standards in the Airport Area
Specific Plan (AASP), Community Design Guidelines (CDG), and Sign Regulations, and
(b) provide a recommendation to the Director regarding project consistency with these
preceding goals, policies, guidelines, and standards.
Page 14 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
Following the ARC’s review, each project will be scheduled for a final review and decision
by the Director. As part of this final review and decision, the Director will review the ARC’s
recommendation and all accompanying applications and requests.
3.0 PROJECT SITE INFORMATION
Site Data
Project #1 Location 4185 and 4195 Earthwood Lane (Lots 16-17)
Project #2 Location 4165 and 4175 Earthwood Lane (Lots 18-19)
Project #3 Location 4145 and 4155 Earthwood Lane (Lots 20-21)
Land Use Designation Services and Manufacturing
Specific Plan Airport Area Specific Plan (AASP)
Zone Manufacturing (M)
Project #1 Site Area Approximately 0.42 acre
Project #2 Site Area Approximately 0.41 acre
Project #3 Site Area Approximately 0.41 acre
Surrounding Uses
North – Vacant lots, daycare facility, etc.
South – Avila Ranch Development
East – Vacant lots, manufacturing, bar/tavern,
warehousing, retail, etc.
West – Manufacturing
On December 2, 2008, the City Council approved a Tentative Tract Map to create 23
commercial lots at 143, 151, and 163 Suburban Road (Tract 2943). Since the approval of
the map, some infill development has occurred along with the construction of Earthwood
Lane to provide a road connection between Suburban Road and Venture Drive/Venture
Lane (Avila Ranch Development). This tract created relatively small lots that were
intended for small-scale developments, and Projects #1-3 include individual parcels
ranging from 9,011 to 9,277 square feet in size (Figure 4). Each lot pairing that fronts
Earthwood Lane includes a shared access easement (i.e., areas labeled as 20’ x 20’
P.R.A.E. [private reciprocal access easement] in Figure 4) to consolidate and coordinate
future development between neighboring properties. While these lots are not limited to
specific site designs, Figures 5-6 provide examples of conceptual site layouts that were
envisioned for the tract, after consideration of the limited lot sizes and configurations.
Page 15 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
While there are minor variations in lot dimensions and underlying easements between
Projects #1-3, each project generally includes a U-shaped development (example shown
in Figure 7). To effectively develop and maintain these lots as separate properties, the
building envelopes would extend to just outside of required setback and easement areas.
Supporting site features (i.e., parking, access, and trash areas) would be centralized for
shared use and reduce overlaps in need.
Figure 4 – Excerpt of Tract 2943
Page 16 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
Figure 5 – Site Design Schematic #1
Figure 6 – Site Design Schematic #2
Page 17 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
Figure 7 – Project Site Layout (Site Plan Excerpt of Project #1)
4.0 PROJECT DESIGNS
Architectural Style: Contemporary industrial one- to two-story buildings
Design Details and Materials: Metal siding and roofing, bronze storefront doors
and windows, steel gates and roll-up doors, and metal awnings
Exterior Colors:
o Projects #1 and #3: terracotta, patina green, grays, and bronze
o Project #2: grays and bronze
Page 18 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
Project #1 (Lots 16-17) – Elevations and Colors and Materials
Public-Facing: The South Elevation and East Elevation would be visible from the street.
Non-Public-Facing: The West Elevation would face the parking lot of an existing
commercial development at the rear (Ernie Ball), and the North Elevation would face the
side elevation of Project #2.
Page 19 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
Project #2 (Lots 18-19) – Elevations and Colors and Materials
Public-Facing: The East Elevation would face the street.
Non-Public-Facing: The West Elevation would face the parking lot of an existing
commercial development at the rear (Ernie Ball), and the North and South Elevations
would face side elevations of Projects #1 and #3.
Page 20 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
Project #3 (Lots 20-21) (similar to Project #1) – Elevations and Colors and Materials
Public-Facing: The East Elevation would face the street.
Non-Public-Facing: The West Elevation would face the parking lot of an existing
commercial development at the rear (Ernie Ball), and the South Elevation would face the
side elevation of Project #2. It is anticipated that the North Elevation would likely face a
side elevation of future development on the neighboring vacant lot (similar to the building
design at 4070 and 4090 Earthwood Lane).
Page 21 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
5.0 PROJECT EVALUATION
Aside from the discussion item identified in Table 1 below for the ARC’s review, staff has
evaluated and found the projects to be generally consistent with applicable standards and
guidelines in AASP Chapter 5.0 (Community Design) and CDG Chapter 2 (General
Design Principles), Chapter 3 (Commercial and Industrial Project Design), and Chapter 6
(Site Planning and Other Design Details). As proposed, the projects comply with AASP
design standards (Attachments B, D, and F – AASP Consistency Matrices) and applicable
guidelines in the CDG, as follows:
Limited in scale.
Coordinates neighboring properties for orderly development along Earthwood
Lane.
Incorporates durable materials appropriate for the future anticipated use.
Avoids appearance of boxy structures because public-facing elevations include:
a) Simple clean lines along with color and material variations;
b) Architectural features that are both practical and provide visual interest
(e.g., building projections through the use of awnings, roofline variations,
etc.); and
c) Consolidated planter areas along the street to provide visual buffers.
Any simple elevations are limited to non-public-facing building walls that would be
built to, or close to, the side and/or rear property lines, and therefore, not be visible
from the street.
Figure 8 – Sign Program Excerpts (Sheet A6.0 of all Project Plans)
Page 22 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
6.0 PROJECT STATISTICS
Table 2 – Summary of Airport Area Specific Plan Development Standards
Project Details Proposed Allowed / Required
PROJECT #1
Maximum Residential
Density - 20 units / net acre
Maximum Floor Area Ratio Lot 16: 0.5
Lot 17: 0.42 0.6
Minimum Front Setback Lots 16-17: 16 feet 16 feet
Table 1 – Project Consistency with Sign Regulations
SLOMC
Section Discussion Item
15.40.485
(Sign
Programs)
Sign programs are required for new commercial, office, and/or mixed-use
projects in order to establish ongoing sign requirements and to ensure
the signage is complementary and compatible with the development and
surrounding neighborhood or commercial district. Sign programs create
a coordinated set of standards for signs on properties with multiple
buildings or tenants and establish uniform sign design elements such as
size, color, materials, lighting, and placement on the property.
The ARC should discuss whether the sign program for each project
provides a coordinated set of standards for signs (found on Sheet
A6.0 for all Project Plans), and whether any additional parameters
are necessary to meet the intent of sign programs for ongoing
compatibility. Staff finds the overall sign colors, materials, lighting, and
placement on the property to be appropriate; however, the maximum sign
areas for tenants closest to the street appear to be significantly more
(Suites 16-1, 17-1, 18-1, 19-1, 20-1, and 21-1 include cumulative
maximums of 113 to 162 square feet) when compared to the other
tenants (maximums of 26 to 27 square feet) (Figure 8). While absolute
uniformity is not required between all tenants, consider whether a lower
maximum sign area for tenants closest to the street would be appropriate
to provide overall balance and consistency.
Page 23 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
Minimum Distance between
Parking Lots and Property
Lines Along Streets
Lot 16: 6 feet, 6 inches
Lot 17: 5 feet 5 feet
Minimum Side Setbacks
Lot 16: 4 inches (north);
8 feet, 9 inches (south)
Lot 17: 5 feet, 5 inches (north);
4 inches (south)
None
Minimum Rear Setback Lots 16-17: 4 inches None
Maximum Building Height Lots 16-17: 25 feet, 6 inches 36 feet
Maximum Lot Coverage
(Buildings, Driveway, and
Parking)
Lot 16: 68%
Lot 17: 75% 90%
Minimum Landscaping Lot 16: 17%
Lot 17: 13% 10%
Tree Removals Removal of one street tree; nine (9) onsite
compensatory plantings
Number of Car Spaces 18 spaces 17 spaces
Number of Bicycle Spaces 2 spaces 2 spaces
Page 24 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
Project Details Proposed Allowed / Required
PROJECT #2
Maximum Residential
Density - 20 units / net acre
Maximum Floor Area Ratio Lot 18: 0.46
Lot 19: 0.47 0.6
Minimum Front Setback Lots 18-19: 16 feet 16 feet
Minimum Distance between
Parking Lots and Property
Lines Along Streets
Lot 18: 6 feet, 6 inches
Lot 19: 5 feet 5 feet
Minimum Side Setbacks
Lot 18: 8 inches (north);
5 feet, 5 inches (south)
Lot 19: 1 foot, 5 inches (north);
4 inches (south)
None
Minimum Rear Setback Lots 18-19: 4 inches None
Maximum Building Height Lots 18-19: 25 feet, 6 inches 36 feet
Maximum Lot Coverage
(Buildings, Driveway, and
Parking)
Lot 18: 73%
Lot 19: 80% 90%
Minimum Landscaping Lot 18: 15%
Lot 19: 10% 10%
Tree Removals Removal of one street tree; ten (10) onsite
compensatory plantings
Number of Car Spaces 18 spaces 17 spaces
Number of Bicycle Spaces 2 spaces 2 spaces
Page 25 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
Project Details Proposed Allowed / Required
PROJECT #3
Maximum Residential
Density - 20 units / net acre
Maximum Floor Area Ratio Lots 20-21: 0.46 0.6
Minimum Front Setback Lots 20-21: 16 feet 16 feet
Minimum Distance between
Parking Lots and Property
Lines Along Streets
Lot 20: 6 feet, 6 inches
Lot 21: 5 feet 5 feet
Minimum Side Setbacks
Lot 20: 4 inches (north);
3 feet, 5 inches (south)
Lot 21: 3 feet, 5 inches (north);
4 inches (south)
None
Minimum Rear Setback Lots 20-21: 4 inches None
Maximum Building Height Lots 20-21: 25 feet, 5 inches 36 feet
Maximum Lot Coverage
(Buildings, Driveway, and
Parking)
Lots 20-21: 76% 90%
Minimum Landscaping Lot 20: 12%
Lot 21: 13% 10%
Tree Removals Removal of one street tree; nine (9) onsite
compensatory plantings
Number of Car Spaces 18 spaces 17 spaces
Number of Bicycle Spaces 2 spaces 2 spaces
Environmental Review
Each project is categorically exempt under CEQA Guidelines Section 15332 (Class 32,
In-Fill Development Projects).
Page 26 of 126
Items 4a.1, 4a.2, & 4a.3
Lots 16-17 (4185 and 4195 Earthwood): ARCH-0034-2026 [USE-0035-2026, TREE-0158-2026]
Lots 18-19 (4165 and 4175 Earthwood): ARCH-0106-2026 [TREE-0307-2026]
Lots 20-21 (4145 and 4155 Earthwood): ARCH-0107-2026 [TREE-0308-2026]
Architectural Review Commission Report – August 3, 2026
7.0 POSSIBLE ACTIONS FOR EACH PROJECT
1. Recommend the Community Development Director find the project consistent with
applicable goals, policies, guidelines, and standards in the Airport Area Specific
Plan, Community Design Guidelines, and Sign Regulations. This action may
include recommended conditions to address project consistency with these
preceding goals, policies, guidelines, and standards.
2. Continue the review. An action continuing the review should include clear direction
to the applicant and staff regarding the additional information required to make a
recommendation and all pertinent issues related to project consistency with the
Airport Area Specific Plan, Community Design Guidelines, and Sign Regulations.
3. Recommend the Community Development Director find the project inconsistent
with applicable goals, policies, guidelines, and standards in the General Plan,
Zoning Regulations, Airport Area Specific Plan, Community Design Guidelines,
Sign Regulations and/or other policy document(s). This action should include
findings that cite basis for such recommendation and reference inconsistency(ies)
with goals, policies, guidelines, and standards in the preceding documents.
8.0 ATTACHMENTS
A - Project #1 (ARCH-0034-2026) Project Plans
B - Project #1 (ARCH-0034-2026) AASP Consistency Matrix
C - Project #2 (ARCH-0106-2026) Project Plans
D - Project #2 (ARCH-0106-2026) AASP Consistency Matrix
E - Project #3 (ARCH-0107-2026) Project Plans
F - Project #3 (ARCH-0107-2026) AASP Consistency Matrix
Page 27 of 126
Page 28 of 126
A1.0
EARTHWOOD LANE / LOTS 16 & 17
Date MAY 12, 2026
Sheet
ScaleEARTHWOOD LN
LOTS 16 & 17
ADDRESS:4195 (LOT 16) & 4185 (LOT 17)
EARTHWOOD LANE
APN:053-258-057 (LOT 16)
053-258-058 (LOT 17)
SITE AREA:
LOT 16:0.21 ACRES (9,277 SF)
LOT 17:0.21 ACRES (9,011 SF)
TOTAL SITE AREA: 0.42 ACRES (18,288 SF)
ZONING:M-SP (MANUFACTURING)
ADJACENT ZONING:
WEST, NORTH, EAST SIDES:M-SP
SOUTH SIDE:R-4
SPECIFIC PLAN:AIRPORT AREA SPECIFIC PLAN
TYPE OF CONSTRUCTION:TYPE VB
SPRINKLERS:YES (NFPA-13)
PROPOSED OCCUPANCY:B (OFFICE - PRODUCTION AND ADMINISTRATION)
F-1, M, S-1 OR, S-2
BUILDING AREA:
LOT 16:4,682 SF
LOT 17:3,774 SF
TOTAL BUILDING AREA: 8,456 SF
USE:
EXISTING USE: VACANT
PROPOSED USE: COMMERCIAL
NUMBER OF STORIES:
LOT 16: 2 STORIES
LOT 17: 1 STORY
SETBACKS:
FRONT SETBACK REQUIRED: 16 FEET
FRONT SETBACK PROVIDED: 16 FEET
FRONT SETBACK TO PARKING REQUIRED: 5 FEET
FRONT SETBACK TO PARKING PROVIDED: 5 FEET
REAR SETBACK REQUIRED: NONE
REAR SETBACK PROVIDED: NONE
LOT 16 SOUTH SIDE SETBACK REQUIRED: 8 FEET (23 - 26 FEET HEIGHT)
LOT 16 SOUTH SIDE SETBACK PROVIDED: 8 FEET
LOT 16 NORTH SIDE SETBACK REQUIRED: NONE
LOT 16 NORTH SIDE SETBACK PROVIDED: 5 FEET
LOT 17 SOUTH SIDE SETBACK REQUIRED: NONE
LOT 17 SOUTH SIDE SETBACK PROVIDED: NONE
LOT 17 NORTH SIDE SETBACK REQUIRED: NONE
LOT 17 NORTH SIDE SETBACK PROVIDED: NONE
ARCHITECTURAL
A0.0 COVER SHEET
A1.0 PROJECT DATA
A2.0 EXISTING CONDITIONS
A2.1 PROPOSED SITE PLAN / FLOOR PLAN
A2.1b PROPOSED SECOND FLOOR PLAN
A2.2 EASEMENT MODIFICATION PLAN
A2.3 PROPOSED ROOF PLAN
A3.0 PROPOSED BUILDING ELEVATIONS
A4.0 PROPOSED SITE LIGHTING
A5.0 PROPOSED COLOR & MATERIALS
A6.0 PROPOSED SIGNAGE PROGRAM
LANDSCAPE
L1.0 PROPOSED LANDSCAPE PLAN
L1.1 PROPOSED LANDSCAPE PALETTE
CIVIL & STORMWATER
C1.0 PRELIMINARY GRADING PLAN
C2.0 PRELIMINARY EROSION CONTROL PLAN
C3.0 STORMWATER PLAN
PROJECT SITE
NORTH
THE BUILDING SITE IS PART OF TRACT 2943 PHASE 2 AND IS CURRENTLY VACANT.
PUBLIC IMPROVEMENTS INCLUDING THE STREET, CURB/GUTTER, STREET TREES,
SIDEWALK AND UTILITIES STUBBED TO THE INDIVIDUAL SITES ARE EXISTING. PROPOSED
PUBLIC IMPROVEMENTS ARE LIMITED TO THE INSTALLATION OF A NEW CURB CUT FOR
THE DRIVE APPROACH.
THE BUILDING SITE IS LOCATED WITHIN THE JURISDICTION OF THE AIRPORT AREA
SPECIFIC PLAN (AASP).
THE APPLICANT IS REQUESTING A MODERATE LEVEL DEVELOPMENT REVIEW AND AN
ADMINISTRATIVE USE PERMIT TO ALLOW THE PROPOSED "OFFICE - PRODUCTION AND
ADMINISTRATION". AN ADMINISTRATIVE USE PERMIT IS A REQUIREMENT OF THE AASP
FOR THIS USE WITHIN 'M' ZONING.
THIS PROJECT PROPOSES THE CONSTRUCTION OF TWO SINGLE-STORY BUILDINGS THAT
WILL BE LEASED TO COMMERCIAL TENANTS. THE BUILDING ON LOT 16 TENANT IS
ANTICIPATED TO BE ARRIS STUDIO ARCHITECTS. THE TENANT PLANS TO OPERATE
SERVICES MONDAY - FRIDAY FROM 7AM - 6PM. THE BUILDING ON LOT 17 TENANTS
ARE TO BE DETERMINED. THEY WILL LIKELY INCLUDE LIGHT, MANUFACTURING,
WHOLESALERS, STORAGE, OFFICE - PRODUCTION AND ADMINISTRATION AND/OR
ACCESSORY OFFICE USES.
THE BUILDINGS SHARE A COMMON DRIVE ENTRANCE, PARKING LOT DRIVE AISLE AND
TRASH/RECYCLING ENCLOSURE. A NEW SHARED ACCESS EASEMENT AND
MAINTENANCE AGREEMENT WILL BE CREATED TO ADDRESS THE SHARED PARKING LOT
DRIVE AISLE AND TRASH ENCLOSURE.
THE BUILDINGS HAVE BEEN DESIGNED TO COMPLY WITH THE COMMUNITY DESIGN
GUIDELINES AS WELL AS THE DEVELOPMENT STANDARDS IN THE AIRPORT AREA
SPECIFIC PLAN.
THE APPLICANT WILL COMPLY WITH THE CITY OF SLO'S PUBLIC ART REQUIREMENT
BY INCORPORATING PUBLIC ART ONSITE. IF THAT PROVES INFEASIBLE, THE
APPLICANT TO PAY THE APPROPRIATE IN-LIEU FEE.
THE APPLICANT IS REQUESTING TO REMOVE ONE STREET TREE THAT CONFLICTS WITH
THE DRIVEWAY APPROACH AND PROVIDE ONSITE COMPENSATORY PLANTING.
