HomeMy WebLinkAboutItem 3 - ARCH-1019-2017 (3725 Orcutt) South MorrosARCHITECTURAL REVIEW COMMISSION REPORT
1.0 RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) which approves the project, based on findings, and subject
to conditions.
2.0 PROJECT DESCRIPTION AND SETTING**
The South Morros property previously known as Taylor Ranch, consists of about 10 acres of grassland
that has historically been used for grazing and suburban residential uses. The previous residential
homes on the site, and accessory structures have been demolished, and public improvements to the
project’s street infrastructure are under way.
General Location: Located along Orcutt Road,
between the West Creek Development and the
Jones Ranch Development within the Orcutt Area
Specific Plan (OASP)
Present Use: No current use
Zoning: Medium Density Residential within the
Orcutt Area Specific Plan (R-2-SP)
General Plan: Medium Density Residential
Surrounding Uses:
East: Low Density Residential uses
West: Low Density Residential uses
North: West Creek Development
South: Jones Ranch Development
3.0 PROPOSED DESIGN
Architecture: The residential units consist of three different architectural styles; Spanish, Craftsman,
and Farmhouse.
Design details: Each architectural style provides an assortment of design details that vary between
each style; fascia, eaves, headers, beams, front entries, and garage doors.
Materials: Metal/’S’ Tile/Composition roofs, stucco, lap/board and batten siding, and wood grain
corbel
Colors: Plans include 12 different color schemes which provides several options for each plan style.
FROM: Doug Davidson, Deputy Director DD BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 3725 Orcutt Road FILE NUMBER: ARCH-1019-2017
APPLICANT: WCP Developers, LLC REPRESENTATIVE: Oasis Associates, Inc.
____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Meeting Date: November 19, 2018
Item Number: 3
Item No. 1
Packet Page 53
4.0 FOCUS OF REVIEW
The ARC’s role is to review the project in terms of its consistency with the Orcutt Area Specific Plan,
Community Design Guidelines and applicable City policies and standards.
Orcutt Area Specific Plan: http://www.slocity.org/home/showdocument?id=4262
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
Previous Project Proposal 10.1.18: http://opengov.slocity.org/weblink/1/doc/16548/Page1.aspx
5.0 ORCUTT AREA SPECIFIC PLAN DESIGN GUIDELINES/DISCUSSION ITEMS
OASP Program 4.1.1c Consistent Potentially
Inconsistent Staff notes
Lot Site Design and Building Configuration
Shared Driveways X Determined by the applicant to be infeasible.
Garage Location X Many lots are small and cannot accommodate a
rear loaded garage or alley access.
Side-Drive Garage X Plan Style 5 includes a side loaded garage, the
approved subdivision did not include any alleys.
Parking Courts X Garage doors are recessed between 5 – 10 feet
from the main façade and entry.
Position of Structure X
Building Design; Elements, Colors and Materials
Design Themes X
Landscape Character X
Driveway Materials X Driveways have been designed with concrete.
Porches X
Front Yards X
Mix of Residential
Heights X
10% of the units are single story, Plan Style 1 has
been designed with the appearance of single
story.
Façade Elements X
Roof Overhangs X
Surface Materials X
Roof Materials X
Color Palettes X
Solar Energy X Required to be designed solar ready.
Packet Page 54
6.0 JUST THE FACTS
Site Details Proposed Allowed/Required
Setbacks - Front 15 feet 15 feet
Setbacks - Side 3 feet 0-5 feet
Setbacks - Rear 10 feet 20 feet
Driveway approach minimum 7.5 feet 10 feet
Maximum Height of Structures 21 – 35 feet 35 feet
Max Building Coverage (footprint) 21 – 47% 50%
Density Units (DU) 53 55
Total # Parking Spaces 106 106
Total # Bicycles 106 106
7.0 ACTION ALTERNATIVES
7.1 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
7.2 Deny the project. An action denying the application should include findings that cite the
basis for denial and should reference inconsistency with the General Plan, CDG, Zoning
Regulations or other policy documents.
8.0 ATTACHMENTS
8.1 Draft Resolution
8.2 Reduced Project Plans
8.3 ARC Meeting Minutes – May 6, 2013
8.4 City Council Resolution No. 10462 (2013 Series)
Packet Page 55
RESOLUTION NO. ARC-XXXX-18
A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL
REVIEW COMMISSION APPROVING THE SINGLE-FAMILY
PORTION OF THE SOUTH MORRO’S DEVELOPMENT WITHIN THE
ORCUTT AREA SPECIFIC PLAN, INCLUDING AN EXCEPTION FOR
THE REAR YARD SETBACK. PLANS INCLUDE MINOR EXCEPTIONS
TO DRIVEWAY STANDARDS, THE REAR YARD SETBACK (10-FEET
WHERE 20-FEET IS NORMALLY REQUIRED) AND INCLUDES A
TEMPORARY SALES OFFICE DURING CONSTRUCTION, IN
ACCORDANCE WITH THE MITIGATED NEGATIVE DECLARATION
ER-137-11 ADOPTED BY CITY COUNCIL RESOLUTION NO. 10462
(2013 SERIES), AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED NOVEMBER 19, 2018 (3725 ORCUTT ROAD,
ARCH-1019-2017)
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, on May 6, 2013, and continued the project to a date uncertain with six directional items,
pursuant to a proceeding instituted under ARC 137-11, Wingate Holdings, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo,
California, on August 28, 2013, and recommended approval of the subdivision and
environmental determination, pursuant to a proceeding instituted under TR/ER 137-11, Wingate
Holdings, LLC, applicant; and
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on October
1, 2013, approving the Vesting Tentative Tract Map 3044 adopted through City Council
Resolution No. 10462 (2013 Series) pursuant to a proceeding instituted under TR/ER 137-11,
Wingate Holdings, LLC, applicant; and
WHEREAS, the Community Development Director 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 November 27, 2017, for the purpose of considering a vesting tentative
parcel map to re-subdivide 35 parcels into 7 parcels pursuant to a proceeding instituted under
SBDV-1142-2017; Andrew Mangano, applicant, and;
WHEREAS, the Community Development Director of the City of San Luis Obispo
approved a fence height exception on September 24, 2018, for fences on top of retaining walls,
pursuant to a proceeding instituted under FNCE-1765-2018; WCP Developers, LLC, applicant;
WHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
Attachment 1
Packet Page 56
Resolution No. ARC-XXXX-18
ARCH-1019-2017 (3725 Orcutt Road)
Page 2
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-1019-2017), based on the following findings:
1. As conditioned, the project will not be detrimental to the health, safety, and welfare of
persons living or working at the site or in the vicinity because the project respects site
constraints and will be compatible with the scale and character of the neighborhood.
2. The project is consistent with the General Plan because it promotes policies related to
compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11), and
housing production (HE 6.10).
3. The project is consistent with Housing Element Policies 6.1 and 7.4 because the project
supports the development of more housing in accordance with the assigned Regional
Housing Needs Allocation and establishes a new neighborhood, with pedestrian and bicycle
linkages that provide direct, convenient and safe access to adjacent neighborhoods.
4. As conditioned, the project design is consistent with the Community Design standards of
the Orcutt Area Specific Plan (OASP), and consistent with the Community Design
Guidelines for multi-family housing design and Infill Development because the
architectural styles are complementary to the surrounding neighborhood including site
design, roofing style, front porches, balconies, siding materials, finish, and scale. The
project design incorporates articulation, massing, and a mix of color/finish materials that are
compatible with the neighborhood and complementary to other development within the
immediate vicinity.
5. As conditioned, the rear yard setback exception of 10 feet where 20 feet is normally
required by the OASP is consistent with the 2015 Zoning Regulations which stipulate that
other yards may be reduced in new subdivisions where there is a separation of at least 10
feet between buildings on adjacent lots. The exceptions are limited to covered patios in the
rear yard which maintains a separation greater than 10 feet from the property line and any
existing or potential buildings on any adjacent lots.
6. As conditioned, the driveway exception of 18.5 feet where 20 feet is normally required (as
measured from the ADA apron) is appropriate because the 18.5 feet is the minimum
distance where a vehicle will not overhang the sidewalk.
7. As conditioned, the proposed model home sales office is appropriate at the proposed
location and will be compatible with surrounding land uses, since the use is limited to the
period of time when initial home sales are occurring.
SECTION 2. Environmental Review. On March 2, 2010 the City Council certified the
Attachment 1
Packet Page 57
Resolution No. ARC-XXXX-18
ARCH-1019-2017 (3725 Orcutt Road)
Page 3
Final EIR for and approved the OASP. This action by the City Council included approval of
both text and map amendments to the City’s General Plan, and rezoning the subject site to R-2-
SP and R-3-SP (Medium Density & Medium-High Density Residential). On November 16, 2011
the OASP area was annexed into the City of San Luis Obispo. On October 1, 2013, the City
Council adopted the Tiered Initial Study and Mitigated Negative Declaration for the
development of the subject property (ER 137-11) through Resolution No. 10462 (2013 Series) to
document its consistency with the OASP and to identify the required mitigation measures from
the EIR that applied to this development site. The project is consistent with the adopted
Mitigated Negative Declaration, all mitigation measures adopted as part of the OASP EIR and
Subsequent Tiered MND that are applicable to the proposed project are carried forward and
applied to the proposed project to effectively mitigate the impacts that were previously
identified.
SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final
approval to the project with incorporation of the following conditions:
Planning Division
1. Final project design and construction drawings submitted for a building permit shall be in
substantial compliance with the project plans approved by the ARC. A separate, full-size
sheet shall be included in working drawings submitted for a building permit that lists all
associated conditions, mitigation measures, 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.
2. The project shall comply with all mitigation measures and conditions, applicable to the
project site, established under City Council Resolution No. 10462 (2013 Series) and FNCE-
1765-2018.
3. Lots 11 through 16 shall be limited to Plan Types 1 and 2, units located on these lots shall
not be designed to have or provide balconies or upper level decks facing the rear yard of the
properties. Window sizing and placement on these lots shall be designed for privacy to the
greatest extent possible, subject to the satisfaction of the Community Development
Director.
4. Lots 16, 24, 33, 34, and Parcel 6 shall not consist of the Spanish Styles for Plan Types 2,
and 3, unless additional articulation is incorporated into the design, subject to the
satisfaction of the Community Development Director.
5. Plan Types that include shutters shall be designed to be operable or appear as operable,
building details and materials should be authentic and integrated into the building design,
and should not appear as artificial, subject to the satisfaction of the Community
Development Director.
Attachment 1
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Resolution No. ARC-XXXX-18
ARCH-1019-2017 (3725 Orcutt Road)
Page 4
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. The applicant
shall note the use of smooth finish stucco on the building plans to the satisfaction of the
Community Development Director.
7. 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 satisfaction of the Community Development Director.
8. 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.
9. All ducts, meters, air conditioning equipment, and all other mechanical equipment, whether
on the ground, on the structure or elsewhere, shall be screened from public view with
materials architecturally compatible with the main structure. Public view includes the
existing views from all public streets and sidewalks. Gas and electric meters, electric
transformers, and large water piping systems (backflow prevention devices) shall be
completely screened from public view with approved architectural features and/or landscape
plantings and/or placed on the interior of the structure.
10. Plans submitted for construction permits shall include elevation and detail drawings of all
walls and fences. Fences, walls, and hedges will comply with the development standards
described in the Zoning Regulations (§17.16.050 –Fences, Walls, and Hedges), except those
identified in the Retaining Wall Exhibit attached to the staff report dated September 24,
2018 (FNCE-1765-2018). Walls and fences should remain as low as possible, long expanses
of fence or wall surfaces shall be offset and architecturally designed to prevent monotony.
11. The proposed sound walls along Orcutt Road require a fence height exception, the sound
walls shall be modified to comply with the fence height standards or the applicant may
apply for a modification to the previously approved fence height exception application to
include the request for the sound walls, subject to the satisfaction of the Community
Development Director.
Attachment 1
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Resolution No. ARC-XXXX-18
ARCH-1019-2017 (3725 Orcutt Road)
Page 5
12. 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. Landscaping plans shall include the following information, at a minimum:
a. The species, diameter at breast height, location, and condition of all existing trees;
b. Identification of trees that will be retained, removed, or relocated;
c. Location and size of plant and tree species proposed to be planted;
d. The location of proposed utilities, driveways, street tree locations, and the size and
species of proposed street trees; and
e. A reclaimed water irrigation plan.
13. The use of the model homes as a sales office and showroom shall last no longer than such a
time when all of the lots within the South Morros development have been sold, or at an
earlier date at the discretion of the developer.
14. The proposed conversion of the garage and parking lot to provide a showroom and sales
office shall obtain a blue card inspection by all applicable City departments, and be cleared
for occupancy by the Building Division, prior to official use as a showroom and sales office.
15. A separate permit shall be obtained for the construction and demolition of the temporary
sales office and showroom and parking lot improvements. The parking lot plan shall
include dimensions for parking spaces and bay width in accordance with the City’s Parking
& Driveway Standards, and ADA requirements.
16. The model homes, showroom and sales office shall be connected to city sewer and water,
and those services shall be operating, before they are used as model homes, showroom and
sales office. A restoration guarantee shall be provided for the model homes and parking
areas to the satisfaction of Community Development Department. Purchasers of residential
units adjacent to the model homes shall be advised in writing that the model homes have
been approved and may be used as such after said purchasers have occupied their own units.
