The URL can be used to link to this page

Home My WebLink AboutItem 2 -ARCH-1949-2018 Agenda Report (1)ARCHITECTURAL REVIEW COMMISSION REPORT 1.0 RECOMMENDATION Adopt the Draft Resolution (Attachment 1), which 1) approves the project, including requested rear yard, lot coverage, fence, and driveway exceptions, based on findings, and subject to conditions, and 2) determines that the project is consistent with the certified Final Environmental Impact Report (EIR) for the Orcutt Area Specific Plan (OASP) and adopted Mitigated Negative Declaration (MND) for the Righetti Vesting Tentative Tract Map (VTM #3063). 2.0 PROJECT DESCRIPTION AND SETTING The project consists of a single‐family residential building program and typical landscape plans proposed for 64 upper lots within the Righetti Ranch subdivision within the Orcutt Area Specific Plan. The applicant’s request includes requested exceptions to the following standards on specified lots and plan types: rear setback; lot coverage; fence heights; and driveway length (refer to Section 5.1 Requested Exceptions for additional information). General Location: North of Tank Farm Road, east of Righetti Ranch Road, and immediately west of the Righetti Hill open space area. Present Use: The project site has been rough graded pursuant to the Righetti Ranch Phase 1 Final Map and associated improvement plans. On‐going development in the immediate area includes the construction of roadways, infrastructure, and single‐ family residences. Zoning: Low Density Residential within the Orcutt Area Specific Plan (R‐1‐SP) General Plan: Low Density Residential Surrounding Uses: East: C/OS‐SP; vacant open space West: R‐2‐SP, R‐3‐SP; residences under construction North: R‐1‐SP; vacant, planned for residential development South: R‐2‐SP; Tank Farm Road, residential neighborhood FROM: Doug Davidson, Deputy Director BY: Shawna Scott, Senior Planner PROJECT ADDRESS: 3987 Orcutt Road FILE NUMBER: ARCH‐1949‐2018 APPLICANT: Travis Fuentez, Ambient REPRESENTATIVE: RRM Design Group ____________________________________________________________________________________________________ For more information contact: Shawna Scott at 781‐7176 or sscott@slocity.org Meeting Date: February 4, 2019 Item Number: 2 VICINITY MAP WITH ZONING DESIGNATIONS C/OS-SP R-1-SP R-2-SP Packet Page 12 3.0 PROPOSED DESIGN Architecture: OASP Goal 4.1 calls for “New development in the Orcutt Area that is well designed, internally compatible and enhances San Luis Obispo’s unique sense of place”, and Program 4.1.1a encourages Craftsman, California Bungalow, and California Mission architectural themes. In December 2017, the ARC approved an additional Farmhouse style for the Williams Homes residences, currently under construction within the neighborhood immediately west of the project site. The applicant’s request expands upon these styles, and proposes a mix of floor plan types and architectural styles, including the following: Plan 1 (Monterey and Cottage styles); Plan 2 (Spanish and Tuscan styles); Plan 3 (Farmhouse and Monterey styles); Plan 4 (Spanish and Farmhouse styles); and Plan 5 (Spanish and Cottage styles). The applicant has also provided typical landscape plans and plant palettes for plan/ style (refer to Attachment 2). Design details: Each architectural style provides a variety of design details for each plan type and style, such as roof forms, balconies and porches, fascia, eaves, entries, outdoor use areas, and decorative accents. Materials: Stucco, stone, brick, “S” tile, wood shake, and standing seam metal roofing, wrought iron and limestone accents, and decorative tiles. Colors: Three color schemes are proposed for each architectural style (refer to Attachment 2, Sheets T6 (Monterey Revival), T8 (Carmel Cottage), T10 (Spanish Eclectic), T12 (Tuscan/Mediterranean), and T14 (Contemporary Farmhouse). 4.0 FOCUS OF REVIEW The ARC’s role is to 1) review the residential building program in terms of its consistency with the OASP, Community Design Guidelines (CDG), and applicable City standards and 2) provide comments and recommendations to the Community Development Director, pursuant to adopted conditions of approval for the Righetti VTM #3063.1 Orcutt Area Specific Plan: http://www.slocity.org/home/showdocument?id=4262 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 1 Prior to the issuance of building permits for residential units, the Architectural Review Commission shall review the residential building program, including building and landscape improvements, and standard fencing detail, and provide comments and recommendations to the Community Development Director. Final architectural design approval authority during review of individual building permits shall be vested in the Community Development Director. Packet Page 13 5.0 ORCUTT AREA SPECIFIC PLAN/COMMUNITY DESIGN GUIDELINES/DISCUSSION ITEMS Standards and Guidelines Consistent Potentially Inconsistent Staff notes OASP Program 4.1.1c Lot Site Design and Building Configuration Shared Driveways X Determined by the applicant to be infeasible based on approved tract improvement plans and topography. Garage Location X The tract was not designed to accommodate recessed or alley‐accessed garages. Driveways and garages would be located on both sides of Hillside Street, only the western side of Bernardo Drive, and no driveways or garages will be located along Bettenford Drive. Side‐Drive/Alley Garage X Due to topography and tract design, no side‐drive or alley‐accessed garages are proposed. Parking Courts X No parking courts are proposed (see above). Position of Structure X The structures are positioned based on the approved lot configuration (32 to 58 degrees). Building Design; Elements, Colors and Materials Design Themes X Proposed styles include Monterey Revival, Carmel Cottage, Spanish Eclectic, Tuscan/Mediterranean, and Contemporary Farmhouse Landscape Character X Complementary landscape concept plans are proposed for each plan type. Driveway Materials X Concrete, patterned, driveway design options include textures and colors. No pervious driveway materials are proposed due to underlying soils. Porches X All residences include porches, with the exception of Plan 2, which provides a covered entry. Front Yards X Patios, landscaping and low walls are shown on the mix of plan types. Mix of Residential Heights X Based on the stepped design of the lots, all proposed residences would be two story, with the appearance of one story when viewing the front elevation (downhill lots). Façade Elements X Multiple façade elements are shown for each plan type, including the entry (covered porch or entry), main structure, second floor step‐backs through the use of upper story outdoor space, two‐story “gabled bays”, and inset garages. Roof Overhangs X A variety of roof forms and overhangs are proposed. Surface Materials X A variety of material pallets are proposed, including stucco, stone, brick, and decorative metal and tile. Roof Materials X “S” tile, wood shake, and standing seam metal roofing are proposed. Color Palettes X Three color schemes are proposed for each architectural style. Solar Energy X Required to be designed solar ready. Packet Page 14 Standards and Guidelines Consistent Potentially Inconsistent Staff notes Mitigation Measure AES‐3 Special Building Heights, Scale and Massing Design Standards for Western Flank of Righetti Hill (Righetti Ranch VTM #3063) (applies to Lots 35 – 50) Residential Building Heights shall not exceed 25’ as measured above finished grade X Maximum heights do not exceed 25 above average finished grade. Grading for lots abutting the URL will be encouraged to be split‐ pads, to reduce the scale of the building mass by stepping down the hillside X All residential building pads are split pads. The upper pad shall be limited to one‐story (a maximum of 15’) in height X All upper pad structural elements are 15 feet in height, maximum. First floor massing and footprint shall be encouraged to be built into the topography (recessed) into the hillside X The proposed stepped design is built into the hillside. Second floor square footage shall be set back from the first floor elevation, creating a stepped appearance to the buildings X The proposed designs are stepped into the hillside, and each plan type/design incorporates elements including insets, balconies, roof forms, and decorative features to break up the massing of the structure. Maximum lot coverage shall not exceed 50% X Maximum lot coverage is less than 50%. Roof lines on the upper pad will align front‐to‐ back to narrow the high point of the roof when viewed from the street X Roof lines on the upper pad are aligned front to back. 5.1 Requested Exceptions Rear setback. The applicant requests the following exceptions from the OASP 20‐foot rear yard requirement due to the configuration and topography of the following four lots: Lot 19 (7 feet, 8 inches); Lot 22 (14.5 feet); Lot 23 (14 feet); and Lot 24 (14.5 feet) (refer to Attachment 2, Sheet A31). Staff supports the applicant’s request based on the constraints presented by the approved lot configurations; in addition, based on the location of these lots adjacent to open space, the reduced rear setbacks would not reduce solar exposure or adversely affect other residential lots. Packet Page 15 Lot coverage. The OASP identifies 40% lot coverage for R‐1 lots within the specific plan area. Approval of Righetti Vesting Tentative Tract Map (VTM #3063) included exceptions to this standard, including approval of 1) modified lot coverage standards for R‐1 zoned lots to allow up to 50% lot coverage on R‐1 lots that are 5,000 square feet or less (Lots 19 , 51, and 52) and 2) maximum 50% lot coverage on Righetti Lots 35‐50. The applicant is requesting variable lot coverage exceeding 40% on lots over 5,000 square feet in size to accommodate the proposed building designs, which would consist of two story structures, with the upper floor no taller than 15 feet (as required by Mitigation Measure AES‐3). The applicant’s request consists of the following: Plan 1, Uphill Lots 21, 23, 26, 27, 29, 31, 33, 65, and 67 (up to 47.8% coverage); Plan 2, Downhill Lots 54, 57, 60, 63, 69, 70, 72, 74, 76, 78, 80, and 82 (up to 46%); Plan 3, Downhill Lots 55, 56, 59, 68, 73, 77, and 81 (up to 41.5%); Plan 4, Uphill Lots 20, 22, 24, 25, 28, 30, 32, 34, and 35 (up to 44.5%); Plan 5, Downhill Lots 37, 40, 42, 46, 48, 53, 58, 62, 64, 71, 75, 79, and 83 (up to 46.4%) (refer to Attachment 2, Sheets X1 and X2, Illustrative Plotting Plan, Lot Coverage). Staff finds this request compatible with the previously‐approved exceptions because the development of two‐story (as opposed to three‐story) structures would reduce the appearance of massing on the downhill side of