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Home My WebLink About05-18-2015 ARC Item 2 - 3000 Calle Malva (ARCH-0592-2014) ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Continued review of 17 single family home designs and approval of concept designs for future homes with an approved addendum of environmental impact. PROJECT ADDRESS: 3000 Calle Malva BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-0592-2014 FROM: Phil Dunsmore, Senior Planner RECOMMENDATION Adopt the Draft Resolution (Attachment 2) which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Margarita Ranch SLO, LLC. Representative Pults and Associates, AIA & Associates Resubmittal Date 3/19/2015 Complete Date 4/2/2015 Zoning R-1, R-2 & R-2--PD, R-3, and C/OS & C/OS-PD, (all with the Specific Plan overlay) General Plan Low-Density Residential, Medium-Density Residential, and Medium-High Density Residential, & Conservation Open Space Site Area 99 acres Environmental Status Approved Addendum to the Margarita Area Specific Plan (MASP) EIR and subsequent tiered Mitigated Negative Declaration. SUMMARY The applicant is proposing 18 different single family tract home designs for the Toscano housing development (Tract 2428) located at 3000 Calle Malva in the Margarita Area Specific Plan (MASP). On March 2, 2015 the Architectural Review Commission (ARC) continued the project with direction to the applicant for project revisions. Staff has reviewed the applicant’s resubmittal and finds the revisions consistent with ARC direction, the MASP and the Community Design Guidelines. Meeting Date: May 18, 2015 Item Number: 2 ARC2 - 1 PJD ARCH-0592-2014 (3000 Calle Malva) Page 2 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the applicant’s redesign as directed by the ARC at the March 2, 2015 hearing in terms of its consistency with ARC direction, the Margarita Area Specific Plan (MASP), Community Design Guidelines (CDG) and applicable City standards. 2.0 PROJECT INFORMATION The applicant has provided modifications to unit designs reviewed by the ARC on March 2, 2013. The previous ARC staff report and minutes are provided as Attachment 4 for reference. Below Table 1 shows the total number of units proposed as part of this application. Table 1: Number of units proposed Zone # of units R-1 14 R-2 23 R-2-PD 81 Total 118 The re-submitted plans include a total of 17 unit types (with variations) for the R-1-SP, R-2-SP and R-2-SP-PD zoned lots. The original submittal included 18 unit types. These unit types, their location, and quantity are listed in Table 2 below. Table 2: Unit type, location and quantity Unit Type (Plan #) Zone1 # of units per each design 1341 R-2-PD 8 1546 R-2-PD 16 1662 R-1/R-2/ R-2-PD 6 1691 R-2/ R-2-PD 4 1726 R-1 1 1741 R-2-PD 10 1828 R-2-PD 5 1862 R-1/R-2/ R-2-PD 6 1925 R-2-PD 5 1968 R-1-SP 5 1982 R-2-PD 7 2028 R-1/R-2/ R-2-PD 18 2136 R-2-PD 3 2199 R-1 3 2227 R-2/ R-2-PD 5 2245 R-2/ R-2-PD 12 2281 R-2-PD 4 1. The zoning for each lot also includes “SP” in reference to the MASP. This notation has been removed to simplify the zoning description. ARC2 - 2 ARCH-0592-2014 (3000 Calle Malva) Page 3 3.0 PROJECT ANALYSIS When the ARC previously discussed the project on March 2, 2015, the Commission provided direction to the applicant to enhance the quality of the designs and further the projects consistency with the MASP: The applicant and staff’s responses to ARC direction are highlighted in the following paragraphs. 3.1 Commission Direction #1: Recess the garage from the front entrance where possible or create more of a front entry feature that can be seen from the street. Staff Response: The applicant has re-submitted plans that reconfigure the majority of the sites to accommodate recessed garages. Additionally the location of the fencing and orientation of the units have been modified to allow more visibility to the front entrance (see Figure 1). Staff will highlight site plan changes in the ARC presentation. Each unit type also includes a porch feature (Project Plans, Sheets A-1 – A-43). Figure 1: Example of the change in the house orientation towards the public street. Top: original submittal, Bottom: current submittal ARC2 - 3 ARCH-0592-2014 (3000 Calle Malva) Page 4 Although the designs recess the garage from the front of the house, not all front entrances or front entry features are located at the front of the house or are easily seen from the street, as directed by the ARC. The MASP states, “Covered or enclosed parking in the front of the lot shall be recessed five feet from the front of the house. Porches or verandas overlooking the public street shall be included, to provide architectural interest, a transition from public to private indoor space, and opportunities for neighbor interaction.” Staff notes that the applicant has made substantial changes to unit designs and orientation of the structures to the public and private streets within the second submittal, and ARC will need to determine if they have made enough change to meet the intent of their direction. Planned Development: As noted above, the applicant has reoriented home designs to face entrances toward the public streets for lots 114-119, 127-132 147, 152 (Project Plans, Sheet C-1 and C-2). Additionally, the applicant has modified the unit designs so that all designs have a portion of the house in front of the garage with the exception of 11 lots: 108, 125, 139-145, and 170-171. The applicant has provided Sheet C-7 of the project plans to illustrate the site constraints of these specific lots (Project Plans). All of the lots maintain a narrow useable frontage and lots 108, 125, and 139- 145 include slopes that limit the location and size of the buildable area. The lots maintain an open frontage in order to maximize the visibility of the front entries. Overall these lots make up 14% of the total number of lots within the Planned Development. 3.2 Commission Direction #2: Use smooth-finished stucco on all building exteriors. Staff Response: As directed by the ARC, the applicant has indicated that they will be using smooth finish stucco on all building exteriors. Condition #3 states that the applicant shall note the use of smooth finish stucco on the building plans. 3.3 Commission Direction #3: Reduce the height of the trash enclosure and add landscaping to reduce and soften the appearance of the walls on the public street. Staff Response: The applicant has modified the plans removed all trash enclosure walls from all applicable home designs and placed all trash receptacles in the side yard behind fencing (Project Plans, Sheets L-1 – L-11). 3.4 Commission Direction #4: Install a higher quality wood fence that incorporates metal posts in order to provide a longer lasting durable fence structure. Staff Response: The applicant has stated that they intend to include metal posts as part of the wood fence construction and design. Condition #4 states that the applicant shall indicate on building plans the use of metal posts as part of the fence design to the satisfaction of the Community Development Director. 