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HomeMy WebLinkAboutItem #2 - Pratt and Righetti project architectural review (ARCH-1519-2018)ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: Architectural review of three projects 1) a 30-unit, two-story multi-family residential project on the recently subdivided Pratt property, 2) a 32-unit, two-story multi-family residential project within the Righetti Ranch area, and 3) a mixed-use project that includes 4, three-story live-work units and a single story 3,400 square feet commercial building on another portion of the Pratt property. PROJECT ADDRESS:3750 & 3810 Bullock Lane BY: Rachel Cohen, Associate Planner Phone Number: (805) 781-7574 E-mail: rcohen@slocity.org FILE NUMBER: ARCH-1519-2018 FROM: Shawna Scott, Senior Planner for Doug Davidson, Deputy Director RECOMMENDATION: Adopt the Draft Resolution (Attachment 1), which approves the project, based on findings, and subject to conditions. SITE DATA Applicant Ambient Communities Representative Pam Ricci, RRM Design Group Zoning R-3-SP (Medium-High Density Residential), C-C-MU-SP (Community Commercial with a Mixed-Use Overlay zone) General Plan Medium Density Residential & Community Commercial Site Area 4.14 acres Environmental Status The projects are either statutorily exempt from environmental review or have been evaluated by separate Mitigated Negative Declarations of environmental review SUMMARY The applicant is proposing three separate projects: 1) a 30, two-story multi-family residential units on the recently subdivided Pratt property, 2) a 32, two-story multi-family residential units within the Righetti Ranch area, and 3) a mixed-use project that includes 4, three-story live-work units and a single story 3,400 square feet commercial building on another portion of the Pratt property. The projects are located within the Orcutt Area Specific Plan (OASP) within the Medium-High Density Residential (R-3-SP) and the Community Commercial with a Mixed-Use Overlay (C-C-MU-SP) zones at 3750 & 3810 Bullock Lane. The applicant is requesting the ARC provide final design review approval of the two multi-family residential project and make a recommendation to the Hearing Officer. The projects are coming to the ARC as one review item to consolidate the architectural review. Each project can be constructed independently of one Meeting Date: August 27, 2018 Item Number: 2 Packet Page 11 ARCH-1519-2018 3750 & 3810 Bullock Lane Page 2 another and are served by separate utilities. 1.0 COMMISSION’S PURVIEW The ARC’s role is to review the project in terms of its consistency with the Orcutt Area Specific Plan, Community Design Guidelines and other applicable City policies and standards. 2.0 PROJECT INFORMATION 2.1 Background May 19, 2015: A vesting tentative map for Tract 3063 (also known as the Righetti subdivision) was approved by the City Council, by Resolution No. 10619 (2015 Series). The tentative map included the subdivision of 32 multi-family residential lots. March 12, 2018: A Minor Subdivision Hearing was held to review a vesting tentative parcel map (SLO-17-0127) for the creation of three parcels at 3750 Bullock Lane (also known as the Pratt property). The Hearing Officer reviewed and approved the proposed subdivision (Director’s Resolution No. 18-01). May 1, 2018: The City Council reviewed and approved a common interest vesting tentative tract map No. 3111 to create 30 multi-family residential lots and an HOA lot on parcel two of vesting tentative parcel map SLO-17-0127 (Resolution No. 10884 (2018 Series)). August 27, 2018: The Hearing Officer will review a five-parcel commercial vesting tentative parcel map (SLO-18-0036) within the Pratt property (Parcel 3 of VTPM SLO-17-0127) of the Orcutt Area Specific Plan and a Mitigated Negative Declaration of Environmental Review. 2.2 Site Information/Setting The project sites are currently undeveloped. The sites are located in within the Orcutt Area Specific Plan (OASP) within the Medium-High Density Residential (R-3-SP) and the Community Commercial with a Mixed-Use Overlay (C-C-MU-SP) zones. Site Size 4.14 acres Present Use & Development Undeveloped Topography Slightly sloped Access Soon to be built Tiburon Way Surrounding Use/Zoning North: Undeveloped land zoned R-3-SP. South: Union Pacific Railroad and undeveloped land zoned R-3-SP. East: Undeveloped land zoned R-3-SP, PF and C-C-MU-SP West: Union Pacific Railroad Packet Page 12 ARCH-1519-2018 3750 & 3810 Bullock Lane Page 3 2.2 Project Description The applicant is proposing three separate projects: 1) a 30, two-story multi-family residential units on the recently subdivided Pratt property, 2) a 32, two-story multi-family residential units within the Righetti Ranch area, and 3) a mixed-use project that includes 4, three-story live-work units and a single story 3,400 square feet commercial building on another portion of the Pratt property (Attachment 3, Project Plans). The project sites are made up of multiple properties that have been tentatively approved through the subdivision process or are in the process of review (see Attachment 2, Map of the recent subdivisions). The applicant is requesting a street yard setback reduction to 10 feet for both of the multi-family residential projects, where a 15-foot setback is normally required, to allow for front porches that face public streets. The multi-family structures have a maximum height of 30 feet; the live/work units have a maximum height of approximately 35 feet; and the commercial structure has a maximum height of 25.5 feet. Specific details regarding height, setbacks, coverage, density and parking are outlined under Section 2.3: Project Statistics. 2.3 Project Statistics Item Multi-family (Pratt) Multi-family (Righetti) Ordinance Standard Street Yards 10 feet 10 feet 15 feet Other Yards 5-10 feet 5-10 feet 5-10 feet Max. Height of Structure(s) 30 feet 30 feet 35 feet Density per acre 30 du 32 du 68.22 du / 35.1 du Building Coverage (footprint) ~24% 49% 60% Parking Spaces (for residents) 75 spaces 80 spaces 75 spaces / 80 spaces Parking Spaces (for guests) 6 spaces 7 spaces 6 spaces / 7 spaces Bicycle Parking (long term) 162 spaces 174 spaces 162 spaces / 174 spaces Bicycle Parking (short term) 22 spaces 21 spaces 8 spaces / 9 spaces Item Live/Work/Commercial Ordinance Standard Street Yards 0 feet 0 feet Other Yards 0-10 feet 0-10 feet Max. Height of Structure(s) 35 35 feet Density per acre 4 du 12.60 du Building Coverage (footprint) ~53% 75% Parking Spaces 16 spaces 16 spaces (with a 60% parking reduction) Bicycle Parking 3 spaces 3 spaces 3.0 PROJECT ANALYSIS The following discussion provides an evaluation of the project’s consistency with applicable Packet Page 13 ARCH-1519-2018 3750 & 3810 Bullock Lane Page 4 guidance in the OASP, the Community Design Guidelines (CDG) and the City’s Zoning Regulations. 3.1: Multi-family Residential 3.1.1 Site Plan1: The site plan for the multi-family portion of development is consistent with the CDG and the OASP by providing clustered housing that creates a pleasant, comfortable, safe, and distinct place for residents, without the project “turning its back” on the surrounding neighborhood. No structure contains more than 6 units, has a façade that is less than 150 feet2 and each unit includes “walk-up” rather than “stacked” units, with each unit adjacent to a street having its primary pedestrian entrance from the street sidewalk. Additionally, residential units and activity areas not adjacent to a street are accessible via pedestrian walkways. 3.1.2 Residential Building Design: The OASP encourages a compatible mix of residential designs.3 It specifically encourages architectural styles of Craftsman, California Bungalow, and California Mission.4 The applicant is proposing a farmhouse architectural style that pays homage to the ranch and farming history of the area. The design includes gable end roof forms, decorative rafter tails and fenestration styles5 that are similar to bungalow and craftsman architecture and to one of the architectural styles approved for the single-family homes on the Righetti property. The 1 Community Design Guidelines Section 5.4.A: Site Planning 2 OASP DG 4.3 Scale: Projects over eight units should be broken up into multiple structures. Facades over 150 feet in length should be avoided. 