OWNER (LOT 17)
CODY & JACQUELINE GAMBRIL
1336 PASEO LADERO
ARROYO GRANDE, CA 93420
CONTACT: CODY GAMBRIL
PHONE: (559) 760-9157
EMAIL: CGAMBRIL102@GMAIL.COM
CIVIL ENGINEER
HODGE COMPANY
351 SAN MIGUEL AVE
SAN LUIS OBISPO, CA 93401
CONTACT: MIKE HODGE
PHONE: (805) 215-8753
EMAIL: HODGECOMPANY@GMAIL.COM
BUILDING HEIGHT ALLOWED:36 FEET
BUILDING HEIGHT PROPOSED:25.5 FEET (LOTS 16 & 17)
FLOOR AREA RATIO ALLOWED:0.6
FLOOR AREA RATIO PROPOSED:
LOT 16:0.50 (4,682 SF / 9,277 SF)
LOT 17:0.42 (3,764 SF / 9,011 SF)
OVERALL: 0.46 (8,446 SF / 18,288 SF)
LOT COVERAGE ALLOWED (BLDG):75%
LOT COVERAGE PROPOSED (BLDG):
LOT 16:40% (3,663 SF / 9,277 SF)
LOT 17:42%(3,774 SF / 9,011 SF)
OVERALL: 41% (7,437 SF / 18,288 SF)
LOT COVERAGE ALLOWED (BLDG/PARKING): 90%
LOT COVERAGE PROPOSED (BLDG/PARKING):
LOT 16: 68% (6,285 SF / 9,277 SF)
LOT 17:75%(6,758 SF / 9,011 SF)
OVERALL: 71% (13,043 SF / 18,288 SF)
LANDSCAPE AREA REQUIRED:10%
LANDSCAPE AREA PROVIDED:
LOT 16:17% (1,593 SF / 9,277 SF)
LOT 17:13%(1,213 SF / 9,011 SF)
OVERALL: 15% (2,806 SF / 18,288 SF)
PARKING LOT LANDSCAPE AREA REQUIRED: 5%
PARKING LOT LANDSCAPE AREA PROVIDED:
LOT 16: 15% (359 SF / 2,457 SF)
LOT 17:11%(305 SF / 2,840 SF)
OVERALL: 13% (664 SF / 5,297 SF)
PARKING REQUIRED:
MIN PARKING (1 SPACE/500 SF): 17 SPACES
MAX PARKING (1 SPACE/300 SF): 25 SPACES
PARKING PROVIDED: 18 SPACES
EV PARKING REQUIRED:
EV READY SPACES: 3 SPACES
EV CAPABLE SPACES: 9 SPACES (50% x 18 SPACES)
EV PARKING PROVIDED:
EV READY SPACES: 3 SPACES
EV CAPABLE SPACES: 9 SPACES
PARKING LOT COMPLIANCE:
BAY WIDTH REQUIRED: 60.1 FEET
BAY WIDTH PROVIDED: 60.1 FEET
STALL WIDTH REQUIRED: 8.6 FEET
STALL WIDTH PROVIDED 9 FEET
ONSITE LOADING SPACES REQUIRED:NONE
ONSITE LOADING SPACES PROVIDED:NONE
MOTORCYCLE PARKING REQUIRED:1 SPACE
MOTORCYCLE PARKING PROVIDED:1 SPACE
BIKE PARKING REQUIRED:
SHORT TERM:1 SPACE (8,446 SF / 7,500 SF x 25%)
LONG TERM:1 SPACE (8,446 SF / 7,500 SF x 75%)
BIKE PARKING PROVIDED:
SHORT TERM:1 SPACE
LONG TERM:1 SPACE
COMMERCIAL LINKAGE FEE ESTIMATE
LOT 16 (OFFICE):$30,058.44 ($6.42/SF X 4,682 SF)
LOT 17 (MANUFACTURING):$20,190.90 ($5.35/SF X 3,774 SF)
OVERALL: $50,249.34
APPLICANT / ARCHITECT
ARRIS STUDIO ARCHITECTS
1319 MARSH STREET, SUITE 200
SAN LUIS OBISPO, CA 93401
CONTACT: THOM JESS
PHONE: (805) 547-2240 x111
EMAIL: TJESS@ARRIS-STUDIO.COM
OWNER (LOT 16)
4195 EARTHWOOD, LLC
590 RANCHO OAKS DRIVE
SAN LUIS OBISPO, CA 93401
CONTACT: THOM JESS
PHONE: (805) 547-2240 x111
EMAIL: TJESS@ARRIS-STUDIO.COM
SOILS REPORT
FIRM: EARTH SYSTEMS PACIFIC
REPORT NO: #303920-003
DATED: FEBRUARY 20, 2026
ARBORIST REPORT & TREE PROTECTION PLAN
FIRM: HERITAGE TREE ARBORICULTURAL CONSULTING
DATED: MARCH 11, 2026
ATTACHMENT A
Page 29 of 126
116
115
67.50'
DRAINAGE BASIN
4195 EARTHWOOD LANE
(LOT 16)
69.48'
13
3
.
5
0
'
13
3
.
5
0
'
13
3
.
5
0
'
102 103
104
105
106
107
108
109 109110110111112114
115
116
117 118
116
117
119 120
VACANTVACANT
4185 EARTHWOOD LANE
(LOT 17)
101
113
121 122 121
101 20' x 20' SHARED ACCESS EASEMENT CENTERED ON PROPERTY LINE
102 15' PUBLIC UTILITY EASEMENT
103 10' TREE EASEMENT
104 5' PRIVATE STORM DRAIN EASEMENT
105 7.5' CITY OF SLO SANITARY SEWER EASEMENT
106 PRIVATE STORM DRAIN EASEMENT
107 CONCRETE DRAINAGE CHANNEL
108 EXISTING 5' WIDE SIDEWALK
109 EXISTING GAS STUB
110 EXISTING SANITARY SEWER STUB
111 EXISTING UTILITY STUB
112 EXISTING UNDERGROUND TELEPHONE BOX
113 EXISTING UNDERGROUND CATV BOX
114 EXISTING PAD MOUNTED TRANSFORMER
115 EXISTING WATER VALVE (ASSUMED FIRE WATER)
116 EXISTING DOMESTIC WATER METER BOX
117 EXISTING RECYCLED WATER METER BOX
119 EXISTING FIRE HYDRANT
120 EXISTING THROUGH CURB STORM DRAIN INLET
121 EXISTING STREET TREE TO REMAIN
122 EXISTING STREET TREE TO BE REMOVED
A2.0
1" = 20'-0"NORTH 0 10 20
1" = 20'-0"
EXISTING CONDITIONS
Date MAY 12, 2026
Sheet
ScaleEARTHWOOD LN
LOTS 16 & 17
ATTACHMENT A
Page 30 of 126
EV
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S
TRASH
PARKING
(18 SPACES)
SUITE 17-2
SUITE 17-3
SUITE 16
4185 EARTHWOOD LANE
(LOT 17)
4195 EARTHWOOD LANE
(LOT 16)
SUITE 17-1
16
'
4"
8'-9"4'-8"21'-4"6'-1"20'20'20'6'-1"24'-8"5'-5"
72'-2"
15'-6"
9'
T
Y
P
.
24'6'-1"15'-6"6'-1"
11
7
'
-
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"
12'-1"119'-6"5'-5"
57'-1"61'-9"
16
'
4"
11
7
'
-
2
"
201
204
205
206
207
206
207
202
209
210 211211
209 209
212
213
214
215
216
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218
219
8'-9"
13'-5"
221
5'
6'
-
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"
8"
2'-6"2'-6"
204
204
204
202202
203
203
208
209
208
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12
'
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12
'
5'
18'
18'
209
208
209
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220
222
222
224224
225
225
226
226 226214
226
60.1'
225
(TYP)
228
228
227 201 CONCRETE PARKING LOT -SEE CIVIL PLANS
202 PERMEABLE PAVERS -SEE CIVIL PLANS
203 CONCRETE FLATWORK AT BUILDING
204 DETECTABLE WARNINGS AT PEDESTRIAN ZONES
205 SHORT TERM BIKE RACK
206 FIRE RISER ROOM
207 ELECTRICAL METERS
208 LANDSCAPE AREA TO ACCOMMODATE SHADE TREE -SEE LANDSCAPE PLAN
209 LANDSCAPED AREA -SEE LANDSCAPE PLAN
210 NEW DRIVEWAY CURB CUT PER CITY ENGINEERING STANDARDS
211 EXISTING STREET TREE TO REMAIN
212 CONCRETE DRAINAGE CHANNEL
213 EXISTING METAL PICKET FENCE TO REMAIN, OWNED BY OTHERS
214 EXISTING CHAIN LINK FENCE TO BE REMOVED AT BUILDING LOCATION
215 NO FENCE AT NORTH PROPERTY LINE
216 EXISTING TRANSFORMER TO REMAIN
217 LONG TERM BIKE RACK INSIDE STORAGE AREA
218 EXISTING SIDEWALK TO REMAIN
219 STEEL GATES AT TRASH/RECYCLING ENCLOSURE
220 4' x 8' MOTORCYCLE SPACE
221 EXISTING FIRE HYDRANT
222 DUAL ELECTRIC VEHICLE CHARGING STATION
223 SINGLE ELECTRIC VEHICLE CHARGING STATION
224 BIO-FILTRATION PLANTER -SEE CIVIL PLANS
225 PARKING WHEEL STOP
226 NEW 6' TALL METAL PICKET FENCE -SEE FENCE IMAGE ON THIS SHEET
227 FIRE RATED WALLS AT SEISMIC GAP BETWEEN BUILDINGS
228 ACCESSIBLE RAMP / PATH
16'
8'
STEEL TRASH GATES
STEEL ACCESSIBLE GATE
SPACE FOR ORGANICS
SPACE FOR 3 OR 4 YARD
TRASH AND RECYCLING
CONTAINERS
6'
STEEL ROOF
9'
6'
STEEL PICKETS
A2.1
AS NOTEDNORTH01020
1" = 20'-0"
PROPOSED SITE PLAN (FIRST FLOOR PLAN)
Date MAY 12, 2026
Sheet
ScaleEARTHWOOD LN
LOTS 16 & 17
1" = 10'-0"
TRASH ENCLOSUREMETAL PICKET FENCE
1" = 5'-0"
ATTACHMENT A
Page 31 of 126
ATTACHMENT A
Page 32 of 126
116
115
116116
5
101
102
201
202
203 203
203203
EASEMENT NOTES
101 EXISTING 20' x 20' SHARED ACCESS EASEMENT
102 PROPOSED LOCATION OF SHARED ACCESS, MAINTENANCE,
TRASH/RECYLCING, PARKING & STORMWATER EASEMENT. EASEMENT TO
INCLUDE DRIVEWAY, PARKING LOT AND TRASH ENCLOSURE AREAS. EASEMENT
SHALL BE FINALIZED PRIOR TO BUILDING PERMIT ISSUANCE.
FENCE NOTES
201 EXISTING CHAIN LINK FENCE AT RETENTION BASIN TO BE REMOVED
(SHOWN BLUE)
202 EXISTING METAL PICKET FENCE TO REMAIN (SHOWN RED)
203 NEW 6' TALL METAL PICKET FENCE -SEE IMAGE OF FENCE ON SHEET A2.1
(SHOWN GREEN)
A2.2
1" = 20'-0"NORTH 01020
1" = 20'-0"
SHARED ACCESS EASEMENT MODIFICATION PLAN
Date MAY 12, 2026
Sheet
ScaleEARTHWOOD LN
LOTS 16 & 17
ATTACHMENT A
Page 33 of 126
1.5:12
SLOPE
1.5:12
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301 METAL ROOFING
302 METAL GUTTER
303 METAL DOWNSPOUT
304 LINE OF AWNING BELOW
A2.3
1" = 20'-0"NORTH 01020
1" = 20'-0"
PROPOSED ROOF PLAN
Date MAY 12, 2026
Sheet
ScaleEARTHWOOD LN
LOTS 16 & 17
ATTACHMENT A
Page 34 of 126
T.O. SLAB
MAX BDG HEIGHT
25
'
-
6
"
10
'
CORTEN METAL
SIDING
METAL ROOFING
METAL SIGN /
AWNING
METAL ROLLUP
DOOR
METAL TRASH/RECYCLING
GATES & ROOF
4' HIGH STUCCO
WAINSCOT
ALUMINUM
STOREFRONT
METAL BOX
AWNING WRAPS
CORNER
SIGN PANELSADDRESS
NUMBERS
PREFINISHED
METAL SIDING
METAL BOX
AWNING WRAPS
CORNER
METAL AWNING
GLAZED ROLLUP
DOOR
TALL VERTICAL WINDOWS
IN METAL BOX FRAMES
CORTEN METAL
SIDING
4' HIGH STUCCO
WAINSCOTPREFINISHED
METAL SIDING
4' HIGH CMU
WAINSCOT PREFINISHED
METAL SIDING
CORTEN METAL
SIDING
STUCCO
FINISH
CORTEN METAL
SIDING
METAL BOX
AWNING WRAPS
CORNER
SIGN PANEL OVER
ENTRY DOOR
DECORATIVE TILE
AT RECESSED
ENTRY ALUMINUM
STOREFRONT
METAL ROOFING
PREFINISHED
METAL SIDING
PAINTED METAL
DOWNSPOUT
16
'
21
'
T.
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PREFINISHED
METAL SIDING
METAL SIGN / AWNING
A3.0
1" = 20'-0"
01020
Date MAY 12, 2026
Sheet
ScaleEARTHWOOD LN
LOTS 16 & 17
1" = 20'-0"
FRONT ELEVATION (EAST)
1" = 20'-0"
SOUTH ELEVATION
1" = 20'-0"
WEST ELEVATION
1" = 20'-0"
NORTH ELEVATION
1" = 20'-0"
COURTYARD ELEVATION LOOKING NORTHCOURTYARD ELEVATION LOOKING SOUTH
1" = 20'-0"
ATTACHMENT A
Page 35 of 126
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4185 EARTHWOOD LANE
(LOT 17)
4195 EARTHWOOD LANE
(LOT 16)
L1
L1
L1 L1
L1
L2
L1
L2
L2 L2
L2
A4.0
1" = 20'-0"NORTH 01020
1" = 20'-0"
PROPOSED LIGHTING PLAN
Date MAY 12, 2026
Sheet
ScaleEARTHWOOD LN
LOTS 16 & 17
GENERAL NOTES
A. LIGHTING LAYOUT AND FIXTURE SELECTIONS FOR SCHEMATIC PURPOSES,
ELECTRICAL ENGINEER TO PROVIDE FINAL LAYOUT AND FIXTURE SELECTION AT
CONSTRUCTION DOCUMENTS.
B. ALL EXTERIOR LIGHT FIXTURES TO BE DARK SKY COMPLIANT.
C. ALL EXTERIOR LIGHTING SHALL BE SHIELDED AND DIRECTED DOWNWARD TO
PREVENT LIGHT TRESPASS AND GLARE.
D. COLOR-BALANCED LIGHTS THAT DO NOT CAST A TINTED LIGHT ARE
PREFERRED.
E. ENTRY SIGNS SHALL BE EXTERNALLY ILLUMINATED. THE LIGHT SOURCE SHALL BE
FULLY SHIELDED FROM VIEW FROM ROADWAYS AND PEDESTRIAN WALKWAYS.
LIGHTING LEVELS SHALL BE AS LOW AS POSSIBLE WHILE PROVIDING ADEQUATE
ILLUMINATION FOR SIGNS TO BE SEEN BY MOTORISTS.
E. LUMINAIRE HEIGHT SHOULD BE UNIFORM OVER THE PARKING LOT AND NOT
EXCEED 20 FEET.
F. PARKING AREA LIGHTING SHOULD BE DESIGNED TO MINIMIZE SHADOW/LIGHT
INTERFERENCE BY SITING LIGHT STANDARDS BETWEEN TREES AND BELOW MATURE
CANOPY TREE HEIGHT.
L1 (WALL MOUNTED FIXTURE)
VISUAL COMFORT
5" LED CONCEALED DOWNLIGHT
BRONZE COLOR
L2 (LINEAR WALL WASH)
ALCORN LIGHTING
OUTDOOR LINEAR WALL WASH LED
ATTACHMENT A
Page 36 of 126
S1 S2S3D1W1G1D2R1M1 ST1
A5.0
Date MAY 12, 2026
Sheet
ScaleEARTHWOOD LN
LOTS 16 & 17COLORS & MATERIALS
S1CORTEN METAL SIDINGNATURAL FINISH
G1STEEL TRASH GATESCHARCOAL GRAY
S2PRE-FINISHED METAL SIDINGPATINA GREEN
S3PRE-FINISHED METAL SIDINGZINC GRAY
D1ALUMINUM STOREFRONTBRONZE
W1ALUMINUM WINDOWBRONZE
D2STEEL ROLL-UP DOORSBATTLESHIP GRAY
R1PRE-FINISHED METAL ROOFINGOLD TOWN GRAY
M1AWNING SIGNSEALED BAR METAL FINISH
ST1STUCCO FINISHASH GRAY
ATTACHMENT A
Page 37 of 126
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ATTACHMENT A
Page 38 of 126
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PARKING LOTS TREES (CHINESE ELM)
SHALL BE PLANTED WITH SHADE TREES
IN A PATTERN AND NUMBER THAT
CAN BE REASONABLY EXPECTED TO
SHADE AT LEAST 50 PERCENT OF THE
LOT SURFACE WITHIN TEN (10) YEARS
OF PLANTING, AND PROVIDE A
NEARLY CONTINUOUS CANOPY AT
MATURITY.
TREES IN PAVED AREAS SHALL BE
PLANTED IN GAP-GRADED
STRUCTURAL SOIL TO PROVIDE
ADEQUATE ROOM FOR THEIR ROOTS
AND TO PROMOTE LONG TERM TREE
HEALTH. DIG OVERSIZED PLANT PIT 2-3
TIMES THE CONTAINER WIDTH
AND AT LEAST 12” DEEPER. INSTALL
SOIL MIX IN 12” LIFTS. EACH LIFT
MUST BE COMPACTED BY A
NON-VIBRATORY ROLLER. SCARIFY
THE TOP 2 INCHES OF EACH LIFT
AFTER COMPACTION AND PRIOR TO
PLACING THE SUBSEQUENT LIFT.
(ENSURE A MINIMUM OF 500 CF OF
STRUCTURAL SOIL PER TREE).
1:1 REPLACEMENT TREE
(CHINESE ELM) TO REPLACE
THE EXISTING STREET TREE
PROPOSED TO BE REMOVED
FOR DRIVEWAY ACCESS
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EXISTING STREET TREE TO REMAIN
NEW TREE PLANTED
-SEE LANDSCAPE PALETTE FOR SPECIES OPTIONS
NEW SHRUBS & BUSHES
-SEE LANDSCAPE PALETTE FOR SPECIES OPTIONS
NEW GROUNDCOVER
-SEE LANDSCAPE PALETTE FOR SPECIES OPTIONS
GENERAL NOTE:
- ALL EXPOSED GROUND TO RECEIVE A WEED PREVENTATIVE AND A LAYER OF
BARK
IRRIGATION NOTES:
- PROVIDE IRRIGATION TO ALL PLANTED AREAS UTILIZING RECYCLED WATER
AVAILABLE ONSITE
- THIS LANDSCAPE & IRRIGATION PLAN ARE DIAGRAMMATIC ONLY,
CONTRACTOR SHALL VERIFY WITH GENERAL CONTRACTOR THE EXACT
LOCATION OF THE POC AS WELL AS THE CONTROLLER LOCATION AND POWER
SOURCE.
- ALL REMOTE CONTROL VALVES TO BE INSTALLED IN SHRUB OR GROUND COVER
AREAS WHERE POSSIBLE AND WITHIN 18" OF HARDSCAPE.
- IRRIGATION SYSTEM RUN TIME SCHEDULING NOT TO EXCEED 8 GPM MAXIMUM
AT ANY GIVEN TIME INTERVAL.
- PVC SCHEDULE AND DIAMETER TO BE DETERMINED BY LANDSCAPE INSTALLER
AFTER VERIFICATION OF PSI.
- ANY EXPOSED PVC SHALL BE SCHEDULE 80 OR BROWNLINE.
- IRRIGATION SHALL COMPLY WITH THE CITY OF SLO WATER EFFICIENT
LANDSCAPE STANDARDS. SEE WORKSHEET ON THIS PLAN SHEET.
L1.0
1" = 20'-0"NORTH 01020
1" = 20'-0"
CONCEPTUAL LANDSCAPING PLAN
Date MAY 12, 2026
Sheet
ScaleEARTHWOOD LN
LOTS 16 & 17
ATTACHMENT A
Page 39 of 126
0
NORTH
20 4010
GOLDEN RAIN LONDON PLANE
FOXTAIL AGAVE
BRISBANE BOX
ROCK PURSLANE MULHEY GRASS
BLUE OAT GRASS AGAVE AMERICANA
VARIEGATED CENTURY PLANT
CALIFORNIA LILAC
GROUNDCOVER ROSE
BUSH POPPY
NOTE: PLANT IMAGERY SHOWN IS REPRESENTATIVE ONLY. FINAL SELECTIONS MAY VARY.
WATER CONSERVATION NOTES
THE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL BE EMPLOYED IN THIS PROJECT:
x WATER CONSERVING PLANTS, DEFINED AS "LOW" OR "VERY LOW" IN THE "WATER USE
CLASSIFICATION OF LANDSCAPE SPECIES" (WULCOS IV,UNIVERSITY OF CALIFORNIA COOPERATIVE
EXTENSION), SHALL BE UTILIZED IN 75% OF THE TOTAL PLANT AREA.
x IRRIGATION SYSTEM SHALL BE SEPARATED INTO DISTINCT HYDROZONES BASED ON PLANT MATERIAL
TYPES, EXPOSURE, AND ORIENTATION.
x SOIL AMENDMENTS AND A 3" LAYER OF MEDIUM BARK MULCH SHALL BE UTILIZED TO IMPROVE
WATER HOLDING CAPACITY OF SOIL AND INHIBIT EVAPORATION.
x LAWN IS NOT USED.