17. There shall be no banners, flags, bunting strips, whirligigs, sandwich board signs or other
attention-getting devices of any kind on the premises. The applicant shall submit a program
for all temporary signage related to home sales within the development. Signs shall be of a
coordinated design and appropriately scaled. The plans need to show locations of all
proposed signs and provide dimensioned design details including colors and materials. Off-
site signage is not allowed.
18. Pursuant to Section 17.86.010B.5 of the City of San Luis Obispo Municipal Code, prior to
the issuance of construction permits a covenant agreement shall be recorded which discloses
the building plans which include Accessory Dwelling Units, agreeing that the property will
be owner-occupied. This agreement shall be recorded in the office of the County Recorder
to provide constructive notice to all future owners of the property. If owner occupancy is not
Attachment 1
Packet Page 60
Resolution No. ARC-XXXX-18
ARCH-1019-2017 (3725 Orcutt Road)
Page 6
possible, then the use will terminate, and the structure will be returned to a condition
compliant with applicable regulations, to the satisfaction of the Director.
Housing Division – Community Development Department
19. To satisfy the City’s Inclusionary Housing Requirements associated with the project the
applicant shall dedicate affordable housing unit(s) consistent with Table 2A of the General
Plan Housing Element. Prior to the issuance of construction permits, the city and the project
owners shall enter into an Affordable Housing Agreement, to be recorded in the office of
the county recorder.
20. The Affordable Housing Agreement shall specify mechanisms or procedures to assure the
continued affordability and availability of a minimum of five dwelling units to moderate
income households located within the R-2 zone, and three dwelling units to low income
households located within the R-3 zone, to the satisfaction of the Community Development
Director. The agreement shall also set forth those items required by Section 17.90.030(B).
The agreement shall run with the land and shall be binding upon all heirs, successors or
assigns of the project or property owner, and shall ensure affordability for a period of not
less than forty-five years, or as otherwise required by state law.
Engineering Division – Community Development/Public Works
21. The individual building site development plans shall show and note conformance with the
approved subdivision improvement plans and stormwater compliance strategy. The plans
shall show all existing utility points of connection, frontage improvements, and site
drainage. The plans shall show the garage setback from property lines and setback to the
back of sidewalk.
22. The individual site development plans shall show and note compliance with Low Impact
Development (LID) strategies in accordance with the approved Stormwater Control Plan
and to the satisfaction of the City. LID strategies include but are not limited to
disconnecting roof drains, directing improved drainage to designed landscape areas or
cisterns, and the use of permeable pavers for driveways, walkways, and patios.
Building Division – Community Development Department
23. Eave projections less than 2 feet to the property line are not permitted, 2016 CRC Table
R302.1 (1), subject to the satisfaction of the Chief Building Official.
24. The City of San Luis Obispo is considered a community at risk due to the threat of wildfire
impacting the urban community. New single-family residences shall comply with the
provisions of R337 for Roofing materials, underlayment, flashing, gutters and ventilation.
25. New one-and two-family dwellings and townhouses with attached garages shall be designed
to facilitate future installation and use of EV (electric vehicle) chargers.
Attachment 1
Packet Page 61
Resolution No. ARC-XXXX-18
ARCH-1019-2017 (3725 Orcutt Road)
Page 7
26. Solar ready buildings are required for new single-family residences located in a subdivision
with ten or more residences, CEnC 110.10.
Indemnification
27. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
On motion by Commissioner , seconded by Commissioner , and on the following roll
call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 19th day of November, 2018.
_____________________________
Douglas Davidson, Secretary
Architectural Review Commission
Attachment 1
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SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018T1.0TITLE SHEETSouth Morros at Taylor Ranch53 Single Family Residences on Tract 3044 (47 lots) & Parcel Map SLO0115-2017 (7 Parcels)VTTM 3044 3725 Orcutt RoadArchitectural Review Commission Submittal City of San Luis Obispo, CAApplicant:Wathen Castanos Homes1446 Tollhouse Road, Suite 103Clovis, CA 9361117 August 2018Revised: 29 October 2018SHEET INDEXT2.0 Development Standards ComparisonTract Map No. 3044- Signature SheetTract Map No. 3044- Basis of BearingsTract Map No. 3044- Lot LayoutTract Map No. 3044- Lot LayoutPP1.0 Pre-plot PlanARC-1 Architectural Image BoardA1.0 Conceptual Street SceneA1.1 Plan 1- Contemporary Spanish Floor PlanA1.2 Plan 1- Contemporary Spanish ElevationsA1.3 Plan 1- Transitional Craftsman ElevationsA1.4 Plan 1- Transitional Farmhouse ElevationsA1.5 Plan 1x- Contemporary Spanish Floor PlanA1.6 Plan 1x- Contemporary Spanish ElevationsA1.7 Plan 1x- Transitional Craftsman ElevationsA1.8 Plan 1x- Transitional Farmhouse ElevationsA1.9 Plan 2- Contemporary Spanish Floor PlanA1.10 Plan 2- Contemporary Spanish ElevationsA1.10.1 Plan 2- Contemporary Spanish ElevationsA1.11 Plan 2- Transitional Craftsman ElevationsA1.11.1 Plan 2- Transitional Craftsman ElevationsA1.12 Plan 2- Transitional Farmhouse ElevationsA1.12.1 Plan 2- Transitional Farmhouse ElevationsA1.13 Plan 3- Contemporary Spanish Floor PlanA1.14 Plan 3- Contemporary Spanish ElevationsA1.14.1 Plan 3- Contemporary Spanish ElevationsA1.15 Plan 3- Transitional Craftsman ElevationsA1.15.1 Plan 3- Transitional Craftsman ElevationsA1.16 Plan 3- Transitional Farmhouse ElevationsA1.16.1 Plan 3- Transitional Farmhouse ElevationsA1.17 Plan 4- Contemporary Spanish Floor PlanA1.18 Plan 4- Contemporary Spanish ElevationsA1.19 Plan 4- Transitional Farmhouse ElevationsA1.20 Plan 5- Contemporary Spanish Floor PlanA1.21 Plan 5- Contemporary Spanish ElevationsA1.22 Plan 5- Transitional Farmhouse ElevationsA1.23 Plan 5x- Contemporary Spanish Floor PlanA1.24 Plan 5x- Contemporary Spanish ElevationsA1.25 Plan 6- Contemporary Spanish Floor PlanA1.26 Plan 6- Contemporary Spanish ElevationsA1.27 Architectural DetailsARC-2 Landscape Image BoardL1.1 Overall Landscape Site PlanL1.2 Model Home Landscape PlansL1.3 Model Home Plant PalettesL1.4 Typical Landscape Plan- Architectural Plan 1L1.5 Typical Landscape Plan- Architectural Plan 2L1.6 Typical Landscape Plan- Architectural Plan 3L1.7 Typical Landscape Plan- Architectural Plan 4L1.8 Typical Landscape Plan- Architectural Plan 4 cont.L1.9 Typical Landscape Plan- Architectural Plan 5L1.10 Typical Landscape Plan- Plant Palettes & Water CalculationsL1.11 Soundwall Location and Plant ScreeningL1.12 Landscaping at Property Line WallsC1.1 Soundwall Plan and ProfileM1.0 Materials Board- Scheme 1 and 2, Contemporary SpanishM1.1 Materials Board- Scheme 3 and 4, Contemporary Spanish M1.2 Materials Board- Scheme 5 and 6, Contemporary CraftsmanM1.3 Materials Board- Scheme 7 and 8, Contemporary CraftsmanM1.4 Materials Board- Scheme 9 and 10, Contemporary FarmhouseM1.5 Materials Board- Scheme 11 and 12, Contemporary FarmhouseM1.6 Materials Board- Color Selection ChartOrcutt RoadOrcutt
Roa
d
Johnson Ave.Project SiteAttachment 2Packet Page 63
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018DEVELOPMENT STANDARDS COMPARISONT2.04 COMMUNITY DESIGN Goals, Policies, & Programs Response 4.1 Design Quality and Character 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. The development enhances the uniqueness of San Luis Obispo’s sense of place through architectural and landscape styles specific to the area. Policy 4.1.1 (n/a) Program 4.1.1a The architectural styles of Craftsman, California Bungalow, and California Mission architectural themes are strongly encouraged in the Orcutt Area . The three architectural styles are as follows: Contemporary Spanish, Transitional Craftsman, and Transitional Farmhouse. The themes relate to those strongly encouraged in the Orcutt Area. Program 4.1.1b Design Standards for R-1 and R-2 districts. DS-1 Refer to Table 3.1 for R-1 and R-2 development standards. Minimum setbacks are dimensioned on floor plans. DS-2 All residences are required to have entries that front the street unless a parking court configuration is utilized. All floor plans include an entry door or porch visible from the street. DS-3 All residential lots adjacent to creek/riparian corridors must use open fencing, if any. There are no residential lots adjacent to creek/riparian corridors within the site. DS-4 Inter neighborhood connectivity: Project site designs shall incorporate road, pedestrian and bicycle connections into the adjacent neighborhoods (especially important as there are so many individual land owners) and provide future connection points to development in future phases. Roads and pedestrian paths provide connections to adjacent neighborhoods and future phases of development via Sponza Drive, Park Ridge Lane, Rock Garden Lane, and Ranch House Road. Program 4.1.1c Design Guidelines for R-1 and R-2 districts Section 1: Site Planning VTTM & VPM, previously approved DG1.1-1.6 (n/a) 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. N/A 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: x 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. Garage setbacks range from a minimum of 15’ to a maximum of 20’. x Other alternatives include single lane driveways to a garage at the rear of the residential unit, shared driveways for two N/A 4 COMMUNITY DESIGN Goals, Policies, & Programs Response units, recessed garages which allow a necked down/landscaped apron and alley access. x Where standard driveways are included, there should be no more that two in an adjacent or consecutive lot configuration. Driveways are spaced and not located directly adjacent to each other. 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 Plan 5 includes side garage access to provide design variety and reduced visual emphasis on the garage from the street. 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. N/A x 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. Garage doors are recessed between 5’-10’ feet from the main façade on Plans 1-4 to increase the visibility of the entry. x 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. N/A x Landscape areas, including trees, are encouraged to break up paving expanse and views of garages. Each lot includes street and accent tree(s) to break up paving expanse and views of the garage. 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. A Transitional Farmhouse style is added to compliment the Craftsman and California Bungalow styles. The Transitional Spanish style blends the modern market trends and traditional Mission style. DG 3.2 Landscape Character: A unifying residential landscape character is encouraged through open or low fencing and utilization of native plant species. A variety of plant species native to the Western region have been included in each architectural style plant palette. A consistent style of fencing throughout the Project Area has been limited to side and rear yards. 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. Driveways will be constructed of concrete or pavers. Attachment 2Packet Page 64