3.5 Commission Direction #5: Lots 6-18 and lots 58-71 are to follow the development standards of the R-2-SP zone within the MASP. The ARC may allow exceptions on a very limited basis with justification as to why the site requires an exception. Staff Response: The applicant has provided Sheets C-8 – C-10 of the project plans to illustrate why lots 6-18 and 58-71 within the R-2-SP zone are unable to accommodate parking behind the ARC2 - 4 ARCH-0592-2014 (3000 Calle Malva) Page 5 main residential structure. Sheet C-8 illustrates the minimum lot size required for an R-2 lot (50 x 90 square feet for a 4+ bedroom dwelling) within the MASP 1 and the difficulty of designing a house footprint that allows access to rear parking with these dimensions. Staff discussed the option of tandem parking or shared driveways with the applicant to allow more flexible maneuverability; however the applicant indicated they wanted to provide side by side, front loaded garages for each of the units. The ARC will need to determine if the applicant has provided sufficient evidence to warrant an exception to the MASP’s requirement of parking to be located at the rear of the lot in the R-2 zone. 3.6 Commission Direction #6: Within the PD, the applicant may provide required parking space in front of the garage only on lots that are not constrained by lot size or impacted by tract developed grading. A minimum 15-foot setback from the garage to the centerline of the private street shall be maintained. Staff Response: The applicant’s plans show driveway depths for garages facing private streets either accommodate a parking space in front of a garage that prevents the parked vehicle from encroaching into the travel lane of the common area portion of the drive or street or has moved the garage closer to the street so that no space for parking is available. A minimum of a 15 foot setback from the garage face to the centerline of the private street is provided (Project Plans, Sheets C-1 and C-2). 3.7 Commission Direction #7: The design of the proposed shutters should match the size of the windows to which they are attached. Staff Response: The applicant has redesigned the shutters to match the size of the windows they are attached (Project Plans, Sheets A-1 – A-43). 3.8 Other Architectural Items: Unit plans 1341, 1546, and 1925 (Project Plans, Sheets A-2, A- 3, A-7, A-8, A-24 and A-25) show an exterior, two-story wall expanse that includes minimal articulation. Depending on the orientation of the structure, a majority of these wall plains would be visible to neighboring structures and/or view corridors along the public and private streets. Staff is recommending Condition #6 requiring the applicant establish a trellis, other landscaping or a wall feature to break up the uninterrupted wall mass. 4.0 OTHER DEPARTMENT COMMENTS Information needs and comments from the other departments were provided to the applicant team separately. 1 MASP, Development Standards, Medium-Density Residential, Section 2.2.2.A: A. A lot for an individual detached dwelling must be sized to meet the density limit, as follows. (Likewise, once a lot is created, the dwelling’s maximum bedroom count will be set by lot area.) Dwelling Minimum Area Minimum Width Minimum Depth Studio 169 m2 (1,815 sf) 9 m (30 ft) 18 m (60 ft) 1-bedrm 223 m2 (2,400 sf) 11 m (36 ft) 20 m (66 ft) 2-bedrm 337 m2 (3,630 sf) 11 m (36 ft) 27 m (90 ft) 3-bedrm 418 m2 (4,500 sf) 12 m (40 ft) 27 m (90 ft) 4+ bedrm 465 m2 (5,000 sf) 15 m (50 ft) 27 m (90 ft) ARC2 - 5 ARCH-0592-2014 (3000 Calle Malva) Page 6 5.0 ALTERNATIVES & RECOMMENDATION 5.1. Continue the project with direction to the applicant and staff on pertinent issues. 5.2. Deny the project based on findings of inconsistency with the Margarita Area Specific Plan and Community Design Guidelines. 6.0 ATTACHMENTS 1. Vicinity Map 2. Draft Resolution 3. Project Plan Sheets T-1- L-2.2 4. 3-2-2015 ARC Staff Report & Minutes Included in Commission member portfolio: Project plans ARC2 - 6 C/OS-40 C/OS-100 R-1 R-2 R-1R-1-SP R-2-SP R-1 R-1-SP R-1-PD R-1 R-1 R-3-SP C/OS-40-SP R-1 R-1-PD R-1 C/OS-40-SP R-1 R-1 R-1 R-2-SP R-2-SPR-1 C/OS-30 R-1 R-2-S R-2-SP-PD R-3-SP R-1-SP R-2-SP R-2-SP-PD C/OS-SP R-1-SP R-1-SP R-1-SP R-3-SP R-1-SP R-2-SP R-2-SP R-2-SP R-1-SP R-1-SP C/OS-5 C/OS-SP R-2-SP-PD R-2-PD R-2-SP R-2-SP C/OS-SP-PD R-1 C/OS-SP-PD R-2-SPC/OS-SP C/OS-SP R-1-SP C/OS-SP C/OS-SP C/OS-SP LAWRENCE MARGARITA MITCHELL SI S Q U O C BLUE R O C K ME A D O W STONERIDGE MASO N CALLE LUPITA CA L L E J A Z M I N ES T E L I T A LA W T O N CI M A GA I L TE N B R O O K OJAI LIR I O L A D E R A MITCHELL VICINITY MAP File No. 0592-20143000 CALLE MALVA ¯ ATTACHMENT 1 ARC2 - 7 ATTACHMENT 2 RESOLUTION NO. ARC- -15 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING 17 SINGLE FAMILY HOME DESIGNS AND APPROVAL OF CONCEPTS DESIGNED FOR FUTURE HOMES WITH AN APPROVED ADDENDUM OF ENVIRONMENTAL IMPACT, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED MAY 18, 2015 3000 CALLE MALVA (ARCH-0592-2014) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on May 18, 2015, pursuant to a proceeding instituted under ARCH-0592- 2014, Margarita Ranch SLO, LLC, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-0592-2014), based on the following findings: 1. The project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale of the neighboring neighborhoods. 2. The project is consistent with Housing Element Policies 6.1 and 7.4 because the project supports the development of more housing in accordance with the assigned Regional Housing Needs Allocation and establishes a new neighborhood, with pedestrian and bicycle linkages that provide direct, convenient and safe access to adjacent neighborhoods. 3. Although some of the proposed unit designs include garages that are located in front of the front entrances, the architectural style of the structures are consistent with the Mission Revival or Spanish style described in the Margarita Area Specific Plan because the project includes features such as low sloped roofs, tile roofing material, arched windows and door entries, windows with divided lites with greater height then width, and exterior windows that are recessed from the outer wall plane. 4. The design and configuration of the Tentative Tract Map impedes the flexibility of the housing design and the ability to recess the garages behind front entrances. ARC2 - 8 Resolution No. ARC- -15 ATTACHMENT 2 3000 Calle Malva, ARCH-0592-2014 Page 2 5. The project is has an approved Addendum to the Margarita Area Specific Plan (MASP) EIR and subsequent tiered Mitigated Negative Declaration. SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Planning 1. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. 2. Project shall comply with all Conditions outlined in City Council Resolution No. 10514 (2014 Series). 3. The applicant shall note the use of smooth finish stucco on the building plans to the satisfaction of the Community Development Director. 4. The applicant shall indicate on plans the use of metal posts as part of the fence design to the satisfaction of the Community Development Director. 