the lot, and the proposed coverage would vary through‐out the development. Fence height exception. The applicant requests a fence height exception to allow a maximum 11‐foot, 4‐inch tall combined retaining wall and fence on interior Lots 19, 20, 21, 23, 57, 58, and 59 (refer to Attachment 2, Sheets L1.1‐3, Fence Height Exception). The applicant’s request is due to the topography of the lots and to provide privacy, where the lot receiving the exception would be located approximately 5 feet, 4 inches below the pad of the adjacent, uphill lot. The portion of the combined wall/fence visible to the adjacent uphill residential property would be 6 feet. Staff supports the proposed request due to the limited visibility of the wall/fence in totality, the topography of the site, and the applicant’s intention to provide yard privacy for future homeowners. The applicant is requesting a fence height exception to allow a maximum 10‐foot combined retaining wall and fence within the street‐side setback (standard 10 feet) of corner Lots 36 and 60. As seen from the street, there will be an approximately four‐foot tall retaining wall constructed as a part of the tract improvements, and the private proposed wall/fence would be setback approximately 3.5 feet from the street retaining wall (approximately four feet from the side property line), resulting in a total combined height of 14 feet. The applicant proposes to plant and maintain landscaping within this 3.5‐foot strip. Based on review by the City Public Works Transportation Division, the location and height of the proposed wall/fence would not interfere with sight distance at the applicable intersections. Driveway exception. The applicant is requesting an exception to the Engineering Standard that requires 20‐foot long driveways, to allow 18.5‐foot long driveways on the following Lots: Plan 4 Lots 25, 28, 30, 32, 34 and 35; Plans 2, 3 and 5: Lots 36‐53, 58‐60, 62 and 68‐83. The applicant is requesting this exception to accommodate the proposed building designs and maintain 20‐foot rear setbacks. Staff supports the proposed request because maintaining a 20‐foot rear setback helps to reduce the appearance of massing on the downhill side of the lot, and each residence includes a two‐car garage and adequate space in the driveway for an additional vehicle without encroaching into the sidewalk. For context, the applicant’s request is consistent with recent ARC approvals of 18.5‐foot long driveways within the Taylor Ranch and West Creek residential developments in the OASP area. Packet Page 16 6.0 JUST THE FACTS Site Details Proposed Allowed/Required Setbacks ‐ Front 15 feet (house) / 20 feet (garage) 15 feet (house) / 20 feet (garage) Setbacks ‐ Side 5 feet / 2 feet (Lot 24) 0‐5 feet Setbacks ‐ Rear Lot 19 (7 feet, 8 inches); Lot 22 (14.5 feet); Lot 23 (14 feet); and Lot 24 (14.5 feet) 20 feet Maximum Height of Structures 25 feet 25 feet Max Building Coverage (footprint) 41.5 – 47.8% 40% / 50% 7.0 ACTION ALTERNATIVES 7.1 Continue the project. An action continuing the application should include direction to the 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, Orcutt Area Specific Plan, Community Design Guidelines, Zoning Regulations, or other policy documents. 8.0 ATTACHMENTS 8.1 Draft Resolution 8.2 Project Plans 8.3 City Council Resolution No. 10619 (2015 Series) Packet Page 17 RESOLUTION NO. ARC-XXXX-18 A RESOLUTION OF THE SAN LUIS OBISPO ARCHITECTURAL REVIEW COMMISSION APPROVING THE RESIDENTIAL BUILDING PROGRAM FOR 64 R-1 ZONED LOTS WITHIN THE ORCUTT AREA SPECIFIC PLAN RIGHETTI SUBDIVISION, INCLUDING SPECIFIED REAR YARD, LOT COVERAGE, FENCE HEIGHT, AND DRIVEWAY EXCEPTIONS, AND A DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL ENVIRONMENTAL IMPACT REPORT FOR THE ORCUTT AREA SPECIFIC PLAN AND ADOPTED MITIGATED NEGATIVE DECLARATION FOR THE RIGHETTI VESTING TENTATIVE TRACT MAP, AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED FEBRUARY 4, 2019 (ARCH-1949-2018; 3987 ORCUTT ROAD) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in Conference Room 1, 919 Palm Street, San Luis Obispo, California, on February 4, 2019, pursuant to a proceeding instituted under ARCH-1949-2018, Ambient Communities, applicant; and WHEREAS, the Architectural Review Commission of the City of San Luis Obispo has duly considered all evidence, including the testimony of the applicant, interested parties, and evaluation and recommendations by staff, presented at said hearing; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Architectural Review Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Architectural Review Commission hereby grants final approval to the project (ARCH-1949-2018), based on the following findings: 1.The project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project will be compatible with site constraints and the scale and character of the site and the surrounding neighborhood. 2.The 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). 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.The architectural styles of the residential structures and associated front yard landscape plans are consistent with the Craftsman, California Bungalow, and California Mission styles and Design Guidelines described in the Orcutt Area Specific Plan and the Community Design Guidelines for residential because the architectural styles are complementary to the ATTACHMENT 1 Packet Page 18 Resolution No. _____ (2019 Series) 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.The rear yard exceptions will not be detrimental to the health, safety or welfare of persons working or living at the site or within the vicinity, and the subject lots are adjacent to land under a conservation/open space easement, and based on the existing lot configurations, an acceptable level of solar access will be provided for adjacent residential properties. 6.The lot coverage exceptions for specified plan types is consistent with the City Council’s approval of Vesting Tentative Map #3063, which allows lot coverage exceeding 40% and not to exceed 50% on R-1-zoned lots within the project site, because variable lot coverage would be provided, the subject lots present similar lot size and topographical conditions warranting the exception, granting the exception will allow for greater consistency with the OASP and Community Design Guidelines for residential developments, and granting the exception will not be detrimental to the health, safety, or welfare of persons working or living at the site or within the vicinity. 7.Approval of the fence height exceptions are consistent with Land Use Element Residential Project Objectives (LUE 2.3.11) by providing privacy, adequate usable outdoor area, security, and safety. 8.Proposed fencing is consistent with approved subdivision improvement plans for the Righetti Ranch residential development and incorporates a minimum 3.5-foot landscape buffer between the corner lot property lines and the proposed fence locations to screen and soften views of the fence as seen from the public right-of-way. Fencing will be located outside of required sight distance triangles in order to ensure adequate sight distance at roadway intersections. 9.No public purpose would be served by strict compliance with the fence height standards because the location, height, and extent of the proposed fences will not have a negative effect on the health, safety, or welfare of those living or working in the community. 10. As conditioned, the driveway exception of 18.5 feet where 20 feet is normally required (applicable to Plan 4 Lots 25, 28, 30, 32, 34 & 35 and Plans 2, 3 & 5: Lots 36-53, 58-60 & 62 and 68-83) is appropriate because the 18.5 feet is the minimum distance where a vehicle will not overhang the sidewalk. SECTION 2. Environmental Review. The project is consistent with the Certified Final Environmental Impact Report (EIR) for the Orcutt Area Specific Plan and adopted Mitigated Negative Declaration (MND) for Righetti Vesting Tentative Tract Map #3063, because the residential building program follows the guidelines provided in the Orcutt Area Specific Plan, would not result in any new impacts beyond what was identified in the previous environmental documents, and is subject to the Mitigation Monitoring and Reporting Program adopted with the certified EIR and adopted MND. ATTACHMENT 1 Packet Page 19 Resolution No. _____ (2019 Series) Page 3 SECTION 3. Action. The Architectural Review Commission (ARC) hereby grants final approval to the project with incorporation of the following conditions: Conditions: Please note the project conditions of approval do not include mandatory code requirements. Code compliance will be verified during the plan check process, which may include additional requirements applicable to your project. Planning 1.The project shall comply with conditions established under City Council Resolutions 10618 (2015 Series), 10619 (2015 Series), 10620 (2015 Series), and 10773 (2017 Series). 2.Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the residential building program approved by the ARC. A separate, full-size sheet shall be included in working drawings submitted for a building permit that lists all conditions and code requirements of project approval listed as sheet number 2. Reference shall be made in the margin of listed items as to where in plans requirements are addressed. Any change to approved design, colors, materials, landscaping, or other conditions of approval must be approved by the Director or Architectural Review Commission, as deemed appropriate. 3.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 the Architectural Review application. The applicant shall note the use of smooth or sand finish appearance stucco on the building plans to the satisfaction of the Community Development Director. 4.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 Zoning Regulations Section 17.70.100 (Lighting and Night Sky Preservation). 5.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. 6.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. ATTACHMENT 1 Packet Page 20 Resolution No. _____ (2019 Series) Page 4 7.The owner/applicant shall plant and maintain landscaping between the corner-lot fence and adjacent property lines, consistent with approved plans, and subject to the approval of the Community Development Director. 8.Plans submitted for construction permits shall include elevation and detail drawings of all walls and fences. All proposed fences and retaining walls shall be of high-quality materials. All fencing facing the public right-of-way shall be constructed with the finished side of the fence facing the public right-of-way. For the lifetime of the fence, the owner shall conduct all necessary repairs and maintenance to ensure the fence and associated landscaping (between the fence and the property line) remain in a high-quality and orderly condition. 