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 20184 COMMUNITY DESIGN Goals, Policies, & Programs Response 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. The majority of the plans will have a covered porch to create an inviting entry for each of the homes. 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. Houses will have a covered front porch area. In order to reduce the amount of water being used, landscape schemes are designed without lawns. 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. In order to provide adequate square footage, two-story units are proposed. Plan 1 includes an upper floor step back to provide a single-story presence from the street. The rest of the plans are two-story with covered front porches that extend beyond the upper floor. 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. Each elevation provides various massing or single story elements to two story portions to create variety along the street. 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. All architectural styles will include a variation of metal awnings, gable details, and porch overhangs. 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. Materials vary between architectural style and include metal, sand finish stucco, wood posts, cementitious board and batten siding and tile. 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. Roof materials include a mixture of tile and composition shingle with some metal accent roofs. 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 Each architectural style consists of a unique set of colors that relate to the theme and material of the house. Multiple trim colors have also been selected for each architectural style 4 COMMUNITY DESIGN Goals, Policies, & Programs Response (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. and vary to complement the color of the house. DG 3.12 A solar energy source such as solar panels or solar roofing is encouraged per conservation/open space policies. Houses will be solar ready. Program 4.1.1d -2c (n/a) Policy 4.1.2 - 3 (n/a) 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. Plants are chosen based on natural shape, form and structure to characterize a landscape that complements each architectural style. 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. Landscapes incorporate drought-tolerant California native and non-native plant species in order to reduce the demand for water. Each plant palette complies with MAWA. 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. Trees to protect on site, if any, will adhere to the requirements of the City Arborist for construction. 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 corridor. Turf shall be situated and maintained to avoid spreading into riparian/creek corridor, or avoided completely. Due to its proximity from the off-site mitigation area, non-native species planted within the Project area will not spread into the riparian/creek corridor. 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 Landscaping plans include plant identification information and location to ensure that invasive, non-native species are not introduced in the Specific Plan area. DEVELOPMENT STANDARDS COMPARISONT2.1Attachment 2Packet Page 65
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 20184 COMMUNITY DESIGN Goals, Policies, & Programs Response 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: x The species, diameter at breast height, location, and condition of all existing trees; Existing trees – N/A x Identification of tress that will be retained, removed, or relocated; Existing trees – N/A x Location and size of plant and tree species proposed to be planted; Refer to conceptual landscape site plan. x The location of proposed utilities, driveways, street tree locations, and the size and species of proposed street trees; and Refer to conceptual landscape site plan. x A reclaimed water irrigation plan N/A 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) None of the noted plant species are planted within the Specific Plan area. Policy 4.2.5 The City of San Luis Obispo provides a list of acceptable street trees and are recommended for each street to provide a sense of place or unity in the neighborhood. The proposed street trees for the Project are recommended by San Luis Obispo’s list of acceptable street trees. 4.4 Lighting 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. Exterior lighting will not create a nuisance for adjacent and nearby neighbors because it is compatible with the architectural and landscape design. 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. Lighting complies with 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. All standards will apply to outdoor illumination. 4 COMMUNITY DESIGN Goals, Policies, & Programs Response 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 Noted – Will be referenced on building plans. 2. Lighting fixtures shall not be mounted more than 16 feet high; bollards will not exceed 3 feet in height. Noted – Will be referenced on building plans 3. Lighting fixtures shall be energy efficient. Noted – Will be referenced on building plans 4. All lighting fixtures should be properly shielded to eliminate light and glare from affecting adjacent and other properties and passing vehicles or pedestrians. Noted – Will be referenced on building plans 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 N/A 6. Illumination toward the sky shall be minimized. Noted – Will be referenced on building plans 7. Night lighting of public areas shall be kept to the minimum necessary for safety and security purposes. For safety and security, night lighting of public areas shall be kept to the necessary minimum amount. 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. To avoid spillover into open space areas, exterior lighting within 100 feet of open space shall be shielded and aimed as needed. 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. To reinforce a pedestrian scale in the Community Commercial center, pedestrian lighting should be used. 4.5 Noise Reduction Techniques Goal 4.5 Residential development consistent with the General Plan Noise Element and City Noise Ordinance. Policy 4.5.1 – 2 (n/a) Program 4.5.1a-2a (n/a) 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. Sensitive uses in the residences either face away from the road or are screened via landscaping. 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 A 60’ wide residential setback from Orcutt Road and Tank Farm road is provided in order to reduce noise levels inside residences; the buffer DEVELOPMENT STANDARDS COMPARISONT2.2Attachment 2Packet Page 66
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 O999999 29994 COMMUNITY DESIGN Goals, Policies, & Programs Response 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. also includes landscaping and a separated pedestrian path Program 4.5.2d (n/a) 4.6 Public Art – (n/a) 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) The project will comply with the General Plan Conservation and Open Space Element’s Solar Access Policies and Standards in order to take advantage of all opportunities to reduce energy and other resource consumption. 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. The project follows an energy efficient project design. 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. The building placement is designed to maximize opportunities for the optimal operation of heating, cooling and lighting. 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. Architectural styles include components that allow the transmission of light with minimal heat gain. Program 4.7.2c Residential developments with five or more dwelling units and nonresidential 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) Noted – This will be part of our building plan submittal checklist 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.) Lot 30-32 will be fully equipped with solar panels. This meets the 5%. 4 COMMUNITY DESIGN Goals, Policies, & Programs Response Policy 4.7.3 New residential and commercial construction shall achieve improved energy conservation through the use of energy efficient appliances and lighting. Energy efficient appliances and lighting will be used to improve energy consumption. Program 4.7.3a All new residential units shall incorporate Energy Star compliant appliances. Noted – Will be referenced on building plans 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. Compact fluorescent light bulbs will be incorporated where reasonably possible. DEVELOPMENT STANDARDS COMPARISONT2.9Attachment 2Packet Page 67
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SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 O999999 2999PP9.9&21&(378$/PRE9PLOT PLAN1A: CONTEMPORARY SPANISH1B: TRANSITIONAL CRAFTSMAN1C: TRANSITIONAL FARMHOUSE2A: CONTEMPORARY SPANISH2B: TRANSITIONAL CRAFTSMAN2C: TRANSITIONAL FARMHOUSE3A: CONTEMPORARY SPANISH3B: TRANSITIONAL CRAFTSMAN3C: TRANSITIONAL FARMHOUSE4A: CONTEMPORARY SPANISH4C: TRANSITIONAL FARMHOUSE5A: CONTEMPORARY SPANISH5C: TRANSITIONAL CRAFTSMAN5X: CONTEMPORARY SPANISH (LOT 1)6A: CONTEMPORARY SPANISH (LOT 9)Attachment 2Packet Page 72
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 O999999 2999ARC99ARC9ITECT9RAL IMA9E 9OARDAttachment 2Packet Page 73
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NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH29 SQ. FT.2 - CAR GARAGE387 SQ. FT.TOTAL LIVING1,904 SQ. FT.2ND FLOOR545 SQ. FT.1ST FLOOR1,359 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 14 2 . 0 0 ' M I N8 9 . 0 0 ' M I N3'-4"34'-8"4'-0"20'-1"48'-11"20'-0"15'-0"UP17 ROFFICE / DEN90100XPORCHGARAGE194194XPDR.PANTRYENTRYKITCHENMASTERBEDROOM157130XGREAT ROOM183228XHIGHWDW.HIGHWDW.LAU.MASTERBATHLINENOPT. COVERED PATIO189100XBIKE HOOK STORAGE ABOVEUTILITY LOCATION10'-0"DN17 RBEDROOM 3103112XBA. 2LINEN /STORAGEBEDROOM 2146112XCLIPPED CLG.0 8416A1.1Attachment 2Packet Page 75
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NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH26 SQ. FT.2 - CAR GARAGE387 SQ. FT.TOTAL LIVING1,361 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE2 BEDROOMS / 2 BATHSPLAN 1X4 2 . 0 0 ' M I N8 9 . 0 0 ' M I N3'-4"34'-8"4'-0"20'-1"48'-11"20'-0"15'-0"BEDROOM 296100XPORCHGARAGE194194XBA. 2ENTRYKITCHENMASTERBEDROOM157130XGREAT ROOM183208XLAU.MASTERBATHLINENOPT. COVERED PATIO1810100XBIKE HOOK STORAGE ABOVEUTILITY LOCATION10'-0"4 2 . 0 0 ' M I N8 9 . 0 0 ' M I N3'-4"34'-8"4'-0"20'-1"48'-11"20'-0"15'-0"BEDROOM 396100XPORCHGARAGE194194XBA. 2ENTRYKITCHENGREAT ROOM183208XBIKE HOOK STORAGE ABOVEUTILITY LOCATIONLAU.BEDROOM 1103120XBEDROOM 299124XBA. 1OPT. COVERED PATIO1810100X10'-0"0 8416A1.5PLAN 1XPLAN 1XB2 BEDROOM3 BEDROOMAttachment 2Packet Page 79
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NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH173 SQ. FT.2 - CAR GARAGE385 SQ. FT.TOTAL LIVING2,098 SQ. FT.2ND FLOOR803 SQ. FT.1ST FLOOR1,295 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2BEDROOM 4170116XOPT. DECK192116XJUNIOR SUITE116116XOPT. DECK192116XBA. 3OPT. JUNIOR SUITEIN LIEU OF LOFTOPT. BEDROOM 4IN LIEU OF LOFT4 2 . 0 0 ' M I N8 9 . 0 0 ' M I N4'-0"3'-4"34'-8"20'-1"UP17 R48'-11"20'-0"10'-0"5'-0"PORCHGARAGE192194XMASTERBATHPANTRYLAU.PDR.OFFICE / DEN100100XENTRYMASTERBEDROOM130130XGREAT ROOM150158XDINING120106XPORCHKIT.OPT. DR.11-1" CLG.11-1" CLG.OPT.COVEREDPATIO156100XUTILITY LOCATIONBIKE HOOK STORAGE ABOVE10'-0"DN17 RBA. 2BEDROOM 2116110XLOFT / OPT.BEDROOM 4 /JUNIOR SUITE192116XOPEN TOBELOWBEDROOM 3139109XOPT. DECK192116XLINENOPT. BONUSROOM146137XOPEN TOBELOWBONUS ROOM146137XOPT. BONUS ROOMOPT.BA.0 8416A1.9Attachment 2Packet Page 83