5. Where lawns are identified on landscape plans, a plan for drought tolerant landscape with mulch and drip irrigation, or alternative hardscape shall be identified unless irrigation restrictions have been lifted by the Utilities and Community Development Director. 6. Building plans submitted for unit plans 1341, 1546, and 1925 shall include a trellis with vines or other appropriate landscaping along the two-story wall to break up the uninterrupted wall mass to the satisfaction of the Community Development Director. 7. Within the PD, the applicant may provide required parking space in front of the garage only on lots that are not constrained by lot size or impacted by tract developed grading. A minimum 15-foot setback from the garage to the centerline of the private street shall be maintained. 8. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of ARC2 - 9 Resolution No. ARC- -15 ATTACHMENT 2 3000 Calle Malva, ARCH-0592-2014 Page 3 approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 9. All colors and materials shall be called out on plans submitted for a building permit. 10. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall- mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut- sheets on the submitted building plans. The selected fixture(s) shall be shielded to insure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 11. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. Public Works 12. The building plan submittal shall include a complete site utility plan. The building plan submittal shall be consistent with the approved public improvement plans. All existing and proposed utilities along with utility company meters shall be shown. All work in the public right-of-way shall be shown or noted. 13. The building plan submittal shall include a complete grading, drainage and topo plan. The grading and drainage plan shall show existing structures and grades located within 15’ of the property lines in accordance with the grading ordinance. The plan shall consider historic offsite drainage tributary to this property that may need to be conveyed along with the improved on-site drainage. This development will alter and/or increase the stormwater runoff from this site. The improved or altered drainage shall be directed to the street and not across adjoining property lines unless the drainage is conveyed within recorded easements or existing waterways. 14. This development shall comply with the Waterways Management Plan and Stormwater Regulations. The building plan submittal shall include a complete hydrologic and hydraulic analysis report in accordance with the Waterway Management Plan Volume III, Drainage Design Manual. This project received preliminary entitlements prior to the effective date fo the Post Construction Stormwater Regulations. Regardless, the drainage strategy shall be in compliance with any permitting requirements or conditions from the Regional Water Quality Control Board and/or the City’s Interim Low Impact Development Standards, whichever is more restrictive. ARC2 - 10 Resolution No. ARC- -15 ATTACHMENT 2 3000 Calle Malva, ARCH-0592-2014 Page 4 15. Provisions for trash, recycle, green waste containment, screening, and collection shall be approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be considered in the final design. Any common storage areas, if proposed, shall be maintained by the Homeowner’s/Property Owner’s Association and shall be included in the CCR’s or other property maintenance agreement accordingly. 16. The building plan submittal shall show all required street trees. Street trees are generally required at a rate of one 15-gallon street tree for each 35 linear feet of street frontage. The City Arborist shall approve the tree species and planting requirement. Building Code Requirement 17. Permits required for Fences more than 6’ in height, Retaining Walls more than 4’ in height measured from the bottom of the footing or granular base or Retaining Walls supporting a solid fence. Fire Code Requirement 18. Ignition Resistant Exterior Construction: Exterior construction materials and methods shall comply with Chapter 327R of the California Residential Code for exposure to wildfire, with the exception of window glazing, as per the General Plan Safety Element and the San Luis Obispo Fire Code. At least one fire sprinkler will be required in the attic in addition to NFPA 13D Standards. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 18th day of May, 2015. _____________________________ Phil Dunsmore, Secretary Architectural Review Commission ARC2 - 11 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 7 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . Al l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . 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S P R I N K L E R E D OC C U P A N C Y : R - 3 DW E L L I N G U GA R A G E SH E E T I N D E X T - 0 S T R E E T RE N D E R I N G T - 1 T I T L E SH E E T T - 2 R E N D E R I N G S CI V I L C - 1 S I T E PL A N W E S T C - 2 S I T E PL A N E A S T / P H A S I N G P L A N C - 3 S I T E GR A D I N G P L A N C - 4 S I T E PL A N - Z O N I N G C - 5 S I T E PL A N - C O M M O N O P E N S P A C E C - 6 S I T E PL A N - P D G U E S T P A R K I N G A R E A C - 7 P D - N O N - C O N F O R M I N G L O T S T U D Y C - 8 R - 2 D R I V E S T U D Y C - 9 R - 2 L O T S T U D Y C - 1 0 R - 2 L O T S T U D Y LA N D S C A P E L - 1 . 1 O V E R A L L LA N D S C A P E S I T E P L A N L - 1 . 2 E N L A R G E M E N T O F PA R T I A L L A N D S C S A P E S I T E P L A N L - 2 . 1 F E N C I N G PL A N L - 2 . 2 F E N C I N G PL A N L - 3 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 4 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 5 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 6 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 7 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 8 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 9 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 1 0 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 1 1 H O M E PL A N S C O N C E P T U A L P L A N T I N G L A Y O U T L - 1 2 P L A N T PA L E T T E S A N D P H O T O S CA L G R E E N A - 0 C A L G R E E N S H E E T AR C H I T E C T U R A L A - 1 P L A N 13 4 1 - F L O O R P L A N S A - 2 P L A N 13 4 1 - E X T E R I O R E L E V A T I O N S • F R O N T L O A D G A R A G E A - 3 P L A N 13 4 1 - E X T E R I O R E L E V A T I O N S • S I D E L O A D G A R A G E A - 4 N O T U S E D A - 5 N O T U S E D A - 6 P L A N 15 4 6 - F L O O R P L A N S A - 7 P L A N 15 4 6 - E X T E R I O R E L E V A T I O N S • F R O N T L O A D G A R A G E A - 8 P L A N 15 4 6 - E X T E R I O R E L E V A T I O N S • S I D E L O A D G A R A G E A - 9 P L A N 16 6 2 - F L O O R P L A N A - 1 0 P L A N 16 6 2 - E X T E R I O R E L E V A T I O N S A - 1 1 P L A N 16 9 1 - F L O O R P L A N A - 1 2 P L A N 16 9 1 - E X T E R I O R E L E V A T I O N S A - 1 3 P L A N 17 2 6 - F L O O R P L A N A - 1 4 P L A N 17 2 6 - E X T E R I O R E L E V A T I O N S A - 1 5 P L A N 17 4 1 - F L O O R P L A N S A - 1 6 P L A N 17 4 1 - E X T E R I O R E L E V A T I O N S • F R O N T L O A D G A R A G E A - 1 7 P L A N 17 4 1 - E X T E R I O R E L E V A T I O N S • S I D E L