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HomeMy WebLinkAboutItem 2 - ARCH-1134-2017 (3765, 3777, and 3987 Orcutt Road)ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Review of the single-family residential building program and typical landscape plans proposed for the Righetti, Jones, and Imel subdivisions, including requested rear yard exceptions, and a determination that the project is consistent with the certified Final EIR for the Orcutt Area Specific Plan and adopted Mitigated Negative Declarations for the Righetti, Jones, and Imel Vesting Tentative Tract Maps. PROJECT ADDRESS: 3765, 3777, and 3987 BY: Shawna Scott, Associate Planner Orcutt Road Phone Number: (805) 781-7176 e-mail: sscott@slocity.org FILE NUMBER: ARCH-1134-2017 FROM: Doug Davidson, Deputy DirectorDD RECOMMENDATION: Adopt the Draft Resolution (Attachment 1) which approves the residential building program based on findings, and subject to conditions. SITE DATA Applicant Williams Homes  Representative Mike Badner  Submittal Date October 19, 2017  Zoning R‐1‐SP, R‐2‐SP  (Orcutt Area Specific Plan)  General Plan Low, Medium, and Medium‐High  Density Residential  Site Area 199 lots  Environmental  Status  Final Environmental Impact Report  (Orcutt Area Specific Plan) and  Mitigated Negative Declarations  SUMMARY The applicant, Williams Homes, is requesting review of the single-family residential building program and typical landscape plans for the Righetti, Jones, and Imel subdivisions within the Orcutt Area Specific Plan (OASP) area. The OASP and conditions of approval for these subdivisions require Architectural Review Commission (ARC) review of the residential building program, development on “sensitive lots” adjacent to Orcutt Road, and consideration of requested rear yard exceptions. 1.0 COMMISSION’S PURVIEW The ARC’s role is to 1) review the residential building program in terms of its consistency with the Orcutt Area Specific Plan (OASP), Community Design Guidelines (CDG), and applicable City standards and 2) provide comments and recommendations to the Community Development Director, Meeting Date: December 4, 2017 Item Number: 2 ARC2-1 ARCH-1134-2017 (3765, 3777, and 3987 Orcutt Road) Page 2 pursuant to adopted conditions of approval for the Righetti, Jones, and Imel Vesting Tentative Tract Maps (VTMs).1 This review process was identified by staff and approved by the City Council to: allow for ARC review; provide an opportunity for public comment, and; allow the Community Development Director to make final design consistency determinations on individual building permits based on input from the ARC, consistent with the OASP’s streamlined architectural review process for single- family residences. 2.0 PROJECT INFORMATION AND BACKGROUND 2.1 Site Information/Setting/Background: The OASP area (230.85 acres) is in the southeastern portion of the City, bounded by Orcutt and Tank Farm Roads, and the Union Pacific Railroad (UPRR) tracks near Bullock Lane. The lands within the OASP are largely undeveloped with the exception of a handful of developed residential sites. The area is characterized by flat to rolling grasslands which rise to a steep, rocky hill in the southeastern corner of the planning area, known as “Righetti Hill”, a locally-designated natural landmark. Natural features within the OASP include creeks, wetlands, and a variety of plant communities and mature ornamental and native trees. Surrounding land uses include City residential developments to the north and south of the OASP, as well as rural residential uses located in the County to the immediate east of the planning area. To the west (and over the UPRR tracks) are the Industrial Way and Sacramento Road industrial and business areas. The OASP and an associated Final Environmental Impact Report (FEIR) were approved and certified in March 2010. Subsequently, the City Council approved vesting tentative maps (VTMs) and adopted Mitigated Negative Declarations for the Righetti, Jones, and Imel subdivisions. The underlying zoning, location and size of lots, location of access roads and pedestrian amenities, and placement of tract infrastructure was determined and approved through the adoption of the OASP and the subsequent approval of VTMs. The original subdivider of the Righetti, Jones, and Imel properties, Ambient Communities, is constructing tract infrastructure and conducting grading and associated tree removals, as previously-approved. The applicant, Williams Homes, is in the process of purchasing residential lots from Ambient Communities, and is proposing to develop 199 single-family homes on R-1 and R-2 zoned lots within a portion of Righetti Ranch, a portion of Jones Ranch, and all of Imel Ranch. The boundaries of these ranches are delineated in Figure 1, OASP Righetti, Jones, and Imel, on the following page. Additional information regarding each area, including figures showing the approved VTMs and lots currently under consideration, is provided and on the following pages. 1 Prior to the issuance of building permits for residential units, the Architectural Review Commission shall review the residential building program, including building and landscape improvements, and standard fencing detail, and provide comments and recommendations to the Community Development Director. Final architectural design approval authority during review of individual building permits shall be vested in the Community Development Director. ARC2-2 ARCH-1134-2017 (3765, 3777, and 3987 Orcutt Road) Page 3 Figure 1. OASP Righetti, Jones, and Imel Righetti Ranch. The Righetti Ranch subdivision (VTM #3063, approved May 19, 2015) consists of 143.83 acres of grassland that has historically been used for grazing and suburban residential uses. The Righetti 5,000-square foot conventional lots include: Lots 1-18, Lots 85 – 88, Lots 141- 151, and Lots 186 - 238 (total 86, R-1 zone). The Righetti 4,500-square foot alley lots include: Lots 89 – 140, and Lots 255 - 272 (total 70, R-2 zone) (refer to Figure 2. Righetti Lots, below). Figure 2. Righetti Lots Jones Ranch. The 11.56-acre Jones Ranch subdivision (VTM #3066, approved May 19, 2015) is located immediately to the north-northwest of Righetti Ranch. The Jones Ranch is currently used for suburban residential and intermittent grazing purposes. The Jones 5,000-square foot conventional lots include: Lots 5-13 (total 9, R-1 zone) (refer to Figure 3. Jones Lots, on the following page). Jones Righetti Imel ARC2-3 ARCH-1134-2017 (3765, 3777, and 3987 Orcutt Road) Page 4 Figure 3. Jones Lots Figure 4. Imel Lots Imel Ranch. The 5.49-acre Imel subdivision (VTM #3095, approved February 21, 2017) is located immediately south of Jones Ranch, along Orcutt Road. The Imel property previously supported a suburban residence and accessory uses. The Imel 5,000-square foot conventional lots include: Lots 1 – 18 (total 18, R-2 zone) (refer to Figure 4. Imel Lots, above). The Imel property includes five “sensitive” lots located adjacent to Orcutt Road (delineated in red). 2.2 Project Description: The applicant, Williams Homes, proposes to construct single-family residential development on 199 lots within a portion of the Righetti subdivision, a portion of the Jones subdivision, and all of the Imel subdivision. Four plan types are proposed for the “conventional” 5,000-square foot lots (identified as C-1 through C-4 on the Conceptual Site Plan). Homes identified on these conventional lots would be accessed via driveways extending from the local roads to the proposed garages. Four plan types are proposed for the 4,500-square foot “alley” lots (identified as A-1 through A-4 on the Conceptual Site Plan); residential garages would be accessed via 20-foot wide alleys. Table 1, below, provides the details of the proposed residential building program, including architectural styles and the size of each plan type. Table 1. Proposed Residential Building Program (R-1 and R-2 lots) Plan Styles Bed/Bath Size (square feet) Conventional Lots Plan 1 Farmhouse (B), Craftsman (C), and Bungalow (D) 3 bed / 2.5 bath 1,748 Plan 2 Mission (A), Farmhouse (B), and Bungalow (D) 4 bed / 3 bath / den 2,267 Plan 3 Mission (A), Farmhouse (B), and Craftsman (C) 4 bed / 3 bath / loft 2,386 Plan 4 Mission (A) and Farmhouse (B) 3 bed / 2.5 bath 1,623 Alley Lots Plan 1 Mission (A), Farmhouse (B), and Craftsman (C) 3 bed /3 bath 1,623 Plan 2 Mission (A), Craftsman (C), and Bungalow (D) 3 bed / 3 bath 1,926 Plan 3 Mission (A), Farmhouse (B), and Bungalow (D) 4 bed / 3 bath / loft 2,117 Plan 4 Mission (A) and Farmhouse (B) 3 bed / 2.5 bath 1,606 ARC2-4 ARCH-1134-2017 (3765, 3777, and 3987 Orcutt Road) Page 5 The applicant has prepared a matrix identifying the anticipated plan type and architectural style proposed for each lot (refer to Attachment 2, Righetti Ranch Lot Coverage Analysis). This matrix shows that each subdivision, and each street, will present a variety of plan types, building footprints, and architectural styles. Three different color and materials schemes are proposed for each architectural style (refer to Attachment 3, Sheet CM1.0 through CM1.3): Mission Style (Schemes 1 – 3). Materials include stucco and stucco trim, brick cap flush joints, and “S” tile roofing. Proposed colors include tans, browns, reds, green, and blue. Farmhouse Style (Schemes 4 – 6). Materials include stucco, board and battens, gable siding, brick, and concrete slate tile roofing. Proposed colors include whites, grays, tans, reds, browns, greens, and blues. Craftsman Style (Schemes 7 – 9). Materials include stucco, shingle siding, stone, and concrete shake tile roofing. Proposed colors include browns, tans, greens, reds, grays, and blues. Bungalow Style (Schemes 10 – 12). Materials include stucco, gable siding, and concrete shake tile roofing. Proposed colors include whites, tans, browns, and blue. The applicant has also provided typical landscape plans and plant palettes for each of the two lot types and four architectural styles (Attachment 3, Sheets L1 through L3). 3.0 PROJECT ANALYSIS Staff’s analysis focuses on the design goals, policies, and standards identified in OASP Chapter 4 Community Design, which is provided in Attachment 4 for reference. Aside from the requested exceptions discussed below, the proposed homes will meet required setbacks, height standards, and building coverage requirements, as identified in the OASP and subdivision conditions of approval for the R-1 and R-2 zones. 3.1 Requested Exceptions: As discussed in the applicant’s statement letter (Attachment 2), the following exceptions from the OASP 20-foot rear yard requirement are requested, due to identified irregular lot lines: Righetti Lot 8: 19.2 feet Lot 9 18.9 feet Lot 10 17.2 feet Lot 202 14.5 feet Lot 203 15.8 feet Lot 224 17.7 feet Jones Lot 6 16.8 feet Lot 8 16.8 feet Lot 9 12.5 feet Lot 10 16 feet Lot 13 10.8 feet Imel Lot 10 12.2 feet Staff supports the applicant’s request based on the constraints presented by the approved lot configurations; in addition, based on the location of these lots, the reduced rear setback would not reduce solar exposure or adversely affect other residential lots.2 2 Zoning Regulations Section 17.16.020.E.2.c Variable Other Yards in Subdivisions. ARC2-5 ARCH-1134-2017 (3765, 3777, and 3987 Orcutt Road) Page 6 3.2 Design Quality and Character: The applicant proposes a variety of architectural styles including Mission, Craftsman, and Bungalow, consistent with OASP Program 4.1.1a and Design Guideline (DG) 3.1 (Design Themes). The proposal includes an additional style, identified as “Farmhouse”, which incorporates agrarian themes compatible with the three styles specified for the OASP. Consistent with OASP Program 4.1.1b (Design Standards for R-1 and R-2 districts) Design Standard (DS)-2, all proposed plan types show entries that front the street. Lot Site Design and Building Configuration. Alley-accessed garages are identified for 86 lots within the Righetti subdivision, consistent with Design Guideline (DG) 2.3, which encourages side-drive or alley accessed garages to provide design variety and reduce visual emphasis on garages as seen from the streets. Each plan type includes a covered porch and landscaped front yard, consistent with D.G. 3.4 and 3.5. Building Design, Elements, Colors and Materials. The OASP encourages architectural variations and a unifying residential landscape character within the R-1 and R-2 zones (DG 3.1 and 3.2). The proposed program provides this variety with the four plan types and four architectural styles, and presents compatible landscape plans for each plan type. Standard concrete driveways are currently proposed. ARC Discussion Item. OASP DG 3.3 recommends alternative paving materials for “driveways and other residential paths such as stamped/colored concrete, paving stones, tiles, bricks, or City approved permeable paving materials” and encourages the use of mid-driveway landscape strips. The ARC should discuss if alternatives to the standard concrete driveway should be provided on all or a percentage of the R-1 and R-2 lots. Consistent with OASP DG 3.4 and 3.5, each plan type and architectural style includes a covered porch or patio and landscaped front yard. As identified in the Conceptual Design packet, 64 of the units would be single-story (identified as A-1 and C-1, Plan Type 1), which represents approximately 32 percent of the proposed 199 homes, consistent with the OASP.3 These homes are generally scattered throughout the development; however, there would be row of six single- story homes along the southeast boundary of the Righetti subdivision. In general, the second story of the two-story residences (identified as A-2, A-3, A-4, C-2, C-3, and C-4 in the Conceptual Design packet) are set back approximately six to 20 feet from the front edge of the