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NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH32 SQ. FT.OUTDOOR LIVING129 SQ. FT.2 - CAR GARAGE392 SQ. FT.TOTAL LIVING2,298 SQ. FT.2ND FLOOR1,071 SQ. FT.1ST FLOOR1,227 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 3OPT. COVEREDPATIO12392XOPT. CORNERLESS DOORAT GREAT ROOM AND DINING4 2 . 0 0 ' M I N8 9 . 0 0 ' M I N3'-4"34'-8"4'-0"20'-1"48'-11"20'-0"15'-0"UP17 RPANTRYGARAGE196194XPDR.ENTRYOFFICE / DEN90109XPORCHDINING100129XGREATROOM146167XKITCHENJUNIORMASTER110126XOPT. COVEREDPATIO12392XBA. 3OPT. CORNERLESS STACKING DR.OPT. CORNERLESS STACKING DR.UTILITY LOCATIONBIKE HOOK STORAGE ABOVEOPT. EXTENDEDCOVERED PATIO10'-0"DN17 ROPEN TOBELOWBEDROOM 2100105XBEDROOM 3110102XMASTERBEDROOM214130XLAU.BA. 2MASTERBATHOPT. DECK130910XLINENHIGHWDW.HIGHWDW.COVEREDPATIO12392XOPT. COVERED PATIOAT GREAT ROOM AND DINING0 8416A1.13Attachment 2Packet Page 90
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NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH86 SQ. FT.2 - CAR GARAGE383 SQ. FT.TOTAL LIVING2,182 SQ. FT.2ND FLOOR696 SQ. FT.1ST FLOOR1,486 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE4 BEDROOMS / 2.5 BATHSPLAN 4UP17 RSTORAGEENTRYDEN110126XOPT. DR.KITCHENGREAT ROOM226130XPANTRYLINENMASTERBATH23 L.F.PDR.LAU.LINENMASTERBEDROOM165126XGARAGE1910186X58'-0"32'-0"PORCH23'-0"6'-6"21'-9"8 9 . 0 0 ' M I N20'-0"UTILITY LOCATIONBIKE HOOK STORAGE ABOVE10'-0"OPT.COVERED PATIO230100XOPENTOBELOWLINENDN17 RTECHBEDROOM 2110110XBEDROOM 3106114XBEDROOM 4110114XBA. 20 8416A1.17Attachment 2Packet Page 97
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NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH101 SQ. FT.2 - CAR GARAGE417 SQ. FT.TOTAL LIVING2,744 SQ. FT.ADU444 SQ. FT.2ND FLOOR843 SQ. FT.1ST FLOOR1,457 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2 BATHS / ADUPLAN 54 9 . 0 0 ' M I N8 9 . 0 0 ' M I N10'-0"35'-0"4'-0"15'-0"66'-6"GARAGE199196XENTRYPORCHUP18 RMASTERBATHKITCHENUP18 RDINING100140XPANTRYMASTERBEDROOM148138XGREATROOM212180X7'-6"DN3RPDR.LAU.UP3R10'-0"STORAGELINENUTILITY LOCATIONBIKE HOOK STORAGE ABOVEOPT.COVEREDPATIO95190XDN18 RLOFT140188XBEDROOM 2110140XBEDROOM 3120140XLINENBA. 2DN18 RBEDROOM 106113XLIVING108196X0 8416A1.20Attachment 2Packet Page 100
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NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH8 SQ. FT.2 - CAR GARAGE417 SQ. FT.TOTAL LIVING2,531 SQ. FT.ADU444 SQ. FT.2ND FLOOR723 SQ. FT.1ST FLOOR1,364 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 5X4 9 . 0 0 ' M I N8 9 . 0 0 ' M I N10'-0"35'-0"4'-0"15'-0"64'-0"GARAGE199196XENTRYUP18 RMASTERBATHKITCHENUP18 RDINING100140XPANTRYMASTERBEDROOM148138XGREATROOM182162X10'-0"DN3RPDR.LAU.UP3RLINENUTILITY LOCATIONBIKE HOOK STORAGE ABOVEOPT.COVEREDPATIO80165XDN18 RLOFT140106XBEDROOM 2110140XBEDROOM 3120140XLINENBA. 2DN18 RBEDROOM 106113XLIVING108196X0 8416A1.23Attachment 2Packet Page 103
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NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH63 SQ. 2 - CAR GARAGE399 SQ. TOTAL LIVING2,605 SQ. F2ND FLOOR1,020 SQ. 1ST FLOOR1,585 SQ. FLOOR AREA TABLE2 - CAR GARAGE4 BEDROOMS / LOFT / 2.5 BATHSPLAN 68 9 . 0 0 ' M I NUTILITY LOCATIONBIKE HOOK STORAGE ABOVE26'-9"± 28'-0"61'-0"44'-0"GARAGE200194XMASTERBEDROOM145140XGREAT ROOM162164XKITCHENLAU.PANTRYENTRYPDR.DEN /OPT. BEDOOM 5137130XPORCHUP18 RDINING126110XDN18 RBEDROOM 2113126XBEDROOM 3113116XBEDROOM 4137120XLOFT15999XLINENBA. 20 8416A1.25Attachment 2Packet Page 105
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SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018ARCHITECTURAL DETAILSA1.27AMARR (OAK SUMMIT GARAGE DOOR)AMARR (TRADITIONAL STRATFORD LONG PANEL GARAGE DOOR)AMARR (TRADITIONAL STRATFORD SHORT PANEL GARAGE DOOR)MONTE VERDE BY ANLIN(WHITE VINYL WITH TRIPLE COATED LOW-E GLASS)RE-SAWN WOOD PANEL SOFFITSTHERMA TRU (FIBERGLASS 8’-0” FRONT DOORS)SEA GULL LIGHTING(SAUGANASH COLLECTION)SEA GULL LIGHTING(HERMITAGE COLLECTION)SEA GULL LIGHTING(CROWELL COLLECTION)TRANSITIONAL FARMHOUSETRANSITIONAL CRAFTSMANCONTEMPORARY SPANISHAttachment 2Packet Page 107
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018LA9DSCA9E ARCHITECTURAL I9A9E 9OARDARC92Attachment 2Packet Page 108
CITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018O9ERALL LA9DSCA9ESITE 9LA9L1.1#51 PEDESTRIAN ACCESS TO FUTURE DEVELOPMENTS2 FILTERRA BOX WITH TREE(S) PER CIVIL SHEETS3 PARKWAY PLANTING AND IRRIGATION, SEE CIVIL SHEETS4 PARKWAY LANDSCAPING TO BE INSTALLED AS PART OF PRODUCTION HOME5 STREET TREE TO BE INSTALLED AS PART OF PRODUCTION HOME6 PARKWAY PLANTING & IRRIGATION BY ADJACENT DEVELOPMENT7 CLUSTER MAILBOX UNITS, TYP.8 OFF-SITE LANDSCAPING PER OFFSITE PLANS BY OTHERS9 GUEST PARKING SPACES 10 EACH LOT TO INCLUDE PERMEABLE PAVERS AT DRIVEWAY11 REFER TO L1.12 FOR WALL SECTIONSKEYNOTE LEGENDPROPOSED STREET TREE LISTPROPOSED STREET TREE PHOTOSPROPOSED MAILBOX UNIT774442823455666A MAGNOLIA ‘SAMUEL SOMMER’ / SOUTHERN MAGNOLIA 24” BOX MB KOELREUTERIA PANICULATA / GOLDEN RAIN TREE 24” BOX M C QUERCUS SUBER / CORK OAK 24” BOX LD PISTACIA CHINENSIS / CHINESE PISTACHE 24” BOX LBOTANICAL NAME / COMMON NAME SIZE WUCOLSABCD4211111991010SOUNDWALL ENLARGEMENT, SEE SHEET L1.114MODEL HOME LANDSCAPE PLAN,SEE SHEET L1.2SOUTH MORROSAA1BBCC2DDAVERS AT DRIVSALSBURY 3300R SERIES - REGENCY®DECORATIVE CLUSTER BOX UNITS (CBU’S)Attachment 2Packet Page 109
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 20189ODEL HO9E9 LA9DSCA9E 9LA9SL1.2*EACH LOT TO INCLUDE PERMEABLE PAVERS AT DRIVEWAY.Attachment 2Packet Page 110
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 20189ODEL HO9E9 9LA9T 9ALETTES 9 LA9DSCA9E ELE9E9TSL1.9PROPOSED HARDSCAPE MATERIALSCRAFTSMAN PLANT PALETTE FARMHOUSE PLANT PALETTE SPANISH PLANT PALETTE AAABBBCCCDDDEEEFFFGGGHHHIIIJJJKAttachment 2Packet Page 111
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018T99ICAL LA9DSCA9E 9LA99 ARCHITECTURAL 9LA9 1L1.9FARMHOUSE ARCHITECTURAL STYLEPLAN 1SPANISH ARCHITECTURAL STYLEPLAN 1CRAFTSMAN ARCHITECTURAL STYLEPLAN 1A CHIONANTHUS RETUSUS / CHINESE FRINGE TREE 24” BOX MB LAGERSTROEMIA ‘NATCHEZ’ / WHITE CRAPE MYRTLE 24” BOX LC MAGNOLIA GRAND. ‘LITTLE GEM’ / DWARF MAGNOLIA 24” BOX M D BUXUS MIC. ‘GREEN BEAUTY’ / BOXWOOD 1 GAL M E EUONYMUS JAP. ‘GREEN SPIRE’ / EUONYMUS 5 GAL LF HEMEROCALLIS ‘STELLA DE ORO’ / DAYLILY 5 GAL M G LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL M H OPHIOPOGON JAP. / DWARF LILYTURF 1 GAL MI PRUNUS CAR. ‘MONUS’ / BRIGHT-N-TIGHT LAUREL 15 GAL L J ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MSTREET TREE, REFER TO L1.1 FOR SPECIESA LAGERSTROEMIA INDICA ‘MUSKOGEE’ / CRAPE MYRTLE 24” BOX L B LAURUS NOBILIS / SWEET BAY 24” BOX L C SOPHORA SECUNDIFLORA / TEXAS MOUNTAIN LAUREL 24” BOX L D ANIGOZANTHOS ‘GOLD VELVET’ / KANGAROO PAW 1 GAL L E BERBERIS THUN. ‘CRIMSON PYGMY’ / DWARF BARBERRY 5 GAL LF FESTUCA MAIREI / ATLAS FESCUE 5 GAL L G LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL MH JUNIPERUS CONFERTA ‘BLUE PACIFIC’ / SHORE JUNIPER 1 GAL LI PODOCARPUS ELON. ‘MONMAL’ / YELLOW-WOOD 15 GAL MJ ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MK RHAPHIOLEPIS UMB. ‘MINOR’ / YEDDO HAWTHORN 5 GAL LSTREET TREE, REFER TO L1.1 FOR SPECIESA OLEA EUROPAEA ‘SWAN HILL’ / FRUITLESS OLIVE 24” BOX VL B LAURUS NOBILIS / SWEET BAY 24” BOX LC ARBUTUS UNEDO / STRAWBERRY TREE 24” BOX LD CUPRESSUS SEMP. ‘TINY TOWERS’ / ITALIAN CYPRESS 15 GAL LE DODONAEA VISCOSA / HOPSEED BUSH 5 GAL LF LAVANDULA DENTATA / FRENCH LAVENDER 1 GAL LG LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL MH OLEA EUROPAEA ‘MONTRA’ / LITTLE OLIVE 5 GAL LI ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MJ SENECIO SERPENS / BLUE CHALKSTICKS 1 GAL L STREET TREE, REFER TO L1.1 FOR SPECIESCRAFTSMAN PLANT PALETTE SIZE WUCOLS* FARMHOUSE PLANT PALETTE SIZE WUCOLS* SPANISH PLANT PALETTE SIZE WUCOLS* Attachment 2Packet Page 112
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018T99ICAL LA9DSCA9E 9LA99 ARCHITECTURAL 9LA9 2L1.9A CHIONANTHUS RETUSUS / CHINESE FRINGE TREE 24” BOX MB LAGERSTROEMIA ‘NATCHEZ’ / WHITE CRAPE MYRTLE 24” BOX LC MAGNOLIA GRAND. ‘LITTLE GEM’ / DWARF MAGNOLIA 24” BOX M D BUXUS MIC. ‘GREEN BEAUTY’ / BOXWOOD 1 GAL M E EUONYMUS JAP. ‘GREEN SPIRE’ / EUONYMUS 5 GAL LF HEMEROCALLIS ‘STELLA DE ORO’ / DAYLILY 5 GAL M G LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL M H OPHIOPOGON JAP. / DWARF LILYTURF 1 GAL MI PRUNUS CAR. ‘MONUS’ / BRIGHT-N-TIGHT LAUREL 15 GAL L J ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MSTREET TREE, REFER TO L1.1 FOR SPECIESA LAGERSTROEMIA INDICA ‘MUSKOGEE’ / CRAPE MYRTLE 24” BOX L B LAURUS NOBILIS / SWEET BAY 24” BOX L C SOPHORA SECUNDIFLORA / TEXAS MOUNTAIN LAUREL 24” BOX L D ANIGOZANTHOS ‘GOLD VELVET’ / KANGAROO PAW 1 GAL L E BERBERIS THUN. ‘CRIMSON PYGMY’ / DWARF BARBERRY 5 GAL LF FESTUCA MAIREI / ATLAS FESCUE 5 GAL L G LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL MH JUNIPERUS CONFERTA ‘BLUE PACIFIC’ / SHORE JUNIPER 1 GAL LI PODOCARPUS ELON. ‘MONMAL’ / YELLOW-WOOD 15 GAL MJ ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MK RHAPHIOLEPIS UMB. ‘MINOR’ / YEDDO HAWTHORN 5 GAL LSTREET TREE, REFER TO L1.1 FOR SPECIESA OLEA EUROPAEA ‘SWAN HILL’ / FRUITLESS OLIVE 24” BOX VL B LAURUS NOBILIS / SWEET BAY 24” BOX LC ARBUTUS UNEDO / STRAWBERRY TREE 24” BOX LD CUPRESSUS SEMP. ‘TINY TOWERS’ / ITALIAN CYPRESS 15 GAL LE DODONAEA VISCOSA / HOPSEED BUSH 5 GAL LF LAVANDULA DENTATA / FRENCH LAVENDER 1 GAL LG LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL MH OLEA EUROPAEA ‘MONTRA’ / LITTLE OLIVE 5 GAL LI ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MJ SENECIO SERPENS / BLUE CHALKSTICKS 1 GAL L STREET TREE, REFER TO L1.1 FOR SPECIESCRAFTSMAN PLANT PALETTE SIZE WUCOLS* FARMHOUSE PLANT PALETTE SIZE WUCOLS* SPANISH PLANT PALETTE SIZE WUCOLS* FARMHOUSE ARCHITECTURAL STYLEPLAN 2SPANISH ARCHITECTURAL STYLEPLAN 2CRAFTSMAN ARCHITECTURAL STYLEPLAN 2Attachment 2Packet Page 113
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018T99ICAL LA9DSCA9E 9LA99 ARCHITECTURAL 9LA9 9L1.9A CHIONANTHUS RETUSUS / CHINESE FRINGE TREE 24” BOX MB LAGERSTROEMIA ‘NATCHEZ’ / WHITE CRAPE MYRTLE 24” BOX LC MAGNOLIA GRAND. ‘LITTLE GEM’ / DWARF MAGNOLIA 24” BOX M D BUXUS MIC. ‘GREEN BEAUTY’ / BOXWOOD 1 GAL M E EUONYMUS JAP. ‘GREEN SPIRE’ / EUONYMUS 5 GAL LF HEMEROCALLIS ‘STELLA DE ORO’ / DAYLILY 5 GAL M G LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL M H OPHIOPOGON JAP. / DWARF LILYTURF 1 GAL MI PRUNUS CAR. ‘MONUS’ / BRIGHT-N-TIGHT LAUREL 15 GAL L J ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MSTREET TREE, REFER TO L1.1 FOR SPECIESA LAGERSTROEMIA INDICA ‘MUSKOGEE’ / CRAPE MYRTLE 24” BOX L B LAURUS NOBILIS / SWEET BAY 24” BOX L C SOPHORA SECUNDIFLORA / TEXAS MOUNTAIN LAUREL 24” BOX L D ANIGOZANTHOS ‘GOLD VELVET’ / KANGAROO PAW 1 GAL L E BERBERIS THUN. ‘CRIMSON PYGMY’ / DWARF BARBERRY 5 GAL LF FESTUCA MAIREI / ATLAS FESCUE 5 GAL L G LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL MH JUNIPERUS CONFERTA ‘BLUE PACIFIC’ / SHORE JUNIPER 1 GAL LI PODOCARPUS ELON. ‘MONMAL’ / YELLOW-WOOD 15 GAL MJ ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MK RHAPHIOLEPIS UMB. ‘MINOR’ / YEDDO HAWTHORN 5 GAL LSTREET TREE, REFER TO L1.1 FOR SPECIESA OLEA EUROPAEA ‘SWAN HILL’ / FRUITLESS OLIVE 24” BOX VL B LAURUS NOBILIS / SWEET BAY 24” BOX LC ARBUTUS UNEDO / STRAWBERRY TREE 24” BOX LD CUPRESSUS SEMP. ‘TINY TOWERS’ / ITALIAN CYPRESS 15 GAL LE DODONAEA VISCOSA / HOPSEED BUSH 5 GAL LF LAVANDULA DENTATA / FRENCH LAVENDER 1 GAL LG LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL MH OLEA EUROPAEA ‘MONTRA’ / LITTLE OLIVE 5 GAL LI ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MJ SENECIO SERPENS / BLUE CHALKSTICKS 1 GAL L STREET TREE, REFER TO L1.1 FOR SPECIESCRAFTSMAN PLANT PALETTE SIZE WUCOLS* FARMHOUSE PLANT PALETTE SIZE WUCOLS* SPANISH PLANT PALETTE SIZE WUCOLS* FARMHOUSE ARCHITECTURAL STYLEPLAN 3SPANISH ARCHITECTURAL STYLEPLAN 3CRAFTSMAN ARCHITECTURAL STYLEPLAN 3Attachment 2Packet Page 114