STATEMENT OF WATER CONSERVING IRRIGATION DESIGN
THE FOLLOWING PRINCIPLES OF IRRIGATION DESIGN UTILIZED ON THIS PROJECT ARE DIRECTED
SPECIFICALLY AS CONSERVING WATER AND IMPROVING THE EFFICIENCY OF THE IRRIGATION SYSTEM.
x ALL IRRIGATION SHALL BE DRIP OR DRIP-TYPE AND/OR MICROSPRAY SYSTEMS ONLY. LOW
PRECIPITATION RATE HEADS TO BE USED TO MINIMIZE RUNOFF.
x IRRIGATION HYDROZONES SHALL ADJUST ACCORDING TO WATER NEEDS AND WEATHER.
x UTILIZATION OF IRRIGATION SYSTEM MASTER VALVE.
x UTILIZATION OF IRRIGATION SYSTEM "SMART CONTROLLER" WITH WATER BUDGETING FEATURE.
x UTILIZATION OF IRRIGATION SYSTEM FLOW SENSOR.
x UTILIZATION OF RAIN SHUT-OFF DEVICE CONNECTED TO IRRIGATION CONTROLLER.
QUARTZ CREEK RUSH
JAPANESE MALLOW BOUGAINVILLEA
CHINESE ELM
Date MAY 12, 2026
Sheet
ScaleEARTHWOOD LN
LOTS 16 & 17
CONCEPTUAL LANDSCAPE PALETTE L1.1
GROUNDCOVER BARK
ATTACHMENT A
Page 40 of 126
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(((((((NNNNNNNNNNNN888888888888999999999°°°°555555555222222222222'11111111100000000000"""EEEEEEEEEEE 11111333333333333333333333.55555555500000000000')))))))((((((NNNN(((((NNNNNNNN((NNNNNNNNNNN88NNNNNNNNN888888888N888888889889998888889999999999999999999°°°°999999°°°°5555555555555555555222222555555222222'22222222''''1122211111111110000111000000000000000000000""""""0000000000""EEEEEEEEEEEEEEEEEEEEEEEEEEE 1111111311111333333333333333333333333333333333333333333333 5555....5555555555555555000000005555000000'000000 )))))))))))))))))(((((((((((((NNNNNNNN((((((((NNNNNNNNNNNNNNNN((((((((88888888NNNNNNNNNNNNNNNNNNNNNN888888888888888888NNNNNNNNNN9999999988888888888888888899999999999999888888888999999999999999999 55555555°°°°°999999 55555555555555555°°°°°°°°22222252225555555555555555222222222222522255555 1122222222222211111111111'''''22222 0000000000111111111100000000000000000000011100000000000000 EEEEEEEE""""""""00000 EEEEEEEEEEEEEEEEEE""""EEEEEEEEEEEEEEE 111111EEEEEE1111111133333333331111111133333333333333333333333333333333333333333333......33333333333333 55555555333333333355555555555555550000000000555555555555 )))0000000000000000005555 ))))))))))0000000000000000 ))))))))''''0000 ))))))))))
(S
0
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0
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7
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)()()
EXISTING
PROPERTY
LINE
(P) BUILDING
(P) BUILDINGB
(E) R.O.W.
67.00'
[114.7][[11111111[[[[11[]
ES
[]
(114.6)
EG
()(115.1 TW)
(113.0 ES)
()(115.1 TW)
(113.3 ES))(
()
(114.4 TW)
(113.6 ES)
()
117.5111111111111111111777777777.555555555555111111111111111111111771111777777777777777555..5555555555555511111111111111111111111111111111111111111777777111111117777777777777111155....777777777777 555555555557777755555555555555555555555555555555
FLFFFFFFFLLLLLLLLLLFFFFFFFFFFFFFLLFFFFLLLLLLLLLLLLLLFFFFFFFLFFFFFFFFFFFFLLLLLLLLLLLFFFFFFFFLLLLLLLLLLLLLLLLLLLLLL [115.3]1[[1111111[[1111111111[[[[[[[[[[[[[[[[[[[[[[1111111111111111111111111111111111111111[]
ES
[]
(110.60)
FL
()
(108.0)
EG
()
(115.20)1()
TW
()
(114.23)(114()
FS
()
(115.10))11 ))111111111(((5 01550011550011111111)1 0))0000555511111110011111)11 .1 )))(((0000000055555555111111110)0551111111)))1111111111 11111 )))((55 00(1(((555555 0000000111555)0)0)00))))1111 )))1111111111 ))))))....11155 00()()((
TWWWWWWWWTWWTTWWWWWWTWWTTTTTTWTTWWWWWWWWWWWWWWWWWWWTTTWTWWTTTWWWWWWWWWWTTTTTWWWTTTTTTTTTWWWWWWWWTTTWWWWWWWTTTTWWWWWWWWWWWWWW
())(((
(114.4)4)()
EGE
()
(E)
RETENTION
BASIN
115.37
FS
(114.55])]]]1((1111111111(])]]]((
ESSSSSS
(])]]]
(114.87)
TW
()(0.5%)
(E) STORM
DRAIN
CURB
INLET
(E)
STORM
DRAIN
CURB
INLET
[114.16]144444[]
FLFFFFF
[](1.1%)
(1.1%)
W.S.E. - 110.60'
(115.0)
EG
()
(115.0)(()(
EG
()(
SPILLWAY - 114.23'4
11
4
.
2
3
-
S
P
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L
L
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2:1
2:1
2:1
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11
0
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6
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110.60
W.S.E.
(E) BASIN
OUTLET
STRUCTURE
(E) 18" HDPE STORM DRAIN (BASIN OUTLET)
(E) 18" HDPE
STORM DRAIN
(BASIN OUTLET)
(E) 24" HDPE STORM DRAIN (BASIN INLET)()()
(E) WALL
SPILLWAYPI
@ 114.23@@@@
(E
)
F
L
O
W
L
WWWOWWW
LOOOWOWWOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOWOOOOWWWWWWWWWWWWWWWOOOOOOOWWOOWWWWWOOOOOOOOOOOOOOOWWWWWWWWWWWW
LOOOOOWWWWWOOOOOOWWWWWWOOOOOOOLOLOOOWWWWWWW
LL
WWWWWWWWWWWWWWWW
LF
BORING # 7 PERORIN
SOILS REPORTS
(E) GROUND WATER = 109'(E) GROUND WATER = 109
(S89°52'37"W 145.05')
55
E
(P
)
L
A
N
D
S
C
A
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(PP)
LAANN
(PP)
LAAANNDDSSCCCAAAPPE
(PP)
LLAANNDSSCCAAPPEE
(PP)
LLAAANNDDSSCCCAAAPPE
(PP)
LLAANNDSSCCAAPPEE
(P)
LAAANNDDSSCCCAAAPPE
(
)
EEEEEEEEEEEEEPPPPEEEEEEEEEEPPPPPPPPEE
AAAAPPPPPPAAAAAAAAPP
CCCACAAAAAAACCCCCCCACAAA
SSCCCCCCCCSSSSSSCCCCC
DDSSSSSSSSDDDDDDSSSSDDDDDDDDS
NNNNDDDDNNNNNNNNNAAAANNNNNNNNAAAAAAAANN
LLLALAAAAAAAAAALLLLLLLLALAAAAA
))
LLLLLLLL
))))))
LL
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((((PPPPPPPP)
((((PP(((((((((((((P(((((((PPPPPPPPP(((((((PPPPPPPPPPPPPPPPPPPPPPPPPPPP))PP)))))))PPPPP))PP))))))))))))))))))))
LLLLLLLLL
))))
LLLLLLLLLLLLALALLAAALLLLLLLLLALALLAAAAAAAAAAALALALLAAAAAAAAAAAAAAAAANAAAAAAAAAAAANNNNNNNNNAAAANNNNNNNNNNNNNNNNNNNNNNNNNNNDDDDDNNNNDDDDDDDDDDDDDDDDDDDDDDDDDDDDDSSSSSSDDDDDDDDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSCCCCCSSSSSSSSCCCCCCCCCCCCCCCCCCCCCCCCCCCCCACACCACCCCCCCCACACCAAAAAAAAACACACCAAAAAAAAAAAAAAAAPAAAAAAAAAAAAPPPPPPPPAAAAPPPPPPPPPPPPPPPPPPPPPPPPPPPEEEEEEEEEPPPPEEEEEEEEEEEEEEEEEEEEEEEEEEEE
118.19
FS
118.21 FF8
135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%1.35%135%1.35%1.35%1.35%
117.97117 97
FS
118 02118 02118 02118.02118 02118 02118 02
FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFS
118.09
FS
118.10
FS
117.73117
FS,GB
100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%1.00%100%1.00%1.00%1.00%1.00%1.00%
018.1118.11811118.1111888811000111118888110001111188881100011111888811000111118888110001111188881100011111888811000111118888.110001111888.11000111111111111111111111111111111111111111111111111111111111111111111188111111888888118888888888888888888888888888..888888888..8888888888 111811111111111111111111110111111110000011110000000110000000000000000000000000000000000000000000001111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111188111111111188888888888118888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888888811......11111111111.....11111111111111111111111111111111111111111111111111111111111111111111111111111111100000000111111000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000000
FSFFFFFFSSSSFF
0.
5
%
%%%%55
00
55%%
00
%%55555555
117 79117 79117 79117.79117 79117 79117 79
FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFS
1.
3
%
3
117 77117 77117 77117.77117 77117 77117 77
FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFS
1.33
%
13
%
1.
8
2
%
2
1
%%%%%%%%%%%%%%%%%%%2%%%%2822882
.88
1
8
1111111111111111111111111
117.58
FSFS
117.43
FS,GBFS GB
11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG11750TG117.50 TG11750TG11750TG11750TG11750TG
114.31 FL11431FL
116.77 TG
114.27 FL
2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2 77%2.77%2 77%2.77%2.77%2 77%2.77%2.77%2.77%2.77%%2.77%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%1.00%100%1.00%1.00%1.00%1.00%1.00%
116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116 60 FS116.60 FS116 60 FS116 60 FS116 60 FS116 60 FS
114.1 FL114 1 FL
(113.78)7()
FLFLF
()
118.1911118811991111881111999911889999118888
FSFFSSSSSSFFFFSSFFFF
117.781
FS
5%555%%%%%%%%55
8.
3
3
%
%%3333
%%%%
3333
%%3333%%%%
3333
8.33%88 3333%%88 333333%%%%33%%%%88 33 %%%%%%88..
118.10 TC118 10 TC118.10 TC118.10 TC118.10 TC118.10 TC118.10 TC118.10 TC118.10 TC118.10 TC118.10 TC
117 60 FS60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117 60 FS117.60 FS117 60 FS117.60 FS117.60 FS117 60 FS117.60 FS117.60 FS117.60 FS117.60 FS117.60 117.60 FS117.60 117.60 117.60 FSFSFS
TC118.8.8.108.0
0 FS118.11101000
1.
3
1
%
%%%
1
17.68 TG1G1
17.60 FG1G1
114.35 FL1L111
116.04 FS046.60611666
116.04 FG.04..6 00000016611060116111111666
115.15115.
FSFSFSFSFSFSFSFSFSFSFS
115 34534115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115 34115.34115 34115.34115.34115 34115.34115.34115.34115.34115.34115.3444444444444444444444444444444444444444
TGTGTGTGTGTGTGTGTGTGTGTGTGTGTGTGGGGGGGGGGGGGGGGTGGG
4.6%%
8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%8%
7.5%%
9.2%9 %%%%%%%%
8%%
5.
0
%
118.021
FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFS
118.09
FS
118.10111188001188111111110000118888
FSFSFSFFFSSSSFFFSSSSFFFSSSSFFFSSSSFFFSSSSFFFSSSSFFFSSSSFFFSSSSFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFSSSSFFFFFFFFSSSSSSFFFFSSSSSSSSFFSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFSSSSSSSSSSFFFFFFFFFFFFFFSSSSSSSSSSSSSSSSSFFFFFFSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
5%
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5
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0
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117.78
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1.
3
%
%%%%%%%%%
13
117.76117.76
SSFSSFSSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFS
%
1.
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7
%
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8
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%%
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8
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8
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118
1
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118
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118
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118
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118
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118
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118
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118
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118
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118
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118
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118
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1
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118.10 TC118
1
0
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118
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118
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118
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117.60 FS11760FS
10 TC118.1111
10 FS118.11111
1.
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1
%
1.
1
4
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117.07117700111177007777770011
FSFFSSFFSSSSSSSS
118.19
FS
118.10
FS
118.21 FF
115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115 24115.24115 24115 24115 24115 24
FS
116.10 FS1111666
116.10 FG1116111166.
5%
118.19
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115.46.4464111111111555555554444444466666666111111111111111111115511555555555555555555555544444...4444444444444444446666644666666666666666661111111111111111111111111111155511111115555555555551111.......5555555555555555 44444444444444455555555444444444444444444446666666666664444444444444466666666666666666444466666666666
FSFFFFFFFFSSSSSSSSSSSFFFFFFFFFFFFFFFFFFFFFSSSSSFFSSSSSSSSSSSSSSSSSSSSFFFFFFFFFFFFFFSSSSSSSFFFFFFFFFFFFSSSSSSSSSSSSSSFFFFFFFFSSSSSSSSSSSSSSSSSSSSSS
117.94
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8.
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%
%%
33
88
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4.9%99%%4444 99%%%%%%%%%%%%%%4444444444444
(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)((1)((4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(5)(5)(5)(5)(5)(5)(5)(5)(5)(5)(5)(5)(5)(5)(5)(5)(5)(5)(5)(5)(5)(5)(9)
(10)(10)(13)
(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)(14)()()()()()()()()()()()()()()()()()()()()()(18)
1.1%11111
118.19
FS
8.33%8 33%%%888888888 33%%88888888888 333333%%%%%%%%3333%%%%888888
115.73115.7311111111115555555555.777777777733333331111111111111111111115511555555555555557777..777777777777773333733333333331111111111111111111111111111115511111111555555555551111...555555555555555 777775555555577777777777773333333777777777777333333333333377773333333333
FSFFFFFFSSSSSSSSFFFFFFFFFFFFFSSSFFFFSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSFFFFFFFFSSSSFFFFFFFFFFFFSSSSSSSSSSSSSSFFFFFFFFSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
1.5%15%5151515155555111111111155%%%%%%%%%%5555%%%%55%%%%%%%%%%%%%%1111111111....(114.90)1(114 90)111((11111111111111111((1111111111111111111111111111111111111(((((((((((((1111111111111111111111111111111111111111()
ESSESSE
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115.82
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1.5%%%11 5555%%%%%%5555%
118.19
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117.32 TG7
113.90 FL1
7.68 TG117
7.60 FG11117
4.35 FL1111111111111111111111111111111111111111111111111111111111111111111111111111114
1.5%11 55%%%%55%%%%%%555555
117.2117177111111111
FGF
117.681111111111777777776666666668888888811111111111111111111111177111777777777777777777666666...666666688666666888886688888888888888881111111111111111111111111111111117777777111111117777777777777711111666....7777777777777 66666666666666677788866686866666666666666666688888888888666868666666666888888888888668688888888
FSFFFFFFFFFFSSSSSSSSSSFFFFFFFFFFFFFFFFFFFFFSSSSFSSSSSSSSSSSSSSSSSSFFFFFFFFFFFFFFFFFFFFFFFFSSSSSSSSFFFFFFFFFFFFFFFFSSSSSSSSSSSSSSSSSSFFFFFFSSSSSSSSSSSSSSSS
1.
1
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%
117.100001001171177.0000
FSSSSFSSFFFSSSSSS%
118.10 FS1111881100FFSS1188880000SSSS0000888888888888811SSSS00111188
117.77 FG777777GGGG1177777777FFGGGGFFGG771111FFFFFFFFFFFGGGG7717.7711111111111111117777777777777777777777777777..........777777777777777777777777777777777777777777777777
4.4%
SD8SD8
1.5%11111 5555555%%%%%%%%%%%%%%%11111111111 555555555555%%55555%%%%%%%%%%%%%%%%%%%%%%%%%%%%1111111111111.....11111111 55555555555%5555555555555555%%%%%%%5%%55555555%%%%%%%%%%%%%%%%%%5%%%%%%%%%%%%%%%%%%%%%%%%%%%%
55
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>55
55
115.461111111111115555555.4444444466666666661111111111111111111155115555555555555555555555444..44444444444446666446666666666111111111111111111111111111115111111111115555555555511111111..5555555555555555 444...5555555555 44444444444666666644444444444466666666666666644446666666666666666
FLFLFFFFFFFFFFLLLLLLLLLLLLLFFFFFFFFFFFFFFFFFFFFFFLLLLLLLFFFFFLLLLLLLLLLLLLLLLLLFFFFFFFFFFFFFFFFFFFFFFFLLLLLLLLLFFFFFFFFFFFFLLLLLLLLLLLLLLLLLLLLFFFFFLLLLLLLLLLLLLLLLLL
116.40116 40116 40116 40116 40116 40116 40116 40116 40116 400000444466666111111116 40116 4011111111116666666666.4444444444000000001111111111111111111111111111111111111111111166666666666666666166666666666666666666666666666.444444444444444444.4444440000000444400000000000000000000000000001111111111111111111111111111111111111111111111166611111111666666666661111111111111111111111111...66666666666666666666666666666666 4444444666666666666666666666666664444444444444440000000444444444444444444444444444444400000000000044444444444444444444000000000000000000000000000
FLFFFFFFFLLLLLLLFFFFFFFFFFLFFFFLLLLLLLLLLLLLLLLFFFFFFFFFFFFFFFFFFFFFFFLLLLLLLLFFFFFFFFFFFLLLLLLLLLLLLFFFLLLLLLLL
SD9SD9
1.0%111111.000000000000%%%%%%%%%%%%%%%1111111111 000..000000000000000%%%%000%%%%%%%%%%%%%%%%%%%%%%%%%%1111111111 0....1111111 000000000111%%%000000000000000%%%%%%%%%%%000000000000%%%%%%%%%%%%%%%%%%%000%%%%%%%%%%%%%%%%%%%%%%%%%%
(P) DECK WITH 42"
HIGH RAILING
116.6211166662
FLLFFL
SD9SD9
116.8
FG
55
2222222222222222222222222222222222333333333333333333333333
22
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44
44
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66 66
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88
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99
99
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44 SF 558 SFSSFS558SFS558S5555555888SSSSSSFFF
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44 SF44 S
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(P)
ROOF
DRAIN
(P)
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SD6SD6
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SHSSSSSSSSSSSSSSSSSSSSSSSAAAAAAAAAAAAAAAAAAAARAAAARRRRRTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT
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118.18
FS
118.18
FS
135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%1.35%135%1.35%1.35%1.35%1.35%1.35%1.35%%%%%%%%%%%
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
D
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D
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D
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D
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SDDDDDDDDDDSDDSDDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSSSDSDDDDDDDDSDDD
SDDDDDDDDSDDDDDDDDDDDSDDDSDDDDDDDDDSDDD
SSSS
D
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D
S
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D
DDD
SSSSSSSSSSSSSSSSSSSSSSSSSSS
D
SS
D
S
D
SS
D
S
D
S
D
S
D
S
D
S
D
S
D
S
D
DD
S
D
DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD
SSSSSSSSSSSSSSSSSSSSSSSSSSSSS
D
SS
D
S
D
SS
D
S
D
S
D
S
D
S
D
S
D
S
D
S
D
DD
S
D
DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD
DDDDDDDDDDDDDDDDSDDDDDDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%%2%%%%%%%%%%%2822882888
9.00'
TYP.
%
60
.
1
'
1SD11SD11
1SD10SD10000
SD3SD3
SD3SD3
SD6SD6
1SD6SD6
115.51
FL
115.41
FL
LEGEND
PROPOSED
CONCRETE
FLATWORK
PROPOSED
PERMEABLE
PAVERS
EXISTING PROPERTY CORNER BORING LOCATION PER SOILS REPORT
PROPOSED
LANDSCAPE
AREAS
PROPOSED
CONCRETE
PAVEMENT
PROPOSED CATCH BASIN PROPOSED STORM DRAIN PIPE(P) (P)··SDSD··
PROPOSED JUNCTION BOX PROPOSED DOOR LOCATION PER ARCH PLANS
1.1%PROPOSED SLOPE (1.1%)EXISTING SLOPE
(114.78 ES)[116.01 ES]EXISTING ELEVATION PER
TOPO SURVEY POINT
EXISTING ELEVATION INTERPOLATED
BETWEEN EXISTING TOPO SURVEY POINTS
SD1SD1
DRAINAGE NOTES
PROPOSED BIO PLANTER PER DETAIL 2 THIS SHEET.