covered porch to reduce building mass as seen from the street. ARC Discussion Item: The ARC should discuss if additional second story setbacks should be provided on Plan Types 3A (Sheet A3.0), 4xA (Sheet A4.0), 2A (Sheet A6.0), 3A (Sheet A7.0), and 4A (Sheet A8.0). The OASP states that “it is desirable to create multiple elements in the façade of two story structures” (DG 3.7) and a “variety of hips and gables should be used, particularly on the front/street façade” (DG 3.8) to reduce and break up the visual mass of the structure. The 3 DG 3.6 Mix of Residential Heights: In predominantly 2-story projects which exceed 20 units, 20% of the homes should be single story scattered throughout the project. In order to reduce the building mass facing the street, the second story portion should generally be located in the rear of the unit (defined as being set back 20 from the front main façade of the unit), or to one side or in two story bays. ARC2-6 ARCH-1134-2017 (3765, 3777, and 3987 Orcutt Road) Page 7 proposed floor plans and elevations incorporate multiple elements in the façade, including entries, the main structure of the residence, the first and second story roofs, and a variety of roof forms and gables. The OASP encourages a minimum of “two material pallets…each with a different primary material” (DG 3.9), “two colors from different color families for each primary body material,” and “two trim colors for each primary color (but not necessarily used on each house)” (DG 3.11). As described above, three different color and materials schemes are proposed for each architectural style, and the colors correspond to each material type or feature (refer to Attachment 3, Sheet CM1.0 through CM1.3). The primary materials for each type include: stucco for the Mission and Bungalow styles, board and batten for the Farmhouse style, and shingle siding for the Craftsman style. A variety of roofing materials are proposed, including concrete “S” tile, concrete slate tile, concrete shake tile, consistent with OASP DG 3.10. ARC Discussion Item: The ARC should discuss if board and batten should wrap around the side of the Farmhouse-style elevation, rather than presenting this material in the front elevation and applying stucco on the side and rear elevations (refer to Attachment 3, Sheet A1.3, Plan 1B Farmhouse for reference). 3.3 Landscaping: The typical landscape plans include a variety of plant species, which would be cross-checked during building plan review with the plant list identified in the OASP to ensure no prohibited species are identified on final landscape plans, and that plant species include native and drought-hardy species. Consistent with OASP Policy 4.3.1, proposed landscaping would complement the identified architectural styles. Typical wood fencing is proposed to provide privacy in residential backyards. 3.4 Sensitive Lots: Five lots within the Imel subdivision are identified as “sensitive” in the OASP, based on their location adjacent to Orcutt Road, and require review by the ARC.4 These lots are located at an elevation below the roadway, and their respective configurations were supported by the Planning Commission and approved by the City Council during consideration of the Imel VTM. The Planning Commission and City Council also reviewed a site line analysis to confirm that the placement of residences on these lots would not adversely affect views towards Righetti Hill. Proposed plan types and architectural styles for these lots are: Lot 15, Plan C-2D, Bungalow (Sheet A6.4); Lot 16, Plan C-3C, Craftsman (Sheet A7.4); Lot 17, Plan C-2A, Mission (Sheet A6.2); and Lot 18, Plan C-3B, Farmhouse (Sheet A7.3). These structures are all two stories in height, and no taller than 25 feet. Consistent with the OASP, these styles, and the proposed height and mass of these structures would be compatible with the surrounding area and would not adversely affect views towards Righetti Hill. 4.0 SUMMARY The residential building program identifies a total of 22 unit types, including eight plan types and four architectural styles (Mission, Bungalow, Craftsman, and Farmhouse), and twelve color and material schemes, which would provide a good variety of homes within the Righetti, Jones, and Imel 4 Program 2.4.1f Design of Residential units along the Tank Farm and Orcutt Road (Johnson to Tank Farm) scenic view corridor frontages shall be reviewed by the ARC for height, character and layout to provide optimum compatibility with the adjacent units across the streets and reduce visual impacts from these roadways to Righetti Hill. ARC2-7 ARCH-1134-2017 (3765, 3777, and 3987 Orcutt Road) Page 8 residential subdivisions. The submittal demonstrates consistency with the standards and guidelines identified in the OASP and CDGs for residential development on R-1 and R-2 zoned lots, and would benefit from further ARC discussion on the following topics: 1.Requested rear lot exceptions. 2.Plan type and architectural style proposed for identified “sensitive” lots within the Imel subdivision. 3.OASP DG 3.3 recommends alternative paving materials for “driveways and other residential paths such as stamped/colored concrete, paving stones, tiles, bricks, or City approved permeable paving materials” and encourages the use of mid-driveway landscape strips. The ARC should discuss if alternatives to the standard concrete driveway should be provided on all or a percentage of the R-1 and R-2 lots. 4.The ARC should discuss if additional second story setbacks should be provided on Plan Types 3A (Sheet A3.0), 4xA (Sheet A4.0), 2A (Sheet A6.0), 3A (Sheet A7.0), and 4A (Sheet A8.0). 5.The ARC should discuss if board and batten should wrap around the side of the Farmhouse-style elevation, rather than presenting this material in the front elevation and applying stucco on the side and rear elevations (refer to Attachment 3, Sheet A1.3, Plan 1B Farmhouse for reference). 5.0 ENVIRONMENTAL REVIEW The proposed residential building program is consistent with the Certified Final Environmental Impact Report for the Orcutt Area Specific Plan, and Mitigated Negative Declarations adopted for the Righetti, Jones, and Imel Vesting Tentative Tract Maps. 6.0 OTHER DEPARTMENT COMMENTS Project plans were reviewed by the Building and Safety Division, the Fire, Public Works, and Utilities Departments, and by the Natural Resources Manager. Relevant comments from these reviewers have been incorporated into the recommended resolution as conditions of architectural review approval. 7.0 ALTERNATIVE RECOMMENDATIONS 7.1. Deny the project based on findings of inconsistency with the OASP and CDG. This alternative is not recommended, because the project is consistent with the OASP and Community Design Guidelines, and further architectural review could be accommodated in the review process. 7.2 Continue the project to a date uncertain, with specific directional items provided. 8.0 ATTACHMENTS 1.Draft Resolution 2.Applicant’s Project Description Statement and Righetti Ranch Lot Coverage Analysis 3.Project Plans 4.OASP Chapter 4 Community Design Included in Commission member portfolio: Project plans Available at ARC hearing: Color and materials boards ARC2-8 RESOLUTION NO. ARC-XXXX-17 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE RESIDENTIAL BUILDING PROGRAM FOR 199 R-1 AND R-2 ZONED LOTS WITHIN THE ORCUTT AREA SPECIFIC PLAN RIGHETTI, JONES, AND IMEL SUBDIVISIONS, INCLUDING SPECIFIED REAR YARD EXCEPTIONS, AND A DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT FOR THE ORCUTT AREA SPECIFIC PLAN AND ADOPTED MITIGATED NEGATIVE DECLARATIONS FOR THE RIGHETTI, JONES, AND IMEL VESTING TENTATIVE TRACT MAPS, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED DECEMBER 4, 2017, 3765, 3777, AND 3987 ORCUTT ROAD (ARCH-1134-2017) 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 December 4, 2017, pursuant to a proceeding instituted under ARCH-1134- 2017, Williams Homes, 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; and 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-1134-2017), 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 and character of the site and the surrounding neighborhood. 2.The architectural styles of the residential structures and associated front yard landscape plans are consistent with the Craftsman, California Bungalow, and California Mission styles and Design Guidelines described in the Orcutt Area Specific Plan because the project includes features such as covered entries and porches, the plan types show multiple elements in the façade and a variety of hips and gables, and a complementary variety of colors and materials are shown within each plan type and architectural style. 3.The rear yard exceptions will not be detrimental to the health, safety or welfare of persons working or living at the site or within the vicinity, and there will be a separation of at least 10 feet between buildings on adjacent lots and based on the existing lot configurations, an acceptable level of solar access will be provided. ATTACHMENT 1 ARC2-9 Resolution No. _____ (2017 Series) Page 2 4.The project is consistent with the Certified Final Environmental Impact Report for the Orcutt Area Specific Plan, adopted Mitigated Negative Declaration for Righetti Vesting Tentative Tract Map #3063 and Jones Vesting Tentative Tract Map #3066, and the adopted Mitigated Negative Declaration for the Imel Vesting Tentative Tract Map #3095, because the residential building program follows the guidelines provided in the Orcutt Area Specific Plan and would not result in any new impacts beyond what was identified in the previous environmental documents. SECTION 2. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Conditions: Please note the project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to your project. 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.The project shall comply with conditions established under City Council Resolutions 10618 (2015 Series), 10619 (2015 Series), 10620 (2015 Series), and 10773 (2017 Series). 3.Prior to issuance of building permits for Imel Ranch Lots 14, 15, 16, 17, and 18, building plans shall show and comply with the following: Buildings shall not include a second story unless the two-story portion of the building is set back from the residential property line by at least 50 feet to maintain views of Righetti Hill and other important visual resources. 4.The applicant shall note the use of smooth finish stucco on the building plans to the satisfaction of the Community Development Director. 5.Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the residential building program approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 6.Plans submitted for a building permit shall call out the colors and materials of all proposed building surfaces and other improvements. Colors and materials shall be consistent with the color and material board submitted with Architectural Review application. ATTACHMENT 1 ARC2-10 Resolution No. _____ (2017 Series) Page 3 7.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 ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter 17.23 of the Zoning Regulations. 8.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. 9.The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the backflow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. Transportation 10.The residential development included in the plan spans multiple phases of the development which have required infrastructure triggers before approval. Building plan submittals shall identify which homes are part of which phases of the Orcutt Area Specific Plan, Righetti subdivision, Jones subdivision, and Imel subdivision build-out. 11.Building plan submittals shall include fencing plans for all corner lots to ensure adequate corner sight distance is maintained. Fire 12.Exterior construction methods and materials shall comply with Residential Code R327 for ignition resistant construction which shall include protected eaves, ember resistant attic and subfloor venting. 13.At least one fire sprinkler in the attic is required for all NFPA 13D systems to protect against ember intrusion. Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: RECUSED: ATTACHMENT 1 ARC2-11 Resolution No. _____ (2017 Series) Page 4 The foregoing resolution was adopted this 4th day of December 2017. ____________________________________ Doug Davidson, Secretary Architectural Review Commission ATTACHMENT 1 ARC2-12 ATTACHMENT 2 ARC2-13 ATTACHMENT 2 ARC2-14 ATTACHMENT 2 ARC2-15 Williams Homes | WHA November 15, 2017 | 2017282 Lot Number Plan Number Elevation 1 C-3 A 2 C-4 B 3 C-2 D 4 C-3 A 5 C-2 B 6 C-3 C 7 C-2 D 8 C-3 B 9 C-3 A 10 C-1 D 11 C-3 C 12 C-1 B 13 C-2 A 14 C-1 C 15 C-3 B 16 C-3 A 17 C-1 D 18 C-3 C 85 C-3 C 86 C-1 D 87 C-3 A 88 C-1 B 89 A-2 C 90 A-1 B 91 A-3 D 92 A-2 A 93 A-1 C 94 A-3 B 95 A-1 A 96 A-2 D 97 A-1 B 98 A-3 A 99 A-1 C 100 A-3 D 101 A-1 A 102 A-2 C 103 A-2 A 104 A-1 C 105 A-3 A 106 A-1 B 107 A-2 D 108 A-1 A 109 A-3 B 110 A-1 C 111 A-2 D 112 A-3 B Righetti Ranch Lot Coverage Analysis - Tract 3063 Phase 1 ATTACHMENT 2 ARC2-16 Williams Homes | WHA November 15, 2017 | 2017282 Lot Number Plan Number Elevation Righetti Ranch Lot Coverage Analysis - Tract 3063 Phase 1 113 A-1 C 114 A-3 A 115 A-1 B 116 A-1 B 117 A-3 A 118 A-1 C 119 A-3 B 120 A-1 A 121 A-3 D 122 A-2 C 123 A-1 B 124 A-3 A 125 A-2 C 126 A-3 D 127 A-1 C 128 A-2 A 129 A-3 B 130 A-4x A 131 A-4x B 132 A-1 A 133 A-3 D 134 A-1 B 135 A-2 A 136 A-3 B 137 A-1 D 138 A-3 A 139 A-4x B 140 A-4x A 141 C-4 A 142 C-1 B 143 C-1 D 144 C-1 C 145 C-1 B 146 C-1 D 147 C-1 C 148 C-2 B 149 C-3 A 150 C-2 D 151 C-3 C ATTACHMENT 2 ARC2-17 Williams Homes | WHA November 15, 2017 | 2017282 Lot Number Plan Number Elevation 186 C-3 A 187 C-2 B 188 C-1 D 189 C-1 C 190 C-2 A 191 C-3 C 192 C-1 D 193 C-3 B 194 C-2 D 195 C-1 B 196 C-3 A 197 C-1 C 198 C-2 A 199 C-1 D 200 C-3 B 201 C-2 D 202 C-3 C 203 C-2 A 204 C-2 B 205 C-3 C 206 C-2 D 207 C-3 A 208 C-2 B 209 C-3 C 210 C-2 A 211 C-3 B 212 C-2 D 213 C-1 B 214 C-3 A 215 C-1 C 216 C-3 B 217 C-2 A 218 C-1 D 219 C-2 B 220 C-3 C 221 C-1 B 222 C-3 A 223 C-1 C 224 C-2 D 225 C-4 A 226 C-1 D 227 C-2 B 228 C-3 A 229 C-1 B 230 C-3 C 231 C-2 D 232 C-3 B Righetti Ranch Lot Coverage Analysis - Tract 3063 Phase 2 ATTACHMENT 2 ARC2-18 Williams Homes | WHA November 15, 2017 | 2017282 Lot Number Plan Number Elevation Righetti Ranch Lot Coverage Analysis - Tract 3063 Phase 2 233 C-1 C 234 C-2 A 235 C-3 C 236 C-1 D 237 C-3 A 238 C-1 B 239 A-4x B 240 A-4x A 241 A-1 C 242 A-3 D 243 A-2 A 244 A-1 B 245 A-2 C 246 A-3 A 247 A-2 D 248 A-1 A 249 A-3 B 250 A-1 C 251 A-2 A 252 A-3 D 253 A-1 B 254 A-3 A 255 A-2 C 256 A-1 A 257 A-3 D 258 A-2 C 259 A-1 B 260 A-3 A 261 A-2 D 262 A-1 C 263 A-2 A 264 A-1 B 265 A-1 C 266 A-2 D 267 A-3 B 268 A-1 A 269 A-2 C 270 A-3 D 271 A-1 B 272 A-2 A ATTACHMENT 2 ARC2-19 Williams Homes | WHA November 15, 2017 | 2017282 Lot Number Plan Number Elevation 5 C-1 D 6 C-3 A 7 C-4 B 8 C-3 C 9 C-3 C 10 C-3 A 11 C-3 A 12 C-3 B 13 C-2 D Righetti Ranch Lot Coverage Analysis - Tract 3066 Jones Parcel ATTACHMENT 2 ARC2-20 Williams Homes | WHA November 15, 2017 | 2017282 Lot Number Plan Number Elevations 1 C-3 B 2 C-1 C 3 C-3 A 4 C-2 D 5 C-4 A 6 C-4 B 7 C-1 D 8 C-2 A 9 C-4 B 10 C-2 B 11 C-4 A 12 C-4 A 13 C-4 B 14 C-1 B 15 C-2 D 16 C-3 C 17 C-2 A 18 C-3 B Righetti Ranch Lot Coverage Analysis - Tract 3095 Imel Parcel ATTACHMENT 2 ARC2-21 0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17RIGHETTI RANCHSAN LUIS OBISPO, CACONCEPTUAL DESIGNOUR TEAMWILLIAMS HOMES, INC.Contact: Michael Badner 21080 Centre Pointe Parkway, Suite 101, Santa Clarita, CA 91350661.222.9207 | www.williamshomes.comRRM DESIGN GROUP.Contact: Chris Dufour 3765 S. Higuera Suite 102, San Luis Obispo, CA 93401805.543.1794 | www.rrmdesign.comWHA. Architects . Planners . Designers .Contact: Michael Cantrell2850 Redhill Ave, Suite 200 Santa Ana, CA 92705-5543 949.250.0607 | www.WHAinc.comPLAN 2D | BungalowPLAN 3A | MissionPLAN 1B | FarmhouseCONCEPTUAL DESIGNSHEET INDEX: SP1 Conceptual Site Plan - Phase 1SP2 Conceptual Site Plan - Phase 2SP3 Conceptual Site Plan - Jones & Imel ParcelsSP4 Illustrative Site Plan A1.0 Plan 1A Floor PlanA1.1 Plan 1 Front Elevations A1.2 Plan 1A Mission Exterior ElevationsA1.3 Plan 1B Farmhouse Exterior Elevations A1.4 Plan 1C Craftsman Exterior ElevationsA2.0 Plan 2A Floor PlanA2.1 Plan 2 Front Elevations A2.2 Plan 2A Mission Exterior ElevationsA2.3 Plan 2C Craftsman Exterior Elevations A2.4 Plan 2D Bungalow Exterior Elevations A3.0 Plan 3A Floor PlanA3.1 Plan 3 Front Elevations A3.2 Plan 3A Mission Exterior ElevationsA3.3 Plan 3B Farmhouse Exterior Elevations A3.4 Plan 3D Bungalow Exterior ElevationsA4.0 Plan 4XA Floor PlanA4.1 Plan 4X Front Elevations A4.2 Plan 4XA Mission Exterior ElevationsA4.3 Plan 4XB Farmhouse Exterior Elevations A5.0 Plan 1B Floor PlanA5.1 Plan 1 Front Elevations A5.2 Plan 1B Farmhouse Exterior ElevationsA5.3 Plan 1C Craftsman Exterior Elevations A5.4 Plan 1D Bungalow Exterior ElevationsA6.0 Plan 2A Floor PlanA6.1 Plan 2 Front Elevations A6.2 Plan 2A Mission Exterior Elevations A6.3 Plan 2B Farmhouse Exterior Elevations A6.4 Plan 2D Bungalow Exterior Elevations A7.0 Plan 3A Floor PlanA7.1 Plan 3 Front Elevations A7.2 Plan 3A Mission Exterior ElevationsA7.3 Plan 3B Farmhouse Exterior Elevations A7.4 Plan 3C Craftsman Exterior ElevationsA8.0 Plan 4A Floor PlanA8.1 Plan 4 Front Elevations A8.2 Plan 4A Mission Exterior ElevationsA8.3 Plan 4B Farmhouse Exterior ElevationsCM1.0 Color / Material Boards | 'A' MissionCM1.1 Color / Material Boards | 'B' FarmhouseCM1.2 Color / Material Boards | 'C' CraftsmanCM1.3 Color / Material B Boards | 'D' BungalowA-2 Site Section D-1L1 Typical Landscape Plans - Alley LotsL2 Typical Landscape Plans - 500 SF LotsL3 Typical Landscape Plans - Proposed Plant Palettes Note: Artist’s conception; colors, materials and application may vary.ATTACHMENT 3ARC2-22 CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17RIGHETTI RANCHSAN LUIS OBISPO, CACONCEPTUAL SITE PLAN - TRACT 3063 PHASE 1 0 25 50 100 150SP1ATTACHMENT 3ARC2-23 CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17RIGHETTI RANCHSAN LUIS OBISPO, CACONCEPTUAL SITE PLAN - TRACT 3063 PHASE 2 0 25 50 100 150SP2ATTACHMENT 3ARC2-24 CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17RIGHETTI RANCHSAN LUIS OBISPO, CACONCEPTUAL SITE PLAN - TRACT 3066 JONES PARCEL & TRACT 3095 IMEL PARCEL 0 25 50 100 150SP3ATTACHMENT 3ARC2-25 CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17RIGHETTI RANCHSAN LUIS OBISPO, CAILLUSTRATIVE SITE PLAN 0 50 100 200 300SP4ATTACHMENT 3ARC2-26 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CACONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-170 3 6 12 Floor PlanA1.012'-2"12'-6"xBdrm 3KitchenBath 220'-2"21'-6"x2-Car Garage222224703050SH3050SH16'-0" x 8'-0" SECT. GAR. DOOR3050SH3050SHCENTERLINE OF ALLEY45' X 100'22'-8"22222' 8"17'-9"17' 9"17 977xxGreat RoomoGaommmmoomom12080 TEMP GLASSCENTER SLIDING DOOROPT. A: 3-PANEL STACKINGOPT. B: 4 PANEL BI-FOLD2650SH2650SH19'-0"21'-6"xPrivate Yard30603060247024702828SC706068BI-PASS2470Bath 3204000SH204000SH"2xr22TEMP. GL.3050SHTEMP. GL.3050SH2650SH28SCSC7002670P247013'-0"12'-4"xM BdrmEntryPorchM Ba6068BI-PASS26702470WICEn30SC80FX10602040SH3050SH204000SH3050SH3050SH3050SH204000SH204000SH"0B0017 LF287030702470204000SHTEMP. GL.5016SLServiceeecccieeeiiiiii10'-1"110'-1"1010000'---xBdrm 2BdrmBBBBLower Floor 1,623 SF2 FLOOR AREA TABLEPLAN 1A LOT SIZE 45 x 100 (R2<5000 SQ.FT.)4500 SQ. FT. LOWER FLOOR PLAN1623 SQ. FT. TOTAL1623 SQ. FT. GARAGE449 SQ. FT. PORCH 113 SQ. FT. FOOTPRINT=L.FLOOR+GAR+PORCH 2185 SQ. FT. FOOTPRINT/LOT SIZE (2185÷4500) (48.55%) PLAN 1A3 Bedroom | 3 Bath2 Car Garage1,623 SFATTACHMENT 3ARC2-27 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17PLAN 1Front ElevationsA | MissionB | FarmhouseC | CraftsmanA1.1Note: Artist’s conception; colors, materials and application may vary.ATTACHMENT 3ARC2-28 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17TYPE OF SUBMITTALPLAN 1A | MISSIONA1.2FENCE LINEFENCE LINELeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.+ 9'-1''FFPL+ 17'-0''MATERIAL MISSIONRoof: Concrete "S" Tile RoofFascia: Wood Fascia With Rafter TailsBarge: Wood Barge BoardExterior:StuccoWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorATTACHMENT 3ARC2-29 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17TYPE OF SUBMITTALPLAN 1B | FARMHOUSEA1.3LeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.FENCE LINEFENCE LINE+ 9'-1''FFPL+ 20'-0''MATERIAL FARMHOUSERoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge BoardGable Transition: Vertical Fiber Cement Siding and TrimExterior: Stucco with Board and Batt and Fiber Cement SidingWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorATTACHMENT 3ARC2-30 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17TYPE OF SUBMITTALPLAN 1C | CRAFTSMANA1.4LeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.FENCE LINEFENCE LINE+ 9'-1''FFPL+ 16'-0''MATERIAL CRAFTSMANRoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge Board with OutlookersGable Transition: Horizontal and Vertical Fiber Cement TrimExterior:StuccoWindow & Door Trim: Foam TrimPorch: Manufactured Stone Veneer Base with Wood PostsEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorATTACHMENT 3ARC2-31 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CACONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-170 3 6 12 Floor PlanA2.0EntryPorch2650SHCENTERLINE OF ALLEY45' X 100'Kitchen2828SC7016'-0" x 8'-0" SECT. GAR. DOORxxx8'-0" x 8'-0" SECT. GAR. DOORCCCCCCCC24'-8"16'-10"xGreat RoomBa 230SC80FX16602040SH204000SH2650SHFX50503050SH2650SH3050SH3050SH204000SH7217R3060306021'-8"18'-2"xPrivate Yard20'-2"30'-2"x3-Car Garage28SCSC700247026705068BI-PASS11'-0"12'-10"xBed 2113050SH3050SHCCC-24702Pantry3050SH12080 TEMP GLASSCENTER SLIDING DOOROPT. A: 3-PANEL STACKINGOPT. B: 4 PANEL BI-FOLD2650SH2650SH3030303030333333333333338888888088888088FR. DR. DRDDRDDFR.FR.DOORDOPR.T.G.T.TG2650SHLower Floor - 1,114 SF12'-4"11'-0"xBed 313'-0"17'-0"xM BdrmM BaWIC19 LF26706068BI-PASS247030703050SH2040SH2040SH2040SH247024702050SH204000SH1rServFX3050Ba 3B&017R3050SH204000SHTEMP. GL.2040SH4"44444---vrvv287030505SH2040SH3050SHUpper Floor - 815 SF FLOOR AREA TABLEPLAN 2A LOT SIZE 45 x 1004500 SQ. FT. LOWER FLOOR PLAN1114 SQ. FT. UPPER FLOOR PLAN815 SQ. FT. TOTAL1929 SQ. FT. GARAGE 642 SQ. FT. PORCH 187 SQ. FT. FOOTPRINT=L.FLOOR+GAR+PORCH1943 SQ. FT.FOOTPRINT/LOT SIZE (1943÷4500)(43 17%) PLAN 2A3 Bedroom | 3 Bath3 Car Garage1,926 SFATTACHMENT 3ARC2-32 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17PLAN 2Front ElevationsA | MissionD | BungalowC | CraftsmanA2.1Note: Artist’s conception; colors, materials and application may vary.ATTACHMENT 3ARC2-33 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17TYPE OF SUBMITTALPLAN 2A | MISSIONA2.2LeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.FENCE LINEFENCE LINE+ 9'-1''+ 9'-1''FFFFPLPL+ 25'-0''MATERIAL MISSIONRoof: Concrete "S" Tile RoofFascia: Wood Fascia With Rafter TailsBarge: Wood Barge BoardExterior:StuccoWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorATTACHMENT 3ARC2-34 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17TYPE OF SUBMITTALPLAN 2C | CRAFTSMANA2.3LeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.FENCE LINEFENCE LINE+ 9'-1''+ 9'-1''FFFFPLPL+ 25'-0''MATERIAL CRAFTSMANRoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge Board with OutlookersGable Transition: Horizontal and Vertical Fiber Cement TrimExterior:StuccoWindow & Door Trim: Foam TrimPorch: Manufactured Stone Veneer Base with Wood PostsEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorATTACHMENT 3ARC2-35 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17TYPE OF SUBMITTALPLAN 2D | BUNGALOWA2.4MATERIAL BUNGALOWRoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge Board with OutlookersGable Transition: Horizontal and Vertical Fiber Cement TrimExterior:StuccoWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorLeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.FENCE LINEFENCE LINE+ 9'-1''+ 9'-1''FFFFPLPL+ 25'-0''ATTACHMENT 3ARC2-36 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CACONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-170 3 6 12 Floor PlanA3.0EntryPorchBa 320'-2"30'-4"x3-Car Garageyyy30SC803050SH304600SHHH3050SH3050SH3050SH16'-0" x 8'-0" SECT. GAR. DOORSSSSSSSS3050SH3050SH2040SH28SCSC700CENTERLINE OF ALLEY45' X 100'8'-0" x 8'-0" SECT. GAR. DOOR"""3050SH3050SH12'-4"10'-0"xBdrm 3Kitchen26702470BBB247044"-22232040SH22'-0"222 000222' 0'''16'-2"16 216 222xxxGreat RoomRoRRooeoommmooom7217R222aa3060306036'-0"23'-0"xPrivate Yard28SCSC70012080 TEMP GLASSCENTER SLIDING DOOROPT. A: 3-PANEL STACKINGOPT. B: 4 PANEL BI-FOLD6068BI-PASSLower Floor - 1,045 SF0TEMP. GL.3050SH2040SH2040SH3050SH3050SH2040SHFX30503070247024703050SH3050SH10'-2"12'-2"xBdrm 4/Opt. Loft12'-10"16'-4"xM BdrmM BathWIC19 LF2040SH2040SH2040SH&017R6068BI-PASS2670-m02470204000SH3050SH11'-7"12'-8"111xxBdrm 2m26702870 TEMP. GL.2040SH6068BI-PASSBa 22ServiceTEMP. GL.204000SH3050SHUpper Floor - 1,072 SF FLOOR AREA TABLEPLAN 3A LOT SIZE 45 x 1004500 SQ. FT. LOWER FLOOR PLAN1045 SQ. FT. UPPER FLOOR PLAN1072 SQ. FT. TOTAL2117 SQ. FT. GARAGE 638 SQ. FT. PORCH 118 SQ. FT. FOOTPRINT=L.FLOOR+GAR+PORCH 1801 SQ. FT. FOOTPRINT/LOT SIZE (1801÷ 4500) (40.02%) PLAN 3A4 Bedroom | 3 Bath |Optional Loft3 Car Garage2,117 SFATTACHMENT 3ARC2-37 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17PLAN 3Front ElevationsA | MissionD | BungalowB | FarmhouseA3.1Note: Artist’s conception; colors, materials and application may vary.ATTACHMENT 3ARC2-38 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17TYPE OF SUBMITTALPLAN 3A | MISSIONA3.2LeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.FENCE LINEFENCE LINE+ 9'-1''+ 9'-1''FFFFPLPL+ 25'-0''MATERIAL MISSIONRoof: Concrete "S" Tile RoofFascia: Wood Fascia With Rafter TailsBarge: Wood Barge BoardExterior:StuccoWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorATTACHMENT 3ARC2-39 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17TYPE OF SUBMITTALPLAN 3B | FARMHOUSEA3.3MATERIAL FARMHOUSERoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge BoardGable Transition: Vertical Fiber Cement Siding and TrimExterior: Stucco with Board and Batt and Fiber Cement SidingWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorLeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.FENCE LINEFENCE LINE+ 9'-1''+ 9'-1''FFFFPLPL+ 25'-0''ATTACHMENT 3ARC2-40 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17TYPE OF SUBMITTALPLAN 3D | BUNGALOWA3.4MATERIAL BUNGALOWRoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge Board with OutlookersGable Transition: Horizontal and Vertical Fiber Cement TrimExterior:StuccoWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorLeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.FENCE LINEFENCE LINE+ 9'-1''+ 9'-1''FFFFPLPL+ 25'-0''ATTACHMENT 3ARC2-41 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CACONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-170 3 6 12 Floor PlanA4.03050SH3050SH2828SC707247620'-2"20'-2"x2 CAR GARAGE13'-4"15'-0"00000xDININGNNNINNNNINNNGG14'-0"113'-6"16xLIVINGGLEntryPdrKitchenPorchPantry17R72Coatssssoooa242702040SH2040SH16'-0" x 8'-0" SECT. GAR. DOOR2870nt30SC802040SHy5040SL3050SH3050SH3050SH3050SHDropoprooSCC45' X 100'5'-0"5'-0"8'8'-'8'8'8'-20'-0"5'306030603080FR. DOORT.G.3050SH42'-0"36'-0"SSLower Floor - 763 SF24702470287024703050SH 26705068BI-PASS6068BI-PASS2670TEMP. GL.2640SH3050SH3050SH13'-10"13'-6"1xM BDRMDWIC14 LFM Ba17R&0BIFOLD6068LDOLL610'-2"10'-0"xBDRM 211'-0"10'-0"xBDRM 3ServrrrrrrrrrvvvvveeeeeeeeeeeSSSSSSrrrvvvvvFX2040Ba 2TEMP. GL.3050SH3050SHTEMP. GL.2040SHTEMP. GL.4050SL3050SH3050SH2040SHLinen2040SHUpper Floor - 843 SF PLAN 4XA3 Bedroom | 2.5 Bath2 Car Garage1,606 SF FLOOR AREA TABLEPLAN 4Ax LOT SIZE 50 x 1005000 SQ. FT. LOWER FLOOR PLAN763 SQ. FT. UPPER FLOOR PLAN843 SQ. FT. TOTAL1606 SQ. FT. GARAGE 427 SQ. FT. PORCH 137 SQ. FT. FOOTPRINT=L.FLOOR+GAR+PORCH1327 SQ. FT. FOOTPRINT/LOT SIZE (1327÷5000) (26.5%)ATTACHMENT 3ARC2-42 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17A | MissionB | FarmhouseA4.1PLAN 4XFront ElevationsNote: Artist’s conception; colors, materials and application may vary.ATTACHMENT 3ARC2-43 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17PLAN 4XA | MISSIONA4.2FENCE LINEFENCE LINELeftRightRearFrontNote: Artist’s conception; colors, materials and application may vary.+ 9'-1''+ 9'-1''FFFFPLPL+ 25'-0''MATERIAL MISSIONRoof: Concrete "S" Tile RoofFascia: Wood Fascia With Rafter TailsBarge: Wood Barge BoardExterior:StuccoWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorATTACHMENT 3ARC2-44 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17PLAN 4XB | FARMHOUSEA4.3MATERIAL FARMHOUSERoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge BoardGable Transition: Vertical Fiber Cement Siding and TrimExterior: Stucco with Board and Batt and Fiber Cement SidingWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorLeftRightRearFrontNote: Artist’s conception; colors, materials and application may vary.FENCE LINEFENCE LINE+ 9'-1''+ 9'-1''FFFFPLPL+ 25'-0''ATTACHMENT 3ARC2-45 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CACONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-170 3 6 12 Floor PlanA5.014'-6"14'-4"xM Bdrm10'-6"10'-6"xBdrm 210'-6"10'-6"xBdrm 3247028SC7020'-2"21'-1"x2 Car GarageEntryPwdr2470Pwww2470EEntE30SC8016'-0" x 8'-0" SECT. GAR. DOOR2870 267030702470 247026705050SL5050SL3050SH3050SH2040SH2040SHxBTEMP. GL.4046SH3050SH3050SH3050SH3050SH2040SH2040SHKitchen27'-7"15'-9"9xGreat Roomeaeemeat RoomooBa 2WIC18 LFM BaServPorch28SC706068BI-PASS5068BI-PASS50' X 100'20'-0"5'-0"20'-0"5'-0"13'-0"3050SHPantryyPantryy1280 OPT TEMP GLASS2STACKED SLIDING DOORTTT306011'-0"7'-0"Lower Floor - 1748 SF FLOOR AREA TABLEPLAN 1A LOT SIZE 50 x 1005000 SQ. FT. LOWER FLOOR PLAN1748 SQ. FT. TOTAL1748 SQ. FT. GARAGE442 SQ. FT. PORCH 170 SQ. FT. FOOTPRINT=L.FLOOR+GAR+PORCH2360 SQ. FT. FOOTPRINT/LOT SIZE (2360÷ 5000) (47.2%) PLAN 1B3 Bedroom | 2.5 Bath2 Car Garage1,748 SFATTACHMENT 3ARC2-46 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 1Front ElevationsD | BungalowB | FarmhouseC | CraftsmanA5.1Note: Artist’s conception; colors, materials and application may vary.ATTACHMENT 3ARC2-47 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 1B | FARMHOUSEA5.2MATERIAL FARMHOUSERoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge BoardGable Transition: Vertical Fiber Cement Siding and TrimExterior: Stucco with Board and Batt and Fiber Cement SidingWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorFENCE LINEFENCE LINELeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.+ 9'-1''FFPL+ 19'-6''ATTACHMENT 3ARC2-48 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 1C | CRAFTSMANA5.3FENCE LINEFENCE LINELeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.+ 9'-1''FFPL+ 18'-6''MATERIAL CRAFTSMANRoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge Board with OutlookersGable Transition: Horizontal and Vertical Fiber Cement TrimExterior:StuccoWindow & Door Trim: Foam TrimPorch: Manufactured Stone Veneer Base with Wood PostsEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorATTACHMENT 3ARC2-49 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 1D | BUNGALOWA5.4MATERIAL BUNGALOWRoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge Board with OutlookersGable Transition: Horizontal and Vertical Fiber Cement TrimExterior:StuccoWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorFENCE LINEFENCE LINELeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.+ 9'-1''FFPL+ 18'-6''ATTACHMENT 3ARC2-50 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CACONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-170 3 6 12 Floor PlanA6.050' X 100'20'-2"21'-2"x2 Car Garage5'-0"9'-0"5'-0"16'-0" x 8'-0" SECT. GAR. DOOR15'-0"12'-10"10'-4"xDen/Opt. Bdrm 44444EntryBa 3KitchenB24'-0"27'-2"17'-10"xGreat Room26'-10"17R722470 30803050SH2828SC7072828SC7073050SH2040SH1640SHFX50561/2 ROUNDPorch4444442650SH4444444444443050SHTEMP. GL. SLIDER8080PantryCoatsaaao247024702040SH 6068BI-PASSaee0eemeat RoommmRR3050SH1280 OPT TEMP GLASSSTACKED SLIDING DOOR3050SH3060Lower Floor - 1181 SF14'-0"17'-10"xM Bdrm2470Ba 2WICServ22 LF30702470247024702870BM BaTEMP. GL.2040SHTEMP. GL.4050SL3050SH3050SH3050SH3050SH3050SH3050SH2040SHTEMP. GL.2040SH3050SH2040SH2040SH2040SH17R&02040SH2040SH20040SHLinenLow2670267026706068BI-PASS2650SHFX30506068BI-PASS10'-0"10'-0"xBdrm 210'-6"10'-6"xBdrm 2FauFaaaUpper Floor - 1100 SF PLAN 2A4 Bedroom | 3 Bath | DenOptional 4 Bedroom2 Car Garage2,267 SF FLOOR AREA TABLEPLAN 2A LOT SIZE 50 x 1005000 SQ. FT. LOWER FLOOR PLAN1181 SQ. FT. UPPER FLOOR PLAN1100 SQ. FT. TOTAL2281 SQ. FT. GARAGE 452 SQ. FT. PORCH 93 SQ. FT. FOOTPRINT=L.FLOOR+GAR+PORCH1726 SQ. FT. FOOTPRINT/LOT SIZE (1726÷5000) (34.45%)ATTACHMENT 3ARC2-51 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 2Front ElevationsA | MissionB | FarmhouseD | BungalowA6.1Note: Artist’s conception; colors, materials and application may vary.ATTACHMENT 3ARC2-52 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 2A | MISSIONA6.2FENCE LINEFENCE LINELeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.+ 9'-1''+ 9'-1''FFFFPLPL+ 24'-6''MATERIAL MISSIONRoof: Concrete "S" Tile RoofFascia: Wood Fascia With Rafter TailsBarge: Wood Barge BoardExterior:StuccoWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorATTACHMENT 3ARC2-53 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 2B | FARMHOUSEA6.3MATERIAL FARMHOUSERoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge BoardGable Transition: Vertical Fiber Cement Siding and TrimExterior: Stucco with Board and Batt and Fiber Cement SidingWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorFENCE LINELeftRightRearFrontNote: Artist’s conception; colors, materials and application may vary.FENCE LINE+ 9'-1''+ 9'-1''FFFFPLPL+ 24'-6''ATTACHMENT 3ARC2-54 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 2D | BUNGALOWA6.4MATERIAL BUNGALOWRoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge Board with OutlookersGable Transition: Horizontal and Vertical Fiber Cement TrimExterior:StuccoWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorFENCE LINELeftFrontNote: Artist’s conception; colors, materials and application may vary.RightRearFENCE LINE+ 9'-1''+ 9'-1''FFFFPLPL+ 24'-6''ATTACHMENT 3ARC2-55 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CACONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-170 3 6 12 Floor PlanA7.050' X 100'28'-0"5'-0"10'-0"5'-0"15'-0"20'-0"20'-2"21'-2"x2 Car Garage11'-0"11'-0"xBdrm 419'-0"10'-1"x1 Car Garage9'-0"9'-10"xNookKitchen15'-10"17'-0"xFamily12'-0"17'-10"xDiningEntryBa 3999'100"xx999'000""yy0"yyF2470267030SC70 16'-0" x 8'-0" SECT. GAR. DOORAGARAARAGARAARAARAARA3050SH6068BI-PASS2040SH2650SH2828SC70D11ggg111Di iD3050SH3050SH3050SH3050SH2040SHx9'oookooooNNNNoNNNoN-kkk7217RPantryPorch28287072470 3050SH3050SH24703050SH2040SHFX16703050SH1280 OPT TEMP GLASSSTACKED SLIDING DOOR3060Lower Floor - 1219 SF14'-6"15'-0"xM Bdrm10'-6"11'-0"xBdrm 210'-6"11'-0"xBdrm 3Ba 2Serv9'-6"17'-8"xLoftM BaWIC22 LF&017R3070267024702470 5068BI-PASS5068BI-PASS2680 2870 24703050SH3050SH3050SH3050SH3050SHTEMP. GL.4050SL20040SHFX20402040SH2040SH2040SH2040SH3050SH2040SH2040SH2040SHLinen2470W24702040SHFX2040Upper Floor - 1167 SF PLAN 3A4 Bedroom | 3 Bath | Loft3 Car Garage2,386 SF FLOOR AREA TABLEPLAN 3A LOT SIZE 50 x 1005000 SQ. FT. LOWER FLOOR PLAN1219 SQ. FT. UPPER FLOOR PLAN 1167 SQ. FT. TOTAL 2386 SQ. FT. GARAGE 651 SQ. FT. PORCH 181 SQ. FT. FOOTPRINT=L.FLOOR+GAR+PORCH2051 SQ. FT. FOOTPRINT/LOT SIZE (2051÷5000) (41.02%)ATTACHMENT 3ARC2-56 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 3Front ElevationsA | MissionB | FarmhouseC | CraftsmanA7.1Note: Artist’s conception; colors, materials and application may vary.ATTACHMENT 3ARC2-57 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 3A | MISSIONA7.2FENCE LINEFENCE LINELeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.+ 9'-1''+ 9'-1''FFFFPLPL+ 25'-0''MATERIAL MISSIONRoof: Concrete "S" Tile RoofFascia: Wood Fascia With Rafter TailsBarge: Wood Barge BoardExterior:StuccoWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorATTACHMENT 3ARC2-58 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 3B | FARMHOUSEA7.3MATERIAL FARMHOUSERoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge BoardGable Transition: Vertical Fiber Cement Siding and TrimExterior: Stucco with Board and Batt and Fiber Cement SidingWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorFENCE LINEFENCE LINELeftFrontNote: Artist’s conception; colors, materials and application may vary.RightRear+ 9'-1''+ 9'-1''FFFFPLPL+ 25'-0''ATTACHMENT 3ARC2-59 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 3C | CRAFTSMANA7.4FENCE LINEFENCE LINELeftRight RearFrontNote: Artist’s conception; colors, materials and application may vary.+ 9'-1''+ 9'-1''FFFFPLPL+ 25'-0''MATERIAL CRAFTSMANRoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge Board with OutlookersGable Transition: Horizontal and Vertical Fiber Cement TrimExterior:StuccoWindow & Door Trim: Foam TrimPorch: Manufactured Stone Veneer Base with Wood PostsEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorATTACHMENT 3ARC2-60 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CACONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-170 3 6 12 Floor PlanA8.050' X 100'30SC803080FR. DOORT.G.3050SH3050SH16'-0" x 8'-0" SECT. GAR. DOOR3050SH3050SH28702828SC70724763050SH3050SH20'-2"20'-2"x2 CAR GARAGE14'-10"11113'-4"313311xINGINNNNNDINIIINN3'-6"6113'-8""xLIVINGGIVINGGLEntryPdrKitchenPorchPantry17R72CoatsCCooaattssdrdd24270y5046SL2040SH2040SHR.RR.RR20'-0"14'-0"6'-0"6'-0"45'-0"2222Droprop3060GGGGGLower Floor - 763 SF24702470287024703050SH3050SH26705068BI-PASS6068BI-PASS2670TEMP. GL.2040SHTEMP. GL.2640SH3050SH3050SH13'-6"13-13'-10"310xxM BDRMWIC14 LFM Ba17R&07BIFOLD6068LDOLL63050SH3050SH10'-0"10'-2"xBDRM 211'-6"11'-0"xBDRM 32040SH2040SHServvvvrSSSSSSSSSeeeerrrrvvvvvvvvvSSSSSSSSSeeeerrrrvvvvvSSSSSSeeeeerrrvvvvvvFX2040Ba 2LinenTEMP. GL.4050SLTEMP. GL.3050SHFX2040FX2040Upper Floor - 860 SF PLAN 4A3 Bedroom | 2.5 Bath 2 Car Garage1,623 SF FLOOR AREA TABLEPLAN 4A LOT SIZE 50 x 1005000 SQ. FT. LOWER FLOOR PLAN763 SQ. FT. UPPER FLOOR PLAN860 SQ. FT. TOTAL1623 SQ. FT. GARAGE 427 SQ. FT. PORCH 105 SQ. FT. FOOTPRINT=L.FLOOR+GAR+PORCH 1295 SQ. FT. FOOTPRINT/LOT SIZE (1295÷ 5000) (25.9%)ATTACHMENT 3ARC2-61 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 4Front ElevationsA | MissionB | FarmhouseA8.1Note: Artist’s conception; colors, materials and application may vary.ATTACHMENT 3ARC2-62 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 4A | MISSIONA8.2FENCE LINEFENCE LINELeftRightRearFrontNote: Artist’s conception; colors, materials and application may vary.+ 9'-1''+ 9'-1''FFFFPLPL+ 25'-0''MATERIAL MISSIONRoof: Concrete "S" Tile RoofFascia: Wood Fascia With Rafter TailsBarge: Wood Barge BoardExterior:StuccoWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorATTACHMENT 3ARC2-63 RIGHETTI RANCH - 50X100 SFDSAN LUIS OBISPO, CA0 2 4 8 12CONCEPTUAL DESIGN© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017283 10-19-17PLAN 4B | FARMHOUSEA8.3MATERIAL FARMHOUSERoof: Concrete Flat Tile Roof Fascia: Wood Fascia with Rafter TailsBarge: Wood Barge BoardGable Transition: Vertical Fiber Cement Siding and TrimExterior: Stucco with Board and Batt and Fiber Cement SidingWindow & Door Trim: Foam TrimEntry Door: Decorative Front Entry DoorGarage Door: Decorative Metal Roll-Up Garage DoorLeftRightRearFrontNote: Artist’s conception; colors, materials and application may vary.FENCE LINEFENCE LINE+ 9'-1''+ 9'-1''FFFFPLPL+ 25'-0''ATTACHMENT 3ARC2-64 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17CONCEPTUAL DESIGNRIGHETTI RANCH - 45X100 / 50X100RIGHETTI RANCH (45X100 & 50X100)San Luis Obispo, CaliforniaWILLIAMS HOMESOcotber 16, 2017 | 2017282 & 2017283PAGE 1 Exterior Color & MaterialsMISSION ELEVATIONS ONLYSCHEME 1 OF 12MaterialColorManufacturerRoofing:Concrete ‘S’ Tile3646Sunset BlendEagleMetal Bird Stop @ ‘S’ Tile (factory finish)BlackEagleVinyl Windows (factory finish)TanTBD1/2 Round Gutters & Round Downspouts (factory finish)Weathered CopperCustom-Bilt MetalsBrick Cap (flush joints)Monterey Bay FlashedH.C. MuddoxMortar @ Brick CapCaramelOrcoStucco (16/20 sand finish)Match Sherwin WilliamsSW 7008AlabasterOmegaTrim Color #1 (applied to):Secondary DoorsStucco TrimSW 6108LatteSherwin WilliamsTrim Color #2 (applied to):Barge BoardsEavesFasciaGarage DoorPostsRafter TailsWood BracesWood TrimSW 6082Cobble BrownSherwin WilliamsAccent Color (applied to):Front DoorSW 7730ForestwoodSherwin WilliamsNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau (949) 250-0607© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.RIGHETTI RANCH (45X100 & 50X100)San Luis Obispo, CaliforniaWILLIAMS HOMESOcotber 16, 2017 | 2017282 & 2017283PAGE 2 Exterior Color & MaterialsMISSION ELEVATIONS ONLYSCHEME 2 OF 12MaterialColorManufacturerRoofing:Concrete ‘S’ Tile3645Sunrise BlendEagleMetal Bird Stop @ ‘S’ Tile (factory finish)BlackEagleVinyl Windows (factory finish)TanTBD1/2 Round Gutters & Round Downspouts (factory finish)Weathered CopperCustom-Bilt MetalsBrick Cap (flush joints)Monterey Bay FlashedH.C. MuddoxMortar @ Brick CapCaramelOrcoStucco (16/20 sand finish)Match Sherwin WilliamsSW 6119Antique WhiteOmegaTrim Color #1 (applied to):Secondary DoorsStucco TrimSW 7522MeadowlarkSherwin WilliamsTrim Color #2 (applied to):Barge BoardsEavesFasciaGarage DoorPostsRafter TailsWood BracesWood TrimSW 6089GroundedSherwin WilliamsAccent Color (applied to):Front DoorSW 2801Rookwood Dark RedSherwin WilliamsNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau (949) 250-0607© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.RIGHETTI RANCH (45X100 & 50X100)San Luis Obispo, CaliforniaWILLIAMS HOMESOcotber 16, 2017 | 2017282 & 2017283PAGE 3 Exterior Color & MaterialsMISSION ELEVATIONS ONLYSCHEME 3 OF 12MaterialColorManufacturerRoofing:Concrete ‘S’ Tile3814San Pablo BlendEagleMetal Bird Stop @ ‘S’ Tile (factory finish)BlackEagleVinyl Windows (factory finish)TanTBD1/2 Round Gutters & Round Downspouts (factory finish)Weathered CopperCustom-Bilt MetalsBrick Cap (flush joints)Monterey Bay FlashedH.C. MuddoxMortar @ Brick CapCaramelOrcoStucco (16/20 sand finish)Match Sherwin WilliamsSW 7011Natural ChoiceOmegaTrim Color #1 (applied to):Secondary DoorsStucco TrimSW 7534OuterbanksSherwin WilliamsTrim Color #2 (applied to):Barge BoardsEavesFasciaGarage DoorPostsRafter TailsWood BracesWood TrimSW 7040SmokehouseSherwin WilliamsAccent Color (applied to):Front DoorSW 6223Still WaterSherwin WilliamsNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau (949) 250-0607© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.COLOR / MATERIAL BOARDS | 'A' MISSIONCM1.0ATTACHMENT 3ARC2-65 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17CONCEPTUAL DESIGNRIGHETTI RANCH - 45X100 / 50X100RIGHETTI RANCH (45X100 & 50X100)San Luis Obispo, CaliforniaWILLIAMS HOMESOcotber 16, 2017 | 2017282 & 2017283PAGE 4 Exterior Color & MaterialsSCHEME 4 OF 12FARMHOUSE ELEVATIONS ONLYMaterialColorManufacturerRoofing:Concrete Slate TileSCB 8802Nantucket BlendEagleVinyl Windows (factory finish)WhiteTBD1/2 Round Gutters & Round Downspouts (factory finish)Satin WhiteCustom-Bilt MetalsBrick (standard raked joints)MeritageH.C. MuddoxMortar @ BrickMAC Pale SmokeOrcoStucco (16/20 sand finish)Match Sherwin WilliamsSW 7044Amazing GrayOmegaSiding Color (applied to):Board & BattensCorner BoardsGable SidingMatch to Dunn EdwardsDE 6091Red HookSherwin WilliamsTrim Color (applied to):Barge BoardsEavesFasciaGarage DoorPostsRafter TailsSecondary DoorsTrimSW 7008AlabasterSherwin WilliamsAccent Color (applied to):Front DoorShuttersSW 6230RainstormSherwin WilliamsNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau (949) 250-0607© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.RIGHETTI RANCH (45X100 & 50X100)San Luis Obispo, CaliforniaWILLIAMS HOMESOcotber 16, 2017 | 2017282 & 2017283PAGE 5 Exterior Color & MaterialsSCHEME 5 OF 12FARMHOUSE ELEVATIONS ONLYMaterialColorManufacturerRoofing:Concrete Slate Tile4621Tehachapi BlendEagleVinyl Windows (factory finish)WhiteTBD1/2 Round Gutters & Round Downspouts (factory finish)Satin WhiteCustom-Bilt MetalsBrick (standard raked joints)Folsom GoldH.C. MuddoxMortar @ BrickCaramelOrcoStucco (16/20 sand finish)Match Sherwin WilliamsSW 6142MacadamiaOmegaSiding Color (applied to):Board & BattensCorner BoardsGable SidingSW 0042Ruskin Room GreenSherwin WilliamsTrim Color (applied to):Barge BoardsEavesFasciaGarage DoorPostsRafter TailsSecondary DoorsTrimSW 7012CreamySherwin WilliamsAccent Color (applied to):Front DoorShuttersSW 7703Earthen JugSherwin WilliamsNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau (949) 250-0607© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.RIGHETTI RANCH (45X100 & 50X100)San Luis Obispo, CaliforniaWILLIAMS HOMESOcotber 16, 2017 | 2017282 & 2017283PAGE 6 Exterior Color & MaterialsSCHEME 6 OF 12FARMHOUSE ELEVATIONS ONLYMaterialColorManufacturerRoofing:Concrete Slate TileSCB 8827Tacoma BlendEagleVinyl Windows (factory finish)WhiteTBD1/2 Round Gutters & Round Downspouts (factory finish)Satin WhiteCustom-Bilt MetalsBrick (standard raked joints)KlinkerH.C. MuddoxMortar @ BrickGreyOrcoStucco (16/20 sand finish)Match Sherwin WilliamsSW 7016Mindful GrayOmegaSiding Color (applied to):Board & BattensCorner BoardsGable SidingSW 6236Grays HarborSherwin WilliamsTrim Color (applied to):Barge BoardsEavesFasciaGarage DoorPostsRafter TailsSecondary DoorsTrimSW 7005Pure WhiteSherwin WilliamsAccent Color (applied to):Front DoorShuttersSW 6381Anjou PearSherwin WilliamsNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau (949) 250-0607© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.COLOR / MATERIAL BOARDS | 'B' FARMHOUSECM1.1ATTACHMENT 3ARC2-66 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17CONCEPTUAL DESIGNRIGHETTI RANCH - 45X100 / 50X100RIGHETTI RANCH (45X100 & 50X100)San Luis Obispo, CaliforniaWILLIAMS HOMESOcotber 16, 2017 | 2017282 & 2017283PAGE 7 Exterior Color & MaterialsSCHEME 7 OF 12CRAFTSMAN ELEVATIONS ONLYMaterialColorManufacturerRoofing:Concrete Shake Tile5530Weathered AdobeEagleVinyl Windows (factory finish)TanTBD1/2 Round Gutters & Round Downspouts (factory finish)Beaver BrownCustom-Bilt MetalsManufactured Stone (standard raked joints)CascadeRustic LedgeEldoradoBrick Cap (standard raked joints)Aspen GroveH.C. MuddoxMortar @ Stone & BrickCaramelOrcoStucco (16/20 sand finish)Match Sherwin WilliamsSW 7538TamarindOmegaSiding Color (applied to):Corner BoardsShingle SidingSW 7522MeadowlarkSherwin WilliamsTrim Color #1 (applied to):Backer BoardBarge BoardsEavesFasciaOutlookersPostsRafter TailsSecondary DoorsTrimSW 6068Brevity BrownSherwin WilliamsTrim Color #2 (applied to):Gable SidingGarage DoorSW 6173CocoonSherwin WilliamsAccent Color (applied to):Front DoorSW 6083SableSherwin WilliamsNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau (949) 250-0607© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.RIGHETTI RANCH (45X100 & 50X100)San Luis Obispo, CaliforniaWILLIAMS HOMESOcotber 16, 2017 | 2017282 & 2017283PAGE 8 Exterior Color & MaterialsSCHEME 8 OF 12CRAFTSMAN ELEVATIONS ONLYMaterialColorManufacturerRoofing:Concrete Shake Tile5502Arcadia Canyon BrownEagleVinyl Windows (factory finish)TanTBD1/2 Round Gutters & Round Downspouts (factory finish)Beaver BrownCustom-Bilt MetalsManufactured Stone (standard raked joints)ManzanitaCliffstoneEldoradoBrick Cap (standard raked joints)Midnight SmokeH.C. MuddoxMortar @ Stone & BrickBrownOrcoStucco (16/20 sand finish)Match Sherwin WilliamsSW 7546Prairie GrassOmegaSiding Color (applied to):Corner BoardsShingle SidingMatch to Dunn EdwardsDE 6223Mission TrailSherwin WilliamsTrim Color #1 (applied to):Backer BoardBarge BoardsEavesFasciaOutlookersPostsRafter TailsSecondary DoorsTrimMatch to Dunn EdwardsDE 6070Chocolate ChunkSherwin WilliamsTrim Color #2 (applied to):Gable SidingGarage DoorMatch to Dunn EdwardsDE 6131Teddy BearSherwin WilliamsAccent Color (applied to):Front DoorMatch to Dunn EdwardsDE 6133Old BootSherwin WilliamsNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau (949) 250-0607© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.RIGHETTI RANCH (45X100 & 50X100)San Luis Obispo, CaliforniaWILLIAMS HOMESOcotber 16, 2017 | 2017282 & 2017283PAGE 9 Exterior Color & MaterialsSCHEME 9 OF 12CRAFTSMAN ELEVATIONS ONLYMaterialColorManufacturerRoofing:Concrete Shake Tile5634Kings Canyon BlendEagleVinyl Windows (factory finish)TanTBD1/2 Round Gutters & Round Downspouts (factory finish)BronzeCustom-Bilt MetalsManufactured Stone (standard raked joints)MesquiteCliffstoneEldoradoBrick Cap (standard raked joints)Folsom GoldH.C. MuddoxMortar @ Stone & BrickCaramelOrcoStucco (16/20 sand finish)Match Sherwin WilliamsSW 7696Toasted Pine NutOmegaSiding Color (applied to):Corner BoardsShingle SidingSW 9025Coriander PowderSherwin WilliamsTrim Color #1 (applied to):Backer BoardBarge BoardsEavesFasciaOutlookersPostsRafter TailsSecondary DoorsTrimSW 7061Night OwlSherwin WilliamsTrim Color #2 (applied to):Gable SidingGarage DoorSW 7039Virtual TaupeSherwin WilliamsAccent Color (applied to):Front DoorSW 6090JavaSherwin WilliamsNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau (949) 250-0607© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.COLOR / MATERIAL BOARDS | 'C' CRAFTSMANCM1.2ATTACHMENT 3ARC2-67 RIGHETTI RANCH - 45X100 ALLEY LOADEDSAN LUIS OBISPO, CA0 2 4 8 12© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.| 2017282 10-19-17CONCEPTUAL DESIGNRIGHETTI RANCH - 45X100 / 50X100RIGHETTI RANCH (45X100 & 50X100)San Luis Obispo, CaliforniaWILLIAMS HOMESOcotber 16, 2017 | 2017282 & 2017283PAGE 10 Exterior Color & MaterialsSCHEME 10 OF 12BUNGALOW ELEVATIONS ONLYMaterialColorManufacturerRoofing:Concrete Shake Tile5504New CedarEagleVinyl Windows (factory finish)WhiteTBD1/2 Round Gutters & Round Downspouts (factory finish)30° WhiteCustom-Bilt MetalsStucco (16/20 sand finish)Match Sherwin WilliamsSW 6141Softer TanOmegaTrim Color (applied to):Backer BoardBarge BoardsEavesFasciaGable SidingGarage DoorOutlookersPostsRafter TailsSecondary DoorsTrimSW 7010White DuckSherwin WilliamsAccent Color (applied to):Front DoorSW 6048Terra BrunSherwin WilliamsNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau (949) 250-0607© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.RIGHETTI RANCH (45X100 & 50X100)San Luis Obispo, CaliforniaWILLIAMS HOMESOcotber 16, 2017 | 2017282 & 2017283PAGE 11 Exterior Color & MaterialsSCHEME 11 OF 12BUNGALOW ELEVATIONS ONLYMaterialColorManufacturerRoofing:Concrete Shake Tile5687Brown Gray RangeEagleVinyl Windows (factory finish)WhiteTBD1/2 Round Gutters & Round Downspouts (factory finish)30° WhiteCustom-Bilt MetalsStucco (16/20 sand finish)Match Dunn EdwardsDE 6228Play On GrayOmegaTrim Color (applied to):Backer BoardBarge BoardsEavesFasciaGable SidingGarage DoorOutlookersPostsRafter TailsSecondary DoorsTrimSW 7571Casa BlancaSherwin WilliamsAccent Color (applied to):Front DoorSW 6062Rugged BrownSherwin WilliamsNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau (949) 250-0607© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.RIGHETTI RANCH (45X100 & 50X100)San Luis Obispo, CaliforniaWILLIAMS HOMESOcotber 16, 2017 | 2017282 & 2017283PAGE 12 Exterior Color & MaterialsSCHEME 12 OF 12BUNGALOW ELEVATIONS ONLYMaterialColorManufacturerRoofing:Concrete Shake Tile5690Pewter Bronze BlendEagleVinyl Windows (factory finish)WhiteTBD1/2 Round Gutters & Round Downspouts (factory finish)30° WhiteCustom-Bilt MetalsStucco (16/20 sand finish)Match Sherwin WilliamsSW 7506LoggiaOmegaTrim Color (applied to):Backer BoardBarge BoardsEavesFasciaGable SidingGarage DoorOutlookersPostsRafter TailsSecondary DoorsTrimSW 8917Shell WhiteSherwin WilliamsAccent Color (applied to):Front DoorSW 7615Sea SerpentSherwin WilliamsNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Brittney Bruneau (949) 250-0607© 2017 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.COLOR / MATERIAL BOARDS | 'D' BUNGALOWCM1.3ATTACHMENT 3ARC2-68 RIGHETTI RANCHJune 4 2014#1013028A-2Site Section D-1D2 STREET SECTION D2 STREETR1 HOUSING ZONEEXISTINGURL/OPEN SPACEBOUNDARYPROPOSEDURL/OPEN SPACEBOUNDARYPROPOSEDURL /OPEN SPACESITE SECTION D19’ MAX FILLD3 STREET SECTIOND3 STREETD1 STREETD STREETR2 HOUSING ZONER2 HOUSING ZONER1 HOUSING ZONED1 STREET SECTIOND1 STREET SECTION2:2:2111SSLOPPPOPPPOPPPEEEMAMX.XXXXXX.XXXXXXXXXXXXXXXEXISTING GRADEOPEN SPACER2 HOUSING ZONER1 HOUSING ZONEVICINITY MAPNTSD STREET SECTIONEXISTING GRADEEXISTING GRADEEXISTING GRADEEXISTING GRADEATTACHMENT 3ARC2-69 P17RPantry17RP17RRPantry17R1PLAN 1 - 4500 SF LOTPLAN 2 - 4500 SF LOTPLAN 3 - 4500 SF LOTGARAGERESIDENCERESIDENCE RESIDENCEGARAGEGARAGECENTERLINE OF ALLEYCENTERLINE OF ALLEYCENTERLINE OF ALLEYPORCHPORCHPORCHPRIVATEYARDPRIVATEYARDPRIVATEYARDWOOD FENCEAND GATES, TYP.WOOD FENCEAND GATES, TYP.WOOD FENCEAND GATES, TYP.CONCRETE DRIVEWAYAND WALK, TYPCONCRETE DRIVEWAYAND WALK, TYPCONCRETE DRIVEWAYAND WALK, TYPAPPROXIMATE LANDSCAPE AREA:820 SF TOTAL SHRUBS AND GROUNDCOVERAPPROXIMATE LANDSCAPE AREA:700 SF TOTAL SHRUBS AND GROUNDCOVERAPPROXIMATE LANDSCAPE AREA:700 SF TOTAL SHRUBS AND GROUNDCOVERSYMBOLBOTANICAL NAMECOMMON NAMECONTAINER SIZEBOTANICAL NAMECOMMON NAMEMISSION FARMHOUSEPROPOSED PLANT PALETTEBOTANICAL NAMECOMMON NAMECRAFTSMANBOTANICAL NAMECOMMON NAMEBUNGALOWPLANTING DESIGN CRITERIA FOR ALL FRONT YARDS:THE PLANT PALETTE ABOVE IS COMPRISED OF PLANT MATERIAL ANDTREES KNOWN TO THRIVE IN THE LOCAL CLIMATE AND SOILCONDITIONS. THE PLANT PALETTE IS COMPRISED OF PLANTS NATIVE TOMEDITERRANEAN CLIMATES. 