9.Fences that are more than six feet in height require a building permit and must include either the manufacturer’s structural specifications or engineering analysis for the structural integrity of the fence. Calculations and related detailing shall be provided, signed, and stamped by a licensed architect or engineer in California. 10.Prior to issuance of building permits, the applicant shall demonstrate overall compliance with Orcutt Area Specific Plan Design Guideline 3.9, which states the following: “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”. 11.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 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. Engineering Division – Community Development/Public Works 12.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. 13.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, subject to approval by the Public Works Director. ATTACHMENT 1 Packet Page 21 Resolution No. _____ (2019 Series) Page 5 Transportation 14.Building plan submittals shall identify which homes are part of which phases of the Orcutt Area Specific Plan and Righetti subdivision build-out. 15.Building plan submittals shall include fencing plans for all corner lots to confirm adequate corner sight distance is maintained. Fire 16.Exterior construction methods and materials shall comply with Residential Code R327 for ignition resistant construction which shall include protected eaves, ember resistant attic and subfloor venting, to the satisfaction of the Fire Marshal. 17.At least one fire sprinkler in the attic is required for all NFPA 13D systems to protect against ember intrusion. Utilities 18.The proposed residential development shall provide each parcel with a pressure reducing valve when the water service pressure available at the meter exceeds the normal operating pressures allowed by the building department. Indemnification 19.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. Upon motion of _______________________, seconded by _______________________, and on the following roll call vote: AYES: NOES: ABSENT: RECUSED: The foregoing resolution was adopted this 4th day of February 2019. ____________________________________ Shawna Scott, Secretary Architectural Review Commission ATTACHMENT 1 Packet Page 22 SITEORCUTT R DSHEET INDEXT0 COVER SHEETT1 ILLUSTRATIVE PLOTTING PLANT2 TYPICAL STREET PERSPECTIVET3 TYPICAL STREET PERSPECTIVET4 LOT MIX EXHIBIT & SITE SECTIONST5 INSPIRATION BOARD - MONTEREY REVIVALT6 COLORS & MATERIALS - MONTEREY REVIVALT7 INSPIRATION BOARD - CARMEL COTTAGET8 COLORS & MATERIALS - CARMEL COTTAGET9 INSPIRATION BOARD - SPANISH ECLECTICT10 COLORS & MATERIALS - SPANISH ECLECTICT11 INSPIRATION BOARD - TUSCAN/MEDITERRANEANT12 COLORS & MATERIALS - TUSCAN/MEDITERRANEANT13 INSPIRATION BOARD - CONTEMPORARY FARMHOUSET14 COLORS & MATERIALS - CONTEMPORARY FARMHOUSEA1 PLAN 1 - 50’ UPHILL LOT - MONTEREYA2 PLAN 1 - 50’ UPHILL LOT - MONTEREYA3 PLAN 1 - MONTEREY - FRONT YARD LANDSCAPEA4 PLAN 1 - 50’ UPHILL LOT - COTTAGEA5 PLAN 1 - 50’ UPHILL LOT - COTTAGEA6 PLAN 1 - COTTAGE - FRONT YARD LANDSCAPEA7 PLAN 2 - 50’ DOWNHILL LOT - SPANISHA8 PLAN 2 - 50’ DOWNHILL LOT - SPANISHA9 PLAN 2 - SPANISH - FRONT YARD LANDSCAPEA10 PLAN 2 - 50’ DOWNHILL LOT - TUSCANA11 PLAN 2 - 50’ DOWNHILL LOT - TUSCANA12 PLAN 2 - TUSCAN - FRONT YARD LANDSCAPEA13 PLAN 3 - 55’ DOWNHILL LOT - FARMHOUSEA14 PLAN 3 - 55’ DOWNHILL LOT - FARMHOUSEA15 PLAN 3 - FARMHOUSE - FRONT YARD LANDSCAPEA16 PLAN 3 - 55’ DOWNHILL LOT - MONTEREYA17 PLAN 3 - 55’ DOWNHILL LOT - MONTEREYA18 PLAN 3 - MONTEREY - FRONT YARD LANDSCAPEA19 PLAN 4 - 55’ UPHILL LOT - SPANISHA20 PLAN 4 - 55’ UPHILL LOT - SPANISHA21 PLAN 4 - SPANISH - FRONT YARD LANDSCAPEA22 PLAN 4 - 55’ UPHILL LOT - FARMHOUSEA23 PLAN 4 - 55’ UPHILL LOT - FARMHOUSEA24 PLAN 5 - FARMHOUSE - FRONT YARD LANDSCAPEA25 PLAN 5 - 55’ DOWNHILL LOT - SPANISHA26 PLAN 5 - 55’ DOWNHILL LOT - SPANISHA27 PLAN 5 - SPANISH - FRONT YARD LANDSCAPEA28 PLAN 5 - 55’ DOWNHILL LOT - COTTAGEA29 PLAN 5 - 55’ DOWNHILL LOT - COTTAGEA30 PLAN 5 - COTTAGE - FRONT YARD LANDSCAPEA31 SETBACK EXCEPTION EXHIBITTOTAL SHEET COUNT = 46TYPICAL MAX. LOT COVERAGE CALC.BLDG AREA/LOT AREA (BASED ON TYPICAL LOT SIZE)PLAN 1: 50’ UPHILL2,369 SF/5,000 SF = 47.8%PLAN 2: 50’ DOWNHILL2,290 SF/4,982 SF = 46.0% PLAN 3: 55 DOWNHILL2,274 SF/5,480 SF = 41.5%PLAN 4: 55 UPHILL2,455 SF/5,500 SF = 44.5%PLAN 5: 55 DOWNHILL2,544 SF/5,480 SF = 46.4%PERVIOUS PAVING MATERIAL: CURRENTLY PERVIOUS PAVING MATERIAL ARE NOT SPECIFIED ON ANY OF THESE LOTSLOTS COVERAGE REQUEST: LOTS 36-38, 40, 42, 44, 46, 48, 50, 53, 55, 56, 57-60, 62, 63 AND 68-83 ARE REQUESTING A 50% LOT COVERAGE BE APPLIED TO THESE LOT BASED ON PREVIOUS DISCUSSION TO PROCLUDE THREE STORY FACADES FOR A 10% INCREASE IN LOT COVER-AGE SIMILAR TO THE PREVIOUSLY GRANTED COVERAGE INCREASE FOR THE UPHILL LOTS (19-35).BASED UPON THE UNIQUE CONDITIONS POSED ALONG THE WESTERN FLANK OF RIGHETTI HILL, AMBIENT COMMUNITIES IN COORDINATION WITH CITY STAFF ARE PROPOSING THAT CONDITIONS IMPLEMENTED UNDER TRACT 3063’S CEQA MITIGATION MEASURE AES-3(6) BE ALSO IMPLEMENTED TO ADDITIONAL LOTS ALONG THE WESTERN FLANK OF RIGHETTI HILL. PER MM-AES-3(6), IN ORDER TO REDUCE THE MASS OF STREET SIDE FACADES, AND OPEN VIEW CORRIDORS TO RIGHETTI HILL, THE LOWER PAD ELEVATIONS OF SPLIT PAD HOMES WERE LIMITED TO TWO STORIES AND THE UPPER PAD ELEVATIONS LIMITED TO ONE-STORY. THIS CONTRASTS WITH THE TYPICAL 3-STORY-LOWER / 2-STO-RY-UPPER FAÇADES OF SPLIT-PAD HOMES. TO REASONABLY OFFSET THIS LOSS OF A STORY, MM-AES-3(6) ALLOWED AN INCREASE IN LOT COVERAGE FROM 40% TO 50%. IN ORDER TO CREATE A COHESIVE NEIGHBORHOOD ALONG THE WESTERN FLANK OF RIGHETTI HILL, WE ARE PROPOSING THE USE OF A UNIFIED DESIGN CRITERIA PER MM-AES-3(6) FOR SPLIT-PAD HILLSIDE HOMESPROJECT DIRECTORYCLIENT: Ambient Communities979 Osos Street, Suite ESan Luis Obispo, CA 93401CONTACT: Travis FuentezEMAIL: tfuentez@ambientcommunities.comPH. (805) 602-0009ARCHITECT: RRM DESIGN GROUP 3765 SOUTH HIGUERA ST, SUITE 102SAN LUIS OBISPO, CA 93401 CONTACT: DARIN CABRALEMAIL: djcabral@rrmdesign.comPH: 805-543-1794LANDSCAPE: RRM DESIGN GROUP3765 SOUTH HIGUERA ST, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: WES AROLAEMAIL: wtarola@rrmdesign.comPH. (805) 543-1794BUILDING AREA SUMMARYPLAN 1 - MONTEREYLOWER FLOOR 389 SFUPPER FLOOR 2144 SF TOTAL: 2532 SFGARAGE 539 SFDECK 230 SFPLAN 1 - COTTAGELOWER FLOOR 389 SFUPPER FLOOR 2144 SF TOTAL: 2533 SFGARAGE 538 SFDECK 215 SFPLAN 2 - SPANISHLOWER FLOOR 915 SFUPPER FLOOR 1659 SF TOTAL: 2574 SFGARAGE 443 SFDECK 179 SFPLAN 2 - TUSCANLOWER FLOOR 915 SFUPPER FLOOR 1659 SF TOTAL: 2574 SFGARAGE 443 SFDECK 188 SFPLAN 3 - FARMHOUSELOWER FLOOR 1042 SFUPPER FLOOR 1672 SF TOTAL: 2714 SFGARAGE 412 SFDECK 190 SFPLAN 3 - MONTEREYLOWER FLOOR 1042 SFUPPER FLOOR 1672 SF TOTAL: 2714 SFGARAGE 412 SFDECK 190 SFPLAN 4 - SPANISHLOWER FLOOR 614 SFUPPER FLOOR 2162 SF TOTAL: 2776 SFGARAGE 466 SFDECK 293 SFPLAN 4 - FARMHOUSELOWER FLOOR 614 SFUPPER FLOOR 2162 SF TOTAL: 2776 SFGARAGE 466 SFDECK 293 SFPLAN 5 - SPANISHLOWER FLOOR 1066 SFUPPER FLOOR 1847 SF TOTAL: 2913 SFGARAGE 438 SFDECK 259 SFPLAN 5 - COTTAGELOWER FLOOR 1066 SFUPPER FLOOR 1847 SF TOTAL: 2913 SFGARAGE 438 SFDECK 259 SFPARKING CALCS. 2015 ZONING REGS, TABLE 6REQUIRED: (2) PARKING SPACES PER DWELLING UNIT, (1) SPACE MUST BE COVEREDPROVIDED:2 CAR GARAGESPROJECT DATAPROJECT ADDRESS: RIGHETTI RANCH VTM 3063APN: 060-565-002 / 060-565-003ZONING: R-1ALLOWABLE BUILDING HEIGHT: 25 FEETMIN. SETBACKS: FRONT YARDSPORCH: 10 FEET HOUSE: 15 FEETGARAGE: 20 FEETSIDE YARDS: 0-5 FEET REAR YARDS: 20 FEETSTREET SIDE YARDS: 10 FEETMAX. LOT COVERAGE:40% AT DOWNHILL LOTS MORE THAN 5,000 SF50% AT UPHILL LOT AND ANY DOWNHILL LOTS LESS THAN 5,000 SFMIN LANDSCAPE REQ.: 35%DENSITY ALLOWED: PER THE APPROVED VTTMPROJECT DESCRIPTION(5) RESIDENTIAL PLANS ON (64) LOTS:(10) 50’ WIDE UPHILL LOTS, (10) 55’ WIDE UPHILL LOTS, (20) 50’ DOWNHILL LOTS & (24) 55’ DOWNHILL LOTS FOR A TOTAL OF 64 LOTS.THESE SINGLE-FAMILY UNITS ARE PROPOSED ON LOTS 19-60 AND 62-83 (64 TOTAL LOTS) OF VTM 3063. THE ARCHITECTURAL STYLE IS TO BE A MIXTURE OFSPANISH, TUSCAN, MONTEREY, FARMHOUSE, & COTTAGE STYLE INFLUENCE.VICINITY MAPTANK FARM RDORCUTT RDLAUREL LANEBROAD ST R E E TTRAIN TR A C K S COVER SHEETRIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018T0ATTACHMENT 2Packet Page 23 $,1,1*:$/$,1,1*:$/(7$,1,1*:,2865(7$&.2)35(9,2865()35(9,2862)35($&%$$.%$$.%($($326('*5$'(%5(%5('( %'( %$'(5$'(5$*5*5('*26('32233523523/ P2SP3FP5SP2TP3FP3MP2SP1P1MP4FP1CP4P44SP1P1MP4FP4P4SP1P1MP1P1CP4P4FP1P1MP4P44SP1P1CP4FP1MP4SP4FP5SP2TP2SP3MP2TP5CP2SP5CP2SP3FP2TP5SP2SP5CP2TP3MP5SP3FP5CP2SP5S4438 SF434195562 SF205004 SF215676 SF225583 SF236739 SF245500 SF255000 SF265000 SF275500 SF285000 SF295500 SF305000 SF315500 SF325000 SF335500 SF349300 SF355480 SF534982 SF524982 SF515480 SF504982 SF495480 SF484982 SF475480 SF464982 SF765480 SF444982 SF435480 SF424982 SF415480 SF404982 SF395480 SF385480 SF376099 SF365272 SF605479 SF595577 SF55585483 SF55576136 SF566210 SF556011 SF546271 SF625772 SF636974 SF64P1CP4SP3FP1P1M7080 SF658192 SF666142 SF67P2SP2TP5SP2SP3FP2T5685 SF685168 SF695168 SF705685 SF715168 SF725685 SF735168 SF74P5SP2SP3MP2TP5SP2SP3MP2TP5S5685 SF754982 SF765685 SF775168 SF785685 SF795168 SF805685 SF815168 SF825651 SF83 ROW38' - 0"ROW36' - 0"38'-0"36'-0"SETBACK10' - 0" PORCHSETBACK15' - 0" HOUSE(PER MUNICIPAL CODE 12.38.050)18' - 6" DRIVEWAY SETBACKSETBACK20' - 0" REARSETBACK10'-0"PORCHSETBACK15'-0"HOUSE(PERMUNICIPALCODE12.38.050)18'-6"DRIVEWAYSETBACKSETBACK20'-0"REARSETBACK5' - 0" SIDESETBACK5' - 0" SIDESIDE SETBACK10' - 0"STREETHILLSIDE DRIVEBERNARDO DRIVEBETTENFORD DRIVETWIN CREEK ROADSIDEWALKEXT4'-0"ADA6'-0"SIDEWALKSIDEWALKEXT4'-0"ADA6'-0"SIDEWALK(PEROASPTABLE3.1)20'-0"GARAGESETBACK(PEROASPTABLE3.1)20'-0"GARAGESETBACKROW48'-0"ELEVATION STYLE.C = COTTAGEF = FARMHOUSET = TUSCANM = MONTEREYS = SPANISHPLAN NUMBERP1C1XX5000 SFLOT NUMBERLOT SQUARE FOOTAGERIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018T11/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)ILLUSTRATIVE PLOTTING PLANPROPOSED PLOTTING IS CONCEPTUAL AND SUBJECT TO CHANGEATTACHMENT 2Packet Page 24 RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018T2TYPICAL STREET PERSPECTIVE - DOWNHILL LOTSATTACHMENT 2Packet Page 25 RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018T3TYPICAL STREET PERSPECTIVE - UPHILL LOTSATTACHMENT 2Packet Page 26 AAAAAAAAAAAAAAAAAAAAALEGEND50’ UPHILL (10 lots)55’ UPHILL (10 lots)50’ DOWNHILL (20 lots)55’ DOWNHILL (24 lots)BBSITE SECTION ASITE SECTION BRIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018T41/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)LOT MIX EXHIBIT & SITE