PROPOSED STORM DRAIN PIPE SYSTEM TO SEPARATOR INLET @ 0.5% MIN.
PROPOSED ROOF DRAIN CONNECT TO STORM DRAIN PIPE SYSTEM WITH 4" PVC PIPE @ 2% MIN.
PROPOSED ROOF DRAIN CONNECT TO STRIP DRAIN AND OUTLET TO BIO PLANTER.
PROPOSED STRIP DRAIN WITH TRAFFIC RATED GRATE CONNECTED TO SEPARATOR INLET WITH 4" PVC
PIPE @ 2% MIN.
PROPOSED CONTECH CASCADE SEPARATOR CS-3 WITH MINIMUM TREATMENT FLOW RATE OF 0.05CFS,
AND BYPASS FLOW RATE 1.7CFS. CONNECT OUTLET TO JUNCTION BOX WITH 2 - 6" PIPES @ 0.5% MIN.
HOLE TO BE NOTCHED IN BOTTOM OF BOX WIDTH OF SIDEWALK UNDERDRAIN.
PROPOSED SIDEWALK UNDERDRAIN WITH COVER PLATES PER CITY OF SAN LUIS OBISPO STANDARD
DETAIL 3420. FLOWLINE SLOPE TO MATCH EXISTING SIDEWALK SLOPE.
PROPOSED EARTHEN SWALE.
PROPOSED CONCRETE SWALE.
PROPOSED CATCH BASIN WITH TRAFFIC RATED GRATE
PROPOSED JUNCTION BOX
SD3SD3
SD2SD2
SD4SD4
SITE NOTES
PROPOSED 20' WIDE CONCRETE DRIVEWAY PER CITY OF SAN LUIS OBISPO
STANDARD DETAIL 2115. REFER TO DETAIL 1 THIS SHEET FOR DETAIL GRADING.
PROPOSED 6" CONCRETE CURB
PROPOSED FLUSH CURB
PROPOSED PERMEABLE PAVERS
PROPOSED RETAINING CURB
PROPOSED 1'-10" WIDE LANDSCAPE PLANTER
PROPOSED CONCRETE PAVEMENT
PROPOSED ACCESSIBLE RAMP. MINIMUM 4' WIDE WITH 2% MAX CROSS SLOPE
AND LONGITUDINAL MAXIMUM SLOPE OF 8.33%.
PROPOSED 4" TALL CONCRETE ACCESSIBLE PATH WARNING CURB.
11
22
33
44
55
66
77
SD5SD5
SD6SD6
SD7SD7
SD8SD8
SD9SD9
88
99
SD10SD10000
SD11SD11
GENERAL NOTES
1.EXISTING PROPERTY LINE BEARINGS, DISTANCES, AND
EASEMENTS SHOWN ON A2.2.
2.FOR PROPOSED PARKING LOT DIMENSIONS SEE A2.1.
3.REFER TO SOILS REPORT PREPARED BY EARTH SYSTEMS
PACIFIC , FILE NO. 303920-001, DATED JUNE 15, 2020 FOR ALL
PAVEMENT AND FLATWORK SECTIONS.
4.PROPOSED WHEEL STOPS PER CITY OF SAN LUIS OBISPO
STANDARD 2260 TYPICAL AT ALL PARKING STALLS.
5.FOR PROPOSED TRASH ENCLOSURE ROOF SEE SHEET A2.3.
(0
.
6
5
%
)
(1.1%)((%%11..
114.78 FS
(114.78 ES)
114.24 FS
[114.16 FL]
114.11 FS
(114.03 FL)
7.6%%%661.1%%%%%
(114.67 TC)
(114.17 FL)
()
7.6%..661.1%%%11%%%%
(1.1%)
(114.50 TC)
(114.00 FL)
()
114.72 FS
(114.72 ES)
114.59 FS
(114.59 ES)
114.65 FS
(114.65 ES)
11
4" OVERFLOW
PIPE CONNECTED
TO STORM DRAIN
PIPE AND
SEPARATOR
SYSTEM
4" PERFORATED
DRAIN PIPE
6"
ROOF DRAIN
@ BUILDING
STRIP DRAIN
TG
PER PLAN
1"
FG
PER PLAN
TC
PER PLAN
FL
PER PLAN24" SOIL
MEDIA
24" GRAVEL
ATRIUM GRATE
C1.0
JUNE 22, 2026
SCALE: 1" = 20'
EARTHWOOD LN
S a n L u i s O b i s p o, C A
PRELIMINARY GRADING PLAN - LOT 16 & 17
SCALE: 1" = 10'
DRIVEWAY DETAIL NORTH
SEE
PRELIMINARY
GRADING PLAN
LEFT
NO SCALE
BIO-PLANTER DETAIL1122
NORTHORRRRNORTHORRRRRTTHRTRTRTTHRTTROONOONOOOONOONRTRTTRTRTRTRTRTRTTRTRTTRRTRTRRROONOONOOONOONOOOOONORTRTTRTRTRTRTRTRTTRTRTTRRTRTRRROOOOOOOOOOOOOOOOOORTRRTTRTRTRRRTRRRTTRTRTTRRRRTRRROOOOOOOOOOOOOOOOOOORRRRRRRRRRRRRRRRRRRRRRRTTRRRTRTRRRTRRRTTROOOOOOOOOOOOOOOOOOOOOOO
AND ON A2.0.
ATTACHMENT A
Page 41 of 126
>>>>>>>>>>>>>>>>>
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(E) R.O.W.
67.00'
(E) STORM DRAIN CURB INLET
(E) STORM DRAIN CURB INLET
(E) 2" DOMESTIC & 1"
RECYCLE SERVICES TO
METER VAULT (LOT 16)
(E) 4" FIRE SERVICE (LOT 16)
(E) GAS SERVICE (LOT 16)
(E) FIRE
HYDRANT
(E) POWER,CATV, TEL VAULTS
(E) 2" DOMESTIC & 1"
RECYCLE SERVICES TO
METER VAULT (LOT 17)
(E) 4" FIRE SERVICE (LOT 17)
(E) SSMH
(E) SDMH
)
(E) GAS SERVICE
(LOT 17)
SNO METERSRSMN**
NO METERSRRM**(E) 18" HDPE
STORM DRAIN
(BASIN OUTLET)
(E) 18" HDPE
STORM DRAIN
(BASIN OUTLET)
(E) 24" HDPEPE
STORM DRAINDRSTORM DRAINSTORM DRAIN STORM DRAIN
(BASIN INLET)ASIN
(E) 24" HDPE
STORM DRAINSTORM DRAINSTORM DRAINSTORM DRAINSTORM DRAINSTORM DRAIN
(BASIN INLET)
118.21 FF28.28.8.888.88 2
118.21 FF
(P) BUILDINGIL
(P) BUILDING)
S1S1
S1S1
W1W1
F1F1
JT1JT1
G1G1
S1S1
S1S1
W2W2
(P) LANDSCAPE
(E) 5' SIDEWALK
W2W2
JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJTJTJJJJJJJJJJJJJJJTJJJJJJJJTTJTJTJJJTJJJJJJJJJJJJJTJJJJTJJJJTJJJTTJTJJJTTJTJJJJTJJJTJJJJJJJJTJTJJJTJJJTJJJJJJJTJJJJTJJJJTJJJJTTTTJTJJTTTJTJJJJTJJJJTJJJJTJJJTJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ
(P) ·SS·
(P) ·SS·
(E) 4" PVC SEWER LATERALS
(P
)
·SS
·
(P
)
·SS
·
UTILITY NOTES
PROPOSED 4" PVC SEWER LATERAL @ 2% MIN. PER CITY STANDARDS.S1S1
GENERAL NOTES
1.EXISTING PROPERTY LINE BEARINGS, DISTANCES, AND EASEMENTS SHOWN
ON A2.2.
2.EXISTING UTILITY SIZES AND MATERIALS SHOWN ARE PER AS-BUILT PUBLIC
IMPROVEMENT PLANS FOR TRACT 2493 - PHASE 2.
3.PROPOSED STORM DRAIN SHOWN FOR INFORMATIONAL PURPOSES ONLY.
SEE SHEET C1.0.
PROPOSED 4" C200 FIRE WATER SERVICE PER CITY STANDARDS.F1F1
PROPOSED DOMESTIC SERVICE PER CITY STANDARDS FROM
WATER METER VAULT TO BUILDING. NO METER CURRENTLY
INSTALLED. PROPOSED 1" WATER METER TO BE INSTALLED.
W1W1
PROPOSED RECYCLED WATER IRRIGATION SERVICE PER CITY
STANDARDS FROM EXISTING WATER METER VAULT TO LANDSCAPE
AREA. NO METER CURRENTLY INSTALLED. PROPOSED 1"
IRRIGATION METER TO BE INSTALLED.
W2W2
PROPOSED GAS SERVICE PER GAS COMPANY STANDARDS.G1G1
PROPOSED JOINT DRY UTILITY SERVICE INCLUDING POWER,
TELEPHONE, & CATV. PER UTILITY COMPANIES STANDARDS.
JT1JT1
LEGEND
EXISTING PROPERTY CORNER
PROPOSED UTILITY POINT OF CONNECTION
PRELIMINARY UTILITY PLAN - LOT 16 & 17 C2.0
JUNE 22, 2026
SCALE: 1" = 20'
EARTHWOOD LN
S a n L u i s O b i s p o, C A
NORTH
ATTACHMENT A
Page 42 of 126
'''
ATTACHMENT A
Page 43 of 126
Page 44 of 126
Date
Scale
Sheet
A R R I S
S T U D I O
A R C H I T E C T S
1319 MARSH STREET, STE 200
SAN LUIS OBISPO, CA 93401
805/547.2240 805/547.2241P:F:
THOM AS E. JESS ARCHITECT (CA) #C27608
ADRIANA J. COOK ARCHITECT (OR) #6543
EARTHWOOD LOTS
16&17
A1.1
4/22/2026
NTS
SAN LUIS OBISPO, CA
93401
AIRPORT AREA SPECIFIC PLAN - DESIGN CONSISTENCY MATRIX
ATTACHMENT B
Page 45 of 126
Date
Scale
Sheet
A R R I S
S T U D I O
A R C H I T E C T S
1319 MARSH STREET, STE 200
SAN LUIS OBISPO, CA 93401
805/547.2240 805/547.2241P:F:
THOM AS E. JESS ARCHITECT (CA) #C27608
ADRIANA J. COOK ARCHITECT (OR) #6543
EARTHWOOD LOTS
16&17
A1.2
4/22/2026
NTS
SAN LUIS OBISPO, CA
93401
AIRPORT AREA SPECIFIC PLAN - DESIGN CONSISTENCY MATRIX
ATTACHMENT B
Page 46 of 126
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ATTACHMENT C
Page 47 of 126
PROJECT SITE
A1.0
MAY 8, 2026
EARTHWOOD LOTS 18&19
SAN LUIS OBISPO, CA 93401
A25100
PROJECT DATA
OWNER
CODY & JACQUELINE GAMBRIL
1336 PASEO LADERO
ARROYO GRANDE, CA 93420
CONTACT: CODY GAMBRIL
PHONE: (559) 760-9157
EMAIL: CGAMBRIL102@GMAIL.COM
ARCHITECT
ARRIS STUDIO ARCHITECTS
1319 MARSH ST, SUITE 200
SAN LUIS OBISPO, CA 93401
CONTACT: THOM JESS
PHONE: (805) 547-2240 x111
EMAIL: TJESS@ARRIS-STUDIO.COM
CIVIL ENGINEER
HODGE COMPANY
351 SAN MIGUEL AVE
SAN LUIS OBISPO, CA 93401
CONTACT: MIKE HODGE
PHONE: (805) 215-8753
EMAIL: HODGECOMPANY@GMAIL.COM
THE BUILDING SITE IS PART OF TRACT 2943 PHASE 2 AND IS CURRENTLY VACANT.
PUBLIC IMPROVEMENTS INCLUDING THE STREET, CURB/GUTTER, STREET TREES,
SIDEWALK AND UTILITIES STUBBED TO THE INDIVIDUAL SITES ARE EXISTING.
PROPOSED PUBLIC IMPROVEMENTS ARE LIMITED TO THE INSTALLATION OF A NEW
CURB CUT FOR THE DRIVE APPROACH.
THE BUILDING SITE IS LOCATED WITHIN THE JURISDICTION OF THE AIRPORT AREA
SPECIFIC PLAN (AASP).
THIS PROJECT PROPOSES THE CONSTRUCTION OF TWO SINGLE-STORY BUILDINGS
THAT WILL BE LEASED TO COMMERCIAL TENANTS. THE BUILDINGS SHARE A
COMMON DRIVE ENTRANCE, PARKING LOT DRIVE AISLE AND TRASH/RECYCLING
ENCLOSURE. A NEW SHARED ACCESS EASEMENT AND MAINTENANCE AGREEMENT
WILL BE CREATED TO ADDRESS THE SHARED PARKING LOT DRIVE AISLE AND TRASH
ENCLOSURE.
THE BUILDINGS HAVE BEEN DESIGNED TO COMPLY WITH THE COMMUNITY DESIGN
GUIDELINES AS WELL AS THE DEVELOPMENT STANDARDS IN THE AIRPORT AREA
SPECIFIC PLAN.
THE APPLICANT WILL COMPLY WITH THE CITY OF SLO'S PUBLIC ART REQUIREMENT
BY INCORPORATING PUBLIC ART ONSITE. IF THAT PROVES INFEASIBLE, THE
APPLICANT TO PAY THE APPROPRIATE IN-LIEU FEE.
THE APPLICANT IS REQUESTING TO REMOVE ONE STREET TREE THAT CONFLICTS
WITH THE DRIVEWAY APPROACH AND PROVIDE ONSITE COMPENSATORY
PLANTING.
PROJECT DESCRIPTION
PROJECT DIRECTORY
PROJECT DATA
EARTHWOOD LANE / LOTS 18 & 19
4175 & 4165 EARTHWOOD LANE
SHEET INDEX
ARCHITECTURAL
A0.0 COVER SHEET
A1.0 PROJECT DATA
A2.0 EXISTING CONDITIONS
A2.1 PROPOSED SITE PLAN / FLOOR PLAN
A2.2 SHARED ACCESS EASEMENT PLAN
A2.3 PROPOSED ROOF PLAN
A3.0 PROPOSED BUILDING ELEVATIONS
A4.0 PROPOSED SITE LIGHTING
A5.0 PROPOSED COLORS & MATERIALS
A6.0 PROPOSED SIGNAGE PROGRAM
LANDSCAPE
L1.0 PROPOSED LANDSCAPE PLAN
L1.1 PROPOSED LANDSCAPE PALETTE
CIVIL
C1.0 PRELIMINARY GRADING PLAN
C2.0 PRELIMINARY UTILITY PLAN
SURVEY
T1.0 TOPOGRAPHIC MAP
VICINITY MAP
ADDRESS:4175 (LOT 18) & 4165 (LOT 19)
EARTHWOOD LANE
APN:053-258-059 (LOT 18)
053-258-060 (LOT 19)
SITE AREA:
LOT 18:0.21 ACRES (9,011 SF)
LOT 19:0.21 ACRES (9,011 SF)
TOTAL SITE AREA: 0.42 ACRES (18,022 SF)
ZONING: M-SP (MANUFACTURING)
ADJACENT ZONING:M-SP
SPECIFIC PLAN:AIRPORT AREA SPECIFIC PLAN
TYPE OF CONSTRUCTION:TYPE VB
SPRINKLERS:YES (NFPA-13)
OCCUPANCY:F-1, M, B, S-1 OR, S-2
BUILDING AREA:
LOT 18:4,108 SF
LOT 19:4,212 SF
TOTAL BUILDING AREA:8,320 SF
USE:
EXISTING USE:VACANT
PROPOSED USE:COMMERCIAL
NUMBER OF STORIES:1 STORY
SETBACKS:
FRONT SETBACK REQUIRED:16 FEET
FRONT SETBACK PROVIDED:16 FEET
FRONT SETBACK TO PARKING REQUIRED: 5 FEET
FRONT SETBACK TO PARKING PROVIDED: 5 FEET
REAR SETBACK REQUIRED:NONE
REAR SETBACK PROVIDED:NONE
LOT 18 SOUTH SIDE SETBACK REQUIRED: NONE
LOT 18 SOUTH SIDE SETBACK PROVIDED: 5' 6" FEET
LOT 18 NORTH SIDE SETBACK REQUIRED: NONE
LOT 18 NORTH SIDE SETBACK PROVIDED: NONE
LOT 19 SOUTH SIDE SETBACK REQUIRED: NONE
LOT 19 SOUTH SIDE SETBACK PROVIDED: NONE
LOT 19 NORTH SIDE SETBACK REQUIRED: NONE
LOT 19 NORTH SIDE SETBACK PROVIDED: 3' 5"
BUILDING HEIGHT ALLOWED:36 FEET
BUILDING HEIGHT PROPOSED:25.5 FEET
FLOOR AREA RATIO ALLOWED:0.60
FLOOR AREA RATIO PROPOSED:
LOT 18:0.46 (4,108 SF / 9,011 SF)
LOT 19:0.47 (4,212 SF / 9,011 SF)
OVERALL:0.46 (8,320 SF / 18,022 SF)
LOT COVERAGE ALLOWED (BLDG):75%
LOT COVERAGE PROPOSED (BLDG):
LOT 18:46% (4,108 SF / 9,011 SF)
LOT 19:47% (4,212 SF / 9,011 SF)
OVERALL:46% (8,320 SF / 18,022 SF)
LOT COVERAGE ALLOWED (BLDG/PARKING): 90%
LOT COVERAGE PROPOSED (BLDG/PARKING):
LOT 18: 73% (6,608 SF / 9,011 SF)
LOT 19: 80% (7,174 SF / 9,011 SF)
OVERALL:76% (13,654 SF / 18,022 SF)
LANDSCAPE AREA REQUIRED:10%
LANDSCAPE AREA PROVIDED:
LOT 18:15% (1,309 SF / 9,011 SF)
LOT 19:10% (913 SF / 9,011 SF)
OVERALL:12% (2,222 SF / 18,022 SF)
PARKING LOT LANDSCAPE AREA REQUIRED: 5%
PARKING LOT LANDSCAPE AREA PROVIDED:
LOT 18:14% (359 SF / 2,500 SF)
LOT 19:10% (305 SF / 2,962 SF)
OVERALL:12% (664 SF / 5,462 SF)
PARKING REQUIRED *:
MIN PARKING (1 SPACE/500 SF):17 SPACES
MAX PARKING (1 SPACE/300 SF):28 SPACES
PARKING PROVIDED:18 SPACES
EV PARKING REQUIRED:
EV READY SPACES:3 SPACES
EV CAPABLE SPACES:9 SPACES (50% x 18 SPACES)
EV PARKING PROVIDED:
EV READY SPACES:3 SPACES
EV CAPABLE SPACES:9 SPACES
PARKING LOT COMPLIANCE
REQUIRED BAY WIDTH: 60.1 FEET
PROVIDED BAY WIDTH:60.1 FEET
REQUIRED STALL WIDTH:8.6 FEET
PROVIDED STALL WIDTH: 9 FEET
ONSITE LOADING SPACES REQUIRED: NONE
ONSITE LOADING SPACES PROVIDED: NONE
MOTORCYCLE PARKING REQUIRED:1 SPACE
MOTORCYCLE PARKING PROVIDED:1 SPACE
BIKE PARKING REQUIRED (ASSUME INDUSTRIAL USE):
SHORT TERM:1 SPACE (8,684 SF / 7,500 SF x 25%)
LONG TERM:1 SPACE (8,684 SF / 7,500 SF x 75%)
BIKE PARKING PROVIDED:
SHORT TERM:1 SPACE
LONG TERM:1 SPACE
COMMERCIAL LINKAGE FEE ESTIMATE
LOT 18 (MANUFACT.): $5.35/SF X 4,108 SF = $21,977.80
LOT 19 (MANUFACT.): $5.35/SF X 4,212 SF = $22,534.20
OVERALL:$44,511.00
* PARKING REQUIRED IS FROM AASP TABLE 4-8 "BUSINESS SERVICES, RESEARCH,
DESIGN, MANUFACTURING"
SAN LUIS OBISPO, CA
SUPPORTING DOCUMENTS
SOILS REPORT
FIRM: EARTH SYSTEMS PACIFIC
REPORT NO: #303920-003
DATED: FEBRUARY 20, 2026
ARBORIST REPORT & TREE PROTECTION PLAN
FIRM: HERITAGE TREE ARBORICULTURAL
CONSULTING
DATED: MARCH 11, 2026
ATTACHMENT C
Page 48 of 126
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ATTACHMENT C
Page 49 of 126
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ATTACHMENT C
Page 58 of 126
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FSFFFFFFFSSSSSSSSSSFFFFFFFFFFSSFFFFFFSSSSSSSSSSSSSSSSSSSSSSFFFFFFFFFFFSSFFFFFFFFFFFFSSSSSSSSSSFSSFFFFFFFFSSSSSSSSSSSSSSSSFSSSSSSSSSSSSSSSSSS
117.50
FS
1.0%
117.6
FL
(E) A
.