3 OASP Policy 4.1.1. 4 OASP Program 4.1.1a 5 OASP 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.) Figure 1: Illustration of the multi-family residential units Packet Page 14 ARCH-1519-2018 3750 & 3810 Bullock Lane Page 5 units also include porches over the front entries6 that include design variation between shed roofs and gabled roofs.7 The gable and shed roof forms of the proposed buildings provide opportunities for solar panels facing south and west and the southwesterly orientation of windows also improve natural daylighting opportunities.8 3.1.3 Residential Materials and Colors: The multi-family residential units include a variety of exterior materials and colors. The exterior materials include painted board and batt siding, stucco, standing seam metal roofing (used as an accent) and asphalt shingle roofing. The applicant is proposing three color variations for the units as shown on Sheet A29 of the Project Plans (Attachment 3). Each have a main color theme of either red, blue or dark gray with supplemental complimentary colors. The OASP DG 4.7 (Color Palettes) states 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. ARC Discussion: The ARC should discuss whether there is enough variation between the colors proposed for the multi-family portion of the project, specifically the accent and trim colors that are proposed. 3.1.3 Street Yard Setback Exception for a Porch: The applicant is requesting a ten-foot street yard setback exception to allow for porches along the street frontage. The OASP R-3 zone requires a 15-foot setback from the street yard property line to the structure. The OASP includes language in DG 3.4 that states, 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. Program 4.1.2b states, 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. As shown on sheets A7 - A8 and A22 - A24 of the project plans (Attachment 3), the reduced street yard setback is to include covered porches as part of the architectural design of the structures. Staff is supportive of the setback exception request because it is consistent with the OASP desire for porches to be an included design feature of the residential units. 6 OASP 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. 7 OASP 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. 8 OASP 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. OASP DG 4.8 Solar Panels: A solar energy source such as solar panels or solar roofing is recommended per conservation/open space policies. Packet Page 15 ARCH-1519-2018 3750 & 3810 Bullock Lane Page 6 3.2 Commercial Building Design 3.2.1 Site Plan: The OASP contains specific design direction for the commercially-zoned property located at the intersection of “A” Street (now named Tiburon Way) and “B” Street (now named Ranch House Road). Figure 2 is an image included in the OASP that provides a conceptual site plan for commercial/mixed use development. The proposed site plan for the commercial/mixed-use development include an outdoor plaza area and is oriented to face users towards the park, Righetti Hill and Islay Hill.9 Consistent with the OASP, the project includes zero-foot setbacks, wide sidewalks, street trees, and limited driveway access in order to provide a pedestrian friendly environment.10 3.2.2 Commercial/Mixed-Use Building Design: OASP Goal 4.2b states, An architectural focal 9 OASP Program 4.2.3b Define the northern side of the space with two public plazas that may be use d 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. 10 OASP 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 d riveway 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. Figure 2: Conceptual Site Plan; the proposed location for commercial/mixed-use development is indicated with a dashed line Packet Page 16 ARCH-1519-2018 3750 & 3810 Bullock Lane Page 7 point for the Orcutt Area neighborhood located at the intersection of “A” and “B” Streets and Policy 4.2.1 states that, 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. The project proposes an oversized, one-story, 3,400-square foot commercial building with a maximum height of 25.5 feet and three-story live/work building with 4 units that include first floor commercial spaces with a maximum height of 30 feet. The farmhouse architectural style used in the multi-family residential units is carried over into the commercial/mixed-use buildings providing continuity and internal compatibility with the overall proposed development.11 The buildings include gabled roofs, dormers, decorative rafter tails and fenestration styles (see Figure 3, below, and Attachment 3, Project Plans, Sheets A14-A20). The project also includes other commercial architectural features such as recessed storefronts, bulkheads, awnings, and upper floor setbacks.12 3.2.3 Commercial/Mixed-Use Materials and Colors: The commercial/mixed-use buildings include a variety of exterior materials and colors. The exterior materials include painted board and batt siding, horizontal wood siding, corrugated and standing seam metal roof accents, wood awnings, metal and fabric awnings, brick bulkheads, aluminum storefronts and asphalt shingle roofing. The applicant is proposing white/cream color scheme with a blue grey accent as shown on Sheet A20 of the Project Plans (Attachment 3). 3.3 Parking The project proposes various parking options with enclosed spaces for the multi-family residential units and the live/work units and surface parking for the guests and the commercial uses. The parking areas are surrounded by sidewalks and textured concrete crossings to safely guide pedestrians around the parking areas. The applicant is requesting the 60% parking reduction for the commercial parking requirements as allowed in the OASP.13 11 OASP 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. 12 CDG. Chapter 3 – Commercial & Industrial Project Design 3.1(B) 13 Program 3.2.19c Provide incentives to encourage the development of commercial uses as follows: The off-street parking requirements for the primary commercial area may be reduced to 60% of that ordinarily required by the City zoning ordinance for the individually designated uses. Such parking may utilize group parking lots to limit the number of driveways on “A” and “B” streets. Figure 3: North elevation of commercial/mixed-use development Packet Page 17 ARCH-1519-2018 3750 & 3810 Bullock Lane Page 8 3.4 Landscaping Consistent with the OASP, the multi-family and commercial landscapes include a wide range of plant species that are included in the plant list of Appendix D of the OASP (see Attachment 3, Project Plans, Sheet L2). The majority of the species on the plant list have lower water requirements. Additionally, the plant list does not include any of the plant species that are prohibited in the OASP. The street trees proposed are consistent with Table 4.1 in the OASP. 3.5 Paving Materials The OASP states that the use of alternative paving is recommended for driveways and other residential paths such as stamped/colored concrete, paving stones, tiles, and bricks.14 The project includes stamped concrete crosswalks, but does not call out other changes in materials. Plans show alternative material on the landscape plans around the commercial/mixed-use buildings (Attachment 3, Sheets L3 & L4), but a specific material is not identified. ARC Discussion: The ARC should discuss if additional paving materials should be included in the project. 