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018T99ICAL LA9DSCA9E 9LA99 ARCHITECTURAL 9LA9 9L1.7A CHIONANTHUS RETUSUS / CHINESE FRINGE TREE 24” BOX MB LAGERSTROEMIA ‘NATCHEZ’ / WHITE CRAPE MYRTLE 24” BOX LC MAGNOLIA GRAND. ‘LITTLE GEM’ / DWARF MAGNOLIA 24” BOX M D BUXUS MIC. ‘GREEN BEAUTY’ / BOXWOOD 1 GAL M E EUONYMUS JAP. ‘GREEN SPIRE’ / EUONYMUS 5 GAL LF HEMEROCALLIS ‘STELLA DE ORO’ / DAYLILY 5 GAL M G LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL M H OPHIOPOGON JAP. / DWARF LILYTURF 1 GAL MI PRUNUS CAR. ‘MONUS’ / BRIGHT-N-TIGHT LAUREL 15 GAL L J ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MSTREET TREE, REFER TO L1.1 FOR SPECIESA LAGERSTROEMIA INDICA ‘MUSKOGEE’ / CRAPE MYRTLE 24” BOX L B LAURUS NOBILIS / SWEET BAY 24” BOX L C SOPHORA SECUNDIFLORA / TEXAS MOUNTAIN LAUREL 24” BOX L D ANIGOZANTHOS ‘GOLD VELVET’ / KANGAROO PAW 1 GAL L E BERBERIS THUN. ‘CRIMSON PYGMY’ / DWARF BARBERRY 5 GAL LF FESTUCA MAIREI / ATLAS FESCUE 5 GAL L G LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL MH JUNIPERUS CONFERTA ‘BLUE PACIFIC’ / SHORE JUNIPER 1 GAL LI PODOCARPUS ELON. ‘MONMAL’ / YELLOW-WOOD 15 GAL MJ ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MK RHAPHIOLEPIS UMB. ‘MINOR’ / YEDDO HAWTHORN 5 GAL LSTREET TREE, REFER TO L1.1 FOR SPECIESCRAFTSMAN PLANT PALETTE SIZE WUCOLS* FARMHOUSE PLANT PALETTE SIZE WUCOLS* FARMHOUSE ARCHITECTURAL STYLEPLAN 4CRAFTSMAN ARCHITECTURAL STYLEPLAN 4Attachment 2Packet Page 115
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018T99ICAL LA9DSCA9E 9LA99 ARCHITECTURAL 9LA9 9 CO9T.L1.8A OLEA EUROPAEA ‘SWAN HILL’ / FRUITLESS OLIVE 24” BOX VL B LAURUS NOBILIS / SWEET BAY 24” BOX LC ARBUTUS UNEDO / STRAWBERRY TREE 24” BOX LD CUPRESSUS SEMP. ‘TINY TOWERS’ / ITALIAN CYPRESS 15 GAL LE DODONAEA VISCOSA / HOPSEED BUSH 5 GAL LF LAVANDULA DENTATA / FRENCH LAVENDER 1 GAL LG LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL MH OLEA EUROPAEA ‘MONTRA’ / LITTLE OLIVE 5 GAL LI ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MJ SENECIO SERPENS / BLUE CHALKSTICKS 1 GAL L STREET TREE, REFER TO L1.1 FOR SPECIES SPANISH PLANT PALETTE SIZE WUCOLS* SPANISH ARCHITECTURAL STYLEPLAN 4Attachment 2Packet Page 116
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018T99ICAL LA9DSCA9E 9LA99 ARCHITECTURAL 9LA9 9L1.9A CHIONANTHUS RETUSUS / CHINESE FRINGE TREE 24” BOX MB LAGERSTROEMIA ‘NATCHEZ’ / WHITE CRAPE MYRTLE 24” BOX LC MAGNOLIA GRAND. ‘LITTLE GEM’ / DWARF MAGNOLIA 24” BOX M D BUXUS MIC. ‘GREEN BEAUTY’ / BOXWOOD 1 GAL M E EUONYMUS JAP. ‘GREEN SPIRE’ / EUONYMUS 5 GAL LF HEMEROCALLIS ‘STELLA DE ORO’ / DAYLILY 5 GAL M G LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL M H OPHIOPOGON JAP. / DWARF LILYTURF 1 GAL MI PRUNUS CAR. ‘MONUS’ / BRIGHT-N-TIGHT LAUREL 15 GAL L J ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MSTREET TREE, REFER TO L1.1 FOR SPECIESCRAFTSMAN PLANT PALETTE SIZE WUCOLS* A LAGERSTROEMIA INDICA ‘MUSKOGEE’ / CRAPE MYRTLE 24” BOX L B LAURUS NOBILIS / SWEET BAY 24” BOX L C SOPHORA SECUNDIFLORA / TEXAS MOUNTAIN LAUREL 24” BOX L D ANIGOZANTHOS ‘GOLD VELVET’ / KANGAROO PAW 1 GAL L E BERBERIS THUN. ‘CRIMSON PYGMY’ / DWARF BARBERRY 5 GAL LF FESTUCA MAIREI / ATLAS FESCUE 5 GAL L G LIGUSTRUM JAP. ‘TEXANUM’ / WAXLEAF PRIVET 5 GAL MH JUNIPERUS CONFERTA ‘BLUE PACIFIC’ / SHORE JUNIPER 1 GAL LI PODOCARPUS ELON. ‘MONMAL’ / YELLOW-WOOD 15 GAL MJ ROSA ‘ICEBERG’ / WHITE SHRUB ROSE 5 GAL MK RHAPHIOLEPIS UMB. ‘MINOR’ / YEDDO HAWTHORN 5 GAL LSTREET TREE, REFER TO L1.1 FOR SPECIES FARMHOUSE PLANT PALETTE SIZE WUCOLS* FARMHOUSE ARCHITECTURAL STYLEPLAN 5CRAFTSMAN ARCHITECTURAL STYLEPLAN 5Attachment 2Packet Page 117
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018L1.10MAWA / ETWU WATER CALCULATIONS MAWA / ETWU WATER CALCULATIONS MAWA / ETWU WATER CALCULATIONS MAE AE EEEEEEET E UE EEEEEE9999o99EEHC9 9H999re9 C9b9c 9eet9 9er 9e9rEAcre99eet 9er 9e9rETE U EEEEEEEE EEEE MAE AMAE AE EEEEEEET E UE EEEEEE9999o99EEHC9 9H999re9 C9b9c 9eet9 9er 9e9rEAcre99eet 9er 9e9rETE U EEEEEEEE EEEE MAE AMAE AE EEEEEEETE UE EEEEE9999o99EEHC9 9H999re9 C9b9c 9eet9 9er 9e9rEAcre99eet 9er 9e9rETE U EEEEEEEE EEEE MAE AHEEEEEEEEPEEEE EEEEE UEE TEEE EEE EEEEE EEEEEE E EEEEEPEEEE FEEEEE EPFEHEEEEEEEE AEEE EHAE EEEEE EEEEEEE SLAEEEEE IEEEEEEEEE EEEEEEEEEE EIEE EPF E HA EEEEEEEIE9o9e 1 9 e99990.90799 0.81EEE9o9e 2 Lo90.20929 0.81EEHEEEEEEEEPEEEE EEEEE UEE TEEE EEE EEEEE EEEEEE E EEEEEPEEEE FEEEEE EPFEHEEEEEEEE AEEE EHAE EEEEE EEEEEEE SLAEEEEE IEEEEEEEEE EEEEEEEEEE EIEE EPF E HA EEEEEEEIE9o9e 1 9 e99990.90291 0.81EEE9o9e 2 Lo90.20789 0.81EEEHEEEEEEEEPEEEE EEEEE UEE TEEE EEE EEEEE EEEEEE E EEEEEPEEEE FEEEEE EPFEHEEEEEEEE AEEE EHAE EEEEE EEEEEEE SLAEEEEE IEEEEEEEEE EEEEEEEEEE EIEE EPF E HA EEEEEEEIE9o9e 1 9 e99990.90219 0.81EEE9o9e 2 Lo90.20799 0.81EEE9o9e 9 9er9 Lo90.101080.81EETEEE EE PEEEEEEREEEEEEEEEEETo of City from MWELO dataEEEEEETo (inches/year) O 9er 9e99 L9999c99e Ar e9 99t2)EEEEDr99 L9999c99e Ar e9 99t2)SLA 99t2)TEEEE LEEEEEEEE AEEE EEEEEEE2TEEE EE PEEEEEEREEEEEEEEEEETo of City from MWELO dataEEEEEETo (inches/year) O 9er 9e99 L9999c99e Ar e9 99t2)EEEEDr99 L9999c99e Ar e9 99t2)SLA 99t2)TEEEE LEEEEEEEE AEEE EEEEEEE2TEEE EE PEEEEEEREEEEEEEEEEETo of City from MWELO dataEEEEEETo (inches/year) O 9er 9e99 L9999c99e Ar e9 99t2)EEEEDr99 L9999c99e Ar e9 99t2)SLA 99t2)TEEEE LEEEEEEEE AEEE EEEEEEE2CRAFTSMAN PLANT PALETTE FARMHOUSE PLANT PALETTE SPANISH PLANT PALETTE **** Value represents an average lot landscape area. Actual landscape area varies depending on lot configuration and house plan type.* Value represents an average lot landscape area. Actual landscape area varies depending on lot configuration and house plan type.* Value represents an average lot landscape area. Actual landscape area varies depending on lot configuration and house plan type.AAABBBCCCDDDEEEFFFGGGHHHIIIJJJKT99ICAL LA9DSCA9E 9LA99 9LA9T 9ALETTES 9 9ATER CALCULATIO9SAttachment 2Packet Page 118
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 20181 APPROX. LOCATION OF SIDE/BACKYARD FENCING2 DECORATIVE 6’ TALL BLOCK SOUNDWALL3 TREE TO BE INSTALLED AS PART OF PRODUCTION HOME4 BACKYARD LANDSCAPING BY HOMEOWNER5 R.O.W. LANDSCAPING, SEE CIVIL PLANSSOU9D9ALL LOCATIO9 A9D 9LA9T SCREE9I99L1.11LOT 9LOT 10QUARRY COURTORCUTT ROAD#KEYNOTE LEGEND1122334455Attachment 2Packet Page 119
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018LANDSCAPING AT PROPERTY LINE WALLSL1.12#1 SUGGESTED REAR OR SIDE YARD PLANTING2 REFER TO PROPOSED STREET TREE LIST AND ARCHITECTURAL STYLE PLANT PALETTES FOR SPECIES IN THE R.O.W. PARKWAYKEYNOTE LEGEND111222CONTEXT SITE MAP - NOT TO SCALE (N.T.S.)ABCTO SCADSEE L1.2 FOR LOT 33 LANDSCAPINGAttachment 2Packet Page 120
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018SOUNDWALL PLAN & PROFILEC1.1Attachment 2Packet Page 121
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018MATERIALS BOARD - SCHEME 1 AND 2, CONTEMPORARY SPANISHM1.0Attachment 2Packet Page 122
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018MATERIALS BOARD - SCHEME 3 AND 4, CONTEMPORARY SPANISHM1.1Attachment 2Packet Page 123
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018MATERIALS BOARD - SCHEME 5 AND 6, CONTEMPORARY CRAFTSMANM1.2Attachment 2Packet Page 124
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018MATERIALS BOARD - SCHEME 7 AND 8, CONTEMPORARY CRAFTSMANM1.3Attachment 2Packet Page 125
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018MATERIALS BOARD - SCHEME 9 AND 10, CONTEMPORARY FARMHOUSEM1.4Attachment 2Packet Page 126
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018MATERIALS BOARD - SCHEME 11 AND 12, CONTEMPORARY FARMHOUSEM1.5Attachment 2Packet Page 127
SOUTH MORROSCITY OF SAN LUIS OBISPO ARC SUBMITTAL29 October 2018SOUTH MORROS457-18060COLOR SELECTION CHARTROOF:BORAL /CERTAINTEEDPAINT:SHERWIN WILLIAMS FAUX VENTS:SW 6096 JUTE BROWN JUNE 15, 2018 METAL ROOF: MCELROY METALS MORTAR: ORCO BLENDED PRODUCT WROUGHT IRON:SW 6990 CAVIAR GUTTERS & DOWNSPOUT:CUSTOM BILT METALSGROUT: CUSTOM BUILDING PRODUCTSSCHEMES 1-4 ARE CONTEMPORARY SPANISH ELEVATIONSSCHEMES 5-8 ARE CONTEMPORARY CRAFTSMAN ELEVATIONSSCHEMES 9-12 ARE CONTEMPORARY FARMHOUSEELEVATIONSSCHEME #123456789101112FASCIA, EAVES, TAILS, HEADERS,BEAMS, POSTS, KICKERS & GARAGE DOORS SW 7026GRIFFINSW 7039VIRTURAL TAUPESW 7053ADAPTIVE SHADESW 7510CHATEAU BROWNSW 6201THUNDEROUSSW 6090JAVASW 7531CANVAS TANSW 6076TURKISH COFFEESW 7674PEPPERCORNSW 7631CITY LOFTSW 7566WESTHIGHLAND WHITESW 7039VIRTUAL TAUPEFRONT ENTRY DOOR &SHUTTERSSW 2819DOWNING SLATESW 2811ROOKWOOD BLUE GREENSW 6068BREVITY BROWNSW 2848ROYCROFT PEWTERSW 2856FAIRFAX BROWNSW 7605GALE FORCESW 2838POLISHED MAHOGANYSW 6208PEWTER GREENSW 6006BLACK BEANSW 7615SEA SERPENTSW 7566WESTHIGHLAND WHITESW 7675SEALSKINBASE STUCCOSW 7566WESTHIGH-LAND WHITESW 2829CLASSICAL WHITESW 7541GRECIAN IVORYSW 7689ROW HOUSE TANSW 7542NATURELSW 6157FAVORITE TANSW 2827COLONIAL REVIVIAL SW 2823ROOKWOOD CLAYSW 7644GATEWAY GRAYSW 7023REQUISITE GRAYSW 7667ZIRCONSW 7565OYSTER BARSIDING-------------- -------------- -------------- -------------- SW 6151QUIVER TANSW 6172HARDWARESW 7067CITYSCAPESW 7530BARCELONA BEIGESW 7039VIRTUAL TAUPESW 7019GAUNTLET GRAYSW 9161DUSTBLUSW 7644GATEWAY GRAY‘S’ ROOF TILE1HBCS6169CASA GRANDE1HBC6330SELERNO CLAY1HBCS0431APPLE BARK1HBCS6464CA MISSION-------------- -------------- -------------- -------------- -------------- -------------- -------------- --------------FLAT ROOF-------------- -------------- -------------- -------------- 1FBCJ4072SAHARA QUARTZ1FBCF007TOFFEE1FBCF3152DOVE BROWN II1FBCJ3182GARNET BLEND1FBCJ0300 BRONZE PEARL1FBCF5139DARK ASH1FBCF1430CHARCOAL BLEND1FBCJ4070SEA PEARLMETAL ROOFMCELROY METALASH GRAY SLATE GRAY BUCKSKIN CHARCOAL MANSARD BROWNBUCKSKIN ASH GRAY SLATE GRAY MANSARD BROWNASH GRAY CHARCOAL BUCKSKINWINDOW FRAMETAN TAN TAN TAN TAN TAN WHITE TAN TAN WHITE WHITE TANGUTTERS & DOWNSPOUTMUSKET BUCKSKIN BROWNBRONZE BEAVER BROWNBRONZE BEAVER BROWNWHITE MUSKET BRONZE WHITE WHITE BUCKSKIN BROWNMATERIALS BOARD - COLOR SELECTION CHARTM1.6Attachment 2Packet Page 128
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RESOLUTION NO. 10462 (2013 Series)
A RESOLUTION OF THE CITY OF SAN LUIS OBISPO APPROVING A PARCEL
MAP CREATING 3 UNDERLYING PARCBLS AND VESTING TENTATIVE TRACT
MAP NO. 3044 CREATING 80 LOTS FOR PROPERTY LOCATED AT 3725 ORCUTT
ROAD (MS/TR/ER 137-11; TRACT 3044)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a
public hearing on August 28,2073, and recommended approval of the project; and
\ryHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on October
1,2013, for the pulpose of considering MS/TR/ER 1,31-ll, a vesting tentative tract map
subdividing an approximately 10-acre site into 80 lots; and
WHBREAS, said public hearing was for the purpose of formulating and forwarding
recommendations to the City Council of the City of San Luis Obispo regarding the project; and
\ryHEREAS, notices of said public hearing were made at the time and in the manner
required by law; and
WHERBAS, the City Council reviewed and considered the initial study of environmental
impact as prepared by staff and reviewed by the Planning Commission; and
\ryHEREAS, the City Council has duly considered all evidence, including the testimony
of the applicant, interested parties, and the evaluation and recommendations by staff, presented at
said hearing.