O A D G A R A G E A - 1 8 P L A N 18 2 8 - F L O O R P L A N S A - 1 9 P L A N 18 2 8 - E X T E R I O R E L E V A T I O N S • O P T I O N A A - 2 0 P L A N 18 2 8 - E X T E R I O R E L E V A T I O N S • O P T I O N B A - 2 1 P L A N 18 6 2 - F L O O R P L A N A - 2 2 P L A N 18 6 2 - E X T E R I O R E L E V A T I O N S A - 2 3 P L A N 19 2 5 - F L O O R P L A N S A - 2 4 P L A N 19 2 5 - E X T E R I O R E L E V A T I O N S • F R O N T L O A D G A R A G E A - 2 5 P L A N 19 2 5 - E X T E R I O R E L E V A T I O N S • S I D E L O A D G A R A G E A - 2 6 P L A N 19 6 8 - F L O O R P L A N A - 2 7 P L A N 19 6 8 - E X T E R I O R E L E V A T I O N S • F R O N T L O A D G A R A G E A - 2 8 P L A N 19 6 8 - E X T E R I O R E L E V A T I O N S • S I D E L O A D G A R A G E A - 2 9 P L A N 19 8 2 - F L O O R P L A N S A - 3 0 P L A N 19 8 2 - E X T E R I O R E L E V A T I O N S • F R O N T L O A D G A R A G E A - 3 1 P L A N 19 8 2 - E X T E R I O R E L E V A T I O N S • S I D E L O A D G A R A G E A - 3 2 P L A N 20 2 8 - F L O O R P L A N S A - 3 3 P L A N 20 2 8 - E X T E R I O R E L E V A T I O N S A - 3 4 P L A N 21 3 6 - F L O O R P L A N S A - 3 5 P L A N 21 3 6 - E X T E R I O R E L E V A T I O N S A - 3 6 P L A N 21 9 9 - F L O O R P L A N A - 3 7 P L A N 21 9 9 - E X T E R I O R E L E V A T I O N S A - 3 8 P L A N 22 2 7 - F L O O R P L A N S A - 3 9 P L A N 22 2 7 - E X T E R I O R E L E V A T I O N S A - 4 0 P L A N 22 4 5 - F L O O R P L A N S A - 4 1 P L A N 22 4 5 - E X T E R I O R E L E V A T I O N S A - 4 2 P L A N 22 8 1 - F L O O R P L A N S A - 4 3 P L A N 22 8 1 - E X T E R I O R E L E V A T I O N S TO T A L 6 9 S H E E T S DI R E C T O R Y AR C H I T E C T ST E V E N D . P U L T S , A I A & A S S O C I A T E S , L L P 35 9 2 SA C R A M E N T O D R I V E , S U I T E 1 4 0 SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 54 1 - 5 6 0 4 SO I L S E N G I N E E R GE O S O L U T I O N S 22 0 H I G H S T R E E T SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 54 3 - 8 5 3 9 CI V I L E N G I N E E R - G R A D I N G TE T R A T E C H 89 5 A E R O V I S T A P L A C E , S U I T E 2 3 0 SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 54 2 - 9 0 5 2 LA N D S C A P E A R C H I T E C T OA S I S L A N D S C A P E 34 2 7 MI G U E L I T O C O U R T SA N L U I S O B I S P O , C A 9 3 4 0 1 (8 0 5 ) 54 1 - 4 5 0 9 SY M B O L S 1 1 A A 1 1 A- 1 A A- 1 DI M E N S I O N A L G R I D L I N E DO O R M A R K RE F E R T O D O O R S C H E D U L E WI N D O W M A R K RE F E R T O W I N D O W S C H E D U L E RE F E R E N C E N O T E WI N D O W A B O V E RE F E R T O W I N D O W S C H E D U L E DE T A I L N U M B E R SH E E T S H O W N O N SE C T I O N SH E E T S H O W N O N GE N E R A L N O T E S 1. T h e G e n e r a l C o n t r a c t o r s h a l l b e r e s pon s i b l e f o r v e r i f yin g a l l e x i s t i n g co n d i t i o n s be f o r e c o m m e n c i n g w i t h a n y w o r k . 2. A l l w o r k s h a l l c o m ply w i t h a l l c u r r e n t c o d e s , o r d i n a n c e s & r e gul a t i o n s of a pp li c a b l e a d m i n i s t r a t i v e a u t h o r i t i e s ; 2 0 1 3 C B C , C R C , C M C , C P C , CE C , C E n C & C a l i f o r n i a G r e e n B u i l d i n g S t a n d a r d s C o d e . 3. T h e 2 0 1 3 B u i l d i n g E n e r gy E f f i c i e n c y S t a n d a r d s f o r r e s i d e n t i a l a n d no n - r e s i d e n t i a l bu i l d i n gs h a v e b e e n r e v i e w e d , a n d t h e b u i l d i n g d e s c r i b e d o n th e s e pages i s i n s u b s t a n t i a l c o n f o r m a n c e . 4. A c e r t i f i c a t e o f c o n s t r u c t i o n c o m pli a n c e b a s e d o n o b s e r v a t i o n o f co n s t r u c t i o n sh a l l b e s u b m i t t e d t o t h e B u i l d i n g D e par t m e n t a n d s h a l l b e si gne d b y t h e C o n t r a c t o r a t t h e t i m e o f f i n a l i n s pec t i o n . 5. R e f e r t o th e G e o t e c h n i c a l r e por t r e c o m m e n d a t i o n b y G e o S o l u t i o n s , I n c . Pr o jec t S L 0 2 2 5 8 - 3 , M a r c h 1 7 , 2 0 1 4 6. T h e b u i l d i n g d e s c r i b e d o n t h e f o l l o w i n g pages i s e qui pp ed w i t h a f i r e spri n k l e r s yst e m . S h o p d r a w i n gs s h a l l b e s u b m i t t e d a n d a pp ro v e d b y t h e Ci t y B u i l d i n g a n d F i r e D e par t m e n t s pri o r t o f a b r i c a t i o n a n d in s t a l l a t i o n o f t h e s yst e m . S yst e m d e s i gn s h a l l m e e t a l l r e qui r e m e n t s o f St a t e Fi r e M a r s h a l l , N F P A , a n d C i t y r e gul a t i o n s . S pri n k l e r s yst e m sh a l l d e pic t d u a l - s i gna l r e m o t e s u per v i s o r y s e r v i c e c a pab i l i t y. P r i v a t e fi r e se r v i c e m a i n s s h a l l b e r e v i e w e d a n d a pp ro v e d b y t h e F i r e D e par t m e n t pri o r t o in s t a l l a t i o n s , a n d s h a l l b e f i e l d v e r i f i e d b y t h e F i r e C o d e O f f i c i a l pri o r t o is s u a n c e o f a C e r t i f i c a t e o f O c c u pan c y. 7. S t o r m wa t e r m a n a gem e n t s h a l l b e i m ple m e n t e d d u r i n g c o n s t r u c t i o n a n d ad h e r e to m e a s u r e per C A L G r e e n 4 .1 0 6 . 2 8. A m i n i m u m o f 5 0 % o f t h e n o n - h a z a r d o u s c o n s t r u c t i o n o r d e m o l i t i o n d e b r i s sh a l l b e r e c ycl e d a n d / o r s a l v a ged . SI T E EX C E P T I O N S 1. L o t s 6 - 1 8 a n d lo t s 5 8 - 7 1 a r e z o n e d R - 2 . T h e s e l o t s d o n o t h a v e ad e qua t e wi d t h f o r b a c k u p a n d t u r n a r o u n d s pac e t o l o c a t e gar a ges a t t h e b a c k o f t h e h o u s e , a s r e qui r e d i n t h e M A S P . A r e que s t f o r e x c e pti o n t o u s e R - 1 s e t b a c k s t a n d a r d s f o r t h e s e l o t s . 2. R e que s t t o put a t w o s t o r y h o m e o n d e s i gna t e d s i n gle s t o r y l o t s 19 , 5 8 & 5 9 ( C o n d i t i o n 8 5 ) d u e t o s i t e c o n f i gur a t i o n c o n s t r a i n t s . 3. W i t h i n th e P D z o n e d a r e a , r e que s t t o pro v i d e r e qui r e d par k i n g s pac e in f r o n t o f gar a ges O N L Y o n l o t s t h a t a r e n o t c o n s t r a i n e d b y s i z e o r im pac t e d b y t r a c t d e v e l o ped gra d i n g. ( C o n d i t i o n 8 9 g) ATTACHMENT 3 ARC2 - 12 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . Al l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 14 2 1 T - 2 RE N D E R I N G S D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N TO S C A N O PL A N 1 5 4 6 • F R O N T L O A D G A R A G E PL A N 1 5 4 6 • S I D E L O A D G A R A G E PL A N 1 7 4 1 • F R O N T L O A D G A R A G E PL A N 1 8 2 8 • O P T I O N A ATTACHMENT 3 ARC2 - 13 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . Al l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 14 2 1 C - 1 SI T E P L A N W E S T D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N SI T E P L A N • W E S T 1" = 4 0 ' - 0 " 18 2 8 20 2 8 1546 1691 1662 1341 1 3 4 1 174 1 1741 1546 22 8 1 20 2 8 1 55 4 6 1 7 4 1 2 0 2 8 1741 2 0 2 8 1546 22 4 5 1862 2028 2028 2028 2245 16 9 1 1741 1982 