SECTIONS11’-0”0’-0”23’-0”11’-0”0’-0”23’-0”11’-0”0’-0”23’-0”ATTACHMENT 2Packet Page 27 RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018T5MONTEREY REVIVALATTACHMENT 2Packet Page 28 SCHEME 1SCHEME 3BORAL ROOFING: BARCELONA - CASA GRANDE BLENDSKU: 1BCCS6169ACCENTS:SW 7037 BALANCED BEIGEACCENTS:SW 7041 VAN DYKE BROWNACCENTS:SW 9179 ANCHORS AWEIGHSCHEME 2STUCCO: MERLEX: P-6 EL DORADO: 20/30 FINISHFRONT DOOR: SW 3542 CHARWOODFRONT DOOR: SW 3531 BLUE SHADOWWINDOW FRAME: ANDERSEN: TERRATONE 200 SERIESWINDOW FRAME: ANDERSEN: DARK BRONZE 200 SERIESSTUCCO: MERLEX: P-124 IVORY POWDER: 20/30 FINISHFRONT DOOR: SW 6192 COASTAL PLAINGARAGE DOOR: SW 9175 DEEP FOREST BROWNSTUCCO: MERLEX: P-525 NAVAHO WHITE: 20/30 FINISHU.S. STONE - COTTONWOOD: SPLITFACEU.S. STONE - SILVERDALE: SPLITFACEBORAL ROOFING: BARCELONA - TERRA COTTA FLASHED SKU:1BCSS6300BORAL ROOFING: BARCELONA - MORNING ROSESKU: 1BCCS7310U.S. STONE - COTTONWOOD: HONEDGARAGE DOOR: SW 7053 ADAPTIVE SHADEWINDOW FRAME: ANDERSEN: DARK BRONZE 200 SERIESGARAGE DOOR: SW 6192 COASTAL PLAINRIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018T6COLORS & MATERIALS - MONTEREY RIVIVALEXTERIOR LIGHTINGSHADES OF LIGHT “TAVERN”NIGHT SKY COMPLIANTEXTERIOR LIGHTINGSHADES OF LIGHT “TAVERN”NIGHT SKY COMPLIANTEXTERIOR LIGHTINGSHADES OF LIGHT “TAVERN”NIGHT SKY COMPLIANTATTACHMENT 2Packet Page 29 RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018T7CARMEL COTTAGEATTACHMENT 2Packet Page 30 SCHEME 1SCHEME 3ACCENTS:SW 9137 NIEBLA AZULACCENTS:SW 9090 CARAIBEACCENTS:SW 7039 VIRTUAL TAUPESCHEME 2FRONT DOOR: SW 6197 ALOOF GRAY FRONT DOOR: SW 3531 BLUE SHADOWWINDOW FRAME:ANDERSEN: SANDTONE: 200 SERIESWINDOW FRAME:ANDERSEN: WHITE: 200 SERIESSTUCCO: MERLEX: P-141 BISQUE: 20/30 FINISHFRONT DOOR: SW 3504 WOODRIDGEGARAGE DOOR: SW 6197 ALOOF GRAY GARAGE DOOR: SW 7039 VIRTUAL TAUPEGARAGE DOOR: SW 9137 NIEBLA AZULSTUCCO: MERLEX: P-525 NAVAJO WHITE: 20/30 FINISHEL DORADO: ROMA BRICK - CASTELLOSTUCCO: MERLEX: P-6 EL DORADO: 20/30 FINISHWINDOW FRAME:ANDERSEN: TERRATONE: 200 SERIESEL DORADO: HILLSTONE - VERONABORAL ROOFING: MADERA 900 - AUTUMNWOODSKU: 1BCCS0141BORAL ROOFING: MADERA 900 - WINTERWOODSKU: 1MDCL5120BORAL ROOFING: MADERA 900 - MOUNTAINWOODSKU: MDCL5001EL DORADO: COUNTY RUBBLE - BELLARIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018T8COLORS & MATERIALS - CARMEL COTTAGEEXTERIOR LIGHTINGHINKLEY CAMELOTNIGHT SKY COMPLIANTEXTERIOR LIGHTINGHINKLEY CAMELOTNIGHT SKY COMPLIANTEXTERIOR LIGHTINGHINKLEY CAMELOTNIGHT SKY COMPLIANTATTACHMENT 2Packet Page 31 RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018T9SPANISH ECLECTICATTACHMENT 2Packet Page 32 SCHEME 1SCHEME 3ACCENTS: CDI WI 110 LIMESTONESCHEME 2STUCCO: MERLEX: P-100 GLACIER WHITE: 20/30 FINISHFRONT DOOR: SW 9061 REST ASSUREDFRONT DOOR: SW 9125 OLIVA OSCUROWINDOW FRAME:ANDERSEN: DARK BRONZE: 200 SERIESSTUCCO: MERLEX: P-141 BISQUE: 20/30 FINISHFRONT DOOR: SW 9089 LLAMA WOOLGARAGE DOOR: SW 9089 LLAMA WOOLGARAGE DOOR: SW 9125 OLIVA OSCUROSTUCCO: MERLEX: P-124 IVORY POWDER: 20/30 FINISHBORAL BARCELONA - AUTUMN BLENDSKU: 1BCCS6160BORAL ROOFING: BARCELONA - SANTA CATARINA BLENDSKU: 1BCCS6036VENEER: TALAVERA TILEVENEER: SPANISH TILEWALL CAP ACCENT: CDI GD20 DESERT ROSEGARAGE DOOR: SW 7041 VAN DYKE BROWNBORAL ROOFING: BARCELONA - GOLDENRODSKU: 1BCCS6116WINDOW FRAME:ANDERSEN: TERRATONE: 200 SERIESVENEER: TALAVERA TILEWINDOW FRAME:ANDERSEN: DARK BRONZE: 200 SERIESACCENTS: CDI WI 110 LIMESTONEWALL CAP ACCENT: CDI GD20 DESERT ROSEACCENTS: CDI WI 110 LIMESTONEWALL CAP ACCENT: CDI GD20 DESERT ROSEWROUGHT IRON: BLACK RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018T10COLORS & MATERIALS - SPANISH ECLECTICEXTERIOR LIGHTINGHINKLEY “MONTICELLO”NIGHT SKY COMPLIANTEXTERIOR LIGHTINGHINKLEY “MONTICELLO”NIGHT SKY COMPLIANTEXTERIOR LIGHTINGHINKLEY “MONTICELLO”NIGHT SKY COMPLIANTATTACHMENT 2Packet Page 33 RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018T11TUSCAN/MEDITERRANEANATTACHMENT 2Packet Page 34 SCHEME 1SCHEME 3SCHEME 2STUCCO: MERLEX: - P-174 DESERT BEIGE: 20/30 FINISHFRONT DOOR: SW 9177 SALTY DOGFRONT DOOR: KM 417 OXFORD BROWNSTUCCO: MERLEX: P-1527 IRON MOUNTAIN: 20/30 FINISHFRONT DOOR: SW 7083 DARKROOMGARAGE DOOR: SW 7027 WELL-BRED BROWNGARAGE DOOR: SW 9091 HALF-CAFFGARAGE DOOR: SW 9100 UMBER RUSTSTUCCO: MERLEX: P-18 FRENCH TOAST: 20/30 FINISHACCENTS: CDI GRAYACCENTS: CDI WI 110 LIMESTONEACCENTS: CDI WI 110 LIMESTONEEL DORADO: TUNDRA BRICK - LATIGOBORAL ROOFING: BARCELONA - GARNET BLENDSKU: 1BCCS3182BORAL ROOFING: BARCELONA - CASA GRANDE BLENDSKU: 1BCCS6169BORAL ROOFING: BARCELONA - CALIFORNIA MISSION BLENDSKU: 1BCCS6464EL DORADO: HILLSTONE - LUCERAEL DORADO: ROUGHTCUT - CASA BLANCAWINDOW FRAME: ANDERSEN: DARK BRONZE 200 SERIESWINDOW FRAME: ANDERSEN: DARK BRONZE 200 SERIESWINDOW FRAME: ANDERSEN: DARK BRONZE 200 SERIESWROUGHT IRON: BRONZERIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018T12COLORS & MATERIALS - TUSCAN/MEDITERRANEANEXTERIOR LIGHTINGHINKLEY “DEVON”NIGHT SKY COMPLIANTEXTERIOR LIGHTINGHINKLEY “DEVON”NIGHT SKY COMPLIANTEXTERIOR LIGHTINGHINKLEY “DEVON”NIGHT SKY COMPLIANTATTACHMENT 2Packet Page 35 RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018T13CONTEMPORARY FARMHOUSEATTACHMENT 2Packet Page 36 SCHEME 1SCHEME 3SIDING:SW 7042 SHOJI WHITESIDING:SW 7004 SNOWBOUNDSCHEME 2STUCCO: MERLEX: -P-2090 THUNDER SKY: 20/30 FINISHFRONT DOOR: SW 6256 SERIOUS GRAYFRONT DOOR: SW 7702 SPICED CIDERWINDOW FRAME:ANDERSEN: BLACK: 200 SERIESSTUCCO: MERLEX: P-525 NAVAJO WHITE: 20/30 FINISH FRONT DOOR: SW 9084 COCOA WHIPGARAGE DOOR: SW 6256 SERIOUS GRAYGARAGE DOOR: SW 9084 COCOA WHIPGARAGE DOOR: SW 9153 MOONLIT ORCHIDMCELROY:MATTE BLACK STANDING SEAMEL DORADO: RIDGETOP18 - WHISPER WHITEWROUGHT IRON: NATURAL BLACKWINDOW FRAME: ANDERSEN: BLACK: 200 SERIESWINDOW FRAME:ANDERSEN: BLACK: 200 SERIESGAF:TIMBERLINE ULTRA HD - CHARCOAL MCELROY:MATTE BLACK STANING SEAMGAF:TIMBERLINE ULTRA HD - CHARCOAL MCELROY:ASH GRAY STANDING SEAMGAF:TIMBERLINE ULTRA HD - BIRCHWOODEL DORADO: RIDGETOP18 - WHISPER WHITEEL DORADO: RIDGETOP18 - GRANITE SPIRESTUCCO: MERLEX: P-100 GLACIER WHITE: 20/30 FINISHSIDING:SW 6253 OLYMPUS WHITERIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018T14COLORS & MATERIALS - CONTEMPORARY FARMHOUSEEXTERIOR LIGHTINGTOLLIVER OUTDOOR BARN LIGHT. NIGHT SKY COM-EXTERIOR LIGHTINGTOLLIVER OUTDOOR BARN LIGHT. NIGHT SKY COM-EXTERIOR LIGHTINGTOLLIVER OUTDOOR BARN LIGHT. NIGHT SKY COM-ATTACHMENT 2Packet Page 37 )#4#)'$#6*214%*'064;(#/+.;$'&1264 1/2"%.SETBACK10' - 0" PUE/PORCH15' - 0" HOUSE SETBACK20' - 0" GARAGE SETBACKSETBACK5' - 0" SIDESETBACK5' - 0" SIDE20' - 0" REAR SETBACKTHE OPTIONAL BEDROOM WILL NOT DIRECTLY OPEN INTO THE GARAGE/#56'4$'&411/9+%/#56'4$#6*-+6%*'0.+8+0)29&4$'&411/$'&411/%.&'%-.#70&4;$#6*9+%2#064;8' - 0"56' - 0"40' - 0".16' - 6"10' - 0"28' - 6"2.#0.16Á72*+..$'&411/$#6*(.114#4'#5Á/106'4';LEVELSQUAREFOOTAGEMONTEREY- LOWER FLOOR 388 SFMONTEREY- UPPER FLOOR 2144 SF2532 SF(.114#4'#5Á/106'4';ÁFLOORSQUAREFOOTAGEDECK 230 SFGARAGE 539 SFPORCH 85 SFLOWER FLOOR PLAN @ 3/16” = 1’-0”UPPER FLOOR PLAN @ 3/16” = 1’-0”ROOF PLAN @ 3/16” = 1’-0”RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A11/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 1 - 50’ UPHILL LOT - MONTEREY REVIVALATTACHMENT 2Packet Page 38 RIGHT ELEVATION @ 1/8” = 1’-0”LEFT ELEVATION @ 1/8” = 1’-0”REAR ELEVATION @ 1/8” = 1’-0”FRONT PERSPECTIVE - SHOWN AS SCHEME 130’-6”11’-0”5’-6”0’-0”23’-0”MAX. BLDG. HEIGHTF.F. 1AVG F.G.F.F. 0T.O.P26’-0”MAX. BLDG. HEIGHTS-TILE ROOFINGSTUCCOWIN/DOOR FRAMERIGHETTI RANCH SFR - SAN LUIS OBISPO, CA 0243-03-RS17 27 DECEMBER 2018A21/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 1 - 50’ UPHILL LOT - MONTEREY REVIVALATTACHMENT 2Packet Page 39 ESTIMATED TOTAL WATER USE (ETWU)WATER USE CLASSIFICATIONS OF PROPOSED PLANT SPECIES ARE DERIVED FROM US DEPARTMENT OF AGRICULTURE, SUNSET WESTERN GARDENS, UC DAVIS COOPERATIVE EXTENSION, PROFESSIONAL LANDSCAPE ARCHITECT EXPERIENCE, AND/OR WUCOLS IV AND THE SUPPLEMENTAL ADDENDUMS.TREES SHOWN ON THE LIST AND PLAN ABOVE WILL SATISFY STREET TREE REQUIREMENTS AND WILL BE INSTALLED WITH THE FRONT YARD LANDSCAPES BY THE HOMEBUILDER. TREES WILL BE MIN. 15’ CONTAINER SIZE AND INSTALLED PER CITY STANDARDS.HYDROZONEIRRIGATION METHOD WATER USE TYPEREF ET CONVERSION PF HA NUMERATOR IE ETWU1 - SHRUBS AND GROUNDCOVER AREA FOR DRIPLINEL 43.8 0.62 0.2 429.2 2331 0.9 2,5902 - TREESAREA FOR DRIPLINEL 43.8 0.62 0.2 200 1086 0.9 1,207MAWA (GALLONS/YEAR) 5,245TOTAL ETWU 3,797RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A31/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 1 - MONTEREY - FRONT YARD LANDSCAPEATTACHMENT 2Packet Page 40 /#56'4$'&411/9+%/#56'4$#6*-+6%*'0.+8+0)29&4$'&411/$'&411/%.&'%-.#70&4;$#6*9+%2#064;8' - 0"56' - 0"40' - 0".16' - 6"10' - 0"28' - 6")#4#)'$#6*'064;214%*(#/+.;$'&126%.SETBACK10' - 0" PUE/PORCH15' - 0" HOUSE SETBACK20' - 0" GARAGE SETBACKSETBACK5' - 0" SIDESETBACK5' - 0" SIDE20' - 0" REAR SETBACKTHE OPTIONAL BEDROOM WILL NOT DIRECTLY OPEN INTO THE GARAGE2.#0.16Á72*+..$'&411/$#6*(.114#4'#5Á%166#)'LEVELSQUAREFOOTAGECOTTAGE - LOWER FLOOR 389 SFCOTTAGE - UPPER FLOOR 2144 SF2533 SF(.114#4'#5Á%166#)'ÁFLOORSQUAREFOOTAGEDECK 215 SFGARAGE538 SFPORCH135 SFLOWER FLOOR PLAN @ 3/16” = 1’-0”UPPER FLOOR PLAN @ 3/16” = 1’-0”ROOF PLAN @ 3/16” = 1’-0”RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A41/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 1 - 50’ UPHILL LOT - CARMEL COTTAGEATTACHMENT 2Packet Page 41 RIGHT ELEVATION @ 1/8” = 1’-0”LEFT ELEVATION @ 1/8” = 1’-0”REAR ELEVATION @ 1/8” = 1’-0”30’-6”11’-0”5’-6”0’-0”23’-0”MAX. BLDG. HEIGHTF.F. 1AVG F.G.F.F. 0T.O.P26’-0”MAX. BLDG. HEIGHTTILE ROOFINGSTUCCOACCENTWIN/DOOR FRAMERIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A51/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 1 - 50’ UPHILL LOT - CARMEL COTTAGEFRONT PERSPECTIVE - SHOWN AS SCHEME 2ATTACHMENT 2Packet Page 42 ESTIMATED TOTAL WATER USE (ETWU)WATER USE CLASSIFICATIONS OF PROPOSED PLANT SPECIES ARE DERIVED FROM US DEPARTMENT OF AGRICULTURE, SUNSET WESTERN GARDENS, UC DAVIS COOPERATIVE EXTENSION, PROFESSIONAL LANDSCAPE ARCHITECT EXPERIENCE, AND/OR WUCOLS IV AND THE SUPPLEMENTAL ADDENDUMS.TREES SHOWN ON THE LIST AND PLAN ABOVE WILL SATISFY STREET TREE REQUIREMENTS AND WILL BE INSTALLED WITH THE FRONT YARD LANDSCAPES BY THE HOMEBUILDER. TREES WILL BE MIN. 15’ CONTAINER SIZE AND INSTALLED PER CITY STANDARDS.HYDROZONEIRRIGATION METHOD WATER USE TYPEREF ET CONVERSION PF HA NUMERATOR IE ETWU1 - SHRUBS AND GROUNDCOVER AREA FOR DRIPLINEL 43.8 0.62 0.2 432.3 2348 0.9 2,6092 - TREESAREA FOR DRIPLINEL 43.8 0.62 0.2 200 1086 0.9 1,207MAWA (GALLONS/YEAR) 5,283TOTAL ETWU 3,816RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A61/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 1 - COTTAGE - FRONT YARD LANDSCAPEATTACHMENT 2Packet Page 43 .+8+0)/#56'4$4.