4.0 ENVIRONMENTAL REVIEW Pratt Multi-family Residential Environmental Review The proposed project is statutorily exempt from environmental review in accordance with Government Code Section 65457 and State CEQA Guidelines Section 15182 (Residential Projects Pursuant to a Specific Plan) because it is: 1. A residential project; 2. Consistent with the OASP; 3. No substantial changes have occurred as specified in Section 21166 of the Public Resources Code; and 4. Located within a specific plan with a Final EIR that was certified on March 2, 2010 by the City Council. Righetti Multi-family Residential Environmental Review The project is consistent with the requirements of the OASP Final Environmental Impact Report (EIR) that was certified on March 2, 2010 by the City Council and consistent with the requirements of the supplemental Initial Study/Mitigated Negative Declaration (IS/MND) for Righetti Vesting Tentative Tract Map #3063 adopted by City Council on June 15, 2015. Commercial/Mixed-Use Project Environmental Review The project is consistent with the requirements of the OASP Final Environmental Impact Report (EIR) that was certified on March 2, 2010 by the City Council and consistent with a Mitigated Negative Declaration (MND) for Vesting Tentative Parcel Map (SLO-18-0036) that is being reviewed for adoption by the Hearing Officer on August 27, 2018. The MND is out for public 14 OASP Program 4.1.1e: DG 4.1 Packet Page 18 ARCH-1519-2018 3750 & 3810 Bullock Lane Page 9 review until Friday, August 24, 2018 at 5:00 p.m. and is available to review online at: http://www.slocity.org/government/department-directory/community-development/documents- online/environmental-review-documents/-folder-1957. 6.0 OTHER DEPARTMENT COMMENTS Staff comments provided during review of the proposed project are incorporated into the presented evaluation and conditions of approval. 7.0 ALTERNATIVES 7.1. Continue the project with direction to the applicant and staff on pertinent issues. 7.2. Deny the project based on findings of inconsistency with the Orcutt Area Specific Plan (OASP) and the Community Design Guidelines. 8.0 ATTACHMENTS 1. Draft ARC Resolution 2. Map of the recent subdivisions 3. Project Plans Included in Commission member portfolio: project plans Available at ARC hearing: color/materials board Packet Page 19 RESOLUTION NO. ARC- -18 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION GRANTING FINAL ARCHITECTURAL REVIEW APPROVAL OF 1) A 30, TWO-STORY MULTI-FAMILY RESIDENTIAL UNITS AT 3750 BULLOCK LANE (PART OF THE PRATT PROPERTY AND STATUTORILY EXEMPT FROM ENVIRONMENTAL REVIEW), 2) A 32, TWO-STORY MULTI-FAMILY RESIDENTIAL UNITS AT 3810 BULLOCK LANE (PART OF THE RIGHETTI PROPERTY), AND 3) A MIXED-USE PROJECT THAT INCLUDES 4, THREE-STORY LIVE- WORK UNITS AND A SINGLE STORY 3,400 SQUARE FEET COMMERCIAL BUILDING AT 3750 BULLOCK LANE (PART OF THE PRATT PROPERTY) ALL WITHIN THE ORCUTT AREA SPECIFIC PLAN. THE PROJECTS ARE STATUTORILY EXEMPT FROM ENVIRONMENTAL REVIEW IN ACCORDANCE WITH GOVERNMENT CODE SECTION 65457 AND STATE CEQA GUIDELINES SECTION OR UNDER A MITIGATED NEGATIVE DECLARATION OF ENVIRONMENTAL REVIEW AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED AUGUST 27, 2018; 3750 & 3810 BULLOCK LANE (R-3-SP & C-C-MU-SP ZONE; ARCH- 1519-2018) 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 August 27, 2018, pursuant to a proceeding instituted under ARCH-1209- 2017, Ambient Communities, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing. WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-1519-2018), based on the following findings: 1. The project will not be detrimental to the health, safety, or welfare of those working or residing in the vicinity since the proposed project is consistent with the intention of the site’s Medium-High Density Residential and Community Commercial with a Mixed-use overlay zoning designation and will be subject to conformance with all applicable building, fire, and safety codes. ATTACHMENT 1 Packet Page 20 Resolution No. ARC- -18 3750 & 3810 Bullock Lane, ARCH-1519-2018 Page 2 2. The proposed farmhouse architectural style of the residential structures are consistent with the Craftsman and California Bungalow styles and Design Guidelines described in the Orcutt Area Specific Plan because the style includes Craftsman and Bungalow architectural features such as gable end roof forms, rafter tails, fenestration and porches. 3. The proposed architectural style of the commercial/mixed-use structures is consistent with the Design Guidelines described in the Orcutt Area Specific Plan because the project provides architecture that is internally compatible and enhances San Luis Obispo’s unique sense of place. 4. The reduced front yard to allow porches will not be detrimental to the health, safety or welfare of persons working or living at the site or within the vicinity, and is consistent with the Orcutt Area Specific Plan which encourages all residential units include a front porch. 5. A 60% parking reduction on the Pratt Commercial/Mixed-Use project site is consistent with Orcutt Area Specific Plan Program 3.2.19c which states, the off-street parking requirements for the primary commercial area may be reduced to 60% of that ordinarily required by the City zoning ordinance for the individually designated uses. SECTION 2. Environmental Review. The Architectural Review Commission hereby determines that approval of the design of the project is consistent with CEQA as follows: 1. Pratt Multi-family Residential Project The proposed project is statutorily exempt from environmental review in accordance with Government Code Section 65457 and State CEQA Guidelines Section 15182 (Residential Projects Pursuant to a Specific Plan) because it is: 1. A residential project; 2. Consistent with the OASP; 3. No substantial changes have occurred as specified in Section 21166 of the Public Resources Code; and 4. Located within a specific plan with a Final EIR that was certified on March 2, 2010 by the City Council. 2. Righetti Multi-family Residential Project The project is consistent with the requirements of the OASP Final Environmental Impact Report (EIR) that was certified on March 2, 2010 by the City Council and consistent with the requirements of the supplemental Initial Study/Mitigated Negative Declaration (IS/MND) for Righetti Vesting Tentative Tract Map #3063 adopted by City Council on June 15, 2015 (Council Resolution No.10619) 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. 3. Pratt Commercial/Mixed-Use Project The project is consistent with the requirements of the OASP Final Environmental Impact Report (EIR) that was certified on March 2, 2010 by the City Council and consistent with ATTACHMENT 1 Packet Page 21 Resolution No. ARC- -18 3750 & 3810 Bullock Lane, ARCH-1519-2018 Page 3 a Mitigated Negative Declaration (MND) for Vesting Tentative Parcel Map (SLO-18- 0036) that was adopted by the Hearing Officer on August 27, 2018 because the commercial/mixed-use project 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. Please note the project conditions of approval do not include all mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to your project. Community Development Department - 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 cooperat e in the defense against an Indemnified Claim. 2. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions of project approvals listed as sheet number 2. 3. 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. 4. The project shall comply with conditions established under Council Resolution No. 10619 (2015 Series), Director’s Resolution No. 18-01, Council Resolution No. 10884 (2018 Series)) and the minor subdivision of vesting tentative parcel map (SLO-18-0036) (Application No. SBDV-1528-2018) as they apply to each individual project. 5. 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. 6. Plans shall clearly note that all stucco surfaces are not a sprayed-on product and have a smooth hand-troweled or sand finish appearance to the satisfaction of the Community Development Director. ATTACHMENT 1 Packet Page 22 Resolution No. ARC- -18 3750 & 3810 Bullock Lane, ARCH-1519-2018 Page 4 7. The locations of all exterior lighting, including bollard style landscaping or path/parking 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 exterior lighting shall be consistent with the Architectural Review application. All wall-mounted lighting shall complement building architecture, subject to the approval of the Community Development Director. 