C.
P
A
R
K
I
N
G L
(E) A
.
C.
P
A
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K
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OT
[116.8]
EG
[]
)
(115.67)
FL
()
(115.97)()
FLF
()
[116.05]0[116 00[]
FLF
[]
[115.45].45]
FL
[]
[115[115.23][115.23][]
FL
[]
(115.32).32)()
FL
()
(115.10).10)()
FL
)
(114.43)3)()
FL
()
[114.31]31][]
FLFLFFFL
[]]
(114.25)2(114 25)()
FL
()
(115.37)
ES
)(
115.735111111115555555777777333333111111111111111111115555555555555555555577.77777777777733377333333333333333111111111111111111111111111111115555555511111111555555555555555577775555555555557777777777773333777777777777777733333333333777777773333333333333333
FSFFFFFFFFFFSSSSSSSSSSFFFFFFFFFFFFFFFFSSSSFFFSSSSSSSSSSSSSSSSSSSFFFFFFFFFFSSSFFFFFFFFFFFFFFSSSSSSSSSSSFFFFFFFFFFFSSSSSSSSSSSSSSSSFFFSSSSSSSSSSSSSSSS
((((115(115((((((((
FLFL
(((((((((
SD8SD8
SD9SD9
117.5111111111111117777777777.555555511111111111111111111771111117777777777777777775557..5555555555555555551111111111111111111111111111111111117777111111177777777777711111....77777777777777 55555557777777555555555555555555555555555
FLFFFFFFFFLLLLLLLFFFFFFFFFFFFFFFFLLLLLLLLLLLLLLFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFLLLLLLLFFFFFFFFFFFLLLLLLLLLLLLFFFLLLLLLLL
118.94
FSS
118.96 FF
135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%1.35%135%1.35%1.35%135%1.35%1.35%1.35%1.35%1.35%
118.72118 72
FS
118 77118 77118 77118.77118 77118 77118 77
FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFS
118.84
FS118.85
FS
118.4811
FS,GB
1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1 00%1.00%1 00%1.00%1.00%1 00%1.00%1.00%1.00%1.00%1.00%
118.8511188885511188885511188885511188.885511111111111111111188888888888888888888888888888885585588855558558555555511111111111111111111111118888888888888888888888888888..8888888888888888888855885555555555555555555
FSFFSSFFSSSSSSSSSS
0.
5
%
%%%%55
00
%%%%%%5555%%%%55
00
%%%%%%%%%%%%5555
00
118 54118 54118 54118.54118 54118 54118 54
FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFS
1.
3
%
3
118 2118 52118 2118.52118 52118 2118 52
FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSSFS
1.33
%
1
%%%
%%%%%%%%%%%%%
1.
8
2
%
%%
%%%%%%%%%%%%%2%%%%2822882
.88
1
8
1
118.3311
FSFS
118.18
FS,GBFS GB
115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115 51115.51115 51115 511111111
FLFL 117.52 TG
115.47 FL
277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%277%2.77%277%2.77%2.77%277%2.77%2.77%2.77%%%2.77%%%%%%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%1.00%100%1.00%1.00%100%1.00%1.00%1.00%1.00%1.00%
117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117 35 FS117.35 FS117 35 FS117 35 FS1
114.85 FL11
118.94
FS
118.20002000118 20111188111118882220000000111111111111888888888882222222222220000000000000111111111111111111111111111111118888888888888888888888822222222222222000022220000000000000000000000000022002222222221122118 2118 2118118 2118118 2118118 2118118 2118
FSSSSSSFFFSSSSFFSSSS
5%%%%%%%%%%%
8.
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%
%%
33
88
%%%%
33
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88
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8.
3
3
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33
%%
3333333333
118 85 TC118.85 TC118 85 TC118 85 TC
118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118 35 FS118.35 FS118 35 FS118.35 FS118.35 FS118 35 FS118.35 FS835 S835 S835 S
118.85 TC5
118.85 FS5
1.
3
1
%
117.14 FG
117.14 FS
116 27116 27116.27116 27116 277772777
FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFFF
116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116 35116.35116 35116.35116.35116 35116.35116.35116.35116.35116.35116.35116.35116.35116.35116.35
TGTGTGTGTGTG
3.8%8%
64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%64%6.4%64%64%64%6.4%6.4%6.4%6.4%6.4%6.4%64%
6.4%%
8.7%7
6.4%44
5%
118.771
FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSSSS
118.84
FS
118.8511118888118888555588881155555511888888888
FSSSFFSSFFSSFFSSFFSSFFFFFFFFFFFFSSFFFFSSSSFSSSSSSSSSSSSSSFFFFFFFFFFFFFFFFFFFFFFFSSSSSSSSSSSSSSSSSSSSSSSSSSSS
%
0.
5
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0.
5
5555%%%%%%%%%%%%%%
118.53
FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSSSS
1.
3
%
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13
%
1.
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7
%
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1.
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118
8
5
T
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118
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118
8
5
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118
8
5
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118
8
5
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118
8
5
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C
118
8
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118
8
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118
8
5
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118
8
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118
8
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118
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118
8
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118
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5
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118
8
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118
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5
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118
8
5
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118
8
5
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118
8
5
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118
8
5
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118
8
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118
8
5
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C
118
8
5
T
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118
8
5
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118
8
5
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C
118
8
5
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118.85
T
C
118
8
5
T
C
118
8
5
T
C
118
8
5
T
C
118
8
5
T
C
118.85
T
C
118.85
T
C
118.85
T
C
118.85
T
C
118.85
T
C
118.85
T
C
118.85
T
C
118.85
T
C
118.85
T
C
118.85
T
C
118.85
T
C
118.85 TC118.85
T
C
118.85
T
C
118.35 FS118.35
F
S
118.85 TC8
118.85 FSSS
1.
3
1
%
118.43 TG1TGTGTTTGGGGGGG
118.35 FG1FGGFFGGGGGGG
115.55 FL
1.
8
1
%
%
8
111
88
%%
11
18
%%
118.00818 00811111188.00
FS
118.94
FS
118.85
FS
118.96 FF
118.9411118899994444888899991111
FSFFSSSSFF
116 50116 50116 50116 50116 50116 50116 50116 50116 50116 50116 50116 50116 50116 50116 50116 50116 50116 50116 50116 50116 50116 50116.50116 50116.50116.50116 50116.50116.50116.50116.50116.50116.50116.50116.50650116.50650650650650
FS 888888888888888
117.38 FG3
117.38 FS3
5%
4
S
4444
SS
4
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44
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44
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4
1.5%55%%%%11..5555%%%%%%%%%%%%%%551...%%%%%
117.59
FS
5%%%55%%%%%%
1.5%55%%5555%%55%%5555
1.5%1.5%1.111 %%%%%%%%%%%%%%%1111111111 55
(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)(1)((1)((4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(4)(5)
(9)
(10)(10)(13
(14)(18)
116.3 TG
114.55 FL
(116.6)
ES
()
117.53
FS
118.85
FS
118.94
FS
(114.87)487)87)((1111((((()
ESS
()
(114.90)1(114 90)11111((((111111111(111111111((1111((11111111111()
ESSESSE
()
115.82
FS
118.31
FS
118.94
FS
118.941
FS
118.43 TG
118.35 FGG
115.55 FL5L
118.051111885511118800005500118888888..111118881 5118 051511111111111188888888888888888000000000000000555555558.0
FSFFSSFFSSSSFFFFFFSSSSSSSS
118.7711111111111111188888888877777777777777777777711111111111111111111111188111118888888888888888888877...7777777777777777777777777777777777777777711111111111111111111111111111111111111111111118888888881111111188888888888888811117......8888888888888 7777777777777888887777777777777777777777777777777777777777777777777777777777777777777
FSFFFFFFFSSSSSSSSSSFFFFFFFFFFFFFFFFSSSSFFSSSSSSSSSSSSSSSSSSFFFFFFFFFFFFFFFFSSSSSSSSFFFFFFFFFFFFSSSSSSSSSSSSSSSSSFFFFSSSSSSSSSSSSSSSSSSSS
118.00.118111188
FSFFSFSFFFFSSSS
1.
8
1
%
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111
818
%%%
88
1
1%1%%
115.8111111111155555555555.8888888811111111111111111111115555555555555555555555555555855588888888888888888888888888888888811111111111111111111111111111115555555511111115555555555555555555188.555555555555555 8888888888855558888888888888888888888888888888
FLFFFFFFFFLLLLLLLLFFFFFFFFFFFFFFFFLLLLFFLLLLLLLLLLLLLLLLFFFFFFFFFFFFFFFLLLFFFFFFFFFFFFFFFFLLLLLLLLLLLLLFFFFFFFFFFLLLLLLLLLLLLLLLLLLLLL
(115.0))())
EGG
())
(118.8)
EG
()
118.8
FL
55
(E) R.O.W.O
67.00'000
11
2244
698 SF8698SF8698 SF869666999888SSSSSS
%%
33
44
698 SFS8SFS698SFS6986669999888SSSFF
22
33
666666666666
666 66 66
7777
999
99
88
88
88
SD1SD1
44 SF44
SD1SD1
44 SFSF44 SF44 SF44 SF44 SF44 SF44 SF44 SF44 SF44 SF
22222222222222222222DDDDDDDDDDDDDDDDDDDDDDDDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSD2SD2
(P)
ROOF
DRAIN
(P)
ROOF
DRAIN
SD3SD3
SD4SD4
SD4SD4
SD5SD5
66666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSD6SD6
SD7SD7
33333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSD3SD3
(P
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T
R
A
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118.93
FS
118.93
FS
135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%135%1.35%135%%%%%%%%
EXISTING
PROPERTY
LINE
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
D
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D
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
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SSSSSSSSSSSSS
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D
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D
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D
S
D
S
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DDDDDDDDDDDDDDDSDDDDDDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD
11414141444.4444444.4
F
SD7SSDSDSDSDSDSSDSDDDDSD7SSDSDSDSDSDDDDDDSDSSDSDSSDSDSSSSDS
4 4444444
PERPPPPPPP
3))))))
900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900'900900'9009009009009009009009009009009009009009009.00900900900900900900
TYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYPTYP.TYPTYP.TYP.TYP.
%
60
.1
'
SD10SD100000
111111111111111111118518518.518518.518518.518.518.518.5188888888.588.588.58.58.58.58888885
FSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFFFFFFFFFF
11111111111111DDDDDDDDDDDDSSSSSSSSSSSSSSSD11SD1133333333333DDDDDDDDDDDSSSSSSSSSSSSSD3SD3
33333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSD3SD3
66666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666666DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSD6SD6
SD6SD6
SD1SD1
DRAINAGE NOTES
PROPOSED BIO PLANTER PER DETAIL 2 THIS SHEET.
PROPOSED STORM DRAIN PIPE SYSTEM TO SEPARATOR INLET @ 0.5% MIN.
PROPOSED ROOF DRAIN CONNECT TO STORM DRAIN PIPE SYSTEM WITH 4" PVC PIPE @ 2% MIN.
PROPOSED ROOF DRAIN CONNECT TO STRIP DRAIN AND OUTLET TO BIO PLANTER.
PROPOSED STRIP DRAIN WITH TRAFFIC RATED GRATE CONNECTED TO SEPARATOR INLET WITH 4" PVC PIPE @ 2% MIN.
PROPOSED CONTECH CASCADE SEPARATOR CS-3 WITH MINIMUM TREATMENT FLOW RATE OF 0.05CFS, AND BYPASS
FLOW RATE 1.7CFS. CONNECT OUTLET TO JUNCTION BOX WITH 2 - 6" PIPES @ 0.5% MIN. HOLE TO BE NOTCHED IN
BOTTOM OF BOX WIDTH OF SIDEWALK UNDERDRAIN.
PROPOSED SIDEWALK UNDERDRAIN WITH COVER PLATES PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 3420.
FLOWLINE SLOPE TO MATCH EXISTING SIDEWALK SLOPE.
PROPOSED EARTHEN SWALE.
PROPOSED CONCRETE SWALE.
PROPOSED CATCH BASIN WITH TRAFFIC RATED GRATE
PROPOSED JUNCTION BOX
SD3SD3
SD2SD2
SD4SD4
SITE NOTES
PROPOSED 20' WIDE CONCRETE DRIVEWAY PER CITY OF SAN LUIS OBISPO
STANDARD DETAIL 2115. REFER TO DETAIL 1 THIS SHEET FOR DETAIL GRADING.
PROPOSED 6" CONCRETE CURB
PROPOSED FLUSH CURB
PROPOSED PERMEABLE PAVERS
PROPOSED RETAINING CURB
PROPOSED 1'-10" WIDE LANDSCAPE PLANTER
PROPOSED CONCRETE PAVEMENT
PROPOSED ACCESSIBLE RAMP. MINIMUM 4' WIDE WITH 2% MAX CROSS SLOPE
AND LONGITUDINAL MAXIMUM SLOPE OF 8.33%.
PROPOSED 4" TALL CONCRETE ACCESSIBLE PATH WARNING CURB.
11
22
33
44
55
66
77
SD5SD5
SD6SD6
SD7SD7
SD8SD8
SD9SD9
88
99
SD10SD10000
SD11SD11
11
6
11
6
1111666161616161611
(0
.
9
7
%
)
(1.1%)11
116.05 FS
[116.05 ES][115.45]
FL
[]
[115.23]
FLF
[]
(115.32)
FL
()
111
8%1.1%%%111111%%
[115.98 TC]
[115.48 FL]
[]
8%1.1%11
(1.1%)((11%%))
(0
.
7
4
%
)
[115.70 TC]]
[115.20 FL]]
[]]
116.01 FS
[116.01 ES]
115.79 FS
[115.79 ES]
115.83 FS
[115.83 ES]
LEGEND
PROPOSED
CONCRETE
FLATWORK
PROPOSED
PERMEABLE
PAVERS
EXISTING PROPERTY CORNER BORING LOCATION PER SOILS REPORT
PROPOSED
LANDSCAPE
AREAS
PROPOSED
CONCRETE
PAVEMENT
PROPOSED CATCH BASIN PROPOSED STORM DRAIN PIPE(P) (P)··SDSD··
PROPOSED JUNCTION BOX PROPOSED DOOR LOCATION PER ARCH PLANS
1.1%PROPOSED SLOPE (1.1%)EXISTING SLOPE
(114.78 ES)[116.01 ES]EXISTING ELEVATION PER
TOPO SURVEY POINT
EXISTING ELEVATION INTERPOLATED
BETWEEN EXISTING TOPO SURVEY POINTS
GENERAL NOTES
1.EXISTING PROPERTY LINE BEARINGS, DISTANCES, AND
EASEMENTS SHOWN ON A2.2.
2.FOR PROPOSED PARKING LOT DIMENSIONS SEE A2.1.
3.REFER TO SOILS REPORT PREPARED BY EARTH SYSTEMS
PACIFIC , FILE NO. 303920-001, DATED JUNE 15, 2020 FOR ALL
PAVEMENT AND FLATWORK SECTIONS.
4.PROPOSED WHEEL STOPS PER CITY OF SAN LUIS OBISPO
STANDARD 2260 TYPICAL AT ALL PARKING STALLS.
5.FOR PROPOSED TRASH ENCLOSURE ROOF SEE SHEET A2.3.
6.EXISTING UTILITIES SHOWN FOR INFORMATIONAL PURPOSES
ONLY. SEE SHEET C2.0 FOR SIZES AND MATERIALS.
4" OVERFLOW
PIPE CONNECTED
TO STORM DRAIN
PIPE AND
SEPARATOR
SYSTEM
4" PERFORATED
DRAIN PIPE
6"
ROOF DRAIN
@ BUILDING
STRIP DRAIN
TG
PER PLAN
1"
FG
PER PLAN
TC
PER PLAN
FL
PER PLAN24" SOIL
MEDIA
24" GRAVEL
ATRIUM GRATE
PRELIMINARY GRADING PLAN - LOT 18 & 19
C1.0
JUNE 22, 2026
SCALE: 1" = 20'
EARTHWOOD LN
S a n L u i s O b i s p o, C A
NORTH
SCALE: 1" = 10'
DRIVEWAY DETAIL NORTH
SEE
PRELIMINARY
GRADING PLAN
LEFT
NO SCALE
BIO-PLANTER DETAIL1122
AND ON A2.0.
ATTACHMENT C
Page 59 of 126
JT
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118.21 FF
(N89°52'10"E 133.50')
(P) BUILDING (E) STORM DRAIN CURB INLET
(E) 24" HDPEP
STORM DRAINR
(BASIN INLET)N INL
(E) 24" HDPEE
STORM DRAINNNN
(BASIN INLET)ETETT
BORING # 7 PER
SOILS REPORTORT
(E) GROUND WATER = 109') GROUND WATER =
118.96 FF
118.96 FF
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(E) R.O.W..O
66.99'.99.99
(E) 2" DOMESTIC & 1" RECYCLE
SERVICES TO METER VAULT
(LOT 18)
(E) 2" DOMESTIC & 1" RECYCLE
WATER SERVICES TO METER
VAULTS (LOT 19)
(E) FIRE SERVICE (LOT 19)
))))
(E) POWER,CATV, TEL VAULTS
(E) SSMH
(E) HIGH VOLTAGE TRANSFORMER
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W1W1
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G1G1
W2W2
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G1G1
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NO METERS*
JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTTT
JJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJJ (E) GAS SERVICE
(LOT 19)
(E) GAS SERVICE (LOT 19)
(P) BUILDING
120.64 FF
UTILITY NOTES
PROPOSED 4" PVC SEWER LATERAL @ 2% MIN. PER CITY STANDARDS.S1S1
PROPOSED 4" C200 FIRE WATER SERVICE PER CITY STANDARDS.F1F1
PROPOSED DOMESTIC SERVICE PER CITY STANDARDS FROM
WATER METER VAULT TO BUILDING. NO METER CURRENTLY
INSTALLED. PROPOSED 1" WATER METER TO BE INSTALLED.
W1W1
PROPOSED RECYCLED WATER IRRIGATION SERVICE PER CITY
STANDARDS FROM EXISTING WATER METER VAULT TO LANDSCAPE
AREA. NO METER CURRENTLY INSTALLED. PROPOSED 1"
IRRIGATION METER TO BE INSTALLED.
W2W2
PROPOSED GAS SERVICE PER GAS COMPANY STANDARDS.G1G1
PROPOSED JOINT DRY UTILITY SERVICE INCLUDING POWER,
TELEPHONE, & CATV. PER UTILITY COMPANIES STANDARDS.
JT1JT1
GENERAL NOTES
1.EXISTING PROPERTY LINE BEARINGS, DISTANCES, AND EASEMENTS
SHOWN ON A2.2.
2.EXISTING UTILITY SIZES AND MATERIALS SHOWN ARE PER AS-BUILT
PUBLIC IMPROVEMENT PLANS FOR TRACT 2493 - PHASE 2.
3.PROPOSED STORM DRAIN SHOWN FOR INFORMATIONAL PURPOSES ONLY.
SEE SHEET C1.0.