1982 1691 1925 1925 1925 1741 1741 1546 1546 15 4 6 1546 1341 1341 13 4 1 19 6 8 21 9 9 17 2 6 1 3 4 1 1982 1982 16 6 2 18 6 2 18 6 2 2 2 8 1 22 8 1 2028 2028 2028 222 7 2227 22452245 22 4 5 2028 166 2 16 6 2 1662 19 6 8 19 6 8 21 9 9 21 9 9 19 6 8 11996688 1341 182 8 2136 21 36 1828 1828 186 2 2245 1546 1741 1546 15 4 6 1 5 4 6 1741 1546 1341 1982 1925 1546 1546 18 6 2 22 4 5 20 2 8 1982 2245 2028 20 2 8 1925 22 8 1 22 2 7 16 6 2 19 8 2 20 2 8 9 81 1 2 3 4 5 6 78 1011 12 131415 1617 80 81 21 26 28 34 18 19 20 22 23 24 25 27 29 30 31 32 33 35 36 71 84 72 73 74 75 76 77 78 79 37 38 39 40 41 42 10 8 10 9 11 0 11 1 11 2 11 3 11 4 11 6 11 8 11 9 12 1 12 4 12 6 12 0 11 5 11 7 12 2 12 3 12 5 10 0 10 1 10 2 10 3 10 4 97 98 99 10 5 10 6 10 7 82 87 91 13 9 14 0 14 1 14 2 14 3 14 7 16 7 16 8 16 9 16 3 15 3 16 0 16 1 16 2 88 89 90 92 93 94 95 96 14 8 14 9 15 0 15 1 15 2 15 4 15 5 15 6 15 7 15 8 15 9 16 4 16 5 16 6 17 0 17 1 86 83 13 5 13 7 13 6 12 7 12 8 13 8 M A T C H L I N E MATCH L I N E MATCH LIN E 10'-0" PORCH SETBACK 15'-0" HOUSE SETBACK 20'-0" GARAGE SETBACK 30'-0" GARAG E SETBA C K 30'-0" GARAGE SETBACK 30 ' - 0 " GA R A G E SE T B A C K 40 ' - 0 " GA R A G E SE T B A C K 40 ' - 0 " GA R A G E SE T B A C K 4 0 ' - 0 " GA R A G E S E T B A C K 4 0 ' - 0 " G A R A G E S E T B A C K 3 0 ' - 0 " G A R A G E S E T B A C K 30 ' - 0 " GA R A G E SE T B A C K 15 ' - 0 " GA R A G E SE T B A C K 20 ' - 0 " GA R A G E SE T B A C K 10'-0" HOUSE SETBAC K 10 ' - 0 " HO U S E SE T B A C K 30'-0" GARAGE SETBACK 30'-0" GARAGE SETBACK 15 ' - 0 " GA R A G E SE T B A C K 4 0 ' - 0 " G A R A G E S E T B A C K 10'-0" HOUSE SETBACK 20 ' - 0 " HO U S E SE T B A C K 20'-0" HOUSE SETBACK CALLE MALVA CALAVERAS WAY 10 ' - 0 " HO U S E SE T B A C K ATTACHMENT 3 ARC2 - 14 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . Al l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 14 2 1 C - 2 SI T E P L A N E A S T PH A S I N G P L A N / D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N SI T E P L A N • E A S T 1" = 4 0 ' - 0 " PH A S I N G P L A N NO S C A L E 1 23 18 2 8 1 3 4 1 17 4 1 15 4 6 1 7 4 1 1 5 4 6 1 7 4 1 20 2 8 2 0 2 8 2 0 2 8 2 2 4 5 2 2 4 5 1546 2 0 2 8 16 9 1 1982 1925 1741 1546 1341 21 9 9 1982 1982 18 6 2 18 6 2 2 2 8 1 2 0 2 8 222 7 2 2 4 5 22 4 5 16 9 1 16 6 2 19 6 8 182 8 2136 213 6 1828 1828 1741 15 4 6 1828 213 6 1 5 4 6 1341 1546 1982 2028 222 7 36 45 46 47 49 50 51 52 53 54 55 56 57 58 59 60 61 71 84 85 62 63 64 65 66 67 68 69 70 72 73 74 75 44 48 37 38 39 40 41 42 43 12 4 12 6 12 2 12 3 12 5 13 9 14 0 14 1 14 2 14 3 14 4 14 7 16 7 16 0 16 1 14 8 14 9 15 0 15 1 15 2 16 4 16 5 16 6 12 9 83 13 0 13 1 13 2 13 4 13 5 13 7 14 5 14 6 13 3 13 6 12 7 12 8 13 8 M A T C H L I N E MATCH L I N E MATCH LIN E CALAVERAS WAY 30 ' - 0 " GA R A G E SE T B A C K 40'-0 " GARA G E SETB A C K 40'- 0 " GAR A G E SETB A C K 40' - 0 " GA R A G E SET B A C K 4 0 ' - 0 " G A R A G E S E T B A C K 30'-0 " GARA G E SETB A C K 1 5 ' - 0 " G A R A G E S E T B A C K 30'- 0 " GAR A G E SET B A C K 20 ' - 0 " 15 ' - 0 " GAR A G E SET B A C K GA R A G E SET B A C K 10'- 0 " HOU S E SET B A C K 1 0 ' - 0 " H O U S E S E T B A C K 20'-0" GARAGE SETBACK 15'-0" HOUSE SETBACK 10'-0" PORCH SETBACK 10 ' - 0 " 10 ' - 0 " HO U S E SE T B A C K HO U S E SE T B A C K ATTACHMENT 3 ARC2 - 15 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . Al l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 14 2 1 C - 3 SI T E G R A D I N G P L A N D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N SI T E G R A D I N G P L A N 1" = 8 0 ' - 0 " 182 8 20 2 8 1546 1691 1662 1341 1 3 4 1 17 41 1741 1741 1546 22 8 1 20 2 8 15 4 6 1 7 4 1 1 5 4 6 1 7 4 1 20 2 8 2 0 2 8 1741 2 0 2 8 22 4 5 2 2 4 5 1546 22 4 5 1862 2028 2028 2028 2245 20 2 8 16 9 1 1741 1982 1982 1691 1925 1925 1925 1741 1741 1546 1546 15 4 6 1546 1341 1341 13 4 1 19 6 8 21 9 9 17 2 6 1 3 4 1 1982 1982 16 6 2 18 6 2 18 6 2 18 6 2 22 8 1 22 8 1 2028 2028 2028 2 0 2 8 222 7 2227 2227 2 2 4 5 22452245 224 5 22 4 5 2028 16 9 1 11666622 16 6 2 1662 19 6 8 19 6 8 21 9 9 21 9 9 19 6 8 19 6 8 1341 1828 2136 213 6 1828 1828 186 2 2245 1546 1741 1546 154 6 1828 2136 1 5 4 6 1741 1546 1341 1982 1925 1546 1546 186 2 22 4 5 20 2 8 1982 2245 2028 20 2 8 1925 222 7 22 8 1 22 2 7 16 6 2 19 8 2 20 2 8 ATTACHMENT 3 ARC2 - 16 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . Al l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 14 2 1 C - 4 SI T E P L A N - Z O N I N G D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N SI T E P L A N • Z O N I N G 1" = 8 0 ' - 0 " 18 2 8 20 2 8 1546 1691 1662 1341 1 3 4 1 174 1 1741 1741 1546 22 8 1 20 2 8 15 4 6 1 7 4 1 1 5 4 6 1 7 4 1 20 2 8 2 0 2 8 1741 2 0 2 8 22 4 5 2 2 4 5 1546 22 4 5 1862 2028 2028 2028 2245 20 2 8 16 9 1 1741 1982 1982 1691 1925 1925 1925 1741 1741 1546 1546 15 4 6 1546 1341 1341 13 4 1 19 6 8 21 9 9 17 2 6 13 4 1 1982 1982 16 6 2 18 6 2 18 6 2 18 6 2 22 8 1 22 8 1 2028 2028 2028 2 0 2 8 222 7 2227 2227 2 2 4 5 22452245 224 5 22 4 5 2028 16 9 1 11666622 16 6 2 1662 19 6 8 19 6 8 21 9 9 21 9 9 19 6 8 19 6 8 1341 1828 2136 213 6 1828 1828 186 2 2245 1546 1741 1546 154 6 1828 213 6 1 5 4 6 1741 1546 1341 1982 1925 1546 1546 186 2 22 4 5 20 2 8 1982 2245 2028 20 2 8 1925 222 7 22 8 1 22 2 7 16 6 2 19 8 2 20 2 8PD PD PD R- 1 R- 1 R - 1 R- 3 PD R- 2 R- 2 R - 2 R- 2 R- 2 R- 2 R- 2 9 81 1 2 3 4 5 6 78 1011 121314151617 80 81 21 26 28 34 18 19 20 22 23 24 25 27 29 30 31 32 33 35 36 45 46 47 49 50 51 52 53 54 55 56 57 58 59 60 61 71 84 85 62 63 64 65 66 67 68 69 70 72 73 74 75 76 77 78 79 44 48 37 38 39 40 41 42 43 10 8 10 9 11 0 11 1 11 2 11 3 11 4 11 6 11 8 11 9 12 1 12 4 12 6 12 0 115 11 7 12 2 12 3 12 5 10 0 1 0 1 10 2 10 3 10 4 97 98 99 10 5 10 6 10 7 82 87 91 13 9 14 0 14 1 14 2 14 3 14 4 14 7 16 7 16 8 16 9 16 3 15 3 16 0 16 1 16 2 88 89 90 92 93 94 95 96 14 8 14 9 15 0 15 1 15 2 15 4 15 5 1 5 6 15 7 15 8 15 9 16 4 16 5 16 6 17 0 17 1 86 12 9 83 13 0 13 1 13 2 13 4 13 5 13 7 14 5 14 6 13 3 13 6 12 7 12 8 13 8 ATTACHMENT 3 ARC2 - 17 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . Al l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 14 2 1 C - 5 SI T E P L A N CO M M O N O P E N S P A C E D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N SI T E P L A N • C O M M O N O P E N S P A C E 1" = 8 0 ' - 0 " 182 8 20 2 8 1546 1691 1662 1341 1 3 4 1 17 4 1 1741 1741 1546 22 8 1 20 2 8 15 4 6 1 7 4 1 1 5 4 6 1 7 4 1 20 2 8 2 0 2 8 1741 2 0 2 8 22 4 5 2 2 4 5 1546 22 4 5 1862 2028 2028 2028 2245 20 2 8 16 9 1 1741 1982 1982 1691 1925 1925 1925 1741 1741 1546 1546 15 4 6 1546 1341 1341 13 4 1 19 6 8 21 9 9 17 2 6 1 3 4 1 1982 1982 16 6 2 18 6 2 18 6 2 18 6 2 22 8 1 22 8 1 2028 2028 2028 2 0 2 8 222 7 2227 2227 2 2 4 5 22452245 224 5 22 4 5 2028 16 9 1 11666622 16 6 2 1662 19 6 8 19 6 8 21 9 9 21 9 9 19 6 8 19 6 8 1341 182 8 2136 213 6 1828 1828 186 2 2245 1546 1741 1546 154 6 1828 2136 15 4 6 1741 1546 1341 1982 1925 1546 1546 186 2 22 4 5 20 2 8 1982 2245 2028 20 2 8 1925 222 7 22 8 1 22 2 7 16 6 2 19 8 2 20 2 8 81 ' - 1 1 " 50 ' - 0 " 34 ' - 5 " 56 ' - 0 " 6 2 ' - 1 0 " 11 2 ' - 9 " 107'-4" 19 ' - 8 " 51 ' - 8 " 50 ' - 0 " 34'-3" 42 ' - 8 " 40 ' - 8 " 40' - 1 0 " 