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. Plans submitted for a building permit shall clearly depict the type of bicycle racks proposed, location and dimensions of all short and long-term bicycle parking. Sufficient detail shall be provided about the placement and design of bike racks to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. 9. Plans submitted for a building permit shall include window details indicating the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Plans shall demonstrate the use of high quality materials for the windows that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director. 10. Plans submitted for a building permit shall include all porch railing details indicating the type of materials, picket details, dimensions and colors. Plans shall demonstrate the use of high quality materials for the railings that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director. 11. Mechanical and electrical equipment shall be located internally. With submittal of working drawings, the applicant shall include sectional views of the building, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers or other mechanical equipment is to be placed on the roof, plans submitted for a building permit shall confirm that parapets and other roof features will adequately screen them. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 12. 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 back-flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, ATTACHMENT 1 Packet Page 23 Resolution No. ARC- -18 3750 & 3810 Bullock Lane, ARCH-1519-2018 Page 5 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. 13. 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. Street trees species shall comply with the Orcutt Area Specific Plan. Community Development Department - Engineering 14. Site specific soils reports shall be provided for each development area. The report shall consider the impacts of any stormwater BMP’s on the proposed buildings, private improvements, and public infrastructure. 15. These projects are considered part of a Common Plan for purposes of SWPPP requirements and for compliance with the Post Construction Stormwater Regulations. 16. Each development project shall include a final drainage report showing compliance with the OASP requirements, tentative map conditions, the Drainage Design Manual, and Post Construction Stormwater Regulations. The project plans and reports shall clarify whether the master report and improvements have fully considered these fully development plans. Each development shall provide water quality treatment and peak management if not otherwise captured with the subdivision improvements. As a minimum, each project shall show compliance with Performance Requirement 1 and Low Impact Development (LID) strategies. 17. Public and private subdivision improvements shall comply with the most current City Engineering Standards and Parking and Driveway Standards. The most current standards were adopted May 2018. 18. Mailbox units shall be provided for each development. The final number, size, and location shall be approved to the satisfaction of the City and US Postal Service. 19. The final mix of on-site trees and street trees shall generally comply with the OASP standards and current City Engineering Standards for species selection and planting requirements, and shall incorporate the use of structural soils, subject to the approval of the City Arborist and Community Development Director, as appropriate. Transportation Division - Public Works Department 20. Prior to the issuance of building permits, the applicant shall be responsible for paying applicable citywide Traffic Impact Fees (TIF). ATTACHMENT 1 Packet Page 24 Resolution No. ARC- -18 3750 & 3810 Bullock Lane, ARCH-1519-2018 Page 6 21. On-site parking stall and bay dimensions shall be consistent with current City Engineering Standards. 22. No street trees, plantings or other vertical sight distance obstructions exceeding 36” in height shall be placed within applicable stopping sight distance triangles (as measured per Caltrans or AASHTO guidance) where project driveways intersect with the public street network. Utilities Department 23. The final map shall include utility infrastructure in accordance with the engineering design standards in effect during the time a building permit is obtained, and shall have reasonable alignments and clearances needed for maintenance. 24. The final maps shall include a sewer service study and additional off-site analysis of the proposed sewer services. The study scope shall be established and approved to the satisfaction of the Utilities Department. The study shall establish the minimum depth and pipe size of the required sewer system. 25. Sewer flow rates and flow velocities shall comply with the requirements of the 2016 Wastewater Collection System Infrastructure Renewal Strategy. 26. Prior to issuance of a building permit, the development’s recycled water system shall comply with the requirements of the 2017 Recycle Water Master Plans and service area requirements. 27. Water flow rates and flow velocities shall comply with the requirements of the 2016 Potable Water Distribution System Operations Master Plan. The frontage improvements shall include construction of a 12-inch water main along Bullock, and new service connections from the existing water main along the Tiburon and Ranch House Road. 28. The two pressure reducing stations at Tanglewood-Johnson and at Industrial CV must be constructed and fully functional, including all associated piping, prior to issuance of a building permit. 29. Final grades and alignments of all public and/or private water, recycled water, and sewer shall be approved to the satisfaction of the Utilities Department. The final location, configuration, and sizing of on-site service laterals and meters shall be approved by the Utilities Director in conjunction with the review of the building plans, fire sprinkler plans, and/or public improvement plans. 30. Revisions to the existing sewer and water infrastructure, that may result from the proposed project, shall be completed to the satisfaction of the Utilities Director to minimize impacts to operations and maintenance of the services. ATTACHMENT 1 Packet Page 25 Resolution No. ARC- -18 3750 & 3810 Bullock Lane, ARCH-1519-2018 Page 7 31. Management of refuse generations for waste, recyclables, and organics shall comply with state law per AB 1826, and the local waste management ordinance to reduce greenhouse gas emissions. Fire Department 32. Each building shall have the fire sprinkler riser in an interior room with exterior door access. 33. Multi-story buildings shall have sprinkler control and flow alarm valves for each floor level located in the fire sprinkler riser room. Code Requirements 34. Potable water shall not be used for major construction activities, such as grading and dust control as required under Prohibited Water Uses; Chapter 13.07.070.C of the City’s Municipal Code. Recycled water is available through the City’s Construction Water Permit program from existing filling stations, or at a metered rate at the construction site. 35. All new building shall comply with CBC Chapter 7A or CRC R337 for exposure to wildfire. 36. Projects submitted for construction permit application after January 1, 2020 shall comply with the requirements of the 2019 California Building Code series. On motion by Commissioner ___________, seconded by Commissioner ____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: The foregoing resolution was passed and adopted this 27th day of August 2018. _____________________________ Doug Davidson, Secretary Architectural Review Commission ATTACHMENT 1 Packet Page 26 Project Site Locations NOT A PART Pratt Multi-family Residential Site (R-3-SP) Righetti Multi-family Residential Site (R-3-SP) Commercial/Mixed-Use Project Site (C-C-MU-SP) ATTACHMENT 2 Packet Page 27 THE APPLICANT PLANS TO BUILD NEW RESIDENTIAL HOUSING ON TWO R-3 SITES WITHIN THE ORCUTT AREA SPECIFIC PLAN (OASP). ON THE PRATT PARCEL, 30 THREE-BEDROOM SINGLE-FAMILY TOWNHOMES ARE PROPOSED, EACH WITH A TWO-CAR GARAGE. ON THE RIGHETTI PARCEL TO THE SOUTH, THERE WILL BE 32 TOWNHOMES. AS COMMON INTEREST SUBDIVISIONS, THE OWNERS OF THE NEW HOMES WILL ALSO HAVE TITLE TO THE LAND THAT THEIR HOMES ARE LOCATED ON. THE EASTERN CORNER OF THE PRATT PROPERTY IS ZONED COMMUNITY COMMERCIAL. CONSISTENT WITH THE OASP, THE SITE WILL BE DEVELOPED WITH A 3,500 SQUARE-FOOT COMMERCIAL BUILDING NEAR THE STREET CORNER AND FOUR LIVE-WORK UNITS. TO ASSURE THAT OASP GOALS FOR WALKABILITY AND CONNECTIVITY ARE ACHIEVED, SITE PLANS SHOW ON-SITE WALKWAYS THAT SEPARATE PEDESTRIANS FROM VEHICLES AND CONNECT TO PUBLIC SIDEWALKS ALONG ADJACENT STREETS.Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 Orcutt Area Specific Plan, San Luis Obispo, CAT1GENERALTITLE SHEETGENERALTITLE SHEET . . . . . . . . . . . . . . . . . . . . . . . . . . . . . T1LANDSCAPEILLUSTRATIVE LANDSCAPE PLAN . . . . . . . . . . . . . . . . . L2ILLUSTRATIVE LANDSCAPE PLAN (PRATT PARCEL) . . . . . . . . L3ILLUSTRATIVE LANDSCAPE PLAN (RIGHETTI PARCEL) . . . . . . L4MAILBOX , LIGHTING, AND TRASH ENCLOSURE DETAILS . . . . L5CIVILOVERALL SITE GRADING/UTILITY/STORMWATER PLAN . . . . .C6ARCHENLARGED SITE PLAN (PRATT PARCEL). . . . . . . . . . . . . .A7ENLARGED SITE PLAN (RIGHETTI PARCEL) . . . . . . . . . . . .A8PRATT BICYCLE PARKING EXHIBIT . . . . . . . . . . . . . . . . .A9SITE SECTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . A10CHARACTERCONTEXT & INSPIRATION . . . . . . . . . . . . . . . . . . . . A11RESIDENTIAL CHARACTER ILLUSTRATION . . . . . . . . . . . . A12RETAIL & LIVE-WORK CHARACTER ILLUSTRATION . . . . . . . A13COMMERCIALRETAIL FLOOR & ROOF PLAN . . . . . . . . . . . . . . . . . . A14RETAIL BUILDING ELEVATIONS . . . . . . . . . . . . . . . . . A15LIVE-WORK UNIT FLOOR PLANS . . . . . . . . . . . . . . . . . A16LIVE-WORKLIVE-WORK BUILDING PLANS . . . . . . . . . . . . . . . . . . A17LIVE-WORK BUILDING ELEVATIONS . . . . . . . . . . . . . . . A18RETAIL & LIVE-WORK DETAIL VIGNETTES . . . . . . . . . . . . A19RETAIL & LIVE-WORK COLOR & MATERIALS . . . . . . . . . . A20TOWN HOUSETOWN-HOUSE UNIT FLOOR PLANS . . . . . . . . . . . . . . . A214-PLEX BUILDING PLAN . . . . . . . . . . . . . . . . . . . . . A225-PLEX BUILDING FLOOR PLANS . . . . . . . . . . . . . . . . A236-PLEX BUILDING FLOOR PLANS . . . . . . . . . . . . . . . . A244-PLEX BUILDING ELEVATIONS. . . . . . . . . . . . . . . . . . A255-PLEX BUILDING ELEVATIONS. . . . . . . . . . . . . . . . . . A266-PLEX BUILDING ELEVATIONS. . . . . . . . . . . . . . . . . . A27RESIDENTIAL DETAIL VIGNETTES . . . . . . . . . . . . . . . . . A28TOWN HOUSE COLOR & MATERIALS . . . . . . . . . . . . . . A29RESIDENTIAL TOWNHOMES & MIXED-USE DEVELOPMENTPROJECT STATS (PRATT PARCEL)DENSITYDENSITYPROPOSED LOT COVERAGEPROPOSED LOT COVERAGEAVERAGE SITE CROSS SLOPEAVERAGE SITE CROSS SLOPEPROVIDED YARD SETBACKS PROVIDED YARD SETBACKSBIKE PARKINGOPEN SPACEOPEN SPACEMAX ALLOWABLE HEIGHTMAX ALLOWABLE HEIGHTTOTAL NUMBER OF NEW UNITSTOTAL NUMBER OF NEW UNITSTOTAL CONDITIONED AREATOTAL CONDITIONED AREAPARKINGPARKINGPROJECT STATS (RIGHETTI PARCEL)PROJECT DIRECTORYPROJECT DESCRIPTIONSHEET INDEXVICINITY MAPNORTHAPN NUMBER:053-061-024ZONING:CC-SP, R-3-SPTYPE OF CONSTRUCTION:VBNET SITE AREA: TOTAL: 4.14 ACR-3 3.79 ACCC .35 ACAPN NUMBER:004-706-008ZONING:R-3-SPTYPE OF CONSTRUCTION:VBLOT AREA: TOTAL: 1.95 ACALLOWABLE DENSITY PER TABLE 1 OF LAND USE ORDINANCEALLOWED DENSITY UNIT:R-3 20/ACRECC 36/ACREALLOWED DU PER NET SITE AREA: PER OASP POLICY 3.1(3.79 AC) X 20/ACRE = 75.88 DU(.35 AC) X 36/ACRE = 12.60 DUTOTAL ALLOWABLE DENSITY ON SITE:= 88.48 DUPROPOSED DENSITY PER OASP POLICY 3.1B1PROPOSED UNIT TYPETOWN HOMES 30LIVE/WORK 4PROPOSED UNIT DENSITYTOWN HOMES (3 BD) 30 UNITS X 1 DU 30 DULIVE/WORK (3 BD) 4 UNITS X 1 DU 4 DUTOTAL PROPOSED DENSITY34 DUALLOWABLE DENSITY PER TABLE 1 OF LAND USE ORDINANCEALLOWED DENSITY UNIT:R-3 20/ACREALLOWED DU PER NET SITE AREA: PER OASP POLICY 3.1(1.95 AC) X 20/ACRE = 39 DUTOTAL ALLOWABLE DENSITY ON SITE:= 39 DUPROPOSED DENSITY PER OASP POLICY 3.1B1PROPOSED UNIT TYPETOWN HOMES 32PROPOSED UNIT DENSITYTOWN HOMES (3 BD) 27 UNITS X 1 DU 32 DUTOTAL PROPOSED DENSITY32 DUOWNER:TRAVIS FUENTEZAMBIENT COMMUNITIES979 OSOS STREET, SUITE ESAN LUIS OBISPO, 93401ARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: RANDY RUSSOMPHONE: (805) 543-1794EMAIL: RWRussom@rrmdesign.comPROJECT ADDRESS:3750 BULLOCK LANE (PRATT PARCEL)REQUIRED PARKINGCOMMERCIAL/MIXED USE PER SLO ZONING TABLE 6PROPOSED COMMERCIAL AREA: 3,500 SFREQUIRED PARKING 1 SPACE/300 SF= 12 SPACESREQUESTED REDUCTION: 60%PER OASP PROGRAM 3.2.19C12 SPACES X 0.4 = -4.8 SPACESCOMMERCIAL REQUIRED7.2 SPACESLIVE/WORK PER SLO ZONING TABLE 6PROPOSED 3BD LIVE/WORK UNITS 4 UNITSREQUIRED RESIDENTIAL PARKING: 2 SPACES/UNIT = 8 SPACESLIVE/WORK REQUIRED8 SPACESTOTAL COMMERCIAL + LIVE/WORK REQUIRED15.2 SPACESTOTAL PARKING PROVIDED16 SPACESTOWN HOMES PER SLO ZONING TABLE 6PROPOSED 3BD UNITS30 UNITSREQUIRED RESIDENTIAL PARKING: 2.5 SPACES/UNIT = 75 SPACESREQUIRED GUEST PARKING 1 G. SPACE/5 UNITS= 6 SPACESTOTAL TOWN HOME PARKING REQUIRED81SPACESTOTAL TOWN HOME PARKING PROVIDED81 SPACESTOTAL PARKING PROVIDED97 SPACESREQUIRED PARKINGTOWN HOMES PER SLO ZONING TABLE 6PROPOSED 3BD UNITS32 UNITSREQUIRED RESIDENTIAL PARKING: 2.5 SPACES/UNIT = 80 SPACESREQUIRED GUEST PARKING 1 G. SPACE/5 UNITS= 6.4 SPACESTOTAL PARKING REQUIRED86.4 SPACESTOTAL PARKING PROVIDED 87 SPACESBUILDING FOOTPRINT47,202 SFLANDSCAPING120,216 SFHARD SCAPE/DRIVEWAYS12,920 SFBUILDING FOOTPRINT41,794 SFLANDSCAPING17,617 SFHARD SCAPE/DRIVEWAYS25,320 SFPER SLO ZONING 17.16.020 §C TABLES 2 & 4R-3 REQUIRED R-3 PROVIDEDSTREET - STRUCTURESTREET - PORCHSTREET - PARKING15’15’; 7’ WITH ARC REVIEW15’15’10’15’2OTHER5’-10”BASED ON ADJACENT BUILDING HEIGHT10’PER SLO ZONING 17.16.020 §C TABLES 2 & 4R-3 REQUIRED R-3 PROVIDEDSTREET - STRUCTURESTREET - PORCHSTREET - PARKING15’15’; 7’ WITH ARC REVIEW15’15’10’15’2OTHER6’-6”BASED ON ADJACENT BUILDING HEIGHT OF 19’-4”7’-11”(NORTH SIDE YARD PRATT)LAND USESHORT TERM REQUIRED SHORT TERM PROVIDED LONG TERM REQUIRED LONG TERM PROVIDEDTOWNHOMES - RIGHETTITOWNHOMES - PRATTCOMMERCIAL MU87 X .05 = 4.35 OR 581 X .05 = 416 X .15 = 2.4 OR 3;3 X .50 = 1.5 OR 221 SPACES IN 5 RACKS14 SPACES IN 5 RACKS11 SPACES IN 3 RACKS2/UNIT2/UNIT3 X .40 = 12/UNIT - 174 TOTAL2/UNIT - 162 TOTAL1 LOCKER OR SPACE WITHINBUILDINGC-C REQUIRED C-C PROVIDEDSTREET - STRUCTUREOTHER0’0’0’-10’10’ (NORTH SIDE YARD PRATT)C-C REQUIRED C-C PROVIDEDSTREET - STRUCTUREOTHER0’0’0’-10’10’ (NORTH SIDE YARD PRATT)TYPEREQUIREMENT PER UNITTOTAL AREA REQUIREDTOTAL AREA PROPOSEDPRIVATE100 SF 100 X 30 = 3,000 SF7,020 SFCOMMON100 SF 100 X 30 = 3,000 SF13,064 SFTOTAL400 SF 400 X 30 = 12,000 SF20,084 SFTYPEREQUIREMENT PER UNITTOTAL AREA REQUIREDTOTAL AREA PROPOSEDPRIVATE100 SF 100 X 32 = 3,200 SF7,488 SFCOMMON100 SF 100 X 32 = 3,200 SF5,550 SFTOTAL400 SF 400 X 32 = 12,800 SF13,038 SFMAXIMUM ALLOWABLE HEIGHTPER SLO ZONING 17.16.04035’ PROPOSED HEIGHT:+/- 34’6”MAXIMUM ALLOWABLE HEIGHTPER SLO ZONING 17.16.040 & TABLE 435’ PROPOSED HEIGHT:+/- 30’1. REQUEST 10’ PORCH SETBACKS PER OASP2. REQUEST 5’ SETBACK AS IS ALLOWED IN OTHER CITY ZONES FOR PARKING SPACES1. REQUEST 10’ PORCH SETBACKS PER OASP2. REQUEST 5’ SETBACK AS IS ALLOWED IN OTHER CITY ZONES FOR PARKING SPACESPER SLO ZONING 17.16.010 §A.2+/- 2% AVERAGE CROSS SLOPEPER SLO ZONING 17.16.010 §A.22-5% AVERAGE CROSS SLOPETOWN HOMES 3 BD 2.5 BA OVER 2-CAR GARAGE 30LIVE/WORK 3 BD 2 BA OVER 2-CAR GARAGE & WORK SPACE4TOTAL NUMBER OF NEW UNITS34TOWN HOMES 3 BD 2.5 BA OVER 2-CAR GARAGE 32TOTAL NUMBER OF NEW UNITS3230 TOWN HOMES 1,600 SF48,000 SF4 LIVE/WORK 2,060 SF 8,240 SFTOTAL CONDITIONED AREA+/- 56,240 SF32 TOWN HOMES 1,600 SF51,200 SFTOTAL CONDITIONED AREA+/- 51,200 SFGENERAL SITE LOCATION1 DENSITY IN OASP IS CALCULATED PER CITY ZONING REGULATIONS 17.16.010, EXCEPT THAT DWELLINGS THAT ARE 2 OR MORE BEDROOMS ACCOUNT FOR 1.0 DENSITY UNIT.2 REQUEST TO ALLOW 5’ SETBACK FOR PARKING ALONG TIBURON ROADATTACHMENT 3Packet Page 28 TIBURON ROADRIGHETTI RANCH ROAD ORCUTT ROAD TANK FARM ROADResidential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)NORTHOrcutt Area Specific Plan, San Luis Obispo, CAL2LANDSCAPE60’80’20’ 40’SCALE 1” = 40’- 0”ILLUSTRATIVE LANDSCAPE PLANSEE “PRATT SITE PLAN” ON PAGE L3OVERALL SITE PLANSEE “RIGHETTI SITE PLAN” ON PAGE L4SEE “PRATT COMMERCIAL” ON PAGE A14 &SEE “PRATT LIVE-WORK” ON PAGE A16 The irrigation system will utilize the following methods: Drip and bubbler irrigation will be used to apply water accurately to the plant root zones DWDUDWHWKDWLWFDQLQÀOWUDWHWRLPSURYHLUULJDWLRQHIÀFLHQF\ Low sprinkler heads will be used where needed to apply water uniformly and slowly.  