#70&4;)#4#)'9+%/#56'4$#6*&'%-2#6+13' - 10"55' - 0"7' - 0"&+0+0)6'%*29&440' - 0"'064;8' - 6 1/2"SETBACK10' - 0" PUE/PORCH15' - 0" HOUSE SETBACK20' - 0" GARAGE SETBACKSETBACK5' - 0"SETBACK5' - 0"20' - 6"$'&411/(#/+.;$'&126$#6*%.2#6+1$'&411/%.40' - 0"27' - 4"24' - 8"20' - 0" REAR SETBACK8' - 10"20' - 6"2.#0.16Á&190*+..$'&411/$#6*(.114#4'#5Á52#0+5*4'8FLOORSQUAREFOOTAGESCHEME A - LOWER FLOOR 915 SFSCHEME A - UPPER FLOOR 1658 SF2573 SF(.114#4'#5Á52#0+5*4'8FLOORSQUAREFOOTAGEDECK 180 SFGARAGE 443 SFLOWER FLOOR PLAN @ 3/16” = 1’-0”UPPER FLOOR PLAN @ 3/16” = 1’-0”ROOF PLAN @ 3/16” = 1’-0”2#6##66#+1SETBACK5' - 0"RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A71/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 2 - 50’ DOWNHILL LOT - SPANISH ECLECTICATTACHMENT 2Packet Page 44 30’-6”11’-0”5’-6”0’-0”23’-0”MAX. BLDG. HEIGHTF.F. 1AVG F.G.F.F. 0T.O.P30’-6”11’-0”5’-6”0’-0”23’-0”MAX. BLDG. HEIGHTF.F. 1AVG F.G.F.F. 0T.O.PTILE ROOFINGSTUCCOWALL CAP ACCENTWROUGH IRONWIN/DOOR FRAMERIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A81/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 2 - 50’ DOWNHILL LOT - SPANISH ECLECTICFRONT PERSPECTIVE - SHOWN IN SCHEME 2RIGHT ELEVATION @ 1/8” = 1’-0”LEFT ELEVATION @ 1/8” = 1’-0”REAR ELEVATION @ 1/8” = 1’-0”ATTACHMENT 2Packet Page 45 ESTIMATED TOTAL WATER USE (ETWU)WATER USE CLASSIFICATIONS OF PROPOSED PLANT SPECIES ARE DERIVED FROM US DEPARTMENT OF AGRICULTURE, SUNSET WESTERN GARDENS, UC DAVIS COOPERATIVE EXTENSION, PROFESSIONAL LANDSCAPE ARCHITECT EXPERIENCE, AND/OR WUCOLS IV AND THE SUPPLEMENTAL ADDENDUMS.TREES SHOWN ON THE LIST AND PLAN ABOVE WILL SATISFY STREET TREE REQUIREMENTS AND WILL BE INSTALLED WITH THE FRONT YARD LANDSCAPES BY THE HOMEBUILDER. TREES WILL BE MIN. 15’ CONTAINER SIZE AND INSTALLED PER CITY STANDARDS.HYDROZONEIRRIGATION METHOD WATER USE TYPEREF ET CONVERSION PF HA NUMERATOR IE ETWU1 - SHRUBS AND GROUNDCOVER AREA FOR DRIPLINEL 43.8 0.62 0.2 390.3 2120 0.9 2,3552 - TREESAREA FOR DRIPLINEL 43.8 0.62 0.2 150 815 0.9 905MAWA (GALLONS/YEAR) 4,770TOTAL ETWU 3,261RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A91/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 2 - SPANISH - FRONT YARD LANDSCAPEATTACHMENT 2Packet Page 46 .+8+0)/#56'4$4.#70&4;)#4#)'9+%/#56'4$#6*&'%-2#6+1&+0+0)6'%*29&4'064;40' - 0"7' - 0"55' - 0"3' - 10"8' - 10"SETBACK10' - 0" PUE/PORCH15' - 0" HOUSE SETBACK20' - 0" GARAGE SETBACK15' - 7"9' - 6"20' - 6"SETBACK5' - 0"SETBACK5' - 0"$'&411/(#/+.;$'&126$#6*%.2#6+1$'&411/%.40' - 0"24' - 8"27' - 4"20' - 0" REAR SETBACK20' - 6"8' - 10"2.#0.16Á&190*+..$'&411/$#6*(.114#4'#5Á675%#0FLOORSQUAREFOOTAGESCHEME B - LOWER FLOOR 917 SFSCHEME B - UPPER FLOOR 1658 SF2575 SF(.114#4'#5Á675%#0ÁFLOORSQUAREFOOTAGEDECK 188 SFGARAGE 444 SFLOWER FLOOR PLAN @ 3/16” = 1’-0”UPPER FLOOR PLAN @ 3/16” = 1’-0”ROOF PLAN @ 3/16” = 1’-0”RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A101/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 2 - 50’ DOWNHILL LOT - TUSCAN-MEDITERRANEANATTACHMENT 2Packet Page 47 RIGHT ELEVATION @ 1/8” = 1’-0”LEFT ELEVATION @ 1/8” = 1’-0”REAR ELEVATION @ 1/8” = 1’-0”30’-6”11’-0”5’-6”0’-0”23’-0”MAX. BLDG. HEIGHTF.F. 1AVG F.G.F.F. 0T.O.PFRONT PERSPECTIVE - SHOWN IN SCHEME 2TILE ROOFINGSTUCCOACCENT - CDIWIN/DOOR FRAMERIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A111/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 2 - 50’ DOWNHILL LOT - TUSCAN-MEDITERRANEANATTACHMENT 2Packet Page 48 ESTIMATED TOTAL WATER USE (ETWU)WATER USE CLASSIFICATIONS OF PROPOSED PLANT SPECIES ARE DERIVED FROM US DEPARTMENT OF AGRICULTURE, SUNSET WESTERN GARDENS, UC DAVIS COOPERATIVE EXTENSION, PROFESSIONAL LANDSCAPE ARCHITECT EXPERIENCE, AND/OR WUCOLS IV AND THE SUPPLEMENTAL ADDENDUMS.TREES SHOWN ON THE LIST AND PLAN ABOVE WILL SATISFY STREET TREE REQUIREMENTS AND WILL BE INSTALLED WITH THE FRONT YARD LANDSCAPES BY THE HOMEBUILDER. TREES WILL BE MIN. 15’ CONTAINER SIZE AND INSTALLED PER CITY STANDARDS.HYDROZONEIRRIGATION METHOD WATER USE TYPEREF ET CONVERSION PF HA NUMERATOR IE ETWU1 - SHRUBS AND GROUNDCOVER AREA FOR DRIPLINEL 43.8 0.62 0.2 334.8 1818 0.9 2,0202 - TREESAREA FOR DRIPLINEL 43.8 0.62 0.2 200 1086 0.9 1,207MAWA (GALLONS/YEAR) 4,091TOTAL ETWU 3,227RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A121/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 2 - TUSCAN - FRONT YARD LANDSCAPEATTACHMENT 2Packet Page 49 (#/+.;$'&126$'&411/$'&411/;#4&%.9+%$#6*5614#)'56562#6+126' - 4"45' - 0".+8+0)-+6%*'029&4'064;/#56'4$'&411//#56'4$#6*)#4#)'9+%9+%&'%-2#6+1&+0+0)%..#70&4;8' - 0"54' - 0"10' - 0"45' - 0"SETBACK5' - 0"SETBACK5' - 0"13' - 6"17' - 11"SETBACK10' - 0" PUE/PORCH15' - 0" HOUSE SETBACK20' - 0" GARAGE SETBACK2.#0.16Á&190*+..Á$'&411/$#6*(.114#4'#5Á5%*'/'#FLOORSQUAREFOOTAGESCHEME A - LOWERFLOOR1042 SFSCHEME A - UPPER FLOOR 1672 SF2714 SF(.114#4'#5Á16*'4FLOORSQUAREFOOTAGEDECK 190 SFGARAGE 412 SFLOWER FLOOR PLAN @ 3/16” = 1’-0”UPPER FLOOR PLAN @ 3/16” = 1’-0”ROOF PLAN @ 3/16” = 1’-0”RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A131/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 3 - 55’ DOWNHILL LOT - CONTEMPORARY FARMHOUSEATTACHMENT 2Packet Page 50 FRONT PERSPECTIVE - SHOWN IN SCHEME 2 RIGHT ELEVATION @ 1/8” = 1’-0”LEFT ELEVATION @ 1/8” = 1’-0”REAR ELEVATION @ 1/8” = 1’-0”30’-6”11’-0”5’-6”0’-0”23’-0”MAX. BLDG. HEIGHTF.F. 1AVG F.G.F.F. 0T.O.PSHINGLE ROOFINGSTUCCOWROUGHT IRONWIN/DOOR FRAMESIDINGRIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A141/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 3 - 55’ DOWNHILL LOT - CONTEMPORARY FARMHOUSEATTACHMENT 2Packet Page 51 ESTIMATED TOTAL WATER USE (ETWU)WATER USE CLASSIFICATIONS OF PROPOSED PLANT SPECIES ARE DERIVED FROM US DEPARTMENT OF AGRICULTURE, SUNSET WESTERN GARDENS, UC DAVIS COOPERATIVE EXTENSION, PROFESSIONAL LANDSCAPE ARCHITECT EXPERIENCE, AND/OR WUCOLS IV AND THE SUPPLEMENTAL ADDENDUMS.TREES SHOWN ON THE LIST AND PLAN ABOVE WILL SATISFY STREET TREE REQUIREMENTS AND WILL BE INSTALLED WITH THE FRONT YARD LANDSCAPES BY THE HOMEBUILDER. TREES WILL BE MIN. 15’ CONTAINER SIZE AND INSTALLED PER CITY STANDARDS.HYDROZONEIRRIGATION METHOD WATER USE TYPEREF ET CONVERSION PF HA NUMERATOR IE ETWU1 - SHRUBS AND GROUNDCOVER AREA FOR DRIPLINEL 43.8 0.62 0.2 432.4 2348 0.9 2,6092 - TREESAREA FOR DRIPLINEL 43.8 0.62 0.2 200 1086 0.9 1,207MAWA (GALLONS/YEAR) 5,284TOTAL ETWU 3,816RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A151/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 3 - FARMHOUSE - FRONT YARD LANDSCAPEATTACHMENT 2Packet Page 52 (#/+.;$'&126$'&411/$'&411/;#4&%.9+%$#6*5614#)'56562#6+126' - 4"45' - 0".+8+0)-+6%*'029&4'064;/#56'4$'&411//#56'4$#6*)#4#)'9+%9+%&'%-2#6+1&+0+0)%..#70&4;8' - 0"54' - 0"10' - 0"45' - 0"SETBACK5' - 0"SETBACK5' - 0"13' - 6"17' - 11"SETBACK10' - 0" PUE/PORCH15' - 0" HOUSE SETBACK20' - 0" GARAGE SETBACK2.#0.16Á&190*+..Á$'&411/$#6*(.114#4'#5Á5%*'/'#FLOORSQUAREFOOTAGESCHEME A - LOWERFLOOR1042 SFSCHEME A - UPPER FLOOR 1672 SF2714 SF(.114#4'#5Á16*'4FLOORSQUAREFOOTAGEDECK 190 SFGARAGE 412 SFLOWER FLOOR PLAN @ 3/16” = 1’-0”UPPER FLOOR PLAN @ 3/16” = 1’-0”ROOF PLAN @ 3/16” = 1’-0”RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A161/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 3 - 55’ DOWNHILL LOT - MONTEREY REVIVALATTACHMENT 2Packet Page 53 FRONT PERSPECTIVE - SHOWN IN SCHEME 1RIGHT ELEVATION @ 1/8” = 1’-0”LEFT ELEVATION @ 1/8” = 1’-0”REAR ELEVATION @ 1/8” = 1’-0”30’-6”11’-0”5’-6”0’-0”23’-0”MAX. BLDG. HEIGHTF.F. 1AVG F.G.F.F. 0T.O.P30’-6”11’-0”5’-6”0’-0”23’-0”MAX. BLDG. HEIGHTF.F. 1AVG F.G.F.F. 0T.O.PTILE ROOFINGSTUCCOACCENTWIN/DOOR FRAMEACCENTRIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A171/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 3 - 55’ DOWNHILL LOT - MONTEREY REVIVALATTACHMENT 2Packet Page 54 ESTIMATED TOTAL WATER USE (ETWU)WATER USE CLASSIFICATIONS OF PROPOSED PLANT SPECIES ARE DERIVED FROM US DEPARTMENT OF AGRICULTURE, SUNSET WESTERN GARDENS, UC DAVIS COOPERATIVE EXTENSION, PROFESSIONAL LANDSCAPE ARCHITECT EXPERIENCE, AND/OR WUCOLS IV AND THE SUPPLEMENTAL ADDENDUMS.TREES SHOWN ON THE LIST AND PLAN ABOVE WILL SATISFY STREET TREE REQUIREMENTS AND WILL BE INSTALLED WITH THE FRONT YARD LANDSCAPES BY THE HOMEBUILDER. TREES WILL BE MIN. 15’ CONTAINER SIZE AND INSTALLED PER CITY STANDARDS.HYDROZONEIRRIGATION METHOD WATER USE TYPEREF ET CONVERSION PF HA NUMERATOR IE ETWU1 - SHRUBS AND GROUNDCOVER AREA FOR DRIPLINEL 43.8 0.62 0.2 457.1 2483 0.9 2,7582 - TREESAREA FOR DRIPLINEL 43.8 0.62 0.2 200 1086 0.9 1,207MAWA (GALLONS/YEAR) 5,586TOTAL ETWU 3,965RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A181/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 3 - MONTEREY - FRONT YARD LANDSCAPEATTACHMENT 2Packet Page 55 $#6*#&7'064;)#4#)''064;2#6+145' - 0"56%.*#..56%.35' - 0"SETBACK10' - 0" PUE/PORCH15' - 0" HOUSE SETBACK20' - 0" GARAGE SETBACK&+0+0).+8+0)-+6%*'0/#56'4$'&411//#56'4$#6*.#70&4;2#6+19+%$'&411/$'&411/&'%-&'%-$#6*%.%.8' - 0"65' - 0"45' - 0".+0'029&4.SETBACK5' - 0"SETBACK5' - 0"20' - 2 3/4" REAR SETBACK18' - 6"18' - 0"23' - 0"2.#0.16Á72*+..$'&411/$#6*(.114#4'#5Á5%*'/'#SQUAREFOOTAGESCHEME A - LOWERFLOOR614 SFSCHEME A - UPPER FLOOR 2162 SF2777 SF(.114#4'#5Á5%*'/'#ÁFLOORSQUAREFOOTAGEDECK 293 SFGARAGE 466 SFLOWER FLOOR PLAN @ 3/16” = 1’-0”UPPER FLOOR PLAN @ 3/16” = 1’-0”ROOF PLAN @ 3/16” = 1’-0”RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A191/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 4 - 55’ UPHILL LOT - SPANISH ECLECTICATTACHMENT 2Packet Page 56 FRONT PERSPECTIVE - SHOWN IN SCHEME 3 RIGHT ELEVATION @ 1/8” = 1’-0”LEFT ELEVATION @ 1/8” = 1’-0”REAR ELEVATION @ 1/8” = 1’-0”30’-6”11’-0”5’-6”0’-0”23’-0”MAX. BLDG. HEIGHTF.F. 1AVG F.G.F.F. 0T.O.P26’-0”MAX. BLDG. HEIGHTTILE ROOFINGSTUCCOWIN/DOOR FRAMERIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 4 - 55’ UPHILL LOT - SPANISH ECLECTICATTACHMENT 2Packet Page 57 ESTIMATED TOTAL WATER USE (ETWU)WATER USE CLASSIFICATIONS OF PROPOSED PLANT SPECIES ARE DERIVED FROM US DEPARTMENT OF AGRICULTURE, SUNSET WESTERN GARDENS, UC DAVIS COOPERATIVE EXTENSION, PROFESSIONAL LANDSCAPE ARCHITECT EXPERIENCE, AND/OR WUCOLS IV AND THE SUPPLEMENTAL ADDENDUMS.TREES SHOWN ON THE LIST AND PLAN ABOVE WILL SATISFY STREET TREE REQUIREMENTS AND WILL BE INSTALLED WITH THE FRONT YARD LANDSCAPES BY THE HOMEBUILDER. TREES WILL BE MIN. 15’ CONTAINER SIZE AND INSTALLED PER CITY STANDARDS.HYDROZONEIRRIGATION METHOD WATER USE TYPEREF ET CONVERSION PF HA NUMERATOR IE ETWU1 - SHRUBS AND GROUNDCOVER AREA FOR DRIPLINEL 43.8 0.62 0.2 276.2 1500 0.9 1,6672 - TREESAREA FOR DRIPLINEL 43.8 0.62 0.2 100 543 0.9 603MAWA (GALLONS/YEAR) 3,375TOTAL ETWU 2,270RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A211/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 4 - SPANISH - FRONT YARD LANDSCAPEATTACHMENT 2Packet Page 58 $#6*#&7'064;)#4#)''064;2#6+145' - 0"56%.