20% OR LESS OF THE PLANT MATERIAL WILLREQUIRE MODERATE WATER, AND THE REMAINDER WILL REQUIRE LOWTO VERY LOW WATER ONCE ESTABLISHED. THIS PLANT PALETTECOUPLED WITH THE IRRIGATION SYSTEM DESCRIBED BELOW WILL MEETOR EXCEED THE STATE AND LOCAL STANDARDS FOR WATERCONSERVATION THROUGH WATER EFFICIENT LANDSCAPE IRRIGATIONDESIGN.ALL ABOVE GROUND UTILITIES WILL BE SCREENED WITH VEGETATION.IRRIGATION DESIGN CRITERIA FOR ALL FRONT YARDS:A WEATHER SENSING, 'SMART CONTROLLER' WILL BE USED TOMONITOR THE IRRIGATION WATER AND MANAGE DAILY WATERCONSUMPTION TO THE MINIMUM REQUIREMENTS FOR EACHHYDROZONE.ALL STREET TREES, LAWN, SHRUB AND GROUNDCOVER AREAS WILL BEIRRIGATED ON SEPARATE HYDROZONES WITH DRIP OR BUBBLERIRRIGATION, SO THAT ONCE ESTABLISHED, WATER CAN BE REGULATEDIN A MORE EFFICIENT MANNER.I CERTIFY THAT THIS PLANT PALETTE COUPLED WITH THE IRRIGATIONSYSTEM DESCRIBED ABOVE WILL MEET OR EXCEED THE STATE MODELWATER EFFICIENT LANDSCAPE ORDINANCE (MWELO)xCHRIS DUFOURLANDSCAPE ARCHITECT | CA LICENSE NUMBER #4993NOTES:1. SEE CIVIL PLOT PLANS FOR LOT SPECIFIC GRADING AND DRAINAGE.2. *G.C. REPRESENTS GROUNDCOVER PLANTS3. ALTERNATE DROUGHT TOLERANT PLANTS ARE ACCEPTABLE BASED UPONAPPROVAL FROM PLANNING AND DEVELOPMENT4. ALTERNATE SHADE TOLERANT PLANT SPECIES WILL BE PROVIDED BASEDON SOLAR ASPECT.PantryCoatsDropyPantryCoatssooaDropoproopGARAGERESIDENCEPORCHPRIVATEYARDFENCE CONFIGURATION WILL VARYDEPENDING ON SHAPE OF LOT.PRIVACY FENCE SETBACK TO CONFORMWITH CITY OF SAN LUIS OBISPO ZONINGREGULATIONS.PLAN 4X - LOT SIZE VARIESCENTERLINE OF ALLEYWOOD FENCEAND GATES, TYP.CONCRETE DRIVEWAYAND WALK, TYPAPPROXIMATE LANDSCAPE AREA:1700 SF TOTAL SHRUBS AND GROUNDCOVER(WILL VARY DEPENDING ON SHAPE OF LOT)N:\0201\0243-04-RS17-Righetti-Ranch-SF-Typical-Landscape-Plan\Planning\Landscape\AutoCAD Files\LP-0243-04-RS17.dwg, ALLEY LOTS, Oct 13, 2017 4:13pm, ckmooreOctober 13, 20170243-04-RS17 RIGHETTI RANCHTYPICAL LANDSCAPE PLANSSCALE: 1" = 8'8' 16'0 24'L1ALLEY LOTSATTACHMENT 3ARC2-70 247028 SC7024706068BI-PASSPantryPantry28 SC8017RPantryCoats6068BI-PASS6068BI-PASS17RPantryPantry17RCoatsDrop282SC70242470706068BI-PASSPantryryPantryry28282SCSC8080247017RPantryCoatsaoa60668688BI-PASSBPASS17RPantry66068BI-PASSPantry17RCCoatsCoatsCtDropropDGARAGERESIDENCEGARAGEGARAGEGARAGERESIDENCERESIDENCERESIDENCEPORCHPORCHPORCHPORCHBACKYARDBACKYARDBACKYARDBACKYARDPLAN 1 - 5000 SF LOTPLAN 2 - 5000 SF LOTPLAN 3 - 5000 SF LOTWOOD FENCEAND GATES, TYP.WOOD FENCEAND GATES, TYP.WOOD FENCEAND GATES, TYP.WOOD FENCEAND GATES, TYP.CONCRETEDRIVEWAY ANDWALK, TYPCONCRETEDRIVEWAY ANDWALK, TYPCONCRETEDRIVEWAY ANDWALK, TYPCONCRETEDRIVEWAY ANDWALK, TYPAPPROXIMATE LANDSCAPE AREA:520 SF TOTAL SHRUBS AND GROUNDCOVERAPPROXIMATELANDSCAPE AREA:790 SF TOTAL SHRUBSAND GROUNDCOVERAPPROXIMATE LANDSCAPE AREA:420 SF TOTAL SHRUBS AND GROUNDCOVERAPPROXIMATE LANDSCAPE AREA:630 SF TOTAL SHRUBS AND GROUNDCOVERPLAN 4 - 5000 SF LOTSYMBOLBOTANICAL NAMECOMMON NAMECONTAINER SIZEBOTANICAL NAMECOMMON NAMEMISSION FARMHOUSEPROPOSED PLANT PALETTEBOTANICAL NAMECOMMON NAMECRAFTSMANBOTANICAL NAMECOMMON NAMEBUNGALOWNOTES:1. SEE CIVIL PLOT PLANS FOR LOT SPECIFIC GRADING AND DRAINAGE.2. *G.C. REPRESENTS GROUNDCOVER PLANTS3. ALTERNATE DROUGHT TOLERANT PLANTS ARE ACCEPTABLE BASED UPONAPPROVAL FROM PLANNING AND DEVELOPMENT4. ALTERNATE SHADE TOLERANT PLANT SPECIES WILL BE PROVIDED BASEDON SOLAR ASPECT.N:\0201\0243-04-RS17-Righetti-Ranch-SF-Typical-Landscape-Plan\Planning\Landscape\AutoCAD Files\LP-0243-04-RS17.dwg, 5000SF LOTS, Oct 13, 2017 3:02pm, ckmooreOctober 13, 20170243-04-RS17 RIGHETTI RANCHTYPICAL LANDSCAPE PLANSSCALE: 1" = 8'8' 16'0 24'L25000 SF LOTSATTACHMENT 3ARC2-71 N:\0201\0243-04-RS17-Righetti-Ranch-SF-Typical-Landscape-Plan\Planning\Landscape\AutoCAD Files\LP-0243-04-RS17.dwg, L3PLANTS, Oct 13, 2017 9:14am, ckmooreOctober 13, 20170243-04-RS17 RIGHETTI RANCHTYPICAL LANDSCAPE PLANSSCALE: 1" = 8'8' 16'0 24'L3PROPOSED PLANT PALETTES0243 04 RS17 RIGHETTI RANCHSCALE: 1" = 8'8'16'024'PROPOSED PLANT PALETTESATTACHMENT 3ARC2-72 ORCUTT AREA SPECIFIC PLAN 4 Community Design March 2010 4-1 City of San Luis Obispo 4 COMMUNITY DESIGN 4.1 DESIGN QUALITY AND CHARACTER San Luis Obispo’s downtown and residential areas reflect varied architectural styles and a creative design character, which gives our city a unique architectural flavor among the central coast communities. However, within some of the individual residential areas, there are examples of either too much homogeneity of design or incompatible combinations of architectural extremes. In an effort to promote a compatible but diverse character for the Orcutt Area, an emphasis has been placed upon the Craftsman, California Bungalow and California Mission Revival styles. The architectural characteristics of these styles highlight the historic aspects of the area while allowing flexible design, which can be adapted to the rural nature of the site. Creative design should incorporate elements that harmonize with, and take advantage of the Mediterranean climate of the Central Coast, including the indoor-outdoor relationship of the residence to the adjacent landscape, as well as principles of sustainable design and energy efficiency, including “green building.” Cookie-cutter type repetition should be avoided through individual variation and alternation of unit design that respect the views and shape of the lots. It is expected that individual subdivisions and planned developments will be used to implement the general densities identified within the Specific Plan to allow greater flexibility in lot layout and unit design such as zero lot-line units, garages in the rear of units and harmonious massing of units along residential streets. While this Chapter incorporates many standards and guidelines, it is emphasized that guidelines are designed to focus attention on the special features desired in the implementation of the Orcutt Area Specific Plan. Given the character of the potential development in the Specific Plan, almost all projects will be reviewed by the City’s Architectural Review Commission (ARC). As such this plan seeks to avoid replication of the information, standards, guidelines and processing information contained in the ARC Guidelines. Goal 4.1: New development in the Orcutt Area that is well designed, internally compatible and enhances San Luis Obispo’s unique sense of place. Policy 4.1.1: Encourage a compatible mix of residence designs. Program 4.1.1a: The architectural styles of Craftsman, California Bungalow, and California Mission architectural themes are strongly encouraged in the Orcutt Area as illustrated in Figures 4.1. Program 4.1.1b Design Standards for R-1 and R-2 districts. Zoning design and building development standards are identified in Table 3.1 and include some modifications to City standards that are unique to the Orcutt Area Specific Plan for the R-1 and R-2 zoning districts. These design standards (DS) shall apply to all R-2 development; R-1 development is encouraged to observe them as well. DS-1 Refer to Table 3.1 for R-1 and R-2 development standards DS-2 All residences are required to have entries that front the street unless a parking court configuration is utilized. DS-3 All residential lots adjacent to creek/riparian corridors must use open fencing, if any. DS-4 Inter neighborhood connectivity: Project site designs shall incorporate road, pedestrian and bicycle connections into the adjacent neighborhoods ATTACHMENT 4 ARC2-73 ORCUTT AREA SPECIFIC PLAN 4 Community Design City of San Luis Obispo 4-2 March 2010 (especially important as there are so many individual land owners) and provide future connection points to development in future phases. Program 4.1.1c Design Guidelines for R-1 and R-2 districts. These design guidelines (DG) supplement the mandatory elements and standards identified in other chapters of this document. In addition these design guidelines also supplement the City’s standard ARC Guidelines to clearly define for owners, builders, architects and designers the desired character of the Orcutt Area residential neighborhood. Section 1: Site Planning DG 1.1 Encourage pedestrian connections to “A” street retail: Projects adjacent to “A” and “B” streets should provide supplemental pedestrian and bike access to these streets to facilitate non-automobile access to retail and office uses located there. DG 1.2 Pedestrian and bicycle connections are encouraged to connect to the creek trail system and the identified bicycle route system as identified on Figure 2.4. These routes should be designed to encourage short cuts to desirable locations to make walking and biking more convenient. DG 1.3 Internal street layout should provide loop circulation in preference to dead end cul-de-sacs. DG 1.4 Streets and paths should incorporate views of local vistas or landmarks and reasonably direct connect to amenity features such as parks, creek path systems and community areas. DG 1.5 Neckdown curbs (bulbouts) at intersections and decorative paving at cross- walks at primary intersections, entries and at parks or recreation areas are encouraged. See Figure 4.2a and 5.8. DG 1.6 Public alleys: Alleys are encouraged where developments face major streets or where alternative parking solutions to conventional street driveways are desired. They also can allow homes to face parks, creek areas or vistas by relaxing automobile access to the front of the residential unit. If utilized, alleys should follow design principles below: Alley should be straight from one end to the other to facilitate visibility and safety. Dead-end alleys should be less than 300’ long. Landscaping should be consistent with the rest of the development with a 4’ minimum parkway strip and one street tree per lot. Each lot should provide light from a fixture mounted on either a structure or a pavement pedestal. Section 2: Lot Site Design and Building Configuration DG 2.1 Driveways: Shared driveways/curb cuts are encouraged with zero lot line garages/houses and landscape planters. (Figure 4.2 plan and Figure 4.4-b California Bungalow example) DG 2.2 Garage Location: A major factor affecting the character of the streetscape is the location of the garage. To minimize the potential negative visual impact of garages and parking aprons, the following actions are identified subject to individual project review by City: Alternatives to the standard 18’ driveway curb cut are encouraged. The desired goal is to limit standard 18’ driveways to 60% or less in any project greater than eight units in the R-1 or R-2 zones. ATTACHMENT 4 ARC2-74 ORCUTT AREA SPECIFIC PLAN 4 Community Design March 2010 4-3 City of San Luis Obispo Other alternatives include single lane driveways to a garage at the rear of the residential unit, shared driveways for two units, recessed garages which allow a necked down/landscaped apron and alley access. These options are shown in Figure 4.1-b: Typical garage locations and proportions. Where standard driveways are included, there should be no more that two in an adjacent or consecutive lot configuration. DG 2.3 Side-Drive or Alley Accessed Garages: Side-drive designs with rear yard garages and parking aprons provide design variety and reduced visual emphasis on garages from the street are a preferred alternative to the standard garage location. Examples of this approach are shown in Figure 4.2-b. DG 2.4 Parking Courts: This design approach has the advantages of increasing density and reducing the impact of curb cuts. However there is the potential disadvantage of minimizing the visibility of residential entries and maximizing views of garage doors as seen from the street. To reduce these potential impacts the following actions are identified (see Figure 4.3): Garages should be recessed behind the homes’ main façade similar to the guidelines for standard lot homes increasing the visibility of the entry and reducing the impact of garage doors and apron parking. Parking courts should have accent paving which emphasizes the pedestrian route to the entry as well as breaking up the visual expanse of concrete or asphalt paved area. Landscape areas, including trees, are encouraged to break up paving expanse and views of garages. DG 2.5 Position of Structure: Where feasible, the longest portion of any structure is encouraged to face within 32 degrees of south for improved solar access. Section 3: Building Design; Elements, Colors and Materials DG 3.1 Design Themes: Architectural variations within general residential themes shall be encouraged through the use of Craftsman, California Bungalow or California Mission styles. (Figure 4.4) DG 3.2 Landscape Character: A unifying residential landscape character is encouraged through open or low fencing and utilization of native plant species. DG 3.3 Driveway Materials: Alternative paving materials are recommended for driveways and other residential paths such as stamped/colored concrete, paving stones, tiles, bricks, or City approved permeable paving materials. Use of mid-driveway landscape strips is encouraged. DG 3.4 Porches: All residences are encouraged to have covered porches. These porches may project up to 7 feet from the front property line with design review by the City. (Figures 4.4 and 4.5-a) DG 3.5 Front Yards: Residences are encouraged to provide small patios or lawn play areas with consistent landscaping. Patios with low fence walls, open fences or hedges, and trellis coverings are preferred. (Figure 4.5-a) DG 3.6 Mix of Residential Heights: In predominantly 2-story projects which exceed 20 units, 20% of the homes should be single story scattered throughout the project. In order to reduce the building mass facing the street, the second story portion should generally be located in the rear of ATTACHMENT 4 ARC2-75 ORCUTT AREA SPECIFIC PLAN 4 Community Design City of San Luis Obispo 4-4 March 2010 the unit (defined as being set back 20 from the front main façade of the unit), or to one side or in two story bays. (Figure 4.5-b) DG 3.7 Façade Elements: It is desirable to create multiple elements in the façade of two story structures to reduce the visual mass. The residential design should break the structure into three to four distinct elements such as entry, main structure, single story element and the roof. Two story vertical gabled bays and roof dormers can also add variety. (Figure 4.5-b and 4.5-c) DG 3.8 Roof Overhangs: A variety of hips and gables should be used, particularly on the front/street façade to further break up the mass of the structure. Roofs extended over windows for shading and associated brackets are encouraged. DG 3.9 Surface Materials: In developments of more than four homes a minimum of two material pallets are encouraged each with a different primary material. (A primary material is the material used on a minimum of 67% of the building façade; e.g. stucco, wood.) An alternative is to have some of the homes utilize two materials wherein the second material must cover at least 40% of the visible façade. DG 3.10 Roofing Materials: In developments of more than four homes a minimum use of two primary roof materials such as concrete shake, Spanish tile or composition shingles is encouraged. DG 3.11 Color Palettes: In developments of over four homes, it is strongly encouraged to have a minimum of two colors from different color families for each primary body material, such as stucco and/or wood. A minimum of two trim colors shall be selected for each primary color (but not necessarily