NO'W, THEREFORE, BE IT RESOLVED, by the City Council of the City of San Luis
Obispo as follows:
SECTION 1. Parcel Map Approval with Findings & Conditions. The City Council does
hereby approve application MS 137-11 (SLO 10-0086), a parcel map to create three underlying
parcels for f,rnancing purposes, based on the following findings, and subject to the following
conditions:
Findings:
1, As conditioned, the design of the tentative map is consistent with the General Plan and the
Orcutt Area Specific Plan, which promote the development of projects consistent with the
Plan.
2. The site is physically suited for the type and density of development allowed in the R-2-SP
and R-3-SP zones through the proposed Vesting Tentative Map (VTM) 3044 (TR 137-11) and
the proposed parcels shown on this Minor Subdivision are a companion to the VTM for
hnancing purposes.
R t0462
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ResolutionNo. 10462 (2013 Series)
Page 2
3. The design of the tentative map and the proposed improvements are not likely to cause
serious health problems, substantial environmental damage or substantially and unavoidably
injure fish or wildlife or their habitat, since further development or redevelopment of the
proposed parcels will occur consistent with VTM 3044 and the required architectural review
process, which will allow for detailed review of development plans to assure compliance
with City plans, policies, and standards.
4. As conditioned, the design of the subdivision will not conflict with easements for access
through (or use of property within) the proposed subdivision.
5. The tentative map is exempt from environmental review (Class 15, Minor Land Divisions,
Section 15315. of CEQA Guidelines) because: no variances or exceptions are required; all
services and access to the proposed parcels to local standards will be provided with VTM
3044; the parcel was not involved is a division of a larger parcel within the previous two
years; and the parcel does not have an average cross slope of greater than20o/o.
Conditions:
L All easements including but not limited to those required for access, utility extensions,
grading, and drainage to serve all three parcels of the minor subdivision shall be shown and
noted on the map. The easements offered on the map should coincide with the ultimate
development proposal as shown on Vesting Tentative Tract Map (VTM) 3044.
2. VTM 3044 shall be approved prior to recordation of the Parcel Map.
3. If necessary, âs determined by the Public Works and Community Development Directors, a
notice of requirements or other agreement acceptable to the City of San Luis Obispo shall be
recorded in conjunction with the Parcel Map to clarify development restrictions, conditions
of development, and reference to any perlinent conditions of approval related to VTM 3044.
SECTION 2. Findings. Based upon all the evidence, the City Council makes the
following hndings in support of the Vesting Tentative Map 137-11 (Tract No. 3044):
1, As conditioned and with the development standard reductions supported by affordable
housing statutes, the design of the Vesting Tentative Tract Map is consistent with the General
Plan because the proposed subdivision respects existing site constraints, will incrementally
add to the City's residential housing inventory, result in parcels that meet density standards,
and will be consistent with the density, lot sizes and project amenities established by the
Orcutt Area Specific Plan.
2. The site is physically suited for the proposed type of development allowed in the R-2-SP and
R-3-SP zones.
3. The design of the subdivision will not conflict with easements for access through (or use of
property within) the proposed subdivision.
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4. The design of the vesting tentative tract map and proposed improvements are not likely to
cause serious health problems, substantial environmental damage or substantially and
unavoidably injure fish or wildlife or their habitat because the site does not have any creeks
or other potentially significant habitat areas for fish and wildlife.
5. The proposed project will provide quality affordable housing consistent with the intent of
California Government Code $65915, and the requested density bonus, incentives and
concessions are reasonably necessary to facilitate the production of affordable housing units.
6. With review of the final map, minor adjustments to the pedestrian system to align better with
the property to the north may be made with the approval of the Community Development and
Public'Works Directors.
7. Public Resources Code $21080.7 provides that in urbanized areas, no additional EIR or
negative declaration is required for "any project involving the construction of housing or
neighborhood commercial facilities" when: (1) the project is consistent with a specific plan
that has a certified EIR and that has been adopted not more than five years prior to making
the required findings under this section. The tentative map is generally consistent with the
street layout and lot configuration and the density and distribution of housing as shown in the
specific plan and no impacts have been identified in the initial study prepared for the project
which were not identihed in the certified Environmental Impact Report for the Orcutt Area
Specific Plan.
8. No further environmental analysis is required based on the conclusions of the initial study of
environmental impact prepared for the project which concludes that all potentially significant
effects were analyzed adequately in Orcutt Area Specific Plan Final Environmental Impact
Report (EIR) adopted by the City Council on March 2,2070, and have been avoided or
mitigated pursuant to that earlier EIR, subject to the following mitigation measures,
mitigation measures being incorporated into the project, and the mitigation monitoring
program being followed:
AIR OUALITY MITIGATION
Operational Phase Mitieation
AQ-1(a)Energy Efficiency. The building energy efhciency rating shall be 70%o above what is
required by Title 24 requirements for all buildings within the Specif,rc Plan Area. The
following energy-conserving techniques shall be incorporated unless the applicant
demonstrates their infeasibility to the satisfaction of City Planning and Building
Department staff: increase walls and attic insulation beyond Title 24 requirements;
orient buildings to maximize natural heating and cooling; plant shade trees along
southern exposures of buildings to reduce summer cooling needs; use roof material
with a solar reflectance value meeting the Environmental Protection
Agency/Department of Energy Star rating; build in energy efficient appliances; use
low energy street lighting and traffic signals; use energy efficient interior lighting; use
solar water heaters; and use double-paned windows.
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AQ-1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be
installed at all bus stops.
AQ-l(c) Shade Trees. All parking lots shall include shade trees within the parking area. There
shall be at least one shade tree for every six vehicle parking spaces.
AQ-l(d) Telecommuting. All new homes within the Specific Plan area shall be constructed
with internal wiring/cabling that allows telecommuting, teleconferencing, and
telelearning to occur simultaneously in at least three locations in each home.
AQ-l(e) Pathways. V/here feasible, all cul-de-sacs and dead-end streets shall be links by
pathways to encourage pedestrian and bicycle travel.
. Monitoring Program:
Compliance with operational phase mitigation measures will be reviewed with the subdivision
plans and accompanying architectural review plans and ultimately shown on improvement plans
and construction drawings.
Construction Phase Mitigation
AQ-3(a) Application of CBACT (Best Available Control Technology for construction
related equipment). The following measures shall be implemented to reduce
combustion emissions from construction equipment where a project will have an area
ofdisturbance greater than 1 acre.. Specihc Plan applicants shall submit for review by the Community Development
Department and Air Pollution Control District (APCD) staff a grading plan
showing the area to be disturbed and a description of construction equipment that
will be used and pollution reduction measures that will be implemented. Upon
confirmation by the Community Development Department and APCD,
appropriate CBACT features shall be applied. The application of these features
shall occur prior to Specific Plan construction.. Specific Plan applicants shall be required to ensure that all construction
equipment and portable engines are properly maintained and tuned according to
manufacturer's specifi cations.. Specific Plan applicants shall be required to ensure that off-road and portable
diesel powered equipment, including but not limited to bulldozers, graders,
cranes, loaders, scrapers, backhoes, generator sets, compressors, auxiliary power
units, shall be fueled exclusively with CARB motor vehicle diesel fuel (non-taxed
off-road diesel is acceptable).. Specific Plan applicants shall be required to install a diesel oxidation catalyst on
each of the two pieces of equipment projected to generate the greatest emissions.
Installations must be prepared according to manufacturer's specifications.
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AQ-3(b) Dust Control. The following measures shall be implemented to reduce PM10
emissions during all Specific Plan construction:. Reduce the amount of the disturbed area where possible.
. ljse water trucks or sprinkler systems in sufficient quantities to prevent airborne
dust from leaving the site. Vy'ater shall be applied as soon as possible whenever
wind speeds exceed 15 miles per hour. Reclaimed (nonpotable) water should be
used whenever possible.. All dirt-stock-pile areas shall be sprayed daily as needed.. Permanent dust control measures shall be identified in the approved Specific Plan
revegetation and landscape plans and implemented as soon as possible following
completion of any soil disturbing activities.. Exposed ground areas that are planned to be reworked at dates greater than one
month after initial grading shall be sown with a fast-germinating native grass seed
and watered until vegetation is established.. All disturbed soil areas not subject to revegetation shall be stabilized using
approved chemical soil binders, jute netting, or other methods approved in
advance by the APCD.. All roadways, driveways, sidewalks, etc., to be paved shall be completed as soon
as possible. In addition, building pads shall be laid as soon as possible after
grading unless seeding or soil binders are used.. Vehicle speed for all construction vehicles shall not exceed 15 mph on any
unpaved surface at the construction site.. All trucks hauling dirt, sand, soil or other loose materials shall be covered or shall
maintain at least two feet of freeboard (minimum vertical distance between top of
load and top of trailer) in accordance with CVC Section23ll4.. Install wheel washers where vehicles enter and exit unpaved roads onto streets, or
wash off trucks and equipment leaving the site.. Sweep streets at the end of each day if visible soil material is carried onto
adjacent paved roads. Water sweepers with reclaimed water shall be used where
feasible.
AQ-3(c) Cover Stockpited Soils. If importation, exportation, or stockpiling of fill material is
involved, soil stockpiled for more than two days shall be covered, kept moist, or
treated with soil binders to prevent dust generation. Trucks transporting material shall
be tarped from the point of origin.
AQ-3(d) Dust Control Monitor. On all projects with an area of disturbance greater than 1
acre, the contractor or builder shall designate a person or persons to monitor the dust
control program and to order increased watering as necessary to prevent transport of
dust off-site. Their duties shall include holiday and weekend periods when work may
not be in progress.