*#..56%.35' - 0"SETBACK10' - 0" PUE/PORCH15' - 0" HOUSE SETBACK20' - 0" GARAGE SETBACK&+0+0).+8+0)-+6%*'0/#56'4$'&411//#56'4$#6*.#70&4;2#6+19+%$'&411/$'&411/&'%-&'%-$#6*%.%.8' - 0"65' - 0"45' - 0".+0'029&4.SETBACK5' - 0"SETBACK5' - 0"20' - 2 3/4" REAR SETBACK18' - 6"18' - 0"23' - 0"2.#0.16Á72*+..$'&411/$#6*(.114#4'#5Á5%*'/'#SQUAREFOOTAGESCHEME A - LOWERFLOOR614 SFSCHEME A - UPPER FLOOR 2162 SF2777 SF(.114#4'#5Á5%*'/'#ÁFLOORSQUAREFOOTAGEDECK 293 SFGARAGE 466 SFLOWER FLOOR PLAN @ 3/16” = 1’-0”UPPER FLOOR PLAN @ 3/16” = 1’-0”ROOF PLAN @ 3/16” = 1’-0”RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A221/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 4 - 55’ UPHILL LOT - CONTEMPORARY FARMHOUSEATTACHMENT 2Packet Page 59 FRONT PERSPECTIVE - SHOWN IN SCHEME 1 RIGHT ELEVATION @ 1/8” = 1’-0”LEFT ELEVATION @ 1/8” = 1’-0”REAR ELEVATION @ 1/8” = 1’-0”30’-6”11’-0”5’-6”0’-0”23’-0”MAX. BLDG. HEIGHTF.F. 1AVG F.G.F.F. 0T.O.P26’-0”MAX. BLDG. HEIGHTSHINGLE ROOFINGSTUCCOWIN/DOOR FRAMESIDINGRIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A231/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 4 - 55’ UPHILL LOT - CONTEMPORARY FARMHOUSEATTACHMENT 2Packet Page 60 ESTIMATED TOTAL WATER USE (ETWU)WATER USE CLASSIFICATIONS OF PROPOSED PLANT SPECIES ARE DERIVED FROM US DEPARTMENT OF AGRICULTURE, SUNSET WESTERN GARDENS, UC DAVIS COOPERATIVE EXTENSION, PROFESSIONAL LANDSCAPE ARCHITECT EXPERIENCE, AND/OR WUCOLS IV AND THE SUPPLEMENTAL ADDENDUMS.TREES SHOWN ON THE LIST AND PLAN ABOVE WILL SATISFY STREET TREE REQUIREMENTS AND WILL BE INSTALLED WITH THE FRONT YARD LANDSCAPES BY THE HOMEBUILDER. TREES WILL BE MIN. 15’ CONTAINER SIZE AND INSTALLED PER CITY STANDARDS.HYDROZONEIRRIGATION METHOD WATER USE TYPEREF ET CONVERSION PF HA NUMERATOR IE ETWU1 - SHRUBS AND GROUNDCOVER AREA FOR DRIPLINEL 43.8 0.62 0.2 239.8 1302 0.9 1,4472 - TREESAREA FOR DRIPLINEL 43.8 0.62 0.2 100 543 0.9 603MAWA (GALLONS/YEAR) 2,930TOTAL ETWU 2,051RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A241/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 4 - FARMHOUSE - FRONT YARD LANDSCAPEATTACHMENT 2Packet Page 61 ROOF PLAN @ 3/16” = 1’-0”/+0+Á/#56'4(#/+.;$'&126$'&411/9+%9+%$#6*$#6*2#6+156620' - 0" REAR SETBACK28' - 7 1/2"45' - 0"$'&411//#56'4$'&411/.+8+0)-+6%*'0&+0+0)9+%)#4#)'&'%-/#56'4$#6*2#6+1.#70&4;%.'064;$#6*2#6+1$#.%10;29&42#064;%.2' - 3"5' - 9"55' - 6"45' - 0"SETBACK10' - 0" PUE/PORCH15' - 0" HOUSE SETBACK20' - 0" GARAGE SETBACK7' - 0"16' - 6"SETBACK5' - 0"SETBACK5' - 0"25' - 6"2.#0.16Á&190*+..$'&411/$#6*(.114#4'#5Á5%*'/'#FLOORSQUAREFOOTAGESCHEME A - LOWERFLOOR1073 SFSCHEME A - UPPER FLOOR 1847 SF2920 SF(.114#4'#5Á5%*'/'#ÁzeSQUAREFOOTAGEBALCONY 41 SFDECK 208 SFGARAGE 435 SFPATIO 197 SFPORCH 149 SFLOWER FLOOR PLAN @ 3/16” = 1’-0”UPPER FLOOR PLAN @ 3/16” = 1’-0”RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A251/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 5 - 55’ DOWNHILL LOT - SPANISH ECLECTICATTACHMENT 2Packet Page 62 RIGHT ELEVATION @ 1/8” = 1’-0”LEFT ELEVATION @ 1/8” = 1’-0”REAR ELEVATION @ 1/8” = 1’-0”30’-6”11’-0”5’-6”0’-0”23’-0”MAX. BLDG. HEIGHTF.F. 1AVG F.G.F.F. 0T.O.PFRONT PERSPECTIVE - SHOWN IN SCHEME 2TILE ROOFINGSTUCCOWROUGHT IRONWIN/DOOR FRAMEACCENTRIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A261/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 5 - 55’ DOWNHILL LOT - SPANISH ECLECTICATTACHMENT 2Packet Page 63 ESTIMATED TOTAL WATER USE (ETWU)WATER USE CLASSIFICATIONS OF PROPOSED PLANT SPECIES ARE DERIVED FROM US DEPARTMENT OF AGRICULTURE, SUNSET WESTERN GARDENS, UC DAVIS COOPERATIVE EXTENSION, PROFESSIONAL LANDSCAPE ARCHITECT EXPERIENCE, AND/OR WUCOLS IV AND THE SUPPLEMENTAL ADDENDUMS.TREES SHOWN ON THE LIST AND PLAN ABOVE WILL SATISFY STREET TREE REQUIREMENTS AND WILL BE INSTALLED WITH THE FRONT YARD LANDSCAPES BY THE HOMEBUILDER. TREES WILL BE MIN. 15’ CONTAINER SIZE AND INSTALLED PER CITY STANDARDS.HYDROZONEIRRIGATION METHOD WATER USE TYPEREF ET CONVERSION PF HA NUMERATOR IE ETWU1 - SHRUBS AND GROUNDCOVER AREA FOR DRIPLINEL 43.8 0.62 0.2 508.8 2763 0.9 3,0702 - TREESAREA FOR DRIPLINEL 43.8 0.62 0.2 150 815 0.9 905MAWA (GALLONS/YEAR) 6,218TOTAL ETWU 3,976RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A271/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 5 - SPANISH - FRONT YARD LANDSCAPEATTACHMENT 2Packet Page 64 ROOF PLAN @ 3/16” = 1’-0”/+0+Á/#56'4(#/+.;$'&126$'&411/9+%9+%$#6*$#6*65645' - 0"28' - 7 1/2"20' - 0" REAR SETBACK/#56'4$'&411/.+8+0)-+6%*'0&+0+0)9+%)#4#)'&'%-/#56'4$#6*$'&411/%.'064;$#6*29&42#064;2#6+1%..#70&4;56' - 3"3' - 9"5' - 9"55' - 6"45' - 0"$#.%10;SETBACK10' - 0" PUE/PORCH15' - 0" HOUSE SETBACK20' - 0" GARAGE SETBACK7' - 0"16' - 6"SETBACK5' - 0"SETBACK5' - 0"26' - 0"(.114#4'#5Á5%*'/'$FLOORSQUAREFOOTAGESCHEME B - LOWERFLOOR1066 SFSCHEME B - UPPER FLOOR 1847 SF2913 SF(.114#4'#5Á5%*'/'$ÁFLOORSQUAREFOOTAGEBALCONY 41 SFDECK 218 SFGARAGE 438 SFPATIO 197 SFPORCH 143 SFLOWER FLOOR PLAN @ 3/16” = 1’-0”UPPER FLOOR PLAN @ 3/16” = 1’-0”RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A281/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 5 - 55’ DOWNHILL LOT - CARMEL COTTAGEATTACHMENT 2Packet Page 65 RIGHT ELEVATION @ 1/8” = 1’-0”LEFT ELEVATION @ 1/8” = 1’-0”REAR ELEVATION @ 1/8” = 1’-0”30’-6”11’-0”5’-6”0’-0”23’-0”MAX. BLDG. HEIGHTF.F. 1AVG F.G.F.F. 0T.O.PFRONT PERSPECTIVE - SHOWN IN SCHEME 1TILE ROOFINGSTUCCOACCENTWIN/DOOR FRAMEEL DORADORIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A291/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 5 - 55’ DOWNHILL LOT - CARMEL COTTAGEATTACHMENT 2Packet Page 66 ESTIMATED TOTAL WATER USE (ETWU)WATER USE CLASSIFICATIONS OF PROPOSED PLANT SPECIES ARE DERIVED FROM US DEPARTMENT OF AGRICULTURE, SUNSET WESTERN GARDENS, UC DAVIS COOPERATIVE EXTENSION, PROFESSIONAL LANDSCAPE ARCHITECT EXPERIENCE, AND/OR WUCOLS IV AND THE SUPPLEMENTAL ADDENDUMS.TREES SHOWN ON THE LIST AND PLAN ABOVE WILL SATISFY STREET TREE REQUIREMENTS AND WILL BE INSTALLED WITH THE FRONT YARD LANDSCAPES BY THE HOMEBUILDER. TREES WILL BE MIN. 15’ CONTAINER SIZE AND INSTALLED PER CITY STANDARDS.HYDROZONEIRRIGATION METHOD WATER USE TYPEREF ET CONVERSION PF HA NUMERATOR IE ETWU1 - SHRUBS AND GROUNDCOVER AREA FOR DRIPLINEL 43.8 0.62 0.2 502.3 2728 0.9 3,0312 - TREESAREA FOR DRIPLINEL 43.8 0.62 0.2 200 1086 0.9 1,207MAWA (GALLONS/YEAR) 6,138TOTAL ETWU 4,238RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A301/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)PLAN 5 - COTTAGE - FRONT YARD LANDSCAPEATTACHMENT 2Packet Page 67 REAR SETBACK EXCEPTION:THIS EXHIBIT REFLECT THE (5) UPHILLS LOTS (LOTS 19, 22, 23 & 24) WHERE WE ARE REQUESTING A REAR SETBACK EXCEPTION. AS NOTED ON THE EXHIBIT THE SETBACK EXCEPTION VARIES. RIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018A311/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)SETBACK EXCEPTION EXHIBITATTACHMENT 2Packet Page 68 $,1,1*:$/:$865(7$,15( 7&.2)35(9,2865(7&.%$&%$&.%.%$.%5($%55$'('( 5$'*5$*5$'*'*6('26(232352/ P2SP3FP5SP2TP3FP3MP2SP1P1MP4FP1CP4P44SP1P1MP4FP4P4SP1P1MP1P1CP4P4FP1P1MP4P44SP1P1CP4FP1MP4SP4FP5SP2TP2SP3MP2TP5CP2SP5CP2SP3FP2TP5SP2SP5CP2TP3MP5SP3FP5CP2SP5S4438 SF434195562 SF205004 SF215676 SF225583 SF236739 SF245500 SF255000 SF265000 SF275500 SF285000 SF295500 SF305000 SF315500 SF325000 SF335500 SF349300 SF355480 SF534982 SF524982 SF515480 SF504982 SF495480 SF484982 SF475480 SF464982 SF765480 SF444982 SF435480 SF424982 SF415480 SF404982 SF395480 SF385480 SF376099 SF365272 SF605479 SF595577 SF55585483 SF55576136 SF566210 SF556011 SF546271 SF625772 SF636974 SF64P1CP4SP3FP1P1M7080 SF658192 SF666142 SF67P2SP2TP5SP2SP3FP2T5685 SF685168 SF695168 SF705685 SF715168 SF725685 SF735168 SF74P5SP2SP3MP2TP5SP2SP3MP2TP5S5685 SF754982 SF765685 SF775168 SF785685 SF795168 SF805685 SF815168 SF825651 SF83ROW38' - 0"ROW36' - 0"38'-0"36'-0"SETBACK10' - 0" PORCHSETBACK15' - 0" HOUSE(PER MUNICIPAL CODE 12.38.050)18' - 6"DRIVEWAY SETBACKSETBACK20' - 0" REARSETBACK10'-0"PORCHSETBACK15'-0"HOUSE(PERMUNICIPALCODE12.38.050)18'-6"DRIVEWAYSETBACKSETBACK20'-0"REARSETBACK5' - 0" SIDESETBACK5' - 0" SIDESIDE SETBACK10' - 0" STREETHILLSIDE DRIVEBERNARDO DRIVEBETTENFORD DRIVETWIN CREEK ROADSIDEWALKEXT4'-0"ADA6'-0"SIDEWALKSIDEWALKEXT4'-0"ADA6'-0"SIDEWALK(PEROASPTABLE3.1)20'-0"GARAGESETBACK(PEROASPTABLE3.1)20'-0"GARAGESETBACKROW48'-0"P4F9300 SF35(PER MUNICIPAL CODE 12.38.050)18' - 6" DRIVEWAY SETBACK(PEROASPTABLE3.1)20'-0"GARAGESETBACKELEVATION STYLE.C = COTTAGEF = FARMHOUSET = TUSCANM = MONTEREYS = SPANISHPLAN NUMBERP1C1XX5000 SFLOT NUMBERLOT SQUARE FOOTAGERIGHETTI RANCH SFR - SAN LUIS OBISPO, CA NORTH0243-03-RS17 27 DECEMBER 2018T11/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)ILLUSTRATIVE PLOTTING PLANPROPOSED PLOTTING IS CONCEPTUAL AND SUBJECT TO CHANGEEXHIBIT ILLUSTRATING GARAGE & DRIVEWAY SETBACK REQUIREMENTSATTACHMENT 2Packet Page 69 /27 &29(5$*( %$6(' 21 &21&(378$/ 3/277,1*yϭATTACHMENT 2Packet Page 70 0,10$; /27 &29(5$*( )25 9$5,286 3/$1 7<3(6yϮATTACHMENT 2Packet Page 71 ZŝŐŚĞƚƚŝZĂŶĐŚ &ĞŶĐĞ,ĞŝŐŚƚǆĐĞƉƚŝŽŶƐ tƌŝƚƚĞŶ^ƚĂƚĞŵĞŶƚ EŽǀĞŵďĞƌϮϴ͕ϮϬϭϴ ^ƚĂƚĞŵĞŶƚ &ĞŶĐĞŚĞŝŐŚƚĞǆĐĞƉƚŝŽŶƐĂƌĞďĞŝŶŐƌĞƋƵĞƐƚĞĚĨŽƌƐŽŵĞůŽƚƐǁŝƚŚŝŶƚŚĞZŝŐŚĞƚƚŝZĂŶĐŚƐƵďĚŝǀŝƐŝŽŶĚƵĞƚŽƉƌŝǀĂĐǇ ĐŽŶĐĞƌŶƐĂŶĚŐƌĂĚŝŶŐĐŽŶƐƚƌĂŝŶƚƐ͘dŚĞĨĞŶĐĞŚĞŝŐŚƚĞǆĐĞƉƚŝŽŶƐĂƌĞƌĞƋƵĞƐƚĞĚĂůŽŶŐǀĂƌǇŝŶŐƐƚƌĞĞƚƐǁŝƚŚŝŶƚŚĞ ƐƵďĚŝǀŝƐŝŽŶ;ƌĞĨĞƌƚŽKǀĞƌĂůůWůĂŶĂŶĚ/ŶǀĞŶƚŽƌǇĂŶĚWůĂŶŶůĂƌŐĞŵĞŶƚƐ͕^ŚĞĞƚƐ>ϭ͘ϭĂŶĚ>ϭ͘ϮͿ͘dŚŝƐĂƉƉůŝĐĂƚŝŽŶŝƐ ƌĞƋƵĞƐƚŝŶŐĨĞŶĐĞŚĞŝŐŚƚĞǆĐĞƉƚŝŽŶƐĨŽƌƚŚĞĨŽůůŽǁŝŶŐůŽƚƐ͗ xWŚĂƐĞϭ;dƌĂĐƚϯϬϲϯͿ o>ŽƚƐϭϵ͕ϮϬ͕Ϯϭ͕Ϯϯ͕ϯϲ͕ϱϳ͕ϱϴ͕ϱϵ͕ϲϬ dŚĞƌĞĂƌĞƚǁŽƚǇƉŝĐĂůƐĐĞŶĂƌŝŽƐǁŝƚŚĨĞŶĐĞŚĞŝŐŚƚĞǆĞŵƉƚŝŽŶƐ͗ƉĂĚƐƉůŝƚůŽƚƐĂŶĚĐŽƌŶĞƌůŽƚƐ͘tĞ͛ǀĞĐĂƚĞŐŽƌŝǌĞĚ ďĞůŽǁƚŚĞƌĞĂƐŽŶŝŶŐĨŽƌƚŚĞĨĞŶĐĞĞǆĞŵƉƚŝŽŶƐ͘ WĂĚ^Ɖůŝƚ>Žƚ&ĞŶĐĞǆĞŵƉƚŝŽŶƐ /ŶƚĞƌŝŽƌ>ŽƚƐϭϵ͕ϮϬ͕Ϯϭ͕Ϯϯ͕ϱϳ͕ϱϴ͕ĂŶĚϱϵƌĞƋƵĞƐƚĂĨĞŶĐĞŚĞŝŐŚƚĞǆĞŵƉƚŝŽŶƚŚĂƚĞǆĐĞĞĚƐƚŚĞϵͲĨŽŽƚĐŽŵďŝŶĞĚ ŚĞŝŐŚƚƚŽĂůůŽǁĂŵĂǆŝŵƵŵϭϭ͕͛ϰ͟ŚŝŐŚĐŽŵďŝŶĞĚǁĂůůĂŶĚĨĞŶĐĞŚĞŝŐŚƚ;ĂŶĞǆĐĞƉƚŝŽŶŽĨϮ͕͛ϰ͟Ϳ͘dŚŝƐŝƐƚŚĞŵŽƐƚ ĞǆƚƌĞŵĞĨĞŶĐĞŚĞŝŐŚƚƐĐĞŶĂƌŝŽĨŽƌƚŚĞŝŶƚĞƌŝŽƌůŽƚƐ͘ZĞĨĞƌƚŽ^ŚĞĞƚƐ>ϭ͘ϭ͕>ϭ͘Ϯ͕ĂŶĚ>ϭ͘ϯĨŽƌĨƵƌƚŚĞƌŝŶĨŽƌŵĂƚŝŽŶ ŽŶƚŚĞƐĐĞŶĂƌŝŽƐ͘ ŽƌŶĞƌ>Žƚ&ĞŶĐĞǆĞŵƉƚŝŽŶƐ >ŽƚƐϯϲĂŶĚϲϬĂƌĞƚŚĞƚǁŽĐŽƌŶĞƌůŽƚĐŽŶĚŝƚŝŽŶƐƚŚĂƚĂƌĞƌĞƋƵĞƐƚŝŶŐĨĞŶĐĞĞǆĐĞƉƚŝŽŶƐ͘dŚĞƚƌĂĐŬŝŵƉƌŽǀĞŵĞŶƚ ŐƌĂĚŝŶŐƉůĂŶƐƐŚŽǁƌĞƚĂŝŶŝŶŐǁĂůůƐƚŽĂĐŚŝĞǀĞƚŚĞŵĂƐƐŐƌĂĚŝŶŐŽĨƚŚĞƌŽĂĚƐĂŶĚďĂƐŝĐƉĂĚƐ͘dŽĐŽŶƐƚƌƵĐƚƚŚĞ ŚŽŵĞƐ͕ƚŚĞƌĞŝƐĂƐĞĐŽŶĚƌĞƚĂŝŶŝŶŐǁĂůůƉƌŽƉŽƐĞĚǁŝƚŚƚŚĞŚŽƵƐĞƉůĂŶƐƚŽĂĐŚŝĞǀĞƉƌŽƉĞƌŐƌĂĚŝŶŐ͘dŚĞƌĞǁŝůůďĞĂ ƉƌŝǀĂĐǇĨĞŶĐĞƉƌŽƉŽƐĞĚŽŶƚŚĂƚǁĂůů͘dŚĞƚǁŽǁĂůůƐǁŝůůďĞƐĞƉĂƌĂƚĞĚďǇĂϯ͛Ͳϲ͟ŵŝŶ͘ƉůĂŶƚŝŶŐĂƌĞĂƚŽďƵĨĨĞƌƚŚĞ ƚĞƌƌĂĐĞĚǁĂůůĂƉƉĞĂƌĂŶĐĞĨŝůůĞĚǁŝƚŚƐŚƌƵďƐĂŶĚŐƌŽƵŶĚĐŽǀĞƌ͘dŚĞŵŽƐƚĞǆƚƌĞŵĞĨĞŶĐŝŶŐĞǆĐĞƉƚŝŽŶĨŽƌƚŚĞ ŽƌŶĞƌ>ŽƚŝƐĂĐŽŵďŝŶĞĚŚĞŝŐŚƚŽĨϭϬĨĞĞƚ;ĂŶĞǆĐĞƉƚŝŽŶŽĨϭͲĨŽŽƚͿ͘ZĞĨĞƌƚŽ^ŚĞĞƚ>ϭ͘ϯ;^ĞĐƚŝŽŶƐĂŶĚͿĨŽƌ ĂĚĚŝƚŝŽŶĂůŝŶĨŽƌŵĂƚŝŽŶŽŶƚŚĞƐĐĞŶĂƌŝŽƐ͘ WƌŽũĞĐƚ^ƚĂƚŝƐƚŝĐƐ ĞůŽǁŝƐĂƐƵŵŵĂƌǇŽĨƚŚĞǌŽŶŝŶŐĂŶĚůĂŶĚƵƐĞƐĨŽƌƚŚĞůŽƚƐƌĞƋƵĞƐƚŝŶŐĨĞŶĐĞŚĞŝŐŚƚĞǆĐĞƉƚŝŽŶƐ͘ZĞĨĞƌƚŽƚŚĞ KǀĞƌĂůů^ŝƚĞWůĂŶĨŽƌůŽĐĂƚŝŽŶƐĂŶĚ>Žƚ^ƚĂƚŝƐƚŝĐƐƚĂďůĞŽŶƐŚĞĞƚ>ϭ͘ϭ͘ ƵƌƌĞŶƚŽŶŝŶŐ͗ xWŚĂƐĞϭůŽƚƐ͕dƌĂĐƚϯϬϲϯ͗ZͲϭͲ^W;>ŽǁΘDĞĚŝƵŵĞŶƐŝƚǇZĞƐŝĚĞŶƚŝĂů͕^ƉĞĐŝĨŝĐWůĂŶͿ ƵƌƌĞŶƚ>ĂŶĚhƐĞƐ xWŚĂƐĞϭůŽƚƐ͗>ŽǁĞŶƐŝƚǇZĞƐŝĚĞŶƚŝĂů;KƌĐƵƚƚ^ƉĞĐŝĨŝĐWůĂŶƌĞĂͿ ATTACHMENT 2 Packet Page 72 192021222324252627 2829303132333435363738394041424344454647484950515253545556575859606463626566677473727170696875767778 79 80 81 82 83\\corp\rrm\on-site\0201\0243-03-RS17-Righetti-Ranch-5000-sf-SFR-ConDocs\Planning\Landscape\Fence Height Exemption\AutoCAD\Plan and Exhibits.dwg, EXHIBITS, Nov 28, 2018 3:35pm, wtarolaPROJECT MANAGERDRAWN BYPROJECT NUMBERCHECKED BYSHEETNOVEMBER 28, 20180243-03-RS17DATErrmdesign.com | (805) 543-17943765 S. Higuera, San Luis Obispo, CA 93401NO.REVISION DATERIGHETTI RANCH FENCEHEIGHT EXCEPTIONWES AROLAL1.1OVERALL PLAN AND INVENTORYHILLSIDE DRIVEBERNARDO DRIVESEE SHEET L1.2 FOR ENLARGEMENTSEE SHEET L1.3FOR ENLARGEMENTNOTE:ALL PLAN PLOTTING IS SHOWN SCHEMATICALLYBETTENFORD DRIVERIGHETTI RANCH DRIVELOT STATISTICS TABLETANK FARMATTACHMENT 2Packet Page 73 192021222324255535455565758596062\\corp\rrm\on-site\0201\0243-03-RS17-Righetti-Ranch-5000-sf-SFR-ConDocs\Planning\Landscape\Fence Height Exemption\AutoCAD\Plan and Exhibits.dwg, EXHIBITS, Nov 28, 2018 2:59pm, wtarolaPROJECT MANAGERDRAWN BYPROJECT NUMBERCHECKED BYSHEETNOVEMBER 28, 20180243-03-RS17DATErrmdesign.com | (805) 543-17943765 S. Higuera, San Luis Obispo, CA 93401NO.REVISION DATERIGHETTI RANCH FENCEHEIGHT EXCEPTIONWES AROLAL1.2PLAN ENLARGEMENTSHILLSIDE DRIVEBERNARDO DRIVEHILLSIDE DRIVENOTE:ALL PLAN PLOTTING IS SHOWN SCHEMATICALLYFENCE ON WALLPER SECTION A / L1.3FENCE ON WALLPER SECTION B / L1.3FENCE ON WALLPER SECTION C / L1.3, TYP.ATTACHMENT 2Packet Page 74 3637HOUSEROWFENCEWALL, PER TRACT IMPROVEMENTS5' MIN.5' MIN.HOUSE5'-4" MAX6'-0" MAX11'-4" MAX COMBINEDFINISHEDSURFACE OFSIDEYARDFINISHEDSURFACE OFSIDEYARDHOUSEFENCEWALL AS PRIVATE HOME BUILDWALL, PER TRACT IMPROVEMENTS6' MAX. HEIGHT4' MAX. HEIGHT3'-6" MIN.PRIVATE LANDSCAPING OF SHRUBS AND GROUNDCOVER10' MIN.ROW10' MAX COMBINEDSIDEWALKFINISHEDSURFACE OFSIDEYARDSIDEWALKHOUSEFENCEWALL AS PRIVATE HOME BUILDWALL, PER TRACT IMPROVEMENTS3'-6" MIN.PRIVATE LANDSCAPING OF SHRUBS AND GROUNDCOVER10' MIN.ROW6' MAX. HEIGHT4' MAX. HEIGHT10' MAX COMBINEDFINISHEDSURFACE OFSIDEYARD\\corp\rrm\on-site\0201\0243-03-RS17-Righetti-Ranch-5000-sf-SFR-ConDocs\Planning\Landscape\Fence Height Exemption\AutoCAD\Plan and Exhibits.dwg, EXHIBITS, Nov 28, 2018 2:59pm, wtarolaPROJECT MANAGERDRAWN BYPROJECT NUMBERCHECKED BYSHEETNOVEMBER 28, 20180243-03-RS17DATErrmdesign.com | (805) 543-17943765 S. Higuera, San Luis Obispo, CA 93401NO.REVISION DATERIGHETTI RANCH FENCEHEIGHT EXCEPTIONWES AROLAL1.3PLAN ENLARGEMENTAND SECTIONSSECTION C (PAD SPLIT)SECTION A (CORNER LOT)SECTION B (CORNER LOT)ENLARGED PLANLOT 36HILLSIDE DRIVEBERNARDO DRIVEHILLSIDE DRIVENOTE:ALL PLAN PLOTTING IS SHOWN SCHEMATICALLYFENCE ON WALLPER SECTION A / THIS SHEETFENCE ON WALLPER SECTION B / THIS SHEETATTACHMENT 2Packet Page 75 XXXXXXXXXX XXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X XXXX XXXXXXXXXXX/XXXXXXXX X X X X X X XXXXXX X XXXXXXXXXXXXXXX //////////////// / ///////////////////September 6, 2017Righetti Wall and Fencing MaintenanceDRY STACK WALLPRIVACY FENCE WITH PILASTERSWROUGHT IRON WITH WOOD POSTSWROUGHT IRON FENCE - EXISTINGWROUGHT IRON FENCE (BASIN)RUSTIC FARM FENCESPLIT RAIL FENCEWOOD GUARDRAIL FENCEHOA RETAINING WALLSHOA - MASTER DEVELOPER INSTALLEDHOA MAINTAINEDBUILDER INSTALLEDPRIVATE OWNER MAINTAINEDHOA - MASTER DEVELOPER INSTALLEDCITY MAINTAINEDXXXXXTANK FARM ROADORCUTT ROADRETAINING WALLS LOCATEDWITHIN PEDESTRIAN CORRIDORSTO BE HOA MAINTAINED,TYPICAL4' WOOD & WIRE MESH FENCESOLID WOOD PRIVACY FENCEWROUGHT IRON FENCE (LOTS)50% OPEN FENCE WITH WIRE MESHTIBURON ROADRIGHETTI RANCH ROADRAILROADFINAL LOCATIONS OF FENCING AND WALLS TOBE COORDINATED AT TIME OF PERMIT SUBMITTAL///////////////// / / / /ATTACHMENT 2Packet Page 76 RESOLUTION NO. 10619 (2015 Series) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN LUIS OBISPO, CALIFORNIA, APPROVING A VESTING TENTATIVE TRACT MAP NO. 3063 CREATING 328 LOTS FOR PROPERTY LOCATED AT 3987 ORCUTT ROAD TR/ER 114 -14; TRACT #3063 RIGHETTI) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted public hearings on March 25, 2015 and April 8, 2015 in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, for the purpose of considering TR/ER 114 -14, a Vesting Tentative Tract Map subdividing an approximately 144 -acre site into 328 lots, and recommended the City Council approve the Vesting Tentative Tract Map; and WHEREAS, the Planning Commission Hearings were for the purpose of formulating and forwarding recommendations to the City Council of the City of San Luis Obispo regarding the project; and WHEREAS, notices of said public hearing were made at the time and in the manner required by law; and WHEREAS, the City Council has reviewed and considered the initial study of environmental impact as prepared by staff, and WHEREAS, 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. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of San Luis Obispo as follows: SECTION 1. Cl~QA Findings, Mitigation Measures and Mitigation Monitoring Program. Based upon all the evidence, the City Council makes the following CEQA findings in support of the Vesting Tentative Map 114 -14 (Tract No. 3063): 1. The proposed project is consistent with the requirements of the Orcutt Area Specific Plan Final Environmental Impact Report (FEIR) certified and adopted by the City Council on March 2, 2010, and this approval incorporates those FEIR mitigation measures as applicable to VTM #3063, as detailed herein. 2. A supplemental initial study has been prepared for VTM #3063 addressing potential environmental impacts which were not identified or detailed in the FEIR for the Orcutt Area Specific Plan (OASP). The Community Development Director has recommended that the results of that additional analysis be incorporated into a Mitigated Negative Declaration (MND) o f environmental impacts, and recommends adoption of additional mitigation measures to those imposed by the FEIR, all of which are incorporated below. R 10619 ATTACHMENT 3 Packet Page 77 Resolution No. 10619 (2015 Series) Page 2 2. All potentially significant effects were analyzed adequately in the referenced FEIR and IS- MND, and reduced to a level of insignificance, provided the following mitigation measures are incorporated into the development project and the mitigation monitoring program: AESTHETIC MITIGATION AES -3 Special Building Height Limits, Scale and Massing Design Standards for Western Flank of Righetti Hill (Righetti Ranch VTM #3063). Added building design restrictions shall be required for residential lots and units (Lots 35 -50) adjoining the Righetti Hill URL on the western flank of the hillside. These standards are intended to reduce the massing of residential units abutting the URL. These standards will include use of the following building techniques, and considered during ARC and /or staff review of any project applications for residential units in this location: 1. Residential Building Heights shall not exceed 25' as measured above average finished grade; 2. Grading for lots abutting the URL will be encouraged to be split -pads, to reduce the scale of the building mass by stepping down the hillside; 3. The upper pad shall be limited to one -story (a maximum of 15') in height; 4. First floor massing and footprint shall be encouraged to be built into the topography (recessed) into the hillside; 5. Second floor square footage shall be set back from the first floor elevation, creating a stepped appearance to the buildings; 6. Maximum lot coverage shall not exceed 50 %; and, 7. Roof lines on the upper pad will align front -to -back to narrow the high point of the roof when viewed from the street. AES -3 Monitoring Program: Compliance will be reviewed and implemented at two (2) stages. First, any final map recorded for subdivision of lots abutting URL along the western flank of the Righetti Hill shall include a special deed restriction incorporating this mitigation and special development criteria on such lots. This requirement will be verified by the City Engineer's office prior to recordation of such a final map. Second, Community Development Department staff will insure ARC and staff level application of these standards during review of any design review and building permit submittals. AIR QUALITY MITIGATION Operational Phase Mitigation AQ -1(a) Energy Efficiency. The building energy efficiency rating shall be 10% above what is required by Title 24 requirements for all buildings within the Specific Plan ATTACHMENT 3 Packet Page 78 Resolution No. 10619 (2015 Series) Page 3 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; use double -paned windows; solar panel plumbing; grey water recycling; tank -less water heaters; dedicated hot water line loops. AQ -1(b) Transit. Bus turnouts and shelter improvements with direct pedestrian access shall be installed at all bus stops. AQ -1(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 -1(d) Telecommuting. All new homes within the Specific Plan area shall be constructed with internal wiring /cabling that allows telecommuting, teleconferencing, and tele- learning to occur simultaneously in at least three locations in each home. AQ -1(e) Pathways. Where feasible, all cul -de -sacs and dead -end streets shall be links by pathways to encourage pedestrian and bicycle travel. AQ -1 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 of disturbance greater than 1 acre. Specific 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. ATTACHMENT 3 Packet Page 79 Resolution No. 10619 (2015 Series) Page 4 Specific Plan applicants shall be required to ensure that all construction equipment and portable engines are properly maintained and tuned according to manufacturer's specifications. 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. AQ -3(b) Dust Control. The following measures shall be implemented to reduce PM 10 emissions during all Specific Plan construction: Reduce the amount of the disturbed area where possible. Use water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the site. Water 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 Section 23114. 