used on each house). Within an individual building, color variety should relate to a change in materials (stucco to wood) or body material to trim material. DG 3.12 A solar energy source such as solar panels or solar roofing is encouraged per conservation/open space policies. Program 4.1.1d: The following design standards shall apply to all R-3 and R-4 development in the Orcutt Specific Plan Area: DS-5 R-3 and R-4 standards set forth in the City Zoning Ordinance shall apply in addition to the standards and guidelines provided in this section. DS-6 Parking Rear Setback: 0-5 ft DS-7 All ground floor units will have covered porches/entries in the front (door facing common areas) of the unit. DS-8 All units adjacent to creek/riparian corridors must use open fencing, if any. Program 4.1.1e: Residential R-3 and R-4 development is encouraged to observe the following guidelines in addition to the adopted ARC Community Design Guidelines: DG 4.1 Position of Structure: Where feasible, the longest portion of any structure is encouraged to face within 32 degrees of south for improved solar access. DG 4.2 Paving Materials: Alternative paving is recommended for driveways and other residential paths such as stamped/colored concrete, paving stones, tiles, and bricks. DG 4.3 Scale: Projects over eight units should be broken up into multiple structures. Facades over 150 feet in length should be avoided. ATTACHMENT 4 ARC2-76 ORCUTT AREA SPECIFIC PLAN 4 Community Design March 2010 4-5 City of San Luis Obispo DG 4.4 Façade Elements: Creation of multiple elements in the façade of two and three story structures to reduce the visual mass is strongly encouraged. The architectural design should break the structure into three to four distinct elements such as entry, main structure, single story element and the roof. Vertical gabled bays and roof dormers can also add variety. (See also Figures 4.5-a and 4.5-b for examples of multiple façade elements.) DG 4.5 Roof Overhangs: A variety of hips and gables should be used, particularly on the front/street façade to further break up the mass of the structure. Roofs extended over windows for shading and associated brackets are encouraged. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or segments of pitched roof at the edge of the structure. DG 4.6 Surface and Roofing Materials: In developments of more than four units a minimum of two material pallets are encouraged. See DG 3.8 and DG 3.9 for detailed language. DG 4.7 Color Palettes: In developments of over six units, it is strongly encouraged to have a minimum of two colors from different color families for each primary body material, such as stucco and/or wood. A minimum of two trim colors shall be selected for each primary color (but not necessarily used on each unit). Within an individual building, color variety should relate to a change in materials (stucco to wood) or body material to trim material. DG 4.8 Solar Panels: A solar energy source such as solar panels or solar roofing is recommended per conservation/open space policies. DG 4.9 Manufactured Housing Foundations: Foundations shall be enclosed or skirted. Policy 4.1.2: Foster neighborhood connectivity Program 4.1.2a: Residential development design should use local streets configured to enhance neighborhood atmosphere and limit through traffic. Where cul-de-sacs back up to parks or open space, pedestrian/bicycle paths shall be provided to connect the cul-de- sac to the park or open space area. Program 4.1.2b: Design features such as front porches, front yards along streets and entryways facing public walkways, should also be incorporated into residential design to strengthen neighborhood atmosphere. Program 4.1.2c Universally accessible entries are encouraged for all buildings, including single- family houses. Policy 4.1.3: Development along the lower slopes of Righetti Hill shall respect existing elevation contours and shall be designed consistent with Section 7.2, Hillside Development, of the Community Design Guidelines ATTACHMENT 4 ARC2-77 ORCUTT AREA SPECIFIC PLAN 4 Community Design City of San Luis Obispo 4-6 March 2010 4.2 COMMUNITY COMMERCIAL DESIGN Special design attention has been given to the intersection of “A” and “B” streets where there is provision for mixed residential and community commercial zone adjacent to the neighborhood park. Three story structures with notable architectural features are encouraged at this intersection to provide the design focal element in the Orcutt Area community. However, the design of these buildings should not replicate downtown, rather they should key off designs and themes used in the surrounding residential neighborhood, and building design and materials should reflect the site context. Goal 4.2a: A dense pedestrian friendly residential and mixed-use commercial neighborhood that terminates at the public park for the urban frontage on “A” Street from the Power Line easement to “B” Street/Park. Policy 4.2.3 Develop an urban focal point at the intersection of “A” and “B” street. Program 4.2.3a Provide a traffic intersection with traffic calming design, extensive pedestrian sidewalks with textured surfaces and extensive curbside landscaping. Program 4.2.3b Define the northern side of the space with two public plazas that may be used for gathering and eating. The adjacent structures shall be a minimum of two stories tall, may be three in height, and shaped to shelter the plazas and contrast with the view toward the open space of the park, the banks of trees along the confluence of the creeks and Righetti Hill and Islay hill in the background. See example described in Figure 3.1 and Figure 3.2b. Program 4.2.3c Define the southern portion of the intersection by landscaping (to contrast with the urban character of Program 4.2.1b above) with low-lying fences, perhaps small playgrounds and a view of the large open soccer field as a base to the vistas toward Righetti and Islay Hills which are major defining features of this neighborhood. Policy 4.2.4 Develop the character of “A” Street for this sector to provide for a pedestrian friendly environment incorporating compact urban forms, wide sidewalks, street trees, limited driveway access and zero or reduced building frontage setbacks. Program 4.2.4a Provide building setbacks from “A” street as follows: From “B” Street to the first residential street to the north, zero setback: (the intent is to provide a gateway vista toward the natural areas identified above.) From the first residential street to the power line easement, 10 feet setback: (expected to be residential structures which will require defined entries, but the facades shall still define the street as an open room.) Program 4.2.4b Provide trees in tree wells for the whole sector with the intent of developing a canopy over the sidewalks and a major portion of “A” Street. Program 4.2.4c In order to achieve a cohesive neighborhood character, building facades, materials, colors, entries and windows should be consistent and in harmony with previously constructed neighboring properties. Goal 4.2b: An architectural focal point for the Orcutt Area neighborhood located at the intersection of “A” and “B” Streets. Policy 4.2.1 The mixed use residential and community commercial structures at the intersection of “A” and “B” street are encouraged to be three stories in height, provide special public plazas and have a unique architectural character that will serve as a local landmark. ATTACHMENT 4 ARC2-78 ORCUTT AREA SPECIFIC PLAN 4 Community Design March 2010 4-7 City of San Luis Obispo Program 4.2.1a Figures 3.1 and 3.2 are examples of the planning that is encouraged for this intersection and shall be utilized by the Architectural Review Commission when designs are submitted to insure that the general intent of Goal 4.2 is met. Program 4.2.1b Strict application of the height ordinance shall be relaxed to enable suitable archi- tectural features to be added to the structure at the intersection of “A” and “B” Streets. Policy 4.2.2 The designated residential units fronting “A” Street for the mixed-use zone designated in the Specific Plan shall be designed to provide a strong pedestrian corridor leading to the focal point designated in Policy 4.1. The location of all structures, their street setbacks, and landscaping as well as architectural features shall contribute to a strong, harmonious sense of place which progresses toward the community center. ATTACHMENT 4 ARC2-79 ORCUTT AREA SPECIFIC PLAN 4 Community Design City of San Luis Obispo 4-8 March 2010 FIGURE 4.1 R-1 SITE DESIGN CONCEPTS ATTACHMENT 4 ARC2-80 ORCUTT AREA SPECIFIC PLAN 4 Community Design March 2010 4-9 City of San Luis Obispo FIGURE 4.2 R-2 SITE DESIGN CONCEPTS ATTACHMENT 4 ARC2-81 ORCUTT AREA SPECIFIC PLAN 4 Community Design City of San Luis Obispo 4-10 March 2010 FIGURE 4.3 PARKING COURTS DESIRABLE PARKING COURT UNDESIRABLE PARKING COURT ATTACHMENT 4 ARC2-82 ORCUTT AREA SPECIFIC PLAN 4 Community Design March 2010 4-11 City of San Luis Obispo FIGURE 4.4 ARCHITECTURAL DESIGN CONCEPTS (R-1 AND R-2 ZONES) CALIFORNIA MISSION CALIFORNIA BUNGALOW CRAFTSMAN ATTACHMENT 4 ARC2-83 ORCUTT AREA SPECIFIC PLAN 4 Community Design City of San Luis Obispo 4-12 March 2010 FIGURE 4.5 R-2 RESIDENTIAL DESIGN CONCEPTS VERTICAL DESIGN ELEMENTS INCORPORATED VARIED BUILDING MASSING ATTACHMENT 4 ARC2-84 ORCUTT AREA SPECIFIC PLAN 4 Community Design March 2010 4-13 City of San Luis Obispo FIGURE 4.5 (CONTINUED) : R-2 RESIDENTIAL DESIGN CONCEPTS FRONT PORCH DESIGN 4.3 LANDSCAPING Goal 4.3: An attractive and sustainable landscape pattern that unifies and enhances the quality of the development in the Orcutt Area Policy 4.3.1: The landscape characteristics should complement the architectural styles described previously. Trees, shrubs, and groundcovers should be chosen and sited to emphasize their natural shape, form, and structure. Policy 4.3.2: Residential and public area landscapes are encouraged to incorporate California native plant species and other non-native plant species with lower water requirements and drought hardiness. Plants that require low amounts of watering are preferable for the area to reduce the citywide demand for water. Appendix D includes a plant palette with drought resistant and wind resistant species that are recommended for the Orcutt Specific Plan Area. Policy 4.3.3: Development landscaping provided within the Specific Plan Area shall abide by the requirements of the City Arborist for construction. Requirements for tree protection include but are not limited to: construction setbacks from trees; safety fencing around trees; grading limits around the base of trees as required; and a replacement plan for trees removed including replacement at a minimum 1:1 ratio. Policy 4.3.4: Native riparian areas are sensitive to invasive plant species competing with the native species. Non-native, invasive species shall not be transferred into the riparian ATTACHMENT 4 ARC2-85 ORCUTT AREA SPECIFIC PLAN 4 Community Design City of San Luis Obispo 4-14 March 2010 corridor. Turf shall be situated and maintained to avoid spreading into riparian/creek corridor, or avoided completely. Program 4.3.4a: To ensure that project landscaping does not introduce invasive non-native plant and tree species to the Specific Plan area, project proponents shall submit a final landscaping plan for review and approval of the City Arborist and Community Development Director. The California Invasive Plant Council (Cal-IPC) maintains several lists of the most important invasive plants to avoid. Project proponents are encouraged to refer to the lists when creating a plant palette for landscaping to ensure that plants on the lists are not used. Landscaping plans shall include the following information, at a minimum: The species, diameter at breast height, location, and condition of all existing trees; Identification of trees that will be retained, removed, or relocated; Location and size of plant and tree species proposed to be planted; The location of proposed utilities, driveways, street tree locations, and the size and species of proposed street trees; and A reclaimed water irrigation plan Program 4.3.4b: The following plant species shall not be planted within the Specific Plan area: Arundo donax (Giant reed) Bamboo grass species (except in containers) Cortaderia species (Pampas Grass) Cynodon dactylon (Bermuda grass) Eucalyptus species Hedera canariensis (Algerian ivy) Phalaris arundinacea (Ribbon grass) Toxicodendron diversiloba (Poison oak) Ricinus communis (Castor bean) Senecio mikaniodes (German ivy) Vinca major (Bigleaf periwinkle) Policy 4.2.5: The City of San Luis Obispo provides a list of acceptable street trees, of which those listed in Table 4.1 are recommended for each street to provide a sense of place or unity in the neighborhood. ATTACHMENT 4 ARC2-86 ORCUTT AREA SPECIFIC PLAN 4 Community Design March 2010 4-15 City of San Luis Obispo TABLE 4.1 RECOMMENDED STREET TREES Orcutt Road (Laurel to Johnson): ‘A’ , ‘B’, ‘C’ & ‘D’ Street: Orcutt Road (Johnson to Tank Farm): Acer rubrum (Red Maple) Crataegus phaenopyrurn (Washington Hawthorn) Liquidambar styraciflua (Sweet gum) Pistacia chinensis (Chinese Pistache) Quercus agrifolia (Coast live oak) Calodendrum capense (Cape Chestnut) Geijera parviflora (Australian Willow) Pistacia chinensis (Chinese Pistache) Quercus agrifolia (Coast live oak) Quercus suber (Cork oak) Stenocarpus sinuatus (Firewheel Tree) Quercus agrifolia (Coast live oak) Quercus ilex (holly oak) Quercus suber (Cork oak) Residential Streets: Acer rubrum (Red Maple) Betula nigra (River Birch) Calocedrus decurrens (Incense Cedar) Calodendrum capense (Cape Chestnut) Cedrus deodara (Deodar Cedar) Cinnamomum camphorum (Camphor Tree) Convallaria majalis (Lily of the Valley Tree) Crataegus