LEGEND
EXISTING PROPERTY CORNER
PROPOSED UTILITY POINT OF CONNECTION
PRELIMINARY UTILITY PLAN - LOT 18 & 19 C2.0
JUNE 22, 2026
SCALE: 1" = 20'
EARTHWOOD LN
S a n L u i s O b i s p o, C A
NORTH
ATTACHMENT C
Page 60 of 126
ATTACHMENT C
Page 61 of 126
Page 62 of 126
Date
Scale
Sheet
A R R I S
S T U D I O
A R C H I T E C T S
1319 MARSH STREET, STE 200
SAN LUIS OBISPO, CA 93401
805/547.2240 805/547.2241P:F:
THOM AS E. JESS ARCHITECT (CA) #C27608
ADRIANA J. COOK ARCHITECT (OR) #6543 A1.1
4/22/2026EARTHWOOD LOTS
18&19 NTS
SAN LUIS OBISPO, CA
93401
AIRPORT AREA SPECIFIC PLAN - DESIGN CONSISTENCY MATRIX
ATTACHMENT D
Page 63 of 126
Date
Scale
Sheet
A R R I S
S T U D I O
A R C H I T E C T S
1319 MARSH STREET, STE 200
SAN LUIS OBISPO, CA 93401
805/547.2240 805/547.2241P:F:
THOM AS E. JESS ARCHITECT (CA) #C27608
ADRIANA J. COOK ARCHITECT (OR) #6543 A1.2
4/22/2026EARTHWOOD LOTS
18&19 NTS
SAN LUIS OBISPO, CA
93401
AIRPORT AREA SPECIFIC PLAN - DESIGN CONSISTENCY MATRIX
ATTACHMENT D
Page 64 of 126
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[]
SD1SD1
DRAINAGE NOTES
PROPOSED BIO PLANTER PER DETAIL 2 THIS SHEET.
PROPOSED STORM DRAIN PIPE SYSTEM TO SEPARATOR INLET @ 0.5% MIN.
PROPOSED ROOF DRAIN CONNECT TO STORM DRAIN PIPE SYSTEM WITH 4" PVC PIPE @ 2% MIN.
PROPOSED ROOF DRAIN CONNECT TO STRIP DRAIN AND OUTLET TO BIO PLANTER.
PROPOSED STRIP DRAIN WITH TRAFFIC RATED GRATE CONNECTED TO SEPARATOR INLET WITH 4" PVC PIPE @ 2%
MIN.
PROPOSED CONTECH CASCADE SEPARATOR CS-3 WITH MINIMUM TREATMENT FLOW RATE OF 0.05CFS, AND BYPASS
FLOW RATE 1.7CFS. CONNECT OUTLET TO JUNCTION BOX WITH 2 - 6" PIPES @ 0.5% MIN. HOLE TO BE NOTCHED IN
BOTTOM OF BOX WIDTH OF SIDEWALK UNDERDRAIN.
PROPOSED SIDEWALK UNDERDRAIN WITH COVER PLATES PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 3420.
FLOWLINE SLOPE TO MATCH EXISTING SIDEWALK SLOPE.
PROPOSED EARTHEN SWALE.
PROPOSED CONCRETE SWALE.
PROPOSED CATCH BASIN WITH TRAFFIC RATED GRATE
PROPOSED JUNCTION BOX
SD3SD3
SD2SD2
SD4SD4
SITE NOTES
PROPOSED 20' WIDE CONCRETE DRIVEWAY PER CITY OF SAN LUIS OBISPO
STANDARD DETAIL 2115. REFER TO DETAIL 1 THIS SHEET FOR DETAIL GRADING.
PROPOSED 6" CONCRETE CURB
PROPOSED FLUSH CURB
PROPOSED PERMEABLE PAVERS
PROPOSED RETAINING CURB
PROPOSED 1'-10" WIDE LANDSCAPE PLANTER
PROPOSED CONCRETE PAVEMENT
PROPOSED ACCESSIBLE RAMP. MINIMUM 4' WIDE WITH 2% MAX CROSS SLOPE
AND LONGITUDINAL MAXIMUM SLOPE OF 8.33%.
PROPOSED 4" TALL CONCRETE ACCESSIBLE PATH WARNING CURB.
11
22
33
44
55
66
77
SD5SD5
SD6SD6
SD7SD7
SD8SD8
88
99
SD10SD100000
SD11SD11
SD9SD9
LEGEND
PROPOSED
CONCRETE
FLATWORK
PROPOSED
PERMEABLE
PAVERS
EXISTING PROPERTY CORNER BORING LOCATION PER SOILS REPORT
PROPOSED
LANDSCAPE
AREAS
PROPOSED
CONCRETE
PAVEMENT
PROPOSED CATCH BASIN PROPOSED STORM DRAIN PIPE(P) (P)··SDSD··
PROPOSED JUNCTION BOX PROPOSED DOOR LOCATION PER ARCH PLANS
1.1%PROPOSED SLOPE (1.1%)EXISTING SLOPE
(114.78 ES)[116.01 ES]EXISTING ELEVATION PER
TOPO SURVEY POINT
EXISTING ELEVATION INTERPOLATED BETWE
EXISTING TOPO SURVEY POINTS
GENERAL NOTES
1.EXISTING PROPERTY LINE BEARINGS, DISTANCES, AND
EASEMENTS SHOWN ON A2.2.
2.FOR PROPOSED PARKING LOT DIMENSIONS SEE A2.1.
3.REFER TO SOILS REPORT PREPARED BY EARTH SYSTEMS
PACIFIC , FILE NO. 303920-001, DATED JUNE 15, 2020 FOR ALL
PAVEMENT AND FLATWORK SECTIONS.
4.PROPOSED WHEEL STOPS PER CITY OF SAN LUIS OBISPO
STANDARD 2260 TYPICAL AT ALL PARKING STALLS.
5.FOR PROPOSED TRASH ENCLOSURE ROOF SEE SHEET A2.3.
6.EXISTING UTILITIES SHOWN FOR INFORMATIONAL PURPOSES
ONLY. SEE SHEET C2.0 FOR SIZES AND MATERIALS.
4" OVERFLOW
PIPE CONNECTED
TO STORM DRAIN
PIPE AND
SEPARATOR
SYSTEM
4" PERFORATED
DRAIN PIPE
6"
ROOF DRAIN
@ BUILDING
STRIP DRAIN
TG
PER PLAN
1"
FG
PER PLAN
TC
PER PLAN
FL
PER PLAN24" SOIL
MEDIA
24" GRAVEL
ATRIUM GRATE
C1.0
SCALE: 1" = 20'
EARTHWOOD LN
S a n L u i s O b i s p o, C A
Y
PRELIMINARY GRADING PLAN - LOT 20 & 21
JUNE 22, 2026
NORTH
SCALE: 1" = 10'
DRIVEWAY DETAIL NORTH
SEE
PRELIMINARY
GRADING PLAN
LEFT
NO SCALE
BIO-PLANTER DETAIL
AND ON A2.0.
ATTACHMENT E
Page 77 of 126
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SNO METERSMNO MEMNEENN**
NO METERSMMEMOS*
(E) R.O.W.WORR.O(
66.99'9
(E) 4" PVC SEWER LATERALS
118.96 FF
(P) BUILDING
(E) GAS SERVICE
(LOT 20)
(E) GAS SERVICE
(LOT 21)
UTILITY NOTES
PROPOSED 4" PVC SEWER LATERAL @ 2% MIN. PER CITY STANDARDS.S1S1
PROPOSED 4" C200 FIRE WATER SERVICE PER CITY STANDARDS.F1F1
PROPOSED DOMESTIC SERVICE PER CITY STANDARDS FROM
WATER METER VAULT TO BUILDING. NO METER CURRENTLY
INSTALLED. PROPOSED 1" WATER METER TO BE INSTALLED.
W1W1
PROPOSED RECYCLED WATER IRRIGATION SERVICE PER CITY
STANDARDS FROM EXISTING WATER METER VAULT TO LANDSCAPE
AREA. NO METER CURRENTLY INSTALLED. PROPOSED 1"
IRRIGATION METER TO BE INSTALLED.
W2W2
PROPOSED GAS SERVICE PER GAS COMPANY STANDARDS.G1G1
PROPOSED JOINT DRY UTILITY SERVICE INCLUDING POWER,
TELEPHONE, & CATV. PER UTILITY COMPANIES STANDARDS.
JT1JT1
GENERAL NOTES
1.EXISTING PROPERTY LINE BEARINGS, DISTANCES, AND EASEMENTS
SHOWN ON A2.2.
2.EXISTING UTILITY SIZES AND MATERIALS SHOWN ARE PER AS-BUILT
PUBLIC IMPROVEMENT PLANS FOR TRACT 2493 - PHASE 2.
3.PROPOSED STORM DRAIN SHOWN FOR INFORMATIONAL PURPOSES ONLY.
SEE SHEET C1.0.
LEGEND
EXISTING PROPERTY CORNER
PROPOSED UTILITY POINT OF CONNECTION
C2.0
SCALE: 1" = 20'
EARTHWOOD LN
S a n L u i s O b i s p o, C A
PRELIMINARY UTILITY PLAN - LOT 20 & 21
JUNE 22, 2026
NORTH
ATTACHMENT E
Page 78 of 126
ATTACHMENT E
Page 79 of 126
Page 80 of 126
Date
Scale
Sheet
A R R I S
S T U D I O
A R C H I T E C T S
1319 MARSH STREET, STE 200
SAN LUIS OBISPO, CA 93401
805/547.2240 805/547.2241P:F:
THOM AS E. JESS ARCHITECT (CA) #C27608
ADRIANA J. COOK ARCHITECT (OR) #6543
EARTHWOOD LOTS
20&21
A1.1
4/22/2026
NTS
SAN LUIS OBISPO, CA
93401
AIRPORT AREA SPECIFIC PLAN - DESIGN CONSISTENCY MATRIX
ATTACHMENT F
Page 81 of 126
Date
Scale
Sheet
A R R I S
S T U D I O
A R C H I T E C T S
1319 MARSH STREET, STE 200
SAN LUIS OBISPO, CA 93401
805/547.2240 805/547.2241P:F:
THOM AS E. JESS ARCHITECT (CA) #C27608
ADRIANA J. COOK ARCHITECT (OR) #6543
EARTHWOOD LOTS
20&21
A1.2
4/22/2026
NTS
SAN LUIS OBISPO, CA
93401
AIRPORT AREA SPECIFIC PLAN - DESIGN CONSISTENCY MATRIX
ATTACHMENT F
Page 82 of 126
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF 18-UNIT RESIDENTIAL DEVELOPMENT AND SITE
IMPROVEMENTS SUCH AS PARKING, ACCESS, AND LANDSCAPING. A DENSITY
BONUS AND EXCEPTION TO LOCATE MECHANICAL EQUIPMENT WITHIN PUBLIC
VIEW ARE REQUESTED. THE PROJECT IS EXEMPT FROM ENVIRONMENTAL
REVIEW.
BY: Hannah Hanh, Associate Planner FROM: Rachel Cohen, Principal Planner
Phone Number: (805) 781-7432 Phone Number: (805) 781-7574
Email: hhanh@slocity.org Email: rcohen@slocity.org
APPLICATION NUMBER: ARCH-0320-2024
PROJECT ADDRESSES: 380 and 382 Pismo Street
APPLICANT: Kyle Billingsley
REPRESENTATIVES: Jennifer Korge and Joel Snyder, Ten Over Studio
RECOMMENDATION
Provide a recommendation to the Community Development Director regarding the
proposed project’s consistency with applicable goals, policies, and guidelines in the
Community Design Guidelines. This action may include recommended conditions to
address project consistency with the preceding goals, policies, and guidelines.
1.0 PROJECT SUMMARY
Kyle Billingsley (Applicant) has applied for a Moderate Development Review (ARCH-
0320-2024) application to construct a proposed residential development consisting of 18
units and supporting site improvements such as parking, access, and landscaping at 380
and 382 Pismo Street (Attachment A – Project Plans; Figure 1). The proposed residences
range from one- to three-bedroom units, and site amenities include private patios and
balconies as well as common recreation rooms on the first floor. As part of the project, an
exception is requested to locate a transformer adjacent to the street frontage, where
mechanical and electrical equipment are typically required to be fully screened from public
view. Existing development, including the warehouse and duplex, would be removed to
accommodate the project.
Meeting Date: 8/3/2026
Item Number: 5b
Time Estimate: 45 minutes
Page 83 of 126
Item 5b
380 and 382 Pismo Street (ARCH-0320-2024)
Architectural Review Commission Report – August 3, 2026
Figure 1 – Project Site
Accompanying Project Requests
State Density Bonus Law
To construct the development at its desired density, the project includes a density bonus,
which provides specific protections for housing developments and allows flexibility to
deviate from development standards – in the form of incentives/concessions and
waivers/reductions. In accordance with State Density Bonus Law (SDBL, Government
Code Sections 65915 – 65918), the project includes stacked 50% density bonuses, in
exchange for dedicating a minimum 24% of the base density to low income and 15% to
moderate income households (Attachment B – Density Bonus Summary). To qualify for
the density bonus, a total of six (6) deed-restricted units (i.e., four [4] low income and two
[2] moderate income units) would be provided.
As part of the density bonus, the project utilizes parking requirements for residential units
as allowed under SDBL (i.e., 1 space per one-bedroom unit and 1.5 spaces per two- and
three-bedroom units, inclusive of parking for persons with disabilities and guests). In
addition, Chapter 4.3 of Government Code Sections 65915-65918 states that projects
qualifying for a density bonus may receive other forms of assistance such as waivers or
reductions of development standards that physically preclude construction of the project
at its permitted density. A waiver is requested to provide parking spaces within the
minimum 20-foot front setback, closer to the street frontage. This deviation would allow
construction of 26 parking spaces to meet the minimum parking requirements for 18 units.
Incentives and/or concessions are not requested as part of the project. The stacked 50%
density bonuses and waiver are intended to facilitate construction of the project with 18
units, as proposed.
Page 84 of 126
Item 5b
380 and 382 Pismo Street (ARCH-0320-2024)
Architectural Review Commission Report – August 3, 2026
To provide clarification and inform the Architectural Review Commission’s (ARC) review,
the project description includes a request to waive compliance with all applicable
guidelines in the Community Design Guidelines (CDG). While SDBL can provide relief for
development projects through the use of waivers and reductions, supporting information
must be provided as part of the project application. Waivers and reductions may be
granted if the applicant provides adequate information demonstrating that application of
the guidelines would have the effect of physically precluding construction of the project.
However, the Applicant did not include evidence as part of the project application to
demonstrate that compliance with applicable guidelines would make the project infeasible
at the proposed density. Furthermore, a single waiver cannot be utilized to grant
deviations from multiple guidelines. As such, discussion items related to project
consistency with applicable design guidelines have been identified in the proceeding
section of this report, and the ARC may comment and provide direction related to the
project and CDG.
Mechanical Equipment Located Within Public View
To satisfy service requirements of the utility provider, the transformer must be located in
a visible and accessible location on the property. Therefore, an exception is requested to
locate the transfer adjacent to the street frontage, near the driveway entrance, within
public view. As proposed, a 3-foot-high wood fence and small plantings would provide a
partial visual buffer of the transformer while maintaining adequate clearance and access
for the utility provider and complying with driveway visibility and fence height (i.e., 3-foot-
height limits) requirements in the front setback.
2.0 PURVIEW OF THE COMMISSION
Per SLOMC Section 17.106.040(A)(1), the ARC’s role for Moderate Development Review
applications is to (a) evaluate the project for consistency with applicable goals, policies,
and guidelines in the Community Design Guidelines (CDG) and (b) provide a
recommendation to the Director regarding consistency of the project with these preceding
goals, policies, and guidelines.
Following the ARC’s review, the project will be scheduled for a final review and decision
by the Director. As part of this final review and decision, the Director will review the ARC’s
recommendation and all accompanying project requests.
Page 85 of 126
Item 5b
380 and 382 Pismo Street (ARCH-0320-2024)
Architectural Review Commission Report – August 3, 2026
3.0 PROJECT SITE INFORMATION
Site Data
Location 380 and 382 Pismo Street (APN 002-507-012)
Land Use Designation Medium-High Density Residential (MHDR)
Zone Medium-High Density Residential (R-3)
Project Site Approximately 0.55 acres
Surrounding Uses
North – Offices, single-family residences
South – Single- and multi-family residences
East – Single-family residences
West – Multi-family residences
4.0 PROJECT DESIGN
Architectural Style: Contemporary three-story apartment building (Figures 2-4)
Design Details and Materials: Metal siding, fiber cement siding, stucco, and
metal canopies and railings (Figure 5)
Exterior Colors: Muted purple, light gray, gray green, and black
Figure 2 – Rendering of Apartment Building Along Pismo Street
(Near Driveway Entrance)
Page 86 of 126
Item 5b
380 and 382 Pismo Street (ARCH-0320-2024)
Architectural Review Commission Report – August 3, 2026
Figure 3 – Rendering of Apartment Building Along Pismo Street
(Near East Property Line)
Figure 4 – Rendering of Apartment Building from Parking Lot
Page 87 of 126
Item 5b
380 and 382 Pismo Street (ARCH-0320-2024)
Architectural Review Commission Report – August 3, 2026
Figure 5 – Colors and Materials Board
5.0 EVALUATION
Staff has evaluated the project against relevant guidelines in CDG Chapter 2 (General
Design Principles), Chapter 5 (Residential Project Design), and Chapter 6 (Site Planning
and Other Design Details), and identified the following discussion items related to project
consistency in Table 1 below.
Table 1 – Project Consistency with Community Design Guidelines
Section Discussion Item
2.1(D)
(Provide
Pleasing
Transitions)
Attention should be given to the transition between the street and
the project through definition of the building entry, walkways , and
landscaping.
As proposed, the project includes two building entries – (1) the main
entry that faces Pismo Street and leads to the lobby and (2) the
secondary entry that faces the parking lot and leads to a set of stairs.
The ARC should discuss whether these entries incorporate
sufficient details that would distinguish and signify these doors
as building entries. While the entries are positioned at appropriate
locations, staff finds that they do not incorporate designs that would
be clear indicators of building entry points (e.g., visually prominent
or distinguished doors, trim, and/or awnings).
Page 88 of 126
Item 5b
380 and 382 Pismo Street (ARCH-0320-2024)
Architectural Review Commission Report – August 3, 2026
2.2 (Building
Design) & 5.3
(F) (Infill
Development –
Exterior colors)
The City encourages well-articulated, but not cluttered, building
elevations. Large roofs and wall planes unrelieved by shadow or
texture interest are generally not acceptable. Attention to detailing
and emphasis on vertical and horizontal articulation are also
encouraged as tools to visually reduce the apparent mass of a
building. In addition, color schemes for infill residential structures
should consider the colors of existing houses in the neighborhood,
to maintain compatibility.
The ARC should discuss whether the project incorporates a
complementary palette of colors, textures, and materials to
produce architectural interest and diversity on all elevations.
While the project incorporates exterior finishes and colors commonly
found throughout the City (i.e., metal siding, fiber cement siding, and
stucco in muted colors) along with minor variations in the exterior
wall planes, staff finds that these finishes and colors produce limited
visual interest due to the minimal color difference between the light
gray fiber cement siding and gray green stucco and are not
consistent with colors in the surrounding neighborhood. The ARC
should discuss whether there is a more visually compatible
palette of base and accent colors that can provide contrast in
the materials while remaining compatible and consistent with
the neighborhood. Alteration of colors can produce visual diversity,
enhance variations in the wall planes, and integrate infill
developments into the existing neighborhood.
5.4(C)(1)
(Façade and
Roof
Articulation)
Changes in wall planes and roof heights and the inclusion of
elements such as balconies, porches, arcades, dormers, and cross
gables can avoid the barracks-like quality of long flat walls and roofs.
As proposed, the project includes minor changes in building heights
along the northeast and southeast elevations through increased
heights of the metal siding. While taking the maximum building
height of 35 feet and screening of mechanical equipment on the
rooftop into consideration, the ARC should discuss whether
variations to wall heights should be employed along the
southwest elevation as well for overall design consistency.
Page 89 of 126
Item 5b
380 and 382 Pismo Street (ARCH-0320-2024)
Architectural Review Commission Report – August 3, 2026
5.4(C)(3)
(Balconies,
Porches, and
Patios)
Use of balconies, porches, and patios as part of multi-family
structures is encouraged for both practical and aesthetic value.
These elements should be used to break up large wall masses,
offset floor setbacks, and add human scale to structures.