. Monitoring Program:
These conditions shall be noted on all project grading and building plans. The applicant will also
be required to secure necessary permits from the Air Pollution Control Board (APCD) before the
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onset of grading or demolition activities including, but not limited to additional dust control
measures, evaluation for Naturally Occurring Asbestos. The applicant shall present evidence of a
plan for complying with these requirements prior to issuance of a grading or building permit
from the City. The applicant shall provide the City with the name and telephone number of the
person responsible for ensuring compliance with these requirements. The Building Inspector and
Public Works Inspectors shall conduct field monitoring.
BIOLOGICAL RESOURCES MITIGATION
B-3(a)Construction Requirements. Development under the Specific Plan shall abide by
the requirements of the City Arborist for construction. Requirements shall include but
not be limited to: the protection of trees with construction setbacks from trees;
construction 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.
B-6(c)Educational Pet Brochure. Any development pursuant to the Specif,rc Plan shall
prepare a brochure that informs prospective homebuyers and Home Owners
Association (HOA) members about the impacts associated with non- native animals,
especially cats and dogs, to the project site; similarly, the brochure must inform
potential homebuyers and all HOA members of the potential for coyotes to prey on
domestic animals.
8-6(c)Landscaping Plan Review. To ensure that project landscaping does not introduce
invasive non-native plant and tree species to the region of the site, the final
landscaping plan shall be reviewed and approved by a qualif,red biologist. The
California Invasive Plant Council (Cal-IPC) maintains several lists of the most
important invasive plants to avoid. The lists shall be used when creating a plant
palette for landscaping to ensure that plants on the lists are not used. The following
plants shall not be allowed as part of potential landscaping plans pursuant to
development under the Specihc Plan:
. African sumac (Rhus lancea). Australian saltbush (Atriplex semibaccata). Black locust (Robinia pseudoacacia). California pepper (Schinus molle) and Brazilian pepper (S. terebinthifolius)
. Cape weed (Arctotheca calendula). Cotoneaster (Cotoneaster pannosus), (C. lacteus). Edible fig (Ficus carica). Fountain grass (Pennisetum setaceum). French broom (Genista monspessulana). Ice plant, sea fig (Carpobrotus edulis). Leafy spurge (Euphorbia esula). Myoporum (Myoporum spp.). Olive (Olea europaea). Pampas grass (Cortaderia selloana), and Andean pampas grass (C. jubata)
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. Russian olive (Elaeagnus angusticifolia). Scotch broom (Cytisus scoparius) and striated broom (C. striatus). Spanish broom (Spartium junceum)
. Tamarix, salt cedar (Tamarix chinensis), (T. gallica), (T. parviflora), (T
ramosissima). Blue gum (Eucalyptus globulus). Athel tamarisk (Tamarix aphylla)
. Monitoring Program:
Compliance with mitigation measures will be reviewed with landscaping plans as parl of the
architectural review submittal and ultimately shown on improvement plans and construction
drawings.
CI]LTURAL RESOURCES MI TTGATION
cR- 1(d)Archaeological Resource Construction Monitoring. At the commencement of project
construction, an orientation meeting shall be conducted by an archaeologist for
construction workers associated with earth disturbing procedures. The orientation
meeting shall describe the possibility of exposing unexpected archaeological
resources and directions as to what steps are to be taken if such a hnd is encountered.
An archaeologist shall monitor construction grading within 50 meters (164 feet) of
the two isolated finds. In the event that prehistoric or historic archaeological
resources are exposed during project construction, all earth disturbing work within 50
meters (164 feet) of the find must be temporarily suspended or redirected until an
archaeologist has evaluated the nature and significance of the find. After the f,rnd has
been appropriately mitigated (e.g., curation, preservation in place, etc.), work in the
area may resume, The City should consider retaining a Chumash representative to
monitor any held work associated with Native American cultural material.
If human remains are exposed, State Health and Safety Code Section 7050.5 requires
that no further disturbance shall occur until the County Coroner has made the
necessary findings as to origin and disposition pursuant to Public Resources Code
Section 5097.98.
. Monitoring Program:
Requirements for cultural resource mitigation shall be clearly noted on all plans for project
grading and construction.
NOISE MITIGATION
N-l(a) Compliance with Cify Noise Ordinance. Construction hours and noise levels shall
be compliant with the City Noise Ordinance fMunicipal Code Chapter 9.12, Section
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9.12.050(6)1. Methods to reduce construction noise can include, but are not limited to,
the following:
Equipment Shielding. Stationary construction equipment that generates noise can
be shielded with a barrier.
Diesel Equipment. All diesel equipment can be operated with closed engine doors
and equipped with factory-recommended muffl ers.
Electrical Power. Whenever feasible, electrical power can be used to run air
compressors and similar power tools.
Sound Blankets. The use of sound blankets on noise generating equipment.
Monitoring Program:
a
a
a
a
a
Requirements for construction noise mitigation shall be clearly noted on all plans for project
grading and construction.
SECTION 3. Recommendation. The City Council does hereby approve application
Vesting Tentative Map TR 137-ll (Tract Map No. 3044) with incorporation of the following
conditions into the project:
Streets
1. OfÊsite easements are required to facilitate a through street and public sewer main extension
from the westerly tract boundary at Street "A" to the existing sewer and street easements
along Bullock Lane. A public sewer easement is required for the proposed public sewer
main. A private easement may be proposed for the required through street until development
within the Orcutt Area would indicate that a public street is warranted.
2. The hnal map and improvement plans shall include the required right-of-way and all details
of the required bus turnout to accommodate a future bus stop along Public Street "4"
adjacent to Lot 79 per City Engineering Standards and the OASP.
3. Access rights shall be dedicated to the City along Orcutt Road except at approved driveway
locations as shown on the tentative map.
4. The public improvement plans shall include complete details for the Orcutt Road access
improvements including a center turn lane in accordance with the tentative map, OASP, City
Engineering Standards, and the Cal Trans Highway Design Manual. The Orcutt Road plans
and access way shall include all phases of construction including the ultimate abandonment
of the public vehicle access. Off-site dedication of property for public right-of-way purposes
may be required to facilitate the Orcutt Road improvements. The required center turn lane
and transitions on Orcutt shall be constructed with the first phase of development.
5. The subdivider shall install public street lighting and all associated facilities including but not
limited to conduits, sidewalk vaults, fusing, wiring, and lumenaires along all public streets
including Orcutt Road per City Engineering Standards. The current interim standard for
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LED lighting is required within this subdivision
6. Private street lighting shall be provided along the private streets per City Engineering
Standards and/or as approved in conjunction with the final ARC approvals,
7. The final street sections shall be approved in conjunction with the review and approval of the
final project drainage reporl. The private street sections show center crown, center v-gutter,
and super-elevated designs. The final design shall consider drainage, transitions, and
accessibility.
8. Future Public Street #3 (Sponza Drive) shall show and label the future centerline for
reference. Unless otherwise approved by the Public Works Director, the street should be
designed for a build-out width with a center crown. The final street section for Public Street
#3 shall consider the final drainage strategy and may need to include an AC curb rather than
a shoulder. Non-standard public street sections shall conform to a San Luis Obispo County
rural road or Cal Trans standard to the approval of the City Engineer.
9. All future public streets shall conform to City Engineering Standards including curb, gutter,
and sidewalk, driveway approaches, and curb ramps. Traffic calming improvements may be
required at select locations within in the subdivision. Improvements may include bulb-outs,
elevated sidewalks/speed tables, or alternate paving materials to the satisfaction of the Public
Works Department and Fire Department.
10. Traffic calming improvements should be considered along public streets #2 and #3 and at the
intersection of Public Street "A" and Public Street #3 (Sponza Drive) in accordance with the
OASP. The calming device along Public Street #3 at Private Street #1 (Parc Atelier) should
include an elevated sidewalk or other improvements directly related to the Class I bike path
terminus. Deferral of any traffic calming improvements shall be approved by Public V/orks
Department. If defened, the developer shall provide a surety to cover the future construction
of the improvements upon request of the city.
I l. The proposed future Public Street "4", Public Street #2 (Monte Azure), and Public Street #3
(Sponza Drive) are temporarily landlocked and will not be accepted for public maintenance
until such time that a continuous public street connection is provided within the OASP. A
street condition report shall be prepared by the developer or HOA and shall include any
required street maintenance or construction of traffic calming devices. Any required work
shall be completed prior to acceptance of the street for public maintenance. The proposed
public water and sewer mains located within these streets will be accepted for City
maintenance upon acceptance of the initial subdivision improvements.
12. Street trees are required as a condition of development. Street trees shall generally be
planted at the rate ofone 15-gallon street tree for each 35 lineal feet ofproperty frontage.
13.The final map and subdivision improvement plans shall show the following changes to
project street sections:
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a. Mondrian Plaza shall be increased from26 feet to 28 feet to allow for parking on one side
of the street. A sidewalk shall be provided along one side of the street.
b. Terrasse Plaza shall be increased from 26 feet to 28 feet to allow for parking where
feasible.
c. Le Jardin shall be increased from 26 feet to 28 feet to allow for parking on one side of the
street.
d. Parc Atelier shall include a sidewalk in addition to the parking shown on one side of the
street.
14. Shared driveways shall be considered to better accommodate more on-street parking.
Easements
15.The subdivider shall dedicate a 10'wide street tree easement and public utility easement
(P.U.E.) across the frontage of each lot. Said easement shall be adjacent to and contiguous
with all public right-of-way lines bordering each lot.
16. Any easements including but not limited to provisions for all public and private utilities,
water, sewer, access, grading, drainage, slope banks, consttuction, common driveways, and
maintenance of the same shall be shown on the final map and/or shall be recorded separately
prior to map recordation if applicable. Said easements may be provided for in part or in total
as blanket easements.
17. The final map and public improvement plan submittal shall clarify the intent and purpose for
the proposed 15'access and utility easement across Lot 18. The map offer or separate
easement document shall clarify whether the easement is for public or private purposes. The
map offer should include reference to the dominant tenement for this easement. The plans
shall clarify whether any utility connections or improvements for future connections are
proposed.
18. The subdivider shall dedicate an easement for a public water system over all private streets or
driveways, parking areas (including planters and raised medians) and common areas to the
satisfaction of the Public Works Director and Utilities Engineer. The subdivider shall
dedicate an easement for a public sewer system over the proposed future public streets.
On & Off-Site Improvements
19. Improvement plans for the entire subdivision, including any off-site improvements shall be
approved to the satisfaction of the Public Works Department, Utilities Depaftment, and Fire
Department prior to map recordation. Off-site improvements shall include the sewer main
extension, off-site access roadway, the water main extension, and Orcutt Road
improvements.
20. The improvement plans shall clearly show all existing structures, site improvements, utilities,
water wells, septic tanks, leach fields, gas and wire services, etc. The plan shall include any
pertinent off-site water well and private waste disposal systems that are located within
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regulated distances to the proposed drainage and utility improvements. The plan shall
include the proposed disposition of the improvements and any proposed phasing of the
removal and demolition. All structures and utilities affected by the proposed lot lines shall
be removed and receive final inspection approvals prior to map recordation.
21.The parking lot design shall comply with the parking and driveway standards and
Engineering Standard Section 2010.81. All parking spaces must be designed so that
vehicles can enter in one maneuver. Furthermore, all spaces shall be designed so that
vehicles can exit to the adjoining street in a forward direction in not more than two
maneuvers.
Water, Sewer & Utilities
22. Sepante utilities, including 'water, sewer, gas, electricity, telephone, and cable TV shall be
served to each lot to the satisfaction of the Public Works Department and serving utility
companies. All public and private seweÍ mains shall be shown on the public improvement
plans and shall be constructed per City Engineering Standards unless a waiver or alternate
standard is otherwise approved by the City.
23. Underground wiring is required for all new residences. The requirement for undergrounding
shall be achieved with no net increase in the number of utility poles within the public right-
of-way.
24.Final grades and alignments of all public and/or private watet, sewer and storm drains shall
be approved to the satisfaction of the Public Works Director and Utilities Department. The
f,rnal location, configuration, and sizing of service laterals and meters shall be approved in
conjunction with the review of the building plans, fire sprinkler plans, and/or public
improvement plans.
25. Specialized street pavement in the area of public water mains may create
maintenance/replacement concerns and additional costs. The hnal pavement sections shall
be reviewed and approved in conjunction with the ARC approvals and public improvement
plan review. A separate agreement may be required to clarify that the HOA will have final
street maintenance responsibility in areas of specialized pavement where said pavement is
damaged or removed in conjunction with public improvements or maintenance of said public
water mains.
26. Recycled water main improvements (dry pipe) shall be installed per City Engineering
Standards and to the satisfaction of the Utilities Department. The extent and limits of the
recycled water main shall be approved by the Utilities Director prior to completing and
submitting the public improvement plans to the Public Works Department. The main
extension along future Public Roads #3 and #2 may not be necessary to serve the OASP
zoned R-1 and R-2 areas.
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27. A final sewer report (report) and supporting documentation for the OASP "adjusted" public
sewer main location shall be approved by the Utilities Department prior to approval of the
public improvement plans.
28. The f,rnal report shall discuss and present additional information and assumptions on the
system elevations and grades that will allow other OASP parcels to utilize the proposed re-
aligned public sewer main. The applicant shall submit an analysis of a backbone system that
shows the elevations and grades that serve the adjacent parcels described in the study. The
City will have the f,inal discretion on the extent and limits of the study if additional properties
could beneht from the proposed re-alignment.