phaenopyrurn (Washington Hawthorn) Ficus retusa nitida (Indian laurel fig) Geijera parviflora (Australian Willow) Ginko Biloba (Ginko) Gleditsia trioncanthos inermis (Honey Locust) Jacaranda mimosifolia (Jacaranda) Koelreuteria paniculata (Goldenrain Tree) Liquidambar styraciflua (Sweet Gum) Magnolia grandiflora (Southern Magnolia) Metrosideros tomentosas (New Zealand Christmas) Pinus canariensis (Canary Island Pine) Pinus muricata (Bishop Pine) Pinus pinea (Italian Stone Pine) Pistacia chinensis (Chinese Pistache) Platanus racemosa (California Sycamore) Podocarpus gracilior (Fern Pine Tree) Quercus agrifolia (Coast Live Oak) Quercus ilex (Holly Oak) Quercus suber (Cork Oak) Stenocarpus sinuatus (Firewheel Tree) Tristania conferta (Brisbane box) Ulmus parvifolia (Chinese Evergreen Elm) ATTACHMENT 4 ARC2-87 ORCUTT AREA SPECIFIC PLAN 4 Community Design City of San Luis Obispo 4-16 March 2010 4.4 LIGHTING Illumination for streets, public spaces, and private grounds shall be energy-efficient, glare reducing and directed away from public areas. Fixtures such as the ones shown in Figure 4.3 are appropriate for the planned architectural character of the Orcutt Specific Plan area. Goal 4.4: Maintain compatible exterior lighting. Policy 4.4.1: Exterior lighting in all portions of the Orcutt Area shall be compatible with the architectural and landscape design and not create a nuisance for adjacent and nearby neighbors. Policy 4.4.2: All lighting within the specific plan area shall comply with the lighting standards contained in the San Luis Obispo Community Design Guidelines and the City’s night-sky ordinance.. Policy 4.4.3: In addition to the overall community standards, the following standards shall apply to all outdoor illumination of streets, public spaces, and private grounds. Program 4.4.3a: Orcutt Area Lighting Standards: 1.Lighting shall compliment the architectural style planned for the area. See Figure 4.3 for suggested typical lighting fixture design 2.Lighting fixtures shall not be mounted more than 16 feet high; bollards will not exceed 3 feet in height. 3.Lighting fixtures shall be energy efficient. 4.All lighting fixtures should be properly shielded to eliminate light and glare from affecting adjacent and other properties and passing vehicles or pedestrians. 5.Trail lighting shall be at a scale appropriate for pedestrians, utilizing bollards, although overhead lighting may be used where vandalism of bollard lights is a concern. 6.Illumination toward the sky shall be minimized. 7.Night lighting of public areas shall be kept to the minimum necessary for safety and security purposes. 8.Exterior lighting within 100 feet of open space shall be shielded and aimed as needed to avoid spillover into open space areas. Decorative lighting shall be low intensity and meet City standards. Policy 4.4.4: Pedestrian lighting should be used to reinforce a pedestrian scale in the Community-Commercial center, but the lighting should be different than the Downtown San Luis Obispo lighting standard. ATTACHMENT 4 ARC2-88 ORCUTT AREA SPECIFIC PLAN 4 Community Design March 2010 4-17 City of San Luis Obispo FIGURE 4.6 SUGGESTED TYPICAL SITE LIGHTING 4.5 NOISE Sources of anticipated noise in the Orcutt Area range from the Union Pacific Railroad and traffic along Orcutt Road to recreational activities at the neighborhood park. The ambient noise level resulting from the various noise conditions listed above are measured using the Ldn and CNEL noise descriptors using the decibel (dB) scale. The General Plan Noise Element establishes maximum noise exposure levels for various uses. Under the General Plan, residential outdoor activity areas have a maximum allowable noise level of 60 dB and residential indoor areas have a maximum allowable noise level of 45 dB. Existing Conditions Existing noise sources in the Orcutt Area include vehicular traffic on roads and highways, particularly the north portion of Orcutt Road and Tank Farm Road; train operations along the Union Pacific Railroad (UPRR); and airport activities at the San Luis Obispo County Regional Airport. The Orcutt Plan Area is located adjacent to the UPRR railroad (western portion) and approximately two miles northeast of the airport. In the City’s 1996 Noise Element, the City included a map of future noise contours based on projected traffic and train trips. The City updated the mapping in 1998. The 60 and 65 A-weighted decibel (dbA) contours extend 352 and 163 feet, respectively, from the centerline of the railroad track and 135 and 60 feet, respectively, from the centerlines of Orcutt Road and Tank Farm Road. Currently there are an average of five freight and four passenger train trips per day, mostly occurring during the day. The Noise Element projected ten freight and four passenger trains per day. Planning for the Orcutt Area attempts to maintain enjoyable and healthy conditions in the new neighborhood with consideration that new passenger and freight trains may be added in the future. Future Conditions Noise levels will change as the Orcutt Area is developed. New noise sources will include temporary, construction-related activities and long-term project-generated traffic. Traffic will incrementally increase along roads within the Project Area and the project vicinity. The existing ATTACHMENT 4 ARC2-89 ORCUTT AREA SPECIFIC PLAN 4 Community Design City of San Luis Obispo 4-18 March 2010 sensitive noise receptors are the existing residences along Tank Farm and Orcutt Roads. The following policies, programs, and standards are intended to minimize impacts to existing and future sensitive receptors. Noise Reduction Techniques Goal 4.5: Residential development consistent with the General Plan Noise Element and City Noise Ordinance. Union Pacific Railroad Policy 4.5.1: New development shall reduce indoor and outdoor noise levels resulting from the UPRR by including noise mitigation techniques in design and during construction of neighborhood layout and individual residences. Noise levels for outdoor use areas shall be reduced to 60 dB or less and indoor noise levels to 45 dB in the residential neighborhoods along the railroad tracks (Figure 4.4). Program 4.5.1a: A distance buffer, approximately 160 feet wide, should be provided between the centerline of the tracks and the western boundary of the residential areas. This buffer may be part of the linear park/floodable terrace for stormwater detention. The buffer will reduce sound levels to approximately 65 dB for outdoor areas of the nearest residences. In addition, a portion of “C” Street is located between the linear park/floodable terrace adding an additional 48- foot buffer between the tracks and the residential areas to the west and southwest of the park. The additional buffer provided by “C” Street will further reduce the outdoor noise level in these residential areas. Program 4.5.1b: Where the buffer is not adequate, a combination low berm and sound wall will be constructed between the buffer area and the residential neighborhood. The berm/wall barrier shall be landscaped with screening vegetation and will be approximately 8-10 feet high. The low berm and sound wall combination will reduce sound levels another 5 dB for outdoor areas in the residential areas. Program 4.5.1c: Residential uses near the railroad tracks should be oriented away from the railroad. To the greatest feasible extent, windows should be faced away from the railroad tracks. Balconies, if any are included, should also face away from the railroad tracks. Useable backyards should have fencing or orientation such that the line-of-sight to the railroad tracks is blocked. Program 4.5.1d: In residential developments with parking lots, the parking lots should be placed between the residence and the railroad tracks to provide additional buffer. Program 4.5.1e: Design of residences along the railroad track should locate sensitive uses in the residences away from the tracks. Within the residences, bathrooms and kitchens should be located toward the railroad, while bedrooms and living areas should be located away from the railroad. Program 4.5.1f: Development should follow normal construction practices and City and State Building Code requirements. Use of noise reducing building materials, such as special noise attenuating windows, shall be used to further reduce indoor noise levels by insulating against outdoor noise sources. This will reduce indoor noise levels by 15 dB. ATTACHMENT 4 ARC2-90 ORCUTT AREA SPECIFIC PLAN 4 Community Design March 2010 4-19 City of San Luis Obispo Orcutt Road and Tank Farm Road Policy 4.5.2: New development shall reduce indoor and outdoor noise levels resulting from the surrounding arterials by including noise mitigation techniques in design and construction of neighborhood layout and individual residences. (See footnote above) Outdoor noise levels shall be reduced to 60 dB or less and indoor noise levels to 45 dB in the residential neighborhoods along Orcutt Road and Tank Farm Road (Figure 4.5). Program 4.5.2a: Outdoor activity areas should be setback from the centerline of Orcutt Road and Tank Farm Road by a minimum of 80 feet. Outdoor activity areas will be sheltered from Orcutt Road and Tank Farm Road by the garage and residences. These measures will reduce sound levels to approximately 65 dB for outdoor areas of the residences. The 80-foot setback requirement may be waived if the applicant can show that the use of a combination of landscape and building elements meets the intent of this program by reducing outdoor sound levels to 60 dB or lower. Program 4.5.2b: Design of residences along Orcutt Road and Tank Farm Road should locate sensitive uses in the residences away from the roads. Within the residences, bathrooms and kitchens should be located toward the roads, while bedrooms and living areas should be located away from the roads. Program 4.5.2c: A distance buffer, approximately 60 feet wide will be provided between the centerline of Orcutt Road and Tank Farm Road and the residential portions of the dwellings along Orcutt Road and Tank Farm Road. This buffer will reduce noise levels inside residences to approximately 60 dB. Approximately 20 feet of this buffer along Orcutt Road and Tank Farm Road will be landscaped and will have a separated pedestrian path. Program 4.5.2d: Development shall follow normal construction practices and City and State Building Code requirements. Use of noise reducing building materials, such as special noise attenuating windows, shall be used to reduce indoor noise levels by insulating against outdoor noise sources. 4.6 PUBLIC ART Goal 4.6: Development in the Orcutt Area that enhances the City’s cultural and aesthetic environment. Policy 4.6.1: Public visual arts shall be included in the Orcutt Area, in conformance with citywide policies and requirements. Policy 4.6.2: The neighborhood park, the principal collector streets, the Puclic School and the Community Commercial areas are favored locations for public art. Policy 4.6.3: Public art should be integrated into the Orcutt Area and not limited to designated locations. 4.7 ENERGY CONSERVATION Policy 4.7.1: Subdivision design, site planning and building design should take advantage of all reasonable opportunities to reduce energy and other resource consumption, in compliance with the General Plan Conservation and Open Space Element’s (COSE) Solar Access Policies and Standards for subdivisions and residential uses. (Refer to the COSE, Section 4.23) ATTACHMENT 4 ARC2-91 ORCUTT AREA SPECIFIC PLAN 4 Community Design City of San Luis Obispo 4-20 March 2010 Policy 4.7.2: New development in the Orcutt Area is encouraged to follow energy efficient project design, with emphasis on the use of daylight and solar exposure. Program 4.7.2a: The placement of a building on a site and the building itself should be designed to maximize opportunities for the optimal operation of passive systems for heating, cooling, and lighting. Sunlight should be used for direct heating and illumination whenever possible. Natural ventilation and shading should be used to cool a building. Program 4.7.2b: The use of exterior shading devices, skylights, daylighting controls, high performance glazing that allows the transmission of light with minimal heat gain, and high thermal mass building components is encouraged. Program 4.7.2c: Residential developments with five or more dwelling units and non- residential projects over 5,000 square feet of gross floor area shall comply with the City’s green building certification system. (Refer to COSE Policy 5.30.7) Program 4.7.2d: City policy requires that 5% of all single-family units constructed shall utilize Photovoltaic solar collectors which can feed excess current back into the electric grid. After 2008, the use of photovoltaics for single-family units is required to increase by 4% per year until the year 2020. (As of January 2007, solar systems are eligible for incentive funds based on system performance.) Policy 4.7.3: New residential and commercial construction shall achieve improved energy conservation through the use of energy efficient appliances and lighting. Program 4.7.3a: All new residential units shall incorporate Energy Star compliant appliances. Program 4.7.3b: Where reasonably possible, new residential and commercial construction shall incorporate compact fluorescent light bulbs. Exceptions may be considered for exterior lights, accent lighting or special fixtures. ATTACHMENT 4 ARC2-92 ORCUTT AREA SPECIFIC PLAN 4 Community Design March 2010 4-21 City of San Luis Obispo FIGURE 4.7 RAILROAD NOISE REDUCTION FIGURE 4.8 ORCUTT ROAD/TANK FARM ROAD NOISE SETBACKS ATTACHMENT 4 ARC2-93 ORCUTT AREA SPECIFIC PLAN 4 Community Design City of San Luis Obispo 4-22 March 2010 This page intentionally left blank. ATTACHMENT 4 ARC2-94