7, 0 5 2 S F 5,663 SF 3 0 , 0 2 7 S F 2 2 , 2 6 5 S F 7, 7 7 7 S F ATTACHMENT 3 ARC2 - 18 LIC E N S E D ARCHIT E C T R EN. 06- 3 0 - 1 5 ST E V E N D. PUL T S S T A TE OF CAL I F O R NIA No . C - 8 6 1 1 73 0 5 M O R R O R O A D SU I T E 2 0 0 AT A S C A D E R O CA 9 3 4 2 2 (8 0 5 ) 4 6 6 - 5 1 0 0 3300 0 C A L L E M A L V A SA N L U I S O B I S P O CA 9 3 4 0 1 T h e s e d r a w i n g s a r e i n s t r u m e n t s o f s e r v i c e a n d a r e pr o p e r t y o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . Al l d e s i g n a n d o t h e r i n f o r m a t i o n o n t h e d r a w i n g s a r e f o r u s e o n t h e s p e c i f i e d p r o j e c t an d s h a l l n o t b e u s e d o t h e r w i s e w i t h o u t t h e ex p r e s s e d w r i t t e n p e r m i s s i o n o f St e v e n D . P u l t s , A I A & A s s o c i a t e s , L L P . A r c h i t e c t u r e , P l a n n i n g & G r a p h i c s 3 5 9 2 S a c r a m e n t o D r , S u i t e 1 4 0 Sa n L u i s O b i s p o , C a l i f o r n i a 9 3 4 0 1 8 0 5 / 5 4 1 - 5 6 0 4 v o i c e 14 2 1 C - 6 PD A R E A GU E S T P A R K I N G D a t e : R e v i s e d : Jo b N o : S h e e t : P r o j e c t : C l i e n t : S h e e t C o n t e n t s : TR A C T 2 4 2 8 TO S C A N O MI D L A N D P A C I F I C BU I L D I N G CO R P O R A T I O N SI T E P L A N • P D A R E A G U E S T P A R K I N G • 5 5 T O T A L 1" = 5 0 ' - 0 " 18 2 8 20 2 8 1546 1691 1662 1341 1 3 4 1 17 4 1 174 1 1741 1546 22 8 1 20 2 8 15 4 6 1 7 4 1 1 5 4 6 1 7 4 1 20 2 8 2 0 2 8 1741 2 0 2 8 2 2 4 5 2 2 4 5 1546 22 4 5 1862 2028 2028 2028 2245 1741 1982 1982 1925 1925 1925 1741 1741 1546 1546 15 4 6 1546 1341 1341 13 4 1 1 3 4 1 1982 1982 2 2 8 1 22 8 1 22 4 5 1341 182 8 2136 213 6 1828 1828 1546 1741 1546 154 6 1828 213 6 1 5 4 6 1741 1546 1341 1982 1925 1546 1546 22 4 5 20 2 8 1982 2245 2028 20 2 8 1925 2227 22 8 1 22 2 7 16 6 2 19 8 2 20 2 8 ATTACHMENT 3 ARC2 - 19 ! ! ! ! ! ! ! ! ! ATTACHMENT 3 ARC2 - 20 ! ! ! ! ! ! ! ! ! ATTACHMENT 3 ARC2 - 21 ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Architectural review of residential design plans for an approved Planned Development subdivision within the Margarita Area Specific Plan. PROJECT ADDRESS: 3000 Calle Malva BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 e-mail: rcohen@slocity.org FILE NUMBER: ARCH-0592-2014 FROM: Phil Dunsmore, Senior Planner RECOMMENDATION Continue the project with direction to the applicant on revisions to house designs for consistency with the Margarita Area Specific Plan and the approved Planned Development SITE DATA Applicant Margarita Ranch SLO, LLC. Representative Pults and Associates, AIA & Associates Zoning R-1, R-2 & R-2--PD, R-3, and C/OS & C/OS-PD, (all with the Specific Plan overlay) General Plan Low-Density Residential, Medium-Density Residential, and Medium-High Density Residential, & Conservation Open Space Site Area 99 acres Environmental Status Approved Addendum to the Margarita Area Specific Plan (MASP) EIR and subsequent tiered Mitigated Negative Declaration. SUMMARY The proposed project includes 18 different single family tract home designs for the Toscano housing development (Tract 2428) located at 3000 Calle Malva in the Margarita Area Specific Plan (MASP). The project includes traditional single family lots and a small lot planned development. The Planned Development subdivision was approved on July 3, 2007 and included conceptual site plans and street layouts. The proposed project incorporates the planned development layout while attempting to respond to MASP policies. Although the project is constrained by the approved PD subdivision and site constraints such as topography, the design needs additional refinements in Meeting Date: March 2, 2015 Item Number: 1 PJD ATTACHMENT 4 ARC2 - 22 order to comply with MASP policies in regards to street presence and garage orientation. 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Margarita Area Specific Plan (MASP), Community Design Guidelines (CDG) and applicable City standards. 2.0 PROJECT INFORMATION 2.1 Site Information/Setting Toscano is a 99-acre site located north of Margarita Avenue, and east of South Higuera Street. The VTM is located within the Western Enclave of the Margarita Area Specific Plan (MASP) and includes a total of 178 lots consisting of 165 single-family lots, seven lots for condominium development (32 units), five lots for riparian open space, and one 71-acre hillside lot for permanent open space (Attachment 1, Vicinity Map). Site specific details are noted below: Zoning (all designated with Specific Plan overlay (MASP)) Lots 1-5 and 72-80 zoned R-1 Lots 6-55 and 56-71 zoned R-2 Lots 86-177 zoned R-2-PD Lots 56,57 zoned R-3 Remaining lots zoned C/OS & C/OS-PD Site Dimensions (approx.) Varies per lot Current Use Vacant Topography Varies per lot Access Calle Malva and Calaveras Way Surrounding Use / Zoning North: C/OS (South Hills) South: R-1-SP (Single family residential) East: C/OS (South Hills) West: R-2 (Chumash Village Mobile Home Park) 2.2 Project Description The project proposes 18 different home designs for the R-1 Lots at the perimeter of the site and the R-2 Lots towards the interior of the site. Lots 171-176 in the R-2 zone are designated for 32 affordable condominium units to be developed by the Housing Authority at a future date. The applicant has requested that the home designs for the remaining lots (Lots 19-61 and 63, mainly the hillside lots (Lots 19-57)) in the R-2 zone be subject to administrative architectural review. The project designs incorporate influences of Tuscan and Mission Revival architecture which is consistent with the MASP. The 18 building designs include the following elements: 1. Unit sizes range from two to four bedrooms (1,341 to 2,245 square feet). 2. Materials and architectural features include: a. Medium finish stucco; b. Tile roofing; c. Various colored stone veneer; d. Accent tiles; and ATTACHMENT 4 ARC2 - 23 e. Matching trim, shutters and garage doors. 3. Varied landscaping that includes: a. Drought hardy plants and trees (including fruit trees); b. Concrete pavers; c. Wood fencing; d. Cement Block retaining walls; and e. Ornamental steel picket fencing. 2.3 Tract Map and Planned Development Background On July 3, 2007, the City Council approved VTM 2428 through Resolution No. 9917. At this same hearing the Council approved a Planned Development (PD) overlay zoning for an approximately 11-acre portion of the center of the property to allow for increased density and relaxation of some property development standards through Ordinance No. 1506 (Attachment 3). Due to the sloping topography of the site and the desired increased density, the site poses many development challenges. Modifications within the development standards included: • Reduced public street side yard setbacks and street-side setbacks. • Landscaping requirements. • Maximum lot coverage of 75% of total net lot areas. • Reduced upper floor setbacks from property lines need not be more than as required for the ground floor portion of the structure. • A maximum exterior patio area of 500 square feet. • Maximum height of exterior patio fence/wall of 42 inches (3-1/2 feet). In April 2014 City Council reviewed and approved revisions to VTM 2428 which addressed the current status of the drainage basin and the phased implementation of the Prado Road improvements, but did not alter the tract design or density. The tract map includes specific development standards for the site along with specific standards for the PD as noted in Attachment 3, Resolution No. 10514. In summary, the development standards require: • Proposed hillside Lots 19 -57 are designated as sensitive sites and require architectural review. • Some of the lots adjacent to Chumash Village Mobile Home Park and El Camino Estates require single story structures and a 20 foot setback to minimize overlook. • Lots 159 & 160, and 165 - 170 require side loaded garages so that vehicles are not directly backing out into the private drive. • The PD overlay includes a variety of setback, coverage and design exceptions. 