2YHUVSUD\DQGHYDSRUDWLRQZLOOEHPLQLPL]HGDQGPDWFKHGSUHFLSLWDWLRQUDWHQR]]OHVZLOOEHXVHGZLWKLQHDFKFRQWUROYDOYHDQGFLUFXLW  $ZHDWKHUEDVHGVHOIDGMXVWLQJLUULJDWLRQFRQWUROZLWKDUDLQVKXWRIIGHYLFHZLOOEHinstalled. The irrigation system will be controlled by a time clock with the ability to adjust runtimes by data collected from rain and ET sensors. The watering schedule will be based upon plant needs, soil type, slope, and season. ,UULJDWLRQZLOOEHVFKHGXOHGWRDYRLGZDWHULQJGXULQJUDLQDQGIUHH]HHYHQWV The project will utilize recycled water for landscape irrigation and is not required to restrict its water use under the declared drought emergency.Total Landscape Area: 17,935 square feetMAWA Gallons: 267,874ETWU Gallons: 168,806METHOD OF IRRIGATION WATER USE CALCULATIONSPLANT SCHEDULETREES (Righetti Ranch/Tiburon/Ranch House Roads)Pistacia chinensisQuercus agrifoliaTristania confertaLagerstroemia faurei0DJQROLDJUDQGLÁRUDCercis occidentalis75((6 /RFDODQG3ULYDWH6WUHHWV Arbutus ‘Marina’Tristania confertaJacaranda mimosifoliaKoelreuteria paniculataCercis occidentalis0DJQROLDJUDQGLÁRUDPlatanus racemosaSHRUBS / GROUNDCOVER$JDYHDPHULFDQD$JDYH[¶%OXH)ODPH·$QLJR]DQWKRVÁDYLGXV¶7HTXLOD6XQULVH·Bulbine frutescens ‘Hallmark’&DUH[GLYXOVDCeanothus gloriosus ‘Anchor Bay’Ceanothus gloriosus ‘Heart’s Desire’Chondropetalum tectorum ‘El Campo’&LVWXV[SXUSXUHXV&LVWXV[VNDQEHUJLL&LVWXV[¶%HQQHWW·V:KLWH·Deschampsia cespitosaDietes iridioides ‘John’s Runner’Festuca californicaJuncus patens ‘Elk Blue’Lantana camara ‘Dwarf Yellow’Lantana camara ‘Landmark’Lomandra longifolia ‘Breeze’1HSHWD[IDDVVHQLL¶:DONHUV/RZ·3KRUPLXP[¶%ODFN$GGHU·Rhaphiolepis indica ‘Ballerina’Sesleria autumnalisStipa arundinaceaTeucrium chamaedrys9HUEHQD[¶%DOHQGDNOH·70COMMON NAMEChinese Pistache&RDVW/LYH2DN%ULVEDQHER[Japanese Crape MyrtleSouthern Magnolia Western RedbudCOMMON NAMEMulti-Trunk Arbutus%ULVEDQHER[JacarandaGoldenrain TreeWestern RedbudSouthern Magnolia California SycamoreCOMMON NAMECentury Plant%OXH)ODPH$JDYHKangaroo PawStalked BulbineBerkeley SedgePoint Reyes CreeperHeart’s Desire LilacCape RushOrchid RockroseCoral RockroseWhite RockroseTufted Hair GrassFortnight LilyCalifornia FescueSpreading RushYellow Bush LantanaIrene LantanaDwarf Mat RushWalkers Low Catmint1HZ=HDODQG)OD[Ballerina Indian HawthornAutumn Moor GrassNew Zealand Wind GrassGermanderPurple VerbenaCONTµ%R[µ%R[µ%R[µ%R[µ%R[µ%R[CONTµ%R[µ%R[µ%R[µ%R[µ%R[µ%R[µ%R[CONT5 GAL5 GAL5 GAL1 GAL1 GAL1 GAL5 GAL5 GAL5 GAL5 GAL5 GAL1 GAL1 GAL1 GAL1 GAL1 GAL1 GAL1 GAL1 GAL5 GAL1 GAL1 GAL1 GAL1 GAL1 GALTotal Landscape Area: 18,145 square feetMAWA Gallons: 271,010ETWU Gallons: 159,415RIGHETTI PRATTNOTESOASP A-D/Res OASP ResOASP ResOASP ResOASP ResSLO MasterNOTESSLO Master OASP Res.OASP Res. OASP Res. SLO Master OASP Res. OASP Res.PRATTRIGHETTINTSNORTHATTACHMENT 3Packet Page 29 1 2 3 4 5 67MAILBOXESORNAMENTAL WATER FEATUREBIKE RACKS (SEE A10 FOR TYPE AND LOCATION)INDOOR / OUTDOOR FIRE PLACETRASH ENCLOSURESOUTDOOR DININGDECORATIVE STAMPED CONCRETELEGEND AND NOTES 1 2 3 2 2 2 2 2 2 3 4 5 677TIBURON ROADPEDESTRIAN LIGHTBOLLARDResidential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)NORTHOrcutt Area Specific Plan, San Luis Obispo, CAL3LANDSCAPE60’40’10’ 20’SCALE 1” = 20’- 0”ILLUSTRATIVE LANDSCAPE PLAN (PRATT PARCEL)ATTACHMENT 3Packet Page 30 1 2 3 4 5 6 7ENTRY MONUMENTBIKE RACKS (SEE A9 AND A10 FOR TYPE AND LOCATION)BASINTRELLIS / OUTDOOR BBQMAILBOXESBOLLARDBASINTRASH ENCLOSURESLEGEND AND NOTES 8PEDESTRIAN WALKWAY 1 2 3 4 4 4 4 4 5 6 6 7 8TIBURON ROADRIGHETTI RANCH ROADResidential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)NORTHOrcutt Area Specific Plan, San Luis Obispo, CAL4LANDSCAPE60’40’10’ 20’SCALE 1” = 20’- 0”ILLUSTRATIVE LANDSCAPE PLAN (RIGHETTI PARCEL)ATTACHMENT 3Packet Page 31 Each Trash Enclosure shall contain:(1) 4-Yard Recycling Bin(1) 4-Yard Trash Bin(2) 64 Gallon Organic Waste WheelerNotes:$OOH[SRVHGIDFHVRI&08VKDOOEHVSOLWIDFHGEORFNFRORUV7DQDQG%URZQVKRZQLQ(OHYDWLRQ$$OOPHWDOVVKDOOEHSDLQWHG&RORUEURZQDVDSSURYHG3URYLGHVKRSGUDZLQJVIRUVWHHOWUDVKHQFORVXUHJDWHDVVHPEO\SULRUWRIDEULFDWLRQ6XEPLWEORFNFRORUFKLSVIRUDSSURYDOSULRUWRFRQVWUXFWLRQPLAN VIEWWOOD PANELS, 2X4 AND 2X8COMPOSITE WOOD, TYP.15'-4"#4 @ 16" O.C.EACH WAY95% RELATIVECOMPACTEDSUBGRADE6" CLASS 2 AGGREGATE BASE@ 95% RELATIVE COMPACTION20"30"3"VERT. #4 REBAR @ ENDS ANDCORNERS OF CMU WALL, TYP.ATTACH PANELS WITH GALV HEXTHROUGH BOLT WITH WASHERS (4)PER PANEL, MIN. BOLT TO SHEETMETAL ON BACKSIDE OF GATE.6x2x1/4 PERIMETER TUBULARSTEEL FRAMEPRE-CAST CONCRETE CAP.MORTAR IN PLACE8x8x16 SPLIT FACE CMU BLOCK,GROUT SOLID.HORIZONTAL #4 BAR. EVERYOTHER COURSEVERTICAL #4 REBAR @ 16" O.C.LAP BARS MIN. 30"ELEVATION A: FRONT2 COURSE COLOR #2 (BROWN)COLOR #1 (TAN)COLOR #1 (TAN)7" ROUND BARREL BODY HINGE, 3/4" DIA.STAINLESS STEEL PIN, WELD IN BETWEENSQUARE STEEL TUBE POST ANDPERIMETER TUBE5000 PSI CONCRETEFOOTING, TYP.6"WASTE DUMPSTER AREA(9" CONCRETE PAVING)WALL FOOTING, TYP.SEE SECTION BCONCRETE MASONRY UNITWALL, TYP.B--C--A--(2) DOUBLE SWINGSTEEL GATES, TYP.4"x 4" STEEL SQUARE TUBING,1/2" THICK,TYP. PROVIDEWELDED HINGE FOR 180DEGREE GATE SWING.34" DROP BOLT2x82x42x82x42x42x82x42x821'-9" MIN4 YARDBIN4 YARDBIND--3"CLR17'-2" MINEXPAFELTSLOPDROP BOLT, PROVIDE 3/4" GALV.PIPE SLEEVE IN FLATWORKPROVIDE OPENING FOR DRAINAGEPER GRADING PLAN, TYP.34" GALV. PIPE SLEEVEResidential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)NORTHOrcutt Area Specific Plan, San Luis Obispo, CAL5LANDSCAPEMAILBOX, LIGHTING, AND TRASH ENCLOSURE DETAILS16’8’4’2’SCALE 1/2” = 1’- 0”10' - 4"1' - 0"0' - 2"4'-11' HEAD HEIGHT7CD-1.4CD-1.64Sim 1/2" = 1'-0"A-1.1 CD-1.4NORTH ELEVATION MAILBOX DBL SIDED2 1/2" = 1'-0"CD-1.4ROOF P61X12 PRIMED HEMFIR FASCIA BOARD2" PRIMED HEM FIRTRIM, COLOR TO VARYPER NEIGHBORHOOD2X6 PRIMED HEMFIR FASCIAANODIZED ALUMINUM ANIMALLOGO, IMAGE VARIES PERNEIGHBORHOODNEIGHBORHOODBULLETIN BOARDMAILBOX 28 UNITS.SEE NOTES FORSPECS19 UNIT MODULE9 UNIT MODULENOTES:3" MIN24"1-1/2"FINISH GRADE48"12"1-1/2"1-1/2"1. GALVANIZED ANCHOR BOLTS & TEMPLATE FURNISHED BY EC; BOLTS INSTALLED AND CONCRETEBASE FURNISHED AND INSTALLED WITH REBAR BY GC.2. CONDUIT SHALL BE 3/4" MINIMUM SIZE AND MINIMUM 24" BELOW FINISH GRADE.3. TIES SHALL HAVE AT EACH END A 135 DEGREE HOOK BEND WITH A SIX-BAR DIAMETER, BUT NOTLESS THAN 3 INCH, EXTENSION THAT ENGAGES THE LONGITUDINAL REINFORCEMENT ANDPROJECTS INTO THE INTERIOR OF THE STIRRUP OR HOOP.BASE COVER WITHDRY PACK BELOWBASEPLATE(3)#3 REBAR TIES WITHINTOP 5" OF CONCRETE, SEENOTE 3.CONCRETE BASE3" MINIMUM BETWEENSTEEL AND BELOW GRADEOUTSIDE OF CONCRETE#4 VERTICAL REBAR,TYPICAL OF 4#3 REBAR TIES AT 12" ONCENTER VERTICALLY,TYPICAL, SEE NOTE 3.STANDARD 180° J-HOOK ATBOTTOM OF VERTICALREBAR, TYPICAL OF 4DIAMETERGALVANIZED ANCHOR BOLT BYEC; SIZE AND EMBED PERMANUFACTURER. TYPICAL OF 4PROVIDE BASE WITH 1"CHAMFER AT 45°CONDUIT, PER ELECTRICALSITE PLAN.24"MIN.POLE SPECIFICATIONS:CATALOG NO.: PA40-16-SA-BZ-TXMATERIAL: 4" ROUND, ALUMINUM TUBINGPOLE HEIGHT: 16'-0'' (4.9m)ANCHOR BOLTS: (4) 3/4" x 20" FULLY GALVANIZEDBOLT CIRCLE: 10" (25cm)BASE COVER SPECIFICATIONS:CATALOG NO.: BS15-BZ-TXMATERIAL: SQUARE SHAPE, TWO-PIECE COVER MADE OFALUMINUM.ALL NON ELECTRICAL HARDWARE SHALL BE STAINLESS STEELCOLOR & FINISH: DARK BRONZE RAL8019 TEXTUREDPOWDER COAT (BZ-TX).PAINT WARRANTY: 5 YEARSLUMINAIRE SPECIFICATIONS:CATALOG NO.: SY21P1-FGC-2HS-40W-3K-240-BZ-TXLENS MAT'L: CLEAR TEMPERED GLASS (FGC)IES CLASSIFIC: TYPE II, WITH OPTIC HOUSE SIDE SHEILD (2HS).WATTAGE: 40 WATTSLIGHT SOURCE: LED - 