29.The depth of the off-site and on-site sewer mains shall be approved to the satisfaction of the
Utilities Director. The depth analysis shall consider the balance between the possible extent
of the gravity sewer basin needed to serve the other OASP properties and the long-term
public maintenance requirements related to sewer depth.
30. The final report shall include any additional vacant or underdeveloped properties with the
OASP area andlor downstream properties that could affect the down-stream condition
analysis to the satisfaction of the Utilities Department. The report shall be expanded to
include the downstream impacts analysis and main replacement schedule and strategy from
Capitolio to Broad Street.
31. A reimbursement request, if proposed, shall include all pertinent details and analysis in
accordance with City and State codes and ordinances and shall be presented separately to the
City Council.
32.The existing sewer main located within the UPRR right-of-way at the Bullock LanelCapitolio
crossing shall be upgraded/replaced from Bullock Lane to the manhole in Capitolio as a
condition of development. The applicant and engineer of record shall coordinate a f,reld
meeting with Utilities Department staff prior to development of the plan and submittals to the
respective agencies.
33. The developer shall submit an application and design for the sewer to the City and UPRR in
conjunction with the first phase of development and initial public improvement plan
submittal. The installation shall be completed and final inspection approvals granted prior to
issuance of the building permit for the 3Oth residential unit.
Grading & Drainage
34. The ñnal grading and drainage plan and drainage report shall comply with all City Codes,
Standards, and Ordinances. The final drainage report shall comply with the City Engineering
Standards, Waterway Management Plan Drainage Design Manual, and Orcutt Area Specific
Plan requirements, whichever pertinent sections are more restrictive.
35. The drainage report and public improvement plans shall include a comprehensive review of
the existing historic upslope drainage tributary to and from this development. The historic
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and proposed run-on and run-off should consider the existing swales and berms located along
the historically grazed fence lines and their relationship to the adjoining property lines. The
project drainage analysis may require a detailed review of the sub-watersheds located within
the tract boundary.
36. The proposed surface runoff and drainage from the detention basin(s) shall include a non-
erosive outlet to an approved point of disposal. The outlet(s) design and location should
replicate the historic drainage. Any off-site detention basin, temporary basin, or other
drainage improvements shall be approved by the City. Any required or proposed off-site
grading or drainage improvements shall be completed within recorded easements or under an
appropriate license or other private agreement.
37. Tier 3 interim low impact development standards as described and shown on the preliminary
plans shall be incorporated into the drainage report and hnal development plans.
38. The project soils engineer shall review the fìnal grading and drainage plans and Low Impact
Development (LID) improvements. The soils report shall include specific recommendations
related to site development, utility, and building pad/foundation construction related to the
proposed LID improvements. The project soils engineering report shall be referenced on the
f,rnal map in accordance with the Subdivision Regulations and City Engineering Standards.
39. The final plans and drainage report shall show and note compliance with City Engineering
Standard l0l0.B for spring or perched groundwater management and for water quality
treatment of run-off from impervious streets, drive aisles, and parking areas.
40. A SWPPP is required in accordance with State and local regulations. A hard copy of the
SV/PPP shall be provided to the City in conjunction with the Public Improvement Plan
submittal and subsequent building plan submittals. The WDID number shall be included by
reference on all construction plans sets. An erosion control plan shall be included with the
improvement plans and all building plan submittals for demolitions, grading, and new
construction.
41. A Private Stormwater Conveyance Agreement shall be recorded prior to final inspection
approvals for the proposed stormwater system improvements. A separate Operation and
Maintenance Manual shall be provided in conjunction with the development plans.
42. A separate demolition permit will be required from the Building Division for the removal of
the existing structures and related infrastructure. The building removals are subject to the
Building Demolition Regulations including the additional notification and timing
requirements for any structure over 5O-years old.
Fire
43. The project shall provide a minimum of two points of access to the subdivision from an
existing public way wherever there are 30 or more housing units. Emergency Vehicle Access
points will NOT be accepted in lieu of full access.
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44. When the public access from Orcutt Road to Private Road #4 is abandoned, a minimum of a
20- foot wide paved Fire Department emergency vehicle access/egress road shall be
maintained in lieu of a Fire Code Standard turn-around. The Access Road shall have a 20-
foot wide gate secured with a lock. The developer will be required to install a "KNOX
BOX" that is keyed to both San Luis Obispo City Fire and San Luis Obispo County Fire
keys. A permanent sign shall be placed on either side of the gate "FIRE ACCESS ROAD -
DO NOT BLOCK". The access road shall be posted "NO PARKING-FIRE LANE" CVC
22500.1". A maintenance provision for this EVA shall be included in the CC&Rs and
approved by the Fire Marshal. Once closed, the EVA shall not be considered one of the 2
required points of access for the subdivision.
45. All streets that are less than 28 feet in width shall be posted "No Parking - Fire Lane" on
both sides. Streets less than 36 feet in width shall be posted on one side only.
46.The project shall provide water mains and city-standard fire hydrants to provide a minimum
needed fire flow of 1500 GPM for 2 hours to within 300 feet of the exterior walls of all
proposed structures. Fire hydrant spacing shall not exceed 500 feet.
Homeowners' Association
47. Subdivider shall prepare conditions, covenants, and restrictions (CC&R's) to be approved by
the City Attomey and Community Development Director prior to final map approval that
establishes a "Master Homeowner's Association" (Master HOA). CC&R's shall contain the
following provisions that pertain to all lots:
a. All private improvements shall be owned and maintained by the individual property
owners or the Homeowner's Association as applicable. Private improvements include
but are not limited to streets, sidewalks, pedestrian and bike paths, sewer mains, drainage
systems, detention basin(s), street lighting, landscape, landscape inigation, common
areas, & the plaza improvements.
b. Grant to the city the right to maintain common areas if the homeowners' association fails
to perform, and to assess the homeowners' association for expenses incurred, and the
right of the city to inspect the site at mutually agreed times to assure conditions of
CC&R's and final map are being met.
c. No parking except in approved, designated spaces.
d. No outdoor storage of boats, campers, motorhomes, or trailers nor long-term storage of
inoperable vehicles.
e. No outdoor storage by individual units except in designated storage areas.
f. The responsibility for the placement of the trash and recycling containers at the street on
collection days will be the responsibility of the property owner's association. The
property owner's association shall coordinate with San Luis Garbage Company regarding
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the collection time and preferred location for the placement of trash and recycling
containers to minimize the obstruction of project streets
g. No change in city-required provisions of the CC&R's without prior City Council
approval.
h. Provision for all of the maintenance responsibilities outlined in various conditions.
Planning Requirements
48. The proposed convenience store shall be limited in size to 4,500 square feet consistent with
the City's Zoningregulations and the deli/coffee house component shall be small in scale and
incidental to the main store use as determined by the Community Development Director.
49.In order to be consistent with the requirements of the Orcutt Area Specihc Plan and County
Airport Land Use Plan, the property owner shall grant an avigation easement for the benefit
and protection of the City of San Luis Obispo, the County of San Luis Obispo and the San
Luis Obispo County Airport via an avigation easement document prior to the recordation of
the hnal map.
50. All owners, potential purchasers, occupants (whether as owners or renters), and potential
occupants (whether as owners or renters) shall receive full and accurate disclosure
concerning the noise, safety, or overflight impacts associated with airport operations prior to
entering any contractual obligation to purchase, lease, rent, or otherwise occupy any property
or properties within the airport area.
51. Provisions for trash, recycle, and green waste containment, screening, and collection shall be
approved to the satisfaction of the City and San Luis Obispo Garbage Company. The respective
refuse storage area and on-site conveyance shall consider convenience, aesthetics, safety, and
functionality. Ownership boundaries andlor easements shall be considered in the final design.
Any common storage areas shall be maintained by the Homeowner's/Ptoperty Owner's
Association and shall be included in the CCR's or other property maintenance agreement
accordingly. The solid waste solutions shall be shown and noted on the submittal(s) for
Architectural Review Commission (ARC) approvals.
52.In addition to building designs and landscaping plans for the different housing types proposed in
the project, the Architectural Review Commission shall review and approve perimeter and
com.mon area landscaping, any proposed signage, site and building lighting, mailbox kiosks, and
the park design and improvements.
53. Prior to the recording of any phase of the map, the applicant shall enter into an Affordable
Housing Agreement with the City that details approved project incentives and how they are
specifically incorporated into the project, and specifìes the timing of construction of affordable
units and contains provisions for failure to complete any or all of the affordable housing units
such as collecting affordable housing in-lieu fees, establishing a threshold for number of units
that can be constructed before some affordable housing units are provided, and providing a letter
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of credit, bond or other financial guarantee to assure compliance. The goal of the condition is
to have the affordable housing constructed as early as possible.
54. Specihc plans for the development of the park shall be reviewed by the City's Parks &
Recreation Commission with a recommendation to the Architectural Review Commission who
will be responsible for the final design approval of the park.
55. A construction phasing plan shall be submitted to the Community Development Director prior
to the issuance of the first building permit.
56. The project applicant shall develop a Construction Management Plan for review and approval
by the Public Works and Community Development Directors. The plan shall be submitted prior
to the issuance of a building permit for proposed project buildings and/or a phase of buildings.
In addition, the contractor or builder shall designate a person or persons to monitor the
Construction Management Plan components and provide their contact names and phone
numbers. The Construction Management Plan shall include at least the following items and
requirements:
a. A set of comprehensive traffic control measures, including scheduling of major truck trips
and deliveries to avoid peak traffìc and pedestrian hours, detour signs if required, directional
signs for construction vehicles, and designated construction access routes.
b. Notification procedures for adjacent property owners and public safety personnel regarding
when major deliveries and more intensive site work may be occurring,
c. Location of construction staging areas which shall be located on the project site, for
materials, equipment, and vehicles.
d. Identification of haul routes for movement of construction vehicles that would minimize
impacts on vehicular and pedestrian traffrc, circulation and safety, and noise impacts to
surrounding neighbors.
e. The applicant shall ensure that the construction contractor employs the following noise
reducing measures:
l) Standard construction activities shall be limited to between 7:00 a.m. and 7:00 p.m.
Monday through Saturday.
2) All equipment shall have sound-control devices no less effective than those provided by
the manufacturer. No equipment shall have un-muffled exhaust pipes; and
3) Stationary noise sources shall be located as far from sensitive receptors as possible, and
they shall be muffled and enclosed within temporary sheds, or insulation barriers or
other measures shall be incorporated to the extent possible.
f. Temporary construction fences to contain debris and material and to secure the site.
g. Provisions for removal of trash generated by project construction activity.
h. A process for responding to, and tracking, complaints pertaining to construction activity.
i. Provisions for monitoring surface streets used for truck routes so that any damage and debris
attributable to the trucks can be identified and corrected.
j. Designated location(s) for construction worker parking.
57. Pursuant to Government Code ç66474.9(b), the subdivider shall defend, indemnify and hold
harmless the City and/or its agents, officers and employees from any claim, action or
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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 subdivision, and all actions relating thereto,
including but not limited to environmental review.
SECTION 4.Affo The City Council
approves a33Yo density bonus and requested incentives for: 1) Deferred impacts fees with the
cerlificate of occupancy for individual units; 2) Waiver of development review fees; and 3)
Exemption for parkland in-lieu fees for dedication and development of a one-acre pocket park
within the development, based on the following findings, and subject to the following conditions:
Findings:
1. The proposed project will provide quality affordable housing consistent with the intent of
California Government Code 65975, and the requested density bonus, incentives and
concessions are reasonably necessary to facilitate the production of affordable housing
units,
2. As conditioned, the request incentives are consistent with the intent of policies and
programs contained in the OASP and affordable housing incentives outlined in Section
17 .90,060 of the City's Zoning Regulations.
Conditions:
1. The specihc details and terms of the deferral of applicable Citywide and OASP impact
fees for project units until the Certificate of Occupancy, and the waiver of application and
development review processing fees for all affordable units, shall be part of the
Affordable Housing Agreement identified in Condition No. 53. The specific terms for
the deferral of Citywide and OASP impact fees and the number of units to benefit from
this deferral shall be subject to the review and mutual agreement of the City's
Community Development, Utilities, and Public Works Directors and incorporated into
the project's Affordable Housing Agreement to be approved by the City Attomey.
2. The specific terms of the incentive for waiver of some or the entire project's required
parkland fee obligation shall be determined by the mutual agreement and review of
specific development plans for the park to the approval of the City's Community
Development, Parks & Recreation, and Public Works Directors. The City's Parks &
Recreation Director shall consult with the Parks & Recreation Commission in advance of
finalizing the specific terms of the waiver with the other Directors.
e
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On motion of Council Member Carpenter, seconded by Vice Mayor Smith, and on the
following roll call vote:
AYES: Council Members Ashbaugh, Carpenter and Christianson, Vice Mayor
Smith and Mayor Marx
NOES: None
ABSENT: None
the foregoing resolution was passed and adopted this 1't dayof October 2013.
Mayor
ATTEST:
, MMC
Interim City Clerk
APPROVED AS RM
. Christine Dietrick
City Attorney
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