3.0 PROJECT ANALYSIS Staff has used the MASP, CDG and Zoning Regulations to review the proposed project and created a set of directional items below in Section 6.0 to be used as a basis for discussion about the project. The following highlights key elements of the site and building design that the ARC should discuss and provide direction to staff and the applicant. ATTACHMENT 4 ARC2 - 24 3.1 Site Plan The proposed 18 home designs will be placed on 116 parcels in three phases (Project Plans, Sheets C-1 and C-3). The sites will take access from newly created streets San Vincenzo Drive, Cortuna Drive or private, shared streets. Overall the proposed homes meet the required setbacks, consistent with the tract map conditions of approval (Attachment 3, Council Resolution 10514) and the MASP for R-1-SP and R-2-SP (see Attachment 4, MASP Development Standards). The Planned Development portion of the subdivision includes smaller lots to allow higher densities as discussed above in Section 2.3. Due to the smaller lot size configuration, the applicant faces constraints in terms of individual site development, specifically the orientation of the garages and entry doors to public and private streets. These constraints reduce the flexibility to allow the design to easily comply with the architectural guidelines in the MASP and the CDG. Figure 1: Site plan; the Planned Development parcels are indicated with yellow structure footprints. The MASP requires that residential entry porches be visible from streets or pedestrian walkways and should be forward of the garage or parking area. All entries should have a path of travel to the main entry which is universally accessible. The dwellings should incorporate outdoor space that is shielded from aircraft noise, such as covered porches or patios.1 The MASP emphasizes and encourages human scale development and pedestrian facilities by putting pedestrians closer to yards and porches.2 Development standards for R-1-SP 3 and R-2-SP 4 include the following: • Parking should be located at the rear of the lots unless the lot is located on the uphill side of the street along the base of the hills, where parking beneath houses will minimize 1 MASP Community Design, Building Forms and Materials, 3.1 2 MASP, Summary, A Pedestrian Friendly Environment. p.4 3 MASP, Development Standards, 2.1.4 and 2.1.5 4 MASP, Development Standards, 2.2.4 and 2.2.5 ATTACHMENT 4 ARC2 - 25 grading. • Enclosed parking in the front of a lot shall be recessed at least five feet from the front of the house • Porches or verandas overlooking the public street shall be included, to provide architectural interest, a transition from public outdoor space to private indoor space and opportunities for neighbor interaction. Additionally, the Community Design Guidelines (CDG) state that homes in new subdivisions should have their primary entrance facing and clearly visible from the street with a front porch or veranda encouraged to provide a transition between the public space of the streetscape and the indoor private space of the house.5 All 18 home designs, with the exception of Plans 1662, 2221, and 2227, place the front entry behind the garage. As discussed above, some parcels restrict site development and the ability to place the front door forward of the garage. Staff recommends that the ARC direct the applicant to recess the garage from the front entrance where possible or create more of a front entry feature that can be seen from the street. Figure 2: Two-story front and left elevation (Plan 1546) Figure 3: Single story front and left side elevation (Plan 1862) 5 CDG, Single-Family Housing Design, Houses in new subdivisions. 5.5.A. ATTACHMENT 4 ARC2 - 26 3.1.1 Exceptions The applicant is requesting specific exceptions from the development standards of the PD and from MASP Policies on various lots due to site constraints. Staff supports the requested exceptions and recommends the ARC approve the modifications for the lots as specified below: MASP Exception Request: 1. Lots 6-18 and lots 58-71 are zoned R-2-SP. The applicant is requesting that these lots utilize the MASP’s R-1 development standards and place the garage at the front of the front of the lot. Staff Analysis: Although these sites are zoned R-2, their design and location within the subdivision is similar to the R-1 lots. Staff supports the parking at the front of the lot as described in Table 2, Low Density Residential Lot and Building Standards, of the MASP. Per the standards, the garage shall be setback 20 feet from the property line. PD Exception Requests: 2. House designs on lots 19, 58, and 59 are required per Condition No. 86 of Ordinance No. 10514 (Attachment 4) to be limited to a single story structure. Due to the topography of these sites, the applicant is requesting the ability to put two story units on these lots. Staff analysis: The applicant is proposing a two-story structure that would not exceed the height of a single-story structure as viewed from the street level. Staff finds that this meets with the intent of the condition No. 86 in that the proposed design would still meet required setbacks and reduce overlook onto the neighboring tract. 3. Within the PD, the applicant is requesting to provide required parking space in front of the garage only on lots that are not constrained by lot size or impacted by tract developed grading.6 Staff analysis: Staff is supportive of the applicant’s proposal to move garages closer to the private street so that a car is unable to park in a space does not provide sufficient clearance and block access to the street. Staff recommends that a minimum 15-foot setback from the garage to the centerline of the private street shall be maintained. 6 Ordinance No. 10514, Condition 89g: Driveway depths for garages facing private streets shall be designed to accommodate a parking space in front of a garage that prevents the parked vehicle from encroaching into the travel lane of the common area portion of the drive or street. Variations of design to meet this performance standard will be subject to approval of the Community Development Director and final plans shall be reviewed and approved by the ARC. ATTACHMENT 4 ARC2 - 27 4. The applicant is requesting that the home designs for Hillside Lots (Lots 19-57) and other lots 58-61 & 63 be reviewed at an administrative level.7 Staff Analysis: Staff finds this request consistent with the Ordinance No. 10514, condition No. 87. Staff may determine upon submittal that a design be reviewed by the ARC, if not consistent and complementary to the previously approved ARC designs for Tract 2428. 