3000K (WARM WHITE)LINE VOLTAGE: 240 VOLT WITH A 0-10 VOLTS DIMMINGDRIVER: MOUNTED ON A QUICK RELEASE TRAY.ALL COMPONENTS SHALL HAVE QUICK CONNECTORS.POLE ADAPTOR: FITTER WITH SQUARE HEAD BOLTSIP66 WEATHERPROOF LUMINAIRE WITH "V" GROOVE SILICONEGASKET.BRACKET SPECIFICATIONS:CATALOG NO.: M203-C1-T40-BZ-TXMATERIAL: ROUND 4"Ø ALUMINUM CENTRAL TUBING WITH 2 3/8"ARM AND 1/2''(1cm) ROUND DECORATIVE ELEMENT AND TENONFOR LUMINAIRE.42"16'-0"21"24"15-1/2"15'-3"LUMINOUSCENTERA. LED ‘COBRA HEAD’ STREET LIGHT (per city standard)B. PEDESTRIAN LIGHT TO MATCH BIKE TRAIL LIGHTS (SEE PLAN L3 AND L4 FOR LOCATIONS) C. BOLLARD (SEE PLAN L3 AND L4 FOR LOCATIONS)A. B.C. 7CD-1.46' - 10" PLATE HEIGHT1' - 4" ABOVE1' - 0"0' - 2"4' - 11"6' - 10" PLATE HEIGHT61261201-GROUNDFLOOR0' - 0"02- ROOF10' - 4" 1/2" = 1'-0"A-1.1 CD-1.4SOUTH ELEVATION MAILBOX DBL SIDED3 1/2" = 1'-0"A-1.1 CD-1.4WEST ELEVATION MAILBOX DBL SIDED4ANODIZED ALUMINUM ANIMALLOGO, IMAGE VARIES PERNEIGHBORHOODMAILBOX SCALE: NTSSITE LIGHTING SCALE: NTSTRASH ENCLOSURE ` SCALE: NTSATTACHMENT 3Packet Page 32 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)NORTHOrcutt Area Specific Plan, San Luis Obispo, CAC6CIVIL80’20’ 40’ 120’SCALE 1” = 40’- 0”OVERALL SITE GRADING/UTILITY/STORMWATER PLANATTACHMENT 3Packet Page 33 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)NORTHOrcutt Area Specific Plan, San Luis Obispo, CAA7ARCH60’40’10’ 20’SCALE 1” = 20’- 0”ENLARGED SITE PLAN (PRATT PARCEL)(5SS9998=66231'-3"520'-0"DOUBLE DETECTOR CHECK VALVECONNECTION TO FUTURE PSHH PROJECTTREE GRATE, TYP.3' - 0"66134910141523TRASH ENCLOSURETRASH ENCLOSUREBIKE RACK STORAGEBIKE RACK STORAGE242954' - 9"32' - 7"105' - 10"54' - 9"31' - 0"54' - 9"84' - 0"8' - 7"8' - 0"9' - 0"CROSSWALKCROSSWALKADA VAN SPACESTANDARD ADA SPACETIBURON ROADRANCH HOUSE ROADACCESSIBLE PATH OF TRAVELREAR SETBACK5' - 0"SIDE SETBACK10' - 0"31' - 0"54' - 9"54' - 9"MAILBOXESBIKE RACK STORAGE16' - 0"BIKE RACK STORAGEBIKE STORAGE RACKBIKE RACK STORAGEALL-WEATHER TURN-AROUND SURFACEOVERHANG2' - 6" PARKINGTYP.16' - 0"TYP.8' - 7"9' - 6"9' - 6"9' - 6"8' - 7"TYP.8' - 7"TYP.16' - 0"OVERHANG2' - 0" PARKINGMULTI-USE PATH24' - 0"43' - 4"10' - 1"20' - 1"40' - 0"6' - 4"56' - 6"56' - 0"7' - 11"22' - 0"9' - 6"2A102A101A101A10ATTACHMENT 3Packet Page 34 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)NORTHOrcutt Area Specific Plan, San Luis Obispo, CAA8ARCH60’40’20’10’SCALE 1” = 20’- 0”ENLARGED SITE PLAN (RIGHETTI PARCEL)CO (TEMP)SSSSSSS 6723  BENCH  TRASH ENCLOSURETRASH ENCLOSUREMAIL KIOSKTIBURON ROADRIGHETTI RANCH ROAD54' - 9"30' - 9"105' - 10"127' - 5"14' - 5"127' - 5"54' - 9"14' - 6"105' - 10"84' - 0"54' - 9"127' - 5"189151617ACCESSIBLE PATH OF TRAVELVAN ACCESSIBLE PARKING SPACE23' - 0"9' - 3"15' - 7"23' - 0"39' - 6"40' - 2"TYPE 1TYPE 2TYPE 1TYPE 1TYPE 2TYPE 1 BIKE RACK (3) 5-BIKE 15 SPACESTYPE 2 BIKE RACK (2) 3-BIKE 6 SPACES21 TOTAL BIKE SPACES2 SPACES PER UNIT174 TOTAL BIKE SPACESEXTERIOR BIKE STORAGE EXAMPLE EE A10 FOR STORAGE TYPEINTERIOR BIKE STORAGE SEE A10 FOR UNIT CONFIGURATIONATTACHMENT 3Packet Page 35 98= Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)NORTHOrcutt Area Specific Plan, San Luis Obispo, CAA9ARCH60’40’10’ 20’SCALE 1” = 20’- 0”PRATT BICYCLE PARKING EXHIBITTYP. END UNIT PLAN SCALE: 1/4” = 1’-0”GROUND FLOOR PLANTYP. INTERIOR UNIT PLAN SCALE: 1/4” = 1’-0”INTERIOR BIKE STORAGE EXAMPLEEXTERIOR BIKE STORAGE EXAMPLEGROUND FLOOR PLANTYPE 1 BIKE RACK TYPE 2 BIKE RACKBIKE STORAGEBIKE STORAGETYPE 1 PRIVATE STORAGEPRIVATE STORAGETYPE 2TYPE 1 BIKE RACK (2) 5-BIKE 10 SPACESTYPE 2 BIKE RACK (5) 3-BIKE 15 SPACES25 TOTAL BIKE SPACESTYPE 1TYPE 2TYPE 2TYPE 2TYPE 22 SPACES PER UNIT162 TOTAL BIKE SPACESATTACHMENT 3Packet Page 36 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)NORTHOrcutt Area Specific Plan, San Luis Obispo, CAA10ARCH60’40’10’ 20’SCALE 1” = 20’- 0”SITE SECTIONSSITE SECTION 1SCALE 1” = 20’- 0”SITE SECTION 2SCALE 1” = 20’- 0”(5SS9998=1S41S42S42S4SITE KEY PLANATTACHMENT 3Packet Page 37 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 Orcutt Area Specific Plan, San Luis Obispo, CAA11CHARACTERCONTEXT & INSPIRATION1210ATTACHMENT 3Packet Page 38 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 Orcutt Area Specific Plan, San Luis Obispo, CAA12CHARACTERRESIDENTIAL CHARACTER ILLUSTRATIONRESIDENTIAL NEIGHBORHOOD CHARACTER ILLUSTRATIONATTACHMENT 3Packet Page 39 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 Orcutt Area Specific Plan, San Luis Obispo, CAA13CHARACTERRETAIL & LIVE-WORK CHARACTER ILLUSTRATIONRETAIL & LIVE-WORK CHARACTER ILLUSTRATIONATTACHMENT 3Packet Page 40 TOTAL RETAIL: 3400 SF81' - 2"71' - 10"Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’16’8’4’24’SCALE 1/8” = 1’- 0”(24” X 36” SHEET)Orcutt Area Specific Plan, San Luis Obispo, CAA14COMMERCIALRETAIL FLOOR & ROOF PLANROOF PLAN8:12 8: 12 8: 128:128: 128:128: 128:123: 128:12 8: 12 3: 123:12 FLOOR PLAN8=1S4SITE KEY PLANBUILDING PERSPECTIVEATTACHMENT 3Packet Page 41 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’16’8’4’24’SCALE 1/8” = 1’- 0”(24” X 36” SHEET)Orcutt Area Specific Plan, San Luis Obispo, CAA15COMMERCIALRETAIL BUILDING ELEVATIONS PLAN NORTH ELEVATIONPLAN SOUTH ELEVATIONPLAN EAST ELEVATIONPLAN WEST ELEVATION25'-6"TOP OF ROOF12'-0"FIRST FLOOR PLATE0'-0"GROUND FLOORAEDCBFBOARD AND BATT SIDINGOUTDOOR COMMERCIAL SPACEUSAGEFARMHOUSE STYLE ARCHITECTURAL ACCENTS / FEATURESASPHAULT SHINGLE ROOFSTANDING SEAM METAL ROOFEXTERIOR GAS FIREPLACE ACCENTAEDCBFDATTACHMENT 3Packet Page 42 21' - 7"51' - 11"21' - 7"43' - 6"21' - 9"43' - 6"21' - 7"39' - 5"Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)Orcutt Area Specific Plan, San Luis Obispo, CAA16LIVE-WORK16’8’2’ 4’SCALE 1/4” = 1’- 0”LIVE-WORK UNIT FLOOR PLANSUNIT A & BUNIT A - END UNITUNIT B - INTERIOR UNITUNIT A & B*URXQG)ORRU/LYH:RUN VISecond Floor: 700 sfThird Floor: 760 sf7RWDO/LYLQJ VI7RWDO/LYH:RUN VIGarage: 450 sfGROUND FLOOR PLANTHIRD FLOOR PLANSECOND FLOOR PLANATTACHMENT 3Packet Page 43 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’16’8’4’24’SCALE 1/8” = 1’- 0”(24” X 36” SHEET)Orcutt Area Specific Plan, San Luis Obispo, CAA17LIVE-WORKLIVE-WORK BUILDING PLANSBUILDING ROOF PLANSECOND FLOOR BUILDING PLANGROUND FLOOR BUILDING PLAN52' - 11"88' - 6"UNIT AUNIT B UNIT AUNIT B44' - 6"88' - 6"ROOF LINE BELOWUNIT AUNIT B UNIT AUNIT B40' - 5"ROOF LINE BELOW88' - 6"UNIT AUNIT BUNIT AUNIT BTHIRD FLOOR BUILDING PLAN3:12 3: 12 8: 128:123:12 3: 12 8: 128:128: 128:128: 128:128: 128:128:12 8: 12 8:12 8: 12 2: 12 3: 12 3: 12 3: 12 3:12 3:12 8:12 8:12 8: 128:128: 128:128=SITE KEY PLANATTACHMENT 3Packet Page 44 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’16’8’4’24’SCALE 1/8” = 1’- 0”(24” X 36” SHEET)Orcutt Area Specific Plan, San Luis Obispo, CAA18LIVE-WORKLIVE-WORK BUILDING ELEVATIONS PLAN EAST ELEVATIONPLAN WEST ELEVATIONPLAN NORTH ELEVATIONPLAN SOUTH ELEVATION34'-6"TOP OF ROOF20'-0"SECOND FLOOR PLATE10'-0"FIRST FLOOR PLATE0'-0"GROUND FLOORBRICK WAINSCOT BASEBUILDING PERSPECTIVEAEDCBFBOARD AND BATT SIDING ACCENTHORIZONTAL SIDING ACCENT - WOOD LOOK, OR EQ.STUCCO, SEE COLOR AND MATERIAL BOARDASPHAULT SHINGLE ROOFMETAL AWNING WITH VINYL, SEE COLOR AND MATERIAL BOARDBRICK WAINSCOT BASEAEDCBFATTACHMENT 3Packet Page 45 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 Orcutt Area Specific Plan, San Luis Obispo, CAA19LIVE-WORKRETAIL & LIVE-WORK DETAIL VIGNETTESPAINTED BOARD AND BATT SIDINGARETAIL DETAIL VIGNETTELIVE-WORK DETAIL VIGNETTECUSTOM SIGNAGEEMETAL AWNING WITH VINYLDFLAT TRIM - SINGLE PROFILE DETAILINGCPAINTED HORIZONAL SIDING WOOD LOOK OR EQ.BBRICK WAINSCOT BASEFAEDCBFAEDCBFPAINTED BOARD AND BATT SIDINGCUSTOM SIGNAGETRADITIONAL FARMHOUSE STLE WOOD AWNINGPAINTED ALUMINUM STOREFRONTFARMHOUSE STYLE EXTERIOR LIGHTINGDECORATIVE FARMHOUSE STYLE WEATHER VAYNEAEDCBFGMETAL ROOF ACCENTS (CORRUGATED METAL AT ARCHITECTURAL FEATURE AND STANDING SEAM AT AWNING SHOWN)GGATTACHMENT 3Packet Page 46 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 Orcutt Area Specific Plan, San Luis Obispo, CAA20LIVE-WORK1. MAIN COLOR 1REFLECTIONSHERWIN WILLIAMS SW 76612. MAIN COLOR 2EXTRA WHITESHERWIN WILLIAMS SW 70063. STANDING SEAM