The project includes balconies and patios as private amenity areas
for the residences. However, staff finds that the balcony design is
not consistent throughout all building elevations. The ARC should
discuss whether black metal awnings should be provided
above all third-story balconies, including those located on the
northeast, southwest, and northeast elevations, for design
consistency. In addition, the ARC should discuss whether the
railings should be a more opaque design to screen personal
items stored on the balconies.
6.1(F) (Trash
Enclosures and
Service Areas)
Trash storage should be located out of view from the general public,
and trash containers should be located away from public streets and
primary building entrances and be completely screened with
materials that are consistent with those on adjacent building
exteriors.
As proposed, the trash enclosure is located in the pa rking lot, near
the driveway entrance. The ARC should discuss whether the
trash enclosure should be relocated and further recessed on
the property, instead of adjacent to the street frontage near the
driveway and building entrances. Unless the Applicant
demonstrates that relocation of the trash enclosure would make it
infeasible for the project to receive services from the garbage
company, staff finds the trash enclosure should be relocated
towards the rear of the property, to limit its visibility from public view
and be consistent with the CDG.
6.1(G) (Utilities)
When transformers are unavoidable in the front setback and located
at grade, they should be completely screened by walls and/or thick
landscaping and located to not obstruct views of tenant spaces,
monument signs, windows, and/or driveways.
As proposed, a 3-foot-high wood fence and small plantings would
partially surround the transformer to provide a visual buffer from
public view while maintaining access for the utility provider and
complying with driveway visibility and fence height (i.e., 3 -foot-
height limits) requirements in the front setback. The ARC should
discuss and confirm whether the fence and plantings would
provide sufficient visual buffer of the transformer from public
view.
Page 90 of 126
Item 5b
380 and 382 Pismo Street (ARCH-0320-2024)
Architectural Review Commission Report – August 3, 2026
Figure 6 – Exterior Side Elevation (top) and Front Elevation (bottom)
Figure 7 – Interior Side Elevation (top) and Rear Elevation (bottom)
Page 91 of 126
Item 5b
380 and 382 Pismo Street (ARCH-0320-2024)
Architectural Review Commission Report – August 3, 2026
6.0 PROJECT STATISTICS
Table 2 – Summary of Development Standards
Project Details Proposed Allowed / Required
Maximum Residential Density 40 units / net acre1 20 units / net acre
Minimum Front Setback (Building) 12 feet, 6 inches 10 feet
Minimum Front Setback (Parking) 10 feet2 20 feet
Minimum Side Setback 11 feet, 9 inches 5 – 10 feet3
Minimum Rear Setback 10 feet, 6 inches 5 – 10 feet3
Maximum Building Height 33 feet 35 feet
Maximum Lot Coverage 33.8% 60%
Total Number of Car Spaces4 26 spaces 26 spaces
Total Number of Bicycle Spaces 42 spaces 40 spaces
Environmental Review
Statutory exemption from environmental review
under California Public Resources Code (PRC)
Section 21080.66 (AB 130 [2025])
1 The project includes stacked 50% density bonuses in accordance with SDBL.
2 To construct the minimum number of parking spaces required for these 18 units, a waiver is
requested to provide parking within the front setback.
3 Minimum required side and rear setbacks are dependent on the proposed building height as
detailed in Table 2-9.
4 The project utilizes parking requirements for residential units under SDBL.
Page 92 of 126
Item 5b
380 and 382 Pismo Street (ARCH-0320-2024)
Architectural Review Commission Report – August 3, 2026
7.0 POSSIBLE ACTIONS
1. Recommend the Community Development Director find the project consistent with
applicable goals, policies, and guidelines in the Community Design Guidelines.
This action may include recommended conditions to address consistency of the
project with these preceding goals, policies, and guidelines.
2. Continue the review. To ensure compliance with State Law with the processing of
housing projects, an action continuing the review should include clear d irection to
the applicant and staff regarding the additional information required to make a
recommendation and all pertinent issues related to project consistency with the
Community Design Guidelines.
3. Recommend the Community Development Director find the project inconsistent
with applicable policies, guidelines, and requirements in the General Plan, Zoning
Regulations, Community Design Guidelines, and/or other policy document(s). This
action should include findings that cite the basis for the recommendatio n and
reference inconsistency(ies) with goals, policies, guidelines, and requirements in
the preceding documents.
8.0 ATTACHMENTS
A. ARCH-0320-2024 Project Plans
B. ARCH-0320-2024 Density Bonus Summary
Page 93 of 126
Page 94 of 126
382 PISMO ST.
APARTMENTS
SCHEMATIC DESIGN PACKAGE, 06/30/26
Prepared by TEN OVER STUDIO
ATTACHMENT A
Page 95 of 126
CLIENT
KYLE BILLINGSLEY
kylecarterb@gmail.com
805.459.4195
ARCHITECT
TEN OVER STUDIO
539 MARSH ST.,
SAN LUIS OBISPO, CA
93401
805.541.1010
CONTACT: JOEL SNYDER
joels@tenoverstudio.com
PROJECT INFO & DATA T1.0
EXISTING CONDITIONS E1.0
PRELIMINARY DEMOLITION PLAN C0.0
PRELIMINARY GRADING AND DRAINAGE PLAN C1.0
PRELIMINARY UTILITY PLAN C2.0
LANDSCAPE PLAN L1.0
LANDSCAPE PLANT PALETTE L1.1
LANDSCAPE DETAIL & MWELO CALCULATION L1.2
SITE PLAN A1.0
FIRST FLOOR PLAN A2.0
SECOND FLOOR PLAN A2.1
THIRD FLOOR PLAN A2.2
BUILDING ELEVATIONS A3.0-A3.1
MATERIAL BOARD A4.0
DETAILS A5.0
PROJECT IMAGES A6.0-A6.2
CONTACTS index
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ATTACHMENT A
Page 96 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26 T1.0
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PARKING REQUIRED USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIRED
RESIDENTIAL
1 BEDROOM 3 1/ BED*3
2 BEDROOM 4 1.5/ UNIT*6
3 BEDROOM 11 1.5/ UNIT*16.5
REQUIRED TOTAL 26
PROVIDED TOTAL 26
ADA SPACES USE # OF SPACES ADA FACTOR ADA REQUIRED
RESIDENTIAL 26 2 FOR 26-50
SPACES
2
REQ'D TOTAL 2
PROVIDED TOTAL 1 VAN, 1 STD
EV REQUIRED USE # OF SPACES EV FACTOR EV REQUIRED
RESIDENTIAL 26 25% EV READY +
10% EV CAPABLE
7 EV READY + 3 EV
CAPABLE
REQ'D TOTAL 10
PROVIDED TOTAL 1 VAN ADA EV
READY , 6 EV
READY, 3 EV
CAPABLE
NOTE: EV
MOTORCYCLE USE # OF SPACES PARKING FACTOR MOTORCYCLE REQ'D
RESIDENTIAL 26 1 / 20 @ 10+SPCS 1
REQ'D TOTAL 1
PROVIDED TOTAL 2
* PARKING FACTORS TAKEN FROM CA STATE DENSITY BONUS LAW (SECTION 65915-65918),
INCLUDES NO REQUIREMENT FOR GUEST PARKING.
NOTE : PROJECT PROOISES 2 COMPACT PARKING SPACES WHICH ACCOUNT FOR 8% OF ALL
PROVIDED PARKING SPACES
PARKING CALCULATIONS
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ATTACHMENT A
Page 97 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26
existing conditions
SCALE: AS SHOWN
N
E1.0
PISMO STREET
TOPOGRAPHIC MAP
ATTACHMENT A
Page 98 of 126
PISMO STREET
FLO
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A
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DEMOLITION KEY NOTES
DEMOLITION LEGEND
GENERAL NOTES
CITY OF SLO DEMOLITION NOTES
NOT FOR
CONSTRUCTION
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PRELIMINARY
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00 10'20'
10'SCALE: 1" =
ATTACHMENT A
Page 99 of 126
FLO
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182
180
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PISMO STREET
17
8
17
9
179
178
GRADING LEGEND
GENERAL LEGEND
STORM DRAIN LEGEND:
99
100
GRADING KEY NOTES:
GRADING GENERAL NOTES:
NOT FOR
CONSTRUCTION
KY
L
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L
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PRELIMINARY
GRADING AND
DRAINAGE PLAN
0010'20'
10'SCALE: 1" =
ATTACHMENT A
Page 100 of 126
FF 180.25
PISMO STREET
FLO
O
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GENERAL LEGENDSANITARY SEWER KEY NOTES
STORM DRAIN KEY NOTES
WATER KEY NOTES
CAUTIONARY KEY NOTES
UTILITY GENERAL NOTES
STORM DRAIN LEGEND:
WATER LEGEND:
SANITARY SEWER LEGEND:
DRY UTILITY LEGEND:
NOT FOR
CONSTRUCTION
KY
L
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PRELIMINARY
UTILITY PLAN
0010'20'
10'SCALE: 1" =
ATTACHMENT A
Page 101 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26
LANDSCAPE PLAN
SCALE: 1” = 20’-0”
N
L1.0
LANDSCAPE NOTES
LANDSCAPE TABULATIONS
1. ALL PLANTS TO BE MWELO WATER USE
LOW OR MEDIUM CATEGORY. REFER TO
MWELO CALCULATION ON SHEET L1.2
2. ALL IRRIGATION TO BE DRIP OR
BUBBLERS, NO SPRAY IRRIGATION WILL
BE USED
3. ALL STREET TREES MIN SIZE 24” BOX
4. ALL PLANTING AREAS TO RECEIVE 3”
DEPTH LAYER OF DARK BROWN MULCH
5. ANY UNPLANTED LANDSCAPE AREA
SHALL RECEIVE A 3” THICK LAYER OF
MULCH
6. REFER TO SHEET L1.1 FOR PLANT
SCHEDULE AND PLANTING IMAGES
TOTAL PARKING LOT AREA: 7,914 SF
REQUIRED PARKING LOT
LANDSCAPE AREA (5%): 396 SF
PROVIDED PARKING LOT
LANDSCAPE AREA (6.3%): 499 SF
KEYNOTES
1. TRASH ENCLOSURE
2. TRANSFORMER
3. RELOCATED DRIVEWAY
4. BIKE RACKS
5. PRIVATE PATIO
6. 8” W. CONCRETE RETAINING WALL
7. UNDERGROUND STORMWATER
CHAMBERS
8. 6’ HT. FENCE ON CIPC RETAINING
WALL, REFER TO DETAIL 6/A5.1
9. 3’ HT. HORIZONTAL WOOD FENCE,
REFER TO DETAIL 5/A5.1
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ATTACHMENT A
Page 102 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26
LANDSCAPE
PLANT PALETTE
L1.1
SYMBOL QTY BOTANICAL / COMMON NAME SIZE REMARKS
TREES
4 Lagerstroemia indica x fauriei `JD900` / Early Bird™ White Crape Myrtle 15 gal
Size: up to 20' Tall & Wide
WUCOLS PF: .1-.3
5 Olea europaea 'Swan Hill' / Swan Hill Fruitless Olive 15 gal
Size: to 25' Tall & Wide
WUCOLS PF: < .1
4 Quercus ilex / Holly Oak 15 gal
Size: 40-50' Tall x 30-40' Wide
WUCOLS PF: .1-.3
SHRUBS
23 Artemisia californica / California Sagebrush 1 gal Size: 3-4' Tall & Wide
WUCOLS PF: .1-.3
33 Chondropetalum tectorum 'El Campo' / El Campo Cape Rush 1 gal Size: 2-3' Tall x 3-4' Wide
WUCOLS PF: .1-.3
111 Pennisetum spathiolatum / Slender Veldt Grass 1 gal Size: 2-3' Tall & Wide
WUCOLS PF: .4-.6
22 Salvia leucantha `Santa Barbara` / Santa Barbara Mexican Bush Sage 1 gal
Size: 2-3' Tall x 4-6' Wide
WUCOLS PF: .1-.3
31 Verbena lilacina 'De la Mina' / De la Mina Lilac Verbena 1 gal Size: 1-2' Tall x 3-4' Wide
WUCOLS PF: .1-.3
PLANT SCHEDULE
EARLY BIRD CREPE MYRTLE
CALIFORNIA SAGEBRUSH
SANTA BARBARA MEXICAN BUSH SAGE
SWAN HII FRUITLESS OLIVE
EL CAMPO CAPE RUSH
DE LA MINA LILAC VERBENA
HOLLY OAK
SLENDER SVELT GRASS
ATTACHMENT A
Page 103 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26
LANDSCAPE
MWELO CALCULATIONS
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ATTACHMENT A
Page 104 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE:06/30/2026
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KEYNOTES
1. TRASH ENCLOSURE WITH ROOF, SEE A5.0 FOR DETAILS
2. TRANSFORMER, PAD, AND BOLLARDS
3. ACCESSIBLE PARKING SPACES AND CURB RAMP, TYP. OF (2)
SPACES, REFER TO PARKING CALCULATIONS ON T1.0
4. EV READY PARKING SPACES TYP. OF (2) STANDARD AND (1)
VAN ADA, REFER TO PARKING CALCULATIONS ON T1.0
5. MOTORCYCLE PARKING, REFER TO PARKING CALCULATIONS
ON T1.0
6. “PEAK STYLE” SHORT TERM BIKE PARKING, TYP. OF (3)
RACKS WITH (2) SPACES PER RACK FOR A TOTAL OF (6)
SPACES
7. LONG TERM BIKE STORAGE ROOM WITH A TOTAL OF (36)
SPACES, HORIZONTAL SLIDING, REFER TO BIKE PARKING
CALCULATIONS ON T1.0
8. DRIVEWAY APRON
9. (N) ONSITE COMBINATION RETAINING WALL AND NEW FENCE
PER DETAIL 6/A5.0, REFER TO C1.0 FOR GRADES AND WALL
HEIGHT.
10. (E) ADJACENT PROPERTY SITE WALL TO REMAIN
11. (E) FENCE TO REMAIN, TYP.
12. UNIT PATIO, TYP.
13. DRAIN INLET, TYP. REFER TO C1.0
14. 6’ TALL WOOD PRIVACY FENCE AT UNIT PATIOS, TYP.
15. DDCV, REFER TO C1.0
16. FIRE HYDRANT, REFER TO C1.0
17. EGRESS WALKWAY
18. 3’ TALL WOOD PRIVACY FENCE ALONG PL AT TRANSFORMER.
* SETBACK VARIES, REFER TO SETBACKS LISTED IN
THE LAND USE REQUIREMENTS ON T1.0
ATTACHMENT A
Page 105 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26
1ST FLOOR PLAN
SCALE: 1” = 10’-0”
N
A2.0
SCALE:1" = 10'-0"
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ATTACHMENT A
Page 106 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26
2ND FLOOR PLAN
SCALE: 1” = 10’-0”
N
A2.1
SCALE:1" = 10'-0"
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ATTACHMENT A
Page 107 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26
3RD FLOOR PLAN
SCALE: 1” = 10’-0”
N
A2.2
SCALE:1" = 10'-0"
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ATTACHMENT A
Page 108 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26
SOUTH EAST ELEVATION
NORTH EAST ELEVATION
SCALE: 1” = 10’-0”
SCALE: 1” = 10’-0”
A3.0
1ST FLOOR
0'-0"
2ND FLOOR
10'-0"
3RD FLOOR
20'-0"
TOP OF ROOF
30'-0"
TOP OF PARAPET
31'-6"
5'-0"
SETBACK
1012"
1ST FLOOR
0'-0"
2ND FLOOR
10'-0"
3RD FLOOR
20'-0"
TOP OF ROOF
30'-0"
TOP OF PARAPET
33'-0"
5'-0"
SETBACK
1'-3"
ATTACHMENT A
Page 109 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26 A3.1
SOUTH WEST ELEVATION
SCALE: 1” = 10’-0”
SCALE: 1” = 10’-0”
NORTH EAST ELEVATION
1ST FLOOR
0'-0"
2ND FLOOR
10'-0"
3RD FLOOR
20'-0"
TOP OF ROOF
30'-0"
TOP OF PARAPET
33'-0"
5'-0"
SETBACK
1'-4"
1ST FLOOR
0'-0"
2ND FLOOR
10'-0"
3RD FLOOR
20'-0"
TOP OF ROOF
30'-0"
TOP OF PARAPET
33'-0"
10'-0"
SETBACK
ATTACHMENT A
Page 110 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26
67)/225
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SCALE: 3/32” = 1’-0”
NOTE: MECHANICAL EQUIPMENT DESIGN & SEPECIFICATIONS TO BE DETERMINED.
ROOFTOP SCREENS TO BE PROVIDED DURING BUILDING PERMIT SUBMITTAL IF
SPECIFIED MECHANICAL EQUIPMENT IS NOT ADEQUATELY SCREENED FROM VIEW.
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SCALE: 3/32” = 1’-0”
ATTACHMENT A
Page 111 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26 A4.0
MATERIAL BOARD
MFR: TBD
MFR : JELDWEN OR APPROVEL EQUAL
MFR : JAMES HARDIE MFR : LA HABRA
MULLED SLIDER WINDOW
BLACK VYNYL OR ALUMINUM
VERTIAL METAL SIDING
PURPLE COLOR FINISH
STUCCO EXTERIOR WALL FINISH
SANTA BARBARA STYLE - GRAY GREEN COLOR
FIBER CEMENT SIDING
SMOOTH - LIGHT GRAY PAINTED FINISH
MFR : TBD
BLACK METAL RAILING
MFR : TBD
MFR : TBD
BLACK METAL CANOPY
BLACK EXTERIOR LIGHT FIXTURE
ATTACHMENT A
Page 112 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26 A5.0
DETAILS
SCALE:1/4" = 1'-0"
TRASH ENCLOSURE1FRONT ELEVATION
8" CMU WALL
WITH STUCCO
FINISH PAINTED
TO MATCH MAIN
BUILDING COLOR
MOUNT GATE TO GALV. STEEL
POSTS PER 2/A5.1
WELD 1"X14" STEEL STRAP
DIAGONALLY TO BACK OF
GATE FRAME-GALV.
PROVIDE CANE BOLT AT INACTIVE
LEAF PER DETAIL 3/A5.1
HORIZONTAL 2X4 NATURAL CEDAR IN
NATURAL WOOD COLOR AND TEXTURE
(CUT FOR CLARITY); MIN. 1/4" AND MAX.
1/2" GAP BETWEEN MEMBERS
2"X4"X316" GALVANIZED STEEL TUBE
GATE FRAME. WELD CORNERS,
PROVIDE WEEP HOLES AT BOTTOM;
POWDERED SW 6991 'BLACK MAGIC'
PROVIDE LATCH AND LEVER HARDWARE
AT ACTIVE LEAF; MAX. 5 LBS PRESSURE
OPERATION COMPLIANT WITH REACH
RANGES, SEE DETAIL 4/A5.1
6'
-
0
"
3'
-
2
"
11
'
-
1
"
3'-0" WIDE SWING DOOR
WITH ADA COMPLIANT
LEVER HARDWARE.
STANDING SEAM METAL
ROOF ON 4X6 BEAMS.
POWDER COAT STRUCTURE
SW 6991 "BLACK MAGIC"
SCALE: 1/4" = 1'-0"
TRASH ENCLOSURE2SIDE ELEVATION
STANDING SEAM METAL
ROOF ON 4X6 BEAMS.
POWDER COAT STRUCTURE
SW 6991 "BLACK MAGIC"
8" CMU WALL
WITH STUCCO
FINISH PAINTED
TO MATCH MAIN
BUILDING COLOR
6'
-
0
"
10
'
-
0
"
C
L
R
.
11
'
-
1
"
4X4 GALV. STEEL POST,
POWDER COAT
STRUCTURE SW 6991
"BLACK MAGIC"
SCALE: 1/4" = 1'-0"
TRASH ENCLOSURE3REAR ELEVATION
6'
-
0
"
11
'
-
1
"
STANDING SEAM METAL
ROOF ON 4X6 BEAMS.
POWDER COAT STRUCTURE
SW 6991 "BLACK MAGIC"
8" CMU WALL
WITH STUCCO
FINISH PAINTED
TO MATCH MAIN
BUILDING COLOR
4X4 GALV. STEEL POST,
POWDER COAT
STRUCTURE SW 6991
"BLACK MAGIC"
ATTACHMENT A
Page 113 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26 A5.1
DETAILS
SCALE: 3/4" = 1'-0"6 6' HT. FENCE ON CIPC RETAINING WALL
TOP MOUNTED INSTALLATION
CONCRETE RETAINING WALL, REFER
STRUCTURAL PLANS FOR FOOTINGS
AND REINFORCEMENT
MASONRY BOLT
PRE-DRILL HOLE, CLEAR DEBRIS
PRIOR TO BOLTING POST
POST MOUNT BRACKET
BOARDFORM FINISH ON FACE OF
WALL, TYP.