3.2 Building Design: The MASP provides guidance regarding desired design outcomes with new development within the area and proposes five preferred residential architectural styles: Craftsman or Bungalow Style, Mission Revival or Spanish Style, Victorian Style, Provincial Style and Prairie Style as a means to provide compatible development in keeping with San Luis Obispo’s unique sense of place. The MASP does not mandate a specific design, but encourages flexibility with an emphasis on details and construction materials. Building designs must also be consistent with the CDG. The applicant is proposing 18 different designs in order to accommodate the varying topography and individual site dimensions. The designs are compatible with one another in mass, scale, colors, textures, landscaping and quality of materials. The applicant’s goal is to provide a distinctive neighborhood that encompasses the feeling of a Tuscan Village. The designs include a variation of one or two story single family homes with front or side loading garages. The homes range in size from 1,341 to 2,245 square feet. Figure 4: Rendering of a side loaded design and a hillside design The Tuscan inspired architectural design incorporates some elements from the MASP description of Mission Revival or Spanish Style including: • Low sloped roof • Tile roofing material • Windows with divided lites with greater height then width • Exterior windows that are recessed from the outer wall plane 7 Ordinance No. 10514, Condition No. 87: Proposed hillside Lots 19 -57, which back up to the large open space parcel, are hereby designated sensitive sites and must comply with the Community Design Guidelines for hillside development. Individual lot development shall be subject to the review and approval of the ARC. Planning staff may make the determination upon submittal of complete plans if the minor or incidental architectural review process is appropriate. ATTACHMENT 4 ARC2 - 28 • Arched entries and windows Medium-finished stucco, wood shutters, exterior molding, ceramic tile and stone veneer are other distinctive elements the designs include in order to add variety and individually to each design. Staff finds the proposed architectural style consistent with the MASP and the CDG. In regards to the proposed medium-finished stucco, staff recommends that the ARC direct the applicant to use smooth-finished stucco on the building exterior. The smooth finish is a higher quality finish that more accurately depicts the Mission Revival style. The medium texture, as proposed, is a machine applied finish with a rough texture. The applicant prefers the rougher texture because it is more likely to hide cracks in the plaster over time. Due to the area’s highly expansive soil, movement in the buildings, resulting in cracks in the plaster, is highly likely. 3.3 Landscaping Design: The project consists of 4 different planting pallets that include a variety of shrubs, trees (including an option for fruit trees), and groundcovers. Each house design will have its own unique landscape design that will be further modified per the dimensions of each lot. In addition to plants, the landscape plan includes fencing throughout the subdivision. The applicant is proposing to install wood fencing, metal picket fencing and a combination of retaining wall and wood or metal picket fencing. Additionally, several of the house designs incorporate a 6 foot “decorative stucco wall with a cap” trash enclosure (Project plans, Sheets L-2.1 & 2.2). Staff is supportive of the landscape design as proposed with a couple of items for ARC discussion; 1) the walled trash enclosure and 2) fence material. The stucco wall is located on the public street side of various house designs in order to hide trash receptacles. In such instances, the CDG encourages enclosures utilize surrounding landscaping, such as trailing vines, to further screen and enhance its appearance. Staff recommends the ARC direct the applicant to reduce the height of the enclosure and add landscaping to reduce and soften the appearance of the trash enclosure along the public street. The project also proposes to install wood fencing. The plans do not specify the type of material that will be used for the fencing. Because wood has a tendency to degrade quickly over time, staff recommends that the ARC direct the applicant to install a higher quality wood fence that incorporates metal posts in order to provide a longer lasting durable fence structure. 5.0 OTHER DEPARTMENT COMMENTS Information needs and comments from the other departments were provided to the applicant team separately. 6.0 ALTERNATIVES & RECOMMENDATION 6.1. Approve the project based on findings of consistency with the Margarita Area Specific Plan and the Community Design Guidelines. 6.2. Deny the project based on findings of inconsistency with the Margarita Area Specific Plan and Community Design Guidelines. ATTACHMENT 4 ARC2 - 29 6.3 Continue the project to a date uncertain with the following directional items: Planning Division 1. Recess the garage from the front entrance where possible or create more of a front entry feature that can be seen from the street. 2. Use smooth-finished stucco on all building exteriors. 3. Reduce the height of the trash enclosure and add landscaping to reduce and soften the appearance of the walls on the public street. 4. Install a higher quality wood fence that incorporates metal posts in order to provide a longer lasting durable fence structure. 5. Prior to review by the Architectural Review Commission, the applicant shall provide specific scaled illustrations showing precise dimensions, area and locations of both private and common open space together with complete tabulations demonstrating compliance with open space requirements of Section 16. 17.030. B. of the City Subdivision Ordinance (Condition No. 91, Ordinance No. 10514). 6. Prior to review by the Architectural Review Commission, the applicant shall provide tabulations of and specific scaled site plans showing precise dimensions for all guest parking facilities within the single - family portion of the Planned Development component. Without unduly adding hardscape to the site, the amount of guest parking spaces shall be maximized to prevent overspill onto adjacent public streets and more closely meet expected demand (Condition No. 92, Ordinance No. 10514). 7.0 ATTACHMENTS 1. Vicinity Map 2. Ordinance No. 1506, City Council Approval of Planned Development 3. Ordinance No. 10514, City Council Approval of Tract 2428 4. MASP Development Standard Tables Included in Commission member portfolio: project plans ATTACHMENT 4 ARC2 - 30 ATTACHMENT 4 ARC2 - 31 ATTACHMENT 4 ARC2 - 32 ATTACHMENT 4 ARC2 - 33 ATTACHMENT 4 ARC2 - 34