ROOFAEP SPANZINC GRAY4. ASPHALT SHINGLE ROOFGAF ROOFING TIMBERLINE HDPEWTER GRAY5. FABRIC AWNINGSSUNBRELLA DUBONNET TWEED6. LIGHT FIXTUREBLACK FARMHOUSE WALL SCONCERETAIL & LIVE-WORK COLOR & MATERIALSLIVE-WORK COLOR SCHEMECOMMERCIAL COLOR SCHEME1.1.2.2.3.4.3.5.4.9.7.6.5.6.8.1. MAIN COLOR 1 REFLECTION SHERWIN WILLIAMS SW 76612. MAIN COLOR 2 SMOKY BLUE SHERWIN WILLIAMS SW 76043. ACCENT COLOR EXTRA WHITE SHERWIN WILLIAMS SW 70064. BRICK ACCENT EL DORADO STONE TUNDRA BRICK IN ASHLAND5. ASPHALT SHINGLE ROOF GAF ROOFING TIMBERLINE HD PEWTER GRAY6. FABRIC AWNINGS SUNBRELLA DUBONNET TWEED7. LIGHT FIXTURE BLACK FARMHOUSE WALL SCONCE8. GARAGE DOOR 1 FARMHOUSE WITH CLEAR GLASS IN TAUPE9. GARAGE DOOR 2 RANCH WITH CLEAR GLASS IN TAUPEATTACHMENT 3Packet Page 47 BEDROOM 3BEDROOM 2CL.CL.HALLBATHROOMLAUNDRYMASTER BATHMASTER BEDROOMW.I.C.STORAGELINEN21' - 0"51' - 7"KITCHENDININGLIVINGENTRY PATIO2-CAR GARAGEPOWDERSTORAGEPANTRYSTORAGE100 SF (10'x10')PRIVATE OUTDOORSPACE54' - 9"BIKE STORAGE(3' x 8.5' x 8' = 204 CSF)(3' x 5.6' x 8' = 134 CSF)(2.7' x 4.8' x 5.4' = 70 CSF)5' - 2"BEDROOM 1W.I.C.BATHROOMBEDROOM 2HALLCL.W.I.C.MASTER BATHLAUNDRYMASTER BEDROOMSTORAGE20' - 3"54' - 9"KITCHENDININGPOWDERLIVINGENTRY PATIO2-CAR GARAGESTORAGESTORAGESTORAGEPANTRYCLOSET100 SF (10'X10')PRIVATE OUTDOORSPACE21' - 0"BIKE STORAGE(3' x 8.5' x 8' = 204 CSF)(3' x 6.2' x 8' = 149 CSF)(3' x 5.6' x 4' = 67 CSF)Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)Orcutt Area Specific Plan, San Luis Obispo, CAA21TOWN HOUSEUNIT B - INTERIOR UNIT FLOOR PLANUNIT A - END UNIT FLOOR PLANGround Floor: 620 sfSecond Floor: 960 sf7RWDO/LYLQJ VIGarage: 435 sfGround Floor: 620 sfSecond Floor: 980 sf7RWDO/LYLQJ VIGarage: 460 sf12’8’2’ 4’SCALE 1/4” = 1’-0” TOWN-HOUSE UNIT FLOOR PLANSGROUND FLOOR PLANGROUND FLOOR PLANSECOND FLOOR PLANSECOND FLOOR PLANATTACHMENT 3Packet Page 48 84' - 0"56' - 3"84' - 0"Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’16’8’4’24’SCALE 1/8” = 1’- 0”(24” X 36” SHEET)Orcutt Area Specific Plan, San Luis Obispo, CAA22TOWN HOUSE4-PLEX BUILDING PLANROOF PLANSECOND FLOOR PLANGROUND FLOOR PLANUNIT A UNIT AUNIT B UNIT BUNIT A UNIT AUNIT BUNIT B4:12 4: 12 8: 128:128: 128:128: 128:128: 128:128: 128:128:123: 123: 12 3:12ATTACHMENT 3Packet Page 49 105' - 10"56' - 3"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"1" / 1'-0"4" / 1'-0"3" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"105' - 10"56' - 3"Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’16’8’4’24’SCALE 1/8” = 1’- 0”(24” X 36” SHEET)Orcutt Area Specific Plan, San Luis Obispo, CAA23TOWN HOUSE5-PLEX BUILDING FLOOR PLANSSECOND FLOOR PLANGROUND FLOOR PLANUNIT AUNIT AUNIT AUNIT AUNIT BUNIT BUNIT BUNIT BUNIT BUNIT BROOF PLAN4:12 4: 128: 128:128: 128:128: 128:128: 128:123:12 8: 128:128: 128:123: 128: 123:12ATTACHMENT 3Packet Page 50 127' - 5"56' - 3"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"1" / 1'-0"4" / 1'-0"3" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"4" / 1'-0"127' - 5"56' - 3"Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’16’8’4’24’SCALE 1/8” = 1’- 0”(24” X 36” SHEET)Orcutt Area Specific Plan, San Luis Obispo, CAA24TOWN HOUSE6-PLEX BUILDING FLOOR PLANSSECOND FLOOR BUILDING PLANGROUND FLOOR BUILDING PLANROOF PLAN4:12 4: 12 3: 12 8: 128:128: 128:128: 128:128: 128:128: 128:128: 128:123: 128:123: 12 4: 12ATTACHMENT 3Packet Page 51 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)Orcutt Area Specific Plan, San Luis Obispo, CAA25TOWN HOUSEGARAGE ELEVATIONFRONT ELEVATIONPLAN WEST ELEVATIONPLAN EAST ELEVATION24’16’4’ 8’SCALE 1/8” = 1’- 0”4-PLEX BUILDING ELEVATIONS29'-0"TOP OF ROOF19'-4"SECOND FLOOR PLATE9'-1"FIRST FLOOR PLATE0'-0"GROUND FLOORAEDCBFBOARD AND BATT SIDING ACCENT, SEE COLOR AND MATERIAL BOARDHORIZONTAL SIDING ACCENT - WOOD LOOK, OR EQ., SEE COLOR AND MATERIAL BOARDSTUCCO, SEE COLOR AND MATERIAL BOARDASPHAULT SHINGLE ROOF, SEE COLOR AND MATERIAL BOARDSTANDING SEAM METAL ROOF AT ENTRYELEVATIONS PRESENT MIX OF (4) PORCH STYLES, ROOF STYLES, (4) RAILING STYLES, AND (3) COLOR MIXESAEDCBFATTACHMENT 3Packet Page 52 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)Orcutt Area Specific Plan, San Luis Obispo, CAA26TOWN HOUSE5-PLEX BUILDING ELEVATIONSGARAGE ELEVATIONFRONT ELEVATIONPLAN WEST ELEVATIONPLAN EAST ELEVATION24’16’4’ 8’SCALE 1/8” = 1’- 0”29'-0"TOP OF ROOF19'-4"SECOND FLOOR PLATE9'-1"FIRST FLOOR PLATE0'-0"GROUND FLOORAEDCBFBOARD AND BATT SIDING ACCENT, SEE COLOR AND MATERIAL BOARDHORIZONTAL SIDING ACCENT - WOOD LOOK, OR EQ., SEE COLOR AND MATERIAL BOARDSTUCCO, SEE COLOR AND MATERIAL BOARDASPHAULT SHINGLE ROOF, SEE COLOR AND MATERIAL BOARDSTANDING SEAM METAL ROOF AT ENTRYELEVATIONS PRESENT MIX OF (4) PORCH STYLES, ROOF STYLES, (4) RAILING STYLES, AND (3) COLOR MIXESAEDCBFATTACHMENT 3Packet Page 53 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 0’(24” X 36” SHEET)Orcutt Area Specific Plan, San Luis Obispo, CAA27TOWN HOUSE6-PLEX BUILDING ELEVATIONSGARAGE ELEVATIONFRONT ELEVATIONPLAN WEST ELEVATIONPLAN EAST ELEVATION24’16’4’ 8’SCALE 1/8” = 1’- 0”29'-6"TOP OF ROOF19'-4"SECOND FLOOR PLATE9'-1"FIRST FLOOR PLATE0'-0"GROUND FLOORAEDCBFBOARD AND BATT SIDING ACCENT, SEE COLOR AND MATERIAL BOARDHORIZONTAL SIDING ACCENT - WOOD LOOK, OR EQ., SEE COLOR AND MATERIAL BOARDSTUCCO, SEE COLOR AND MATERIAL BOARDASPHAULT SHINGLE ROOF, SEE COLOR AND MATERIAL BOARDSTANDING SEAM METAL ROOF AT ENTRYELEVATIONS PRESENT MIX OF (4) PORCH STYLES, ROOF STYLES, (4) RAILING STYLES, AND (3) COLOR MIXESAEDCBFATTACHMENT 3Packet Page 54 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 Orcutt Area Specific Plan, San Luis Obispo, CAA28TOWN HOUSERESIDENTIAL DETAIL VIGNETTESRESIDENTIAL DETAIL VIGNETTERESIDENTIAL DETAIL VIGNETTEAEDCBFPAINTED BOARD AND BATT SIDINGFARMHOUSE STYLE EXTERIOR LIGHTINGCUSTOM MIX OF PORCH @ ENTRIES - ROOF TYPE/RAILING/COLOR MIXSTUCCO PER COLOR SCHEME HORIZONTAL SIDING - WOOD LOOK, OR EQ. PAINTED PER COLOR SCHEMESTANDING SEAM METAL ROOF ACCENT AEDCBFDFPAINTED BOARD AND BATT SIDINGAATTIC VENT W/ ACCENT TRIM EALUMINUM - LOW TO MED. PROFILE WINDOWSDFLAT TRIM - SINGLE PROFILE DETAILINGCROOF / EAVE TYPE ALTERNATE - (CONTEMPORARY ‘0’ EAVE SHOWN ) BAEDCBATTACHMENT 3Packet Page 55 Residential & Mixed-Use ARCJune 18, 20180345-01-RS15 Orcutt Area Specific Plan, San Luis Obispo, CAA29TOWN HOUSETOWN HOUSE COLOR & MATERIALS1. FEATURE COLORSANTORINI BLUESHERWIN WILLIAMS SW 76072. MAIN COLOR 1WESTHIGHLAND WHITESHERWIN WILLIAMS SW 75663. MAIN COLOR 2BIG CHILLSHERWIN WILLIAMS SW 76484. MAIN COLOR 3NATURAL LINENSHERWIN WILLIAMS SW 91095. ACCENT COLORWESTHIGHLAND WHITESHERWIN WILLIAMS SW 75666. ASPHALT SHINGLE ROOFGAF ROOFING TIMBERLINE HDPEWTER GRAY7. STANDING SEAM ROOFAEP SPANREGAL WHITE8. STANDING SEAM ROOFAEP SPANZINC GRAY9. LIGHT FIXTUREBLACK FARMHOUSE WALL SCONCE10. GARAGE DOOR 1FARMHOUSE WITH CLEAR GLASS IN TAUPE11. GARAGE DOOR 2RANCH WITH CLEAR GLASS IN TAUPE1. FEATURE COLOR BOLERO SHERWIN WILLIAMS SW 76002. MAIN COLOR 1 WESTHIGHLAND WHITE SHERWIN WILLIAMS SW 75663. MAIN COLOR 2 BIG CHILL SHERWIN WILLIAMS SW 76484. MAIN COLOR 3 CLASSIC FRENCH GRAY SHERWIN WILLIAMS SW 00775. ACCENT COLOR WESTHIGHLAND WHITE SHERWIN WILLIAMS SW 75666. ASPHALT SHINGLE ROOF GAF ROOFING TIMBERLINE HD BARKWOOD7. STANDING SEAM ROOF AEP SPAN REGAL WHITE8. STANDING SEAM ROOF AEP SPAN ZINC GRAY9. LIGHT FIXTURE BLACK FARMHOUSE WALL SCONCE10. GARAGE DOOR 1 FARMHOUSE WITH CLEAR GLASS IN TAUPE11. GARAGE DOOR 2 RANCH WITH CLEAR GLASS IN TAUPE1. FEATURE COLORCLASSIC FRENCH GRAYSHERWIN WILLIAMS SW 00772. MAIN COLOR 1WESTHIGHLAND WHITESHERWIN WILLIAMS SW 75663. MAIN COLOR 2BIG CHILLSHERWIN WILLIAMS SW 76484. MAIN COLOR 3NATURAL LINENSHERWIN WILLIAMS SW 91095. ACCENT COLORWESTHIGHLAND WHITESHERWIN WILLIAMS SW 75666. ASPHALT SHINGLE ROOFGAF ROOFING TIMBERLINE HDPEWTER GRAY7. STANDING SEAM ROOFAEP SPANREGAL WHITE8. STANDING SEAM ROOFAEP SPANZINC GRAY9. LIGHT FIXTUREBLACK FARMHOUSE WALL SCONCE10. GARAGE DOOR 1FARMHOUSE WITH CLEAR GLASS IN TAUPE11. GARAGE DOOR 2RANCH WITH CLEAR GLASS IN TAUPE1.1.1.COLOR SCHEME 12.2.2.3.3.3.4.4.4.5.5.5.6.6.8.7.11.9.9.9.10.COLOR SCHEME 26.8.8.7.7.11.10.COLOR SCHEME 36.11.10.ATTACHMENT 3Packet Page 56