SMOOTH TROWEL TOP
SURFACE
1/2" R. ALL EXPOSED EDGES
NOTES:
1. BOARDFORM FINISH TO BE MADE WITH 2 X 6 CLEAN,
CEDAR BOARDS, ROUGH SIDE OUT.
2. CONCRETE TO BE NATURAL GRAY COLOR.
3. REFER TO CIVIL PLANS FOR WALL HEIGHTS AND
LOCATIONS.
9'
-
0
"
M
A
X
6'
-
0
"
M
A
X
PROPERTY LINE
FG PER CIVIL
EG OF NEIGHBORING
PROPERTY PER PLAN
4 X 4 WOOD FENCE POST, INSTALL
CENTERED ON WALL
WOOD POST CAP
6"
SCALE: 1/2" = 1'-0" 1 CMU WALL SECTION
TRASH ENCLOSURE
2" CAP
CONCRETE PAVING,
REFER TO CIVIL SHEETS
10" HIGH CONCRETE
CURB (WHERE OCCURS)
8" SOLID GROUT SMOTTH
FACE MASONRY WALL
#5 @ 16" AT CENTER
LINE OF WALL
EQ.
#4 @ 24" (HORIZONTAL), TYP.
(3) #6 OR (4) #5 CONTINUOUS
7/8" STUCCO WALL FINISH
#6 @ 12" O.C. OR #5 @ 9" O.C.1'
-
6
"
M
I
N
.
3'-0"
3"
C
L
R
.
5" CONCRETE
SLAB W/ #4 @
18" O.C. EA WAY
O/ BASE/SUB.
BASE PER SOILS
REPORT.
6'
-
0
"
M
A
X
.
SCALE: 1" = 1'-0" 2 TRASH ENCLOSURE GATE CONNECTION
CMU WALL, REFER TO CIVIL AND
STRUCTURAL SHEETS
CUT OFF EXCESS BOLT LENGTH
4" TUBE GALV. STEEL POST POWDER
COATED SW 6991 'BLACK MAGIC',
REFER TO STRUCTURAL SHEETS FOR
MOUNTING TO CONCRETE WALL
2"X4"X3 16" GALVANIZED STEEL
TUBE GATE FRAME. WELD
CORNERS, PROVIDE WEEP HOLES
AT BOTTOM; POWDER COATED SW
6991 'BLACK MAGIC'
6" SCREW HOOK / STRAP HINGE,
STANLEY 290BC OR EQUAL;TYP.
OF (2), ONE AT EACH HORIZONTAL
FRAME. ANCHOR TO TUBE STEEL
FRAME WITH EXPANSION BOLTS
HORIZONTAL 2X4 NATURAL CEDAR
SLIDE BOLT GUIDES
6"3"3"
LOCK HASP
3/4" SOLID SLID BOLT
SCALE:1-1/2" = 1'-0"4 LATCH BOLT
TRASH ENCLOSURE
SCALE:1-1/2" = 1'-0"3 CANE BOLT
TRASH ENCLOSURE
3/16" CANE BOLD SUPPORT METAL
PLATE MOUNTED TO GATE TUBE
STEEL
1" I.D. PIPE SECTION WELDED TO
SUPPORT PLATE
STOP PIN REST
3/4" STEEL CANE BOLT WITH
WELDED STOP PIN
1-1/4" I.D. STEEL PIPE IN CONCRETE
SLAB
CONCRETE SLAB, REFER TO
STRUCTURAL SHEETS
SCALE: 1/2" = 1'-0"5 3' HT. HORIZONTAL WOOD FENCE
NOTES:
1. WOOD SPECIES TO BE CONFIRMED BY OWNER. ASSUME 2X6 KILN DRIED CEDAR DECKING BOARDS FOR PRICING.
2. ALL WOOD SHALL BE STAINED AND SEALED. ALL CROSS CUTS SHALL BE SEALED WITH CLEAR PARAFFIN WAX BASED SEALER.
3. ALL POSTS TO BE 2.5"X2.5" HSS STL, PAINTED BLACK W/ WELDED CAP.
4. ALL FASTENERS AND HARDWARE TO BE STAINLESS STEEL.
5. POSTS SHALL BE LOCATED ON INSIDE OF FENCE.
6'-0" O.C. SPACING MAX
2X6 SLATS
2.5"X2.5" SQ.
HSS STL. POST
2'
-
0
"
M
I
N
.
C
O
N
F
I
R
M
W/
S
T
R
U
C
T
U
R
A
L
E
N
G
3"
12" Ø SONOTUBE
CONCRETE FOOTING
2X6 CEDAR SLATS, STAIN
AND SEAL, ALTERNATE
SEAMS
COUNTERSINK ST. STL.
TEK SCREWS
ADJACENT 6' HT. WOOD
FENCE ON RETAINING WALL
212"
BOTTOM BOARD TO
BE 2 X 4, APPROX
2-1/2" CLR FROM FG
FG PER CIVIL DWGS
SECTIONELEVATION
3'
-
0
"
WELDED CAP
WELDED CAP
2.5"X2.5" SQ.
HSS STL. POST
NTSNTS
ATTACHMENT A
Page 114 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26
street VIEW FROM south
A6.0
ATTACHMENT A
Page 115 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26
STREET VIEW FROM EAST
A6.1
ATTACHMENT A
Page 116 of 126
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
382 PISMO ST APARTMENTS
SAN LUIS OBISPO, CA
DATE: 06/30/26
VIEW FROM parking lot
A6.2
ATTACHMENT A
Page 117 of 126
ATTACHMENT A
Page 118 of 126
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
info@tenoverstudio.com
tenoverstudio.com
Page 1 of 3
AFFORDABLE HOUSING SUMMARY
382 PISMO ST.
PLANNING APPLICATION RESUBMITTAL #3
09/04/2025
PROJECT DESCRIPTION
This project proposes a new 18-unit multifamily rental housing development in a medium-density residential
zone near downtown San Luis Obispo, CA. The project will contain (3) 1-BD apartments, (4) 2-BD apartments,
and (11) 3-BD apartments. The development will seek up to a 50% density bonus by providing 24% low
income affordable units. The development will also see an additional 50% density bonus by providing 15%
moderate Income affordable units as allowed by ab1287. The affordable units also qualify the project for (3)
incentives which result in identifiable cost reductions and/or are necessary to make the project feasible at
the permitted density. The project is however not currently seeking any incentives but is seeking (2)
waivers to achieve the density as described further below in this letter.
PROJECT DATA
382 Pismo St. San Luis Obispo, CA 93401
APN 002-507-012
Gross Lot Area: 0.55 acres (23,850 SF)
Zoning: R-3 (Medium Density Residential)
BASE DENSITY
R-3 has an allowable base density of 20 units/net acre.
BONUS DENSITY
The project is proposing 18 overall residential units as part of the project. The project will provide a
minimum 24% of the units as low income, which entitles the project to a 50% density bonus per the City’s
Density Bonus chart and the Statutes in Govt. Code 65915 through 65918.
Per the Density Bonus chart, the project allowed density will be calculated as 16.5 DU’s:
In addition, the project will provide an additional 15% of the units as moderate income, which entitles the
project to an additional 50% density bonus per AB 1287..
11 Base DUs X 50% = 11 + 5.5 = 16.5 DU’s
11 Base DUs X 50% = 16.5 + 5.5 = 22 DU’s
ATTACHMENT B
Page 119 of 126
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
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Page 2 of 3
AB1287 BONUS CHART
INCENTIVES
Project is allowed up to 3 qualifying incentives based on providing 24% low income units, and is currently
requesting no qualifying incentives.
WAIVERS
While the project is not requesting any incentives, the project is requesting 2 Waivers.
WAIVER 1: FRONT SETBACK (DEVELOPMENT STANDARDS) EXCEPTION
The project proposes an exception to Section 17.22.170 and proposes an ADA parking spot within the 20’
parking setback at the front of the property. We are requesting the waiver to provide ADA accessible
ATTACHMENT B
Page 120 of 126
Ten Over Studio, Inc.
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539 Marsh Street
San Luis Obispo, CA
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Page 3 of 3
parking in close proximity to the front entry of the building where the site slope is also preferrable. The ADA
parking spot also does not encroach in the 10’ front setback requirements.
WAIVER 2: CITY OF SLO COMMUNITY DESIGN GUIDELINES EXEMPTION
Please see attached letter in regards to the waiver from the Community Design Guidelines.
Please feel free to contact me directly with any questions regarding the project’s design intentions.
Sincerely,
Jennifer Korge, jenniferk@tenoverstudio.com
ATTACHMENT B
Page 121 of 126
Ten Over Studio, Inc.
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San Luis Obispo, CA
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Page 1 of 5
CITY OF SLO COMMUNITY DESIGN GUIDELINES WAIVER
382 PISMO ST.
PLANNING APPLICATION RESUBMITTAL #1
09/20/2024
Dear Callie,
We appreciate the value of the Community Design Guidelines but believe they
need reconsideration in light of current realities. Originally crafted in 2002, these
guidelines aimed to foster a small community feel, which was appropriate at the
time. However, they have always hindered meeting underlying density which is
now problematic due to the housing crisis and inflated construction costs.
The guidelines always favored small, cluster-style buildings that prevent reaching
the parcel’s underlying density. While this design approach can enhance
aesthetics, it has always conflicted with the need for new units in high density
zones and ultimately diminishes aesthetic quality for high-density projects. Given
today's financial constraints, we must utilize density bonus laws to fit more units
within a property. These laws allow deviations from zoning ordinances, and they do
help a little, yet the design guidelines still push for less density through outdated
requirements and make achieving project density unnecessarily difficult.
Infill projects on high-density sites cannot meet these guidelines without
compromising design quality. For example, the guidelines impose low-density
aesthetics on high-density zones. This is particularly problematic when comparing
R-2 zones (12 units per acre) to R-4 zones (24 units per acre). In R-4 zones, we have
double the building volume and double the parking as the same lot in the R-2 zone.
This requires we design two completely different building typologies on each site.
An R-2 property may be able to have two-story townhomes while an R-4 property
must be a single entrance corridor loaded multi story building that needs every
square inch of the allowable building envelope. Applying the same standards
across these two zones is impractical if not impossible and ultimately results in
mediocre design quality.
Context is another challenge. Our projects always align with neighborhood
context, yet we struggle with the concept of ‘scale.’ We need clear guidance on
whether to match the existing neighborhood scale or the scale set by zoning for
high-density zones. Which project is appropriate? The adjacent single-story single-
family house that is grossly under density in the R-3 zone, or our project that
achieves full density and is actually in-scale with the underlying zoning. Are we
looking back or are we looking to the future? I would say if we’re a pro-housing
designated city, we all know the answer to this question.
We have outlined responses to the design guidelines that were suggested we do
not align with. Most do not apply to higher-density infill sites. In fact, only two sub
ATTACHMENT B
Page 122 of 126
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
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Page 2 of 5
points of the Community Design Guidelines relating to neighborhood compatibility
appear appropriate for this project. Given the general misalignment of the design
guidelines with this project type, we request that you either remove the design
guidelines as a requirement for this project in the form of a waiver or refer us to
the ARC to discuss these items as presented. In either case, please do not return
the design guideline comments for us to address or clarify any further.
While some design guidelines are beneficial, many hinder design quality and
increase costs without corresponding value. We are open to discussing ways and
offer help in aligning the guidelines with current development practices to enhance
design quality and community aesthetics.
To achieve better design, the guidelines must be updated to align with zoning
regulations and density bonus laws, ensuring they reflect current building
practices and avoid costly, unconventional designs. Once this has been
accomplished, it will allow the city to more appropriately and more expeditiously
review projects for design quality and ensure fewer points of conflict between the
applicant and city staff. In addition, it will result in an increase in project quality
and design aesthetics.
Thank you,
--Joel Snyder
Founder/Co-owner
Ten Over Studio, Inc.
5.3.A. General principles. Infill residential development should:
1. Be compatible in scale, siting, detailing, and overall character with adjacent buildings
and those in the immediate neighborhood. This is crucial when a new or remodeled
house is proposed to be larger than others in the neighborhood. When new homes are
developed adjacent to older ones, the height and bulk of the new construction can have a
negative impact on adjacent, smaller scale buildings. This scale comment is appropriate
when comparing a single-family home to another single-family home in an R-1 zone.
This comment is inappropriate when trying to establish a new multi-family building in
an R-3 zone next to a small single-family building in an R-3 zone.
2. Continue existing neighborhood patterns. For example, patterns such as front porches
and entries facing the street, finished floor height, and garages located at the rear of lots.
The neighborhood pattern is scattered. Most adjacent multi-family projects are set back
from the street with parking at the street edge. Our project has a clear street-oriented
door with pedestrian access and does not make parking the main street presence.
5.3.B. Building design. An infill residential structure should incorporate the traditional
architectural characteristics of existing houses in the neighborhood, including window
and door spacing, exterior materials, roof style and pitch, ornamentation and other
details. Please see context page. The neighborhood is very eclectic and there is no
consistent building typology, style or material palette. We compliment the adjacent flat
ATTACHMENT B
Page 123 of 126
Ten Over Studio, Inc.
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San Luis Obispo, CA
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Page 3 of 5
roofed structures on 3 sides with our flat roof and have employed a variety of materials
and colors that are present throughout the neighborhood.
5.3.C. Visual impacts from building height. The height of infill projects should be
consistent with of surrounding residential structures. Where greater height is desired, an
infill structure should set back upper floors from the edge of the first story to reduce
impacts on adjacent smaller homes, and to protect solar access. This requirement in
particular is troublesome in a variety of ways. 1st, requiring buildings to step back adds
significant cost and chips away at the allowable building envelope which chips away at
density. Second, this is really about context. Are we to be scale and size of existing
under-built structures or are we to build out to the potential of the R-3 zone. In any case,
we have exceeded side setbacks to allow for solar access, but we did not step the
building significantly as to avoid added costs.
5.3.E. Exterior finish materials. The thoughtful selection of building materials can
enhance desired neighborhood qualities such as compatibility, continuity, and harmony.
The design of infill residential structures should incorporate an appropriate mixture of
the predominant materials found in the neighborhood. Common materials in San Luis
Obispo are smooth, troweled, or sand-finished stucco, wood, horizontal clapboard
siding, shingles, brick, and stone. We employed a variety of materials and colors that are
present throughout the neighborhood.
5.3.F. Exterior colors. Color schemes for infill residential structures should consider the
colors of existing houses in the neighborhood, to maintain compatibility. We employed
a variety of materials and colors that are present throughout the neighborhood.
Show compliance with CDG Section 5.4 for Multi-family housing design:
5.4.A.1. The placement of new units should consider the existing character of the
surrounding residential area. New development should respect the privacy of adjacent
residential uses through appropriate building orientation and structure height, so that
windows do not overlook and impair the privacy of the indoor or outdoor living space of
adjacent units. We have provided this to the extent possible while reaching density. We
have exceeded required setbacks with this building in order to provide relief from
adjacent units.
5.4.A.4. Higher density projects should be designed either with ground floor units
having individual sidewalk entrances, or as courtyard projects with at least one
significant pedestrian entrance from the street sidewalk. Where individual units have
access to the street sidewalk, private "front yard" outdoor space may be differentiated
from the public right-of-way by a porch, or small yard enclosed by a low fence. See
Figures 5-1 and 5-2. This is completely inappropriate for higher density projects. It is
possible to provide walk-up entrances on small-scale single-family R-1 lots and maybe
even R-2 lots. It is nearly impossible to achieve this requirement in higher density
projects where a single entry and corridor loaded units are the only way to meet density.
This requirement should be eliminated or specifically applied to R-1 and R-2 properties.
5.4.B. Parking and Driveways.
ATTACHMENT B
Page 124 of 126
Ten Over Studio, Inc.
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Page 4 of 5
1. Long, monotonous parking drives and large, undivided parking lots are discouraged. Separating parking
lots, like creating multiple buildings, chips away at the ability for a project to meet density. In this project,
the only way to meet density and parking is to provide the most efficient layout which is what has been
provided.
2. The main vehicle access into a multi-family site should be through an attractive entry drive. Colored and
textured paving treatment is encouraged outside of the public street right-of-way, and within the project.
This is a nice requirement but it is cost additive and likely cannot be requested under density bonus law.
3. Parking areas should be visible from the residential units to the extent possible. It is not possible to
orient half of the units towards the parking lot. I would question why this is a requirement.
4. Safe and protected bicycle parking should be located convenient to each dwelling unit. This is covered by
your zoning ordinance and seems redundant in 2024.
5. Parking courts, with or without carports, should not consist of more than two double-loaded parking
aisles (bays) adjacent to each other. The length of a parking court should not exceed the width of eight
adjoining stalls. This is an appropriate comment for large scale multi-acre developments and not an infill
project such as this. This comments should not arise for an applicant to consider on a project of this scale.
6. Parking courts should be separated from each other by buildings within the project or by landscape or
natural open space areas at least 30 feet wide. This is an appropriate comment for large scale multi-acre
developments and not an infill project such as this. This comments should not arise for an applicant to
consider on a project of this scale.
7. Large scale multi-family projects (i.e., more than 20 units) with internal streets should have the streets
designed as if they were pleasant public streets, with comprehensive streetscapes including sidewalks,
and planting strips between curb and sidewalk with canopy trees. A small multifamily project is 20 units
and is likely to be an infill project on a quarter or half acre site. Large scale multifamily projects probably
range in the 100 units or more on multi-acre site for which this comment seems appropriate. This
comments should not arise for an applicant to consider on a project of this scale.
C. Multi-family project architecture. The exterior design of multi-family projects should be derived from
architectural styles in the surrounding neighborhood. Often, these types of projects are adjacent to single
family neighborhoods, and care in design should ensure that the height and bulk of the higher density
projects do not impact adjacent lower density residential areas.
1. Facade and roof articulation. A structure with three or more attached units should incorporate significant
wall and roof articulation to reduce apparent scale. Changes in wall planes and roof heights, and the
inclusion of elements such as balconies, porches, arcades, dormers, and cross gables can avoid the
barracks like quality of long flat walls and roofs. Significant wall plane change has been provided.
Secondary hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or
segments of pitched roof applied at the structure's edge. Structures (including garages and carports)
exceeding 150 feet in length are discouraged. See Figures 5-2 and 5-4. Including significant roof plane
changes while achieving density would mean exceeding the height limit. In this zone, if we want to meet
density and have gabled and pitched roofs, we need to increase the height limit. Otherwise, we must be
content with long flat roofs. If we increase the roof height we are larger in scale. If we have long flat roofs,
we are directly in conflict with this requirement. The concept of scale vs height vs context really needs to
be re-examined and clearly defined in the design guidelines.
2. Scale. Because multi-family projects are usually taller than one story, their bulk can impose on
surrounding uses. The larger scale of these projects should be considered within the context of their
surroundings. Structures with greater height may require additional setbacks at the ground floor level
and/or upper levels (stepped-down) along the street frontage so they do not shade adjacent properties or
visually dominate the neighborhood. Which context are we responding to? The one single-story neighbor in
the R-3 zone or an appropriate scale set forth by the zoning code in the R-3 zone. One could argue that the
existing adjacent single-family residence is inappropriate in scale for the R-3 zone and that it is an existing
ATTACHMENT B
Page 125 of 126
Ten Over Studio, Inc.
805.541.1010
539 Marsh Street
San Luis Obispo, CA
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Page 5 of 5
non-conformity. As such, when it and if it is re-developed, it should seek to provide appropriate scale and
density for the R-3 zone. All that said, we are providing a 3-story building and it is slightly larger in scale
than the two story buildings that border the property on 3 of 4 sides. Large projects should be broken up
into groups of structures, and large single structures should be avoided. See Figure 5-4. We cannot reach
density and break buildings up into multiple buildings/structures. This might be appropriate for large multi-
family projects, but then again “large” must be defined. I’d say 100 units/2 acres or more is a large project,
but not this in-fill project.
ATTACHMENT B
Page 126 of 126