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 Stockpiled 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 ATTACHMENT 3 Packet Page 80 Resolution No. 10619 (2015 Series) Page 5 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. AQ -3 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 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 -4( c) Riparian/ Wetland Mitigation. If riparian and /or wetland habitat are proposed for removal pursuant to development under the Specific Plan, such development shall apply for all applicable permits and submit a Mitigation Plan for areas of disturbance to wetlands and /or riparian habitat. The plan shall be prepared by a biologist familiar with restoration and mitigation techniques. Compensatory mitigation shall occur on- site using regionally collected native plant material at a minimum ratio of 2:1 (habitat created to habitat impacted) in areas shown on figure 4.4 -2 as directed by a biologist. The resource agencies may require a higher mitigation ratio. If the Orcutt Regional Basin is necessary as a mitigation site for waters of the U.S. and State it shall be designed as directed by a biologist taking into consideration hydrology, soils, and erosion control and using the final mitigation guidelines and monitoring requirements (U.S. Army Corps of Engineers, 2004). As noted above, the trail shall be setback out of the buffer area for riparian and wetland habitat. B -5(a) Bird Pre - Construction Survey. To avoid impacts to nesting special- status bird species and raptors including the ground- nesting burrowing owl, all initial ATTACHMENT 3 Packet Page 81 Resolution No. 10619 ( 2015 Series) Page 6 ground- disturbing activities and tree removal shall be limited to the time period between September 15 and February 1. If initial site disturbance, grading, and tree removal cannot be conducted during this time period, a pre- construction survey for active nests within the limits of grading shall be conducted by a qualified biologist at the site two weeks prior to any construction activities (for ground- nesting burrowing owl survey see below). If active nests are located, all construction work must be conducted outside a buffer zone of 200 feet to 500 feet from the nests as determined in consultation with the CDFG. No direct disturbance to nests shall occur until the adults and young are no longer reliant on the nest site. A qualified biologist shall confirm that breeding /nesting is completed and young have fledged the nest prior to the start of construction. B -5(b) Burrowing Owl Survey. When an applicant requests entitlements from the City under the Specific Plan a qualified biologist shall conduct surveys for burrowing owls during both the wintering and nesting seasons (unless the species is detected on the first survey) in potentially suitable habitats prior to construction in accordance with the guidelines described in the CDFG Staff Report on Burrowing Owl Mitigation (1995). Winter surveys shall be conducted on the entire project site between December 1 and February 1, and the nesting season survey shall be conducted between April 15 and July 15. If burrowing owls are detected within the proposed disturbance area, CDFG shall be contacted immediately to develop and implement a mitigation plan to protect owls and their nest sites. B -5(c) Monarch Pre - Construction Survey. If initial ground- breaking is to occur between the months of October and March a pre - construction survey for active monarch roost sites within the limits of grading shall be conducted by a qualified biologist at the site two weeks prior to any construction activities. If active roost sites are located no ground- disturbing activities shall occur within 50 feet of the perimeter of the habitat. Construction shall not resume within the setback until a qualified biologist has determined that the monarch butterfly has vacated the site. B -5(d) VPFS Sampling Surveys. Prior to development in areas shown as potential VPFS habitat on Figure 4.4 -2, current USFWS protocol level sampling surveys shall be conducted in all such areas. A report consistent with current Federal, State, and local reporting guidelines shall be prepared to document the methods and results of surveys. If VPFS are found, the report shall include a map that identifies the VPFS locations. Should the presence of additional special- status wildlife species be determined including California linderiella, a map identifying locations in which these species were found shall be prepared and included in the report. B -5(e) FESA Consultation and Mitigation Regarding VPFS. If any VPFS individuals are located onsite pursuant to Mitigation Measure B -5(d), substantial setbacks from their identified habitat shall be implemented to avoid take of a Federally listed species. If complete avoidance is not economically or technically feasible, then Section 10 of the Federal Endangered Species Act (FESA) shall be used to authorize incidental take when no other Federal agency such as the Corps is ATTACHMENT 3 Packet Page 82 Resolution No. 10619 (2015 Series) Page 7 involved. This process include development of a Habitat Conservation Plan for protecting and enhancing the Federally listed species at a specific location in perpetuity. Species take can also be authorized under Section 7 of the FESA if a Federal agency is involved in the project (e.g., Corps Section 404 permitting for impacts to waters of the U.S. and /or Federal funding) and agrees to be the lead agency requesting Section 7 consultation. This consultation process takes at a minimum 135 days from the official request by the Federal lead agency. The compensatory mitigation ratio shall be determined by the appropriate resource agencies. Suitable replacement habitat shall be constructed either within the site boundaries or offsite. [GASP FEIR] Figure 4.4 -2 identifies areas that could be appropriate for onsite VPFS mitigation. Figure 4.4 -2 is not intended to preclude development but shall be used as a starting point for incorporating VPFS mitigation sites into the development plan. While the Orcutt Regional Basin included in the potential VPFS mitigation sites may need regular maintenance and may be seasonally flooded, depressions could be created on the upper edges of the terrace in such a manner that they are protected from flooding. VPFS mitigation areas shall be approved by a biologist familiar with VPFS habitat " creation" techniques. Enhancement of the onsite seasonal freshwater wetland habitat that is undisturbed by project activities may also be a part of the mitigation program. Alternatively, fairy shrimp cysts could be collected during the dry season from the existing habitat and placed into storage. Topsoil could also be removed and stored in conditions suitable to retain cysts. Wetland habitat could be enhanced /created in the areas shown on Figure 4.4 -2 by grading depressions in the landscape and "top dressing" the depressions with the preserved topsoil. Preserved cysts would be added to the recreated wetlands in December or January, after sufficient ponding has occurred. It is important to note that VPFS habitat mitigation is still considered experimental. VPFS habitat mitigation is ambitious as it is costly, labor intensive, and difficult to ensure success. Habitat may be "created" only in an existing vernal pool landscape that provides suitable soils and a number of other specific ecological factors (USFWS, 2004). An alternative to onsite mitigation is the purchase of mitigation bank credits. Credits can be purchase by the acre as suitable mitigation for VPFS. There is currently no known mitigation bank with VPFS habitat occurring within San Luis Obispo County, however, mitigation banks may be available in the future. B -3a, B -4c, B -5 Monitoring Program: Monitoring will include Natural Resources Department staff consultation and implementation at time of review and prior to approval of grading plan(s) and during tract construction (B -3a, B -4c, B -5). B -6( c) Educational Pet Brochure. Any development pursuant to the Specific Plan shall ATTACHMENT 3 Packet Page 83 Resolution No. 10619 (2015 Series) Page 8 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. B -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 qualified 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 Specific 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. 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. T. ramosissima) Blue gum (Eucalyptus globulus) Athel tamarisk (Tamarix aphylla) B -6c Monitoring Program: j ubata) parviflora), Compliance with mitigation measures will be reviewed with landscaping plans as part of the architectural review submittal and ultimately shown on improvement plans and construction drawings. CULTURAL RESOURCES MITIGATION CR -1(d) Archaeological Resource Construction Monitoring. At the commencement of ATTACHMENT 3 Packet Page 84 Resolution No. 10619 (2015 Series) Page 9 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 find 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 find 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 field 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. CR -1 d Monitoring Program: Requirements for cultural resource mitigation shall be clearly noted on all plans for project grading and construction. DRAINAGE AND WATER QUALITY MITIGATION D -2(a) Vegetative and Biotechnical Approaches to Bank Stabilization. Vegetative or biotechnical (also referred to as soil bioengineering) approaches to bank stabilization are preferred over structural approaches. Bank stabilization design must be consistent with the SLO Creek Stream Management and Maintenance Program Section 6. Streambank stabilization usually involves one or a combination of the following activities: Regrading and revegetating the streambanks to eliminate overhanging banks and create a more stable slope; Deflecting erosional water flow away from vulnerable sites; Reducing the steepness of the channel bed through installation of grade stabilization structures; Altering the geometry of the channel to influence flow velocities and sediment deposition; Diverting a portion of the higher flow into a secondary or by -pass channel; Armoring or protecting the bank to control erosion, particularly at the toe of slopes. The bank stabilization design will: ATTACHMENT 3 Packet Page 85 Resolution No. 10619 (2015 Series) Page 10 Be stable over the long term; Be the least environmentally damaging and the "softest" approach possible; Not create upstream or downstream flooding or induce other local stream instabilities; Minimize impacts to aquatic and riparian habitat. D -2(c) Riparian Zone Planting. The OASP proposes riparian enhancement of creek corridors. Section 11 guidelines of the SLO Creek Drainage Design Manual shall be followed for riparian areas that are modified, created and /or managed for flood damage reduction, stream enhancement, and bank repair. Linear park terrace vegetation, streambank repair and channel maintenance projects may require stream channel modifications that include shaping, widening, deepening, straightening, and armoring. Many channel management projects also require building access roads for maintenance vehicles and other equipment. These construction activities can cause a variety of impacts to existing sensitive riparian and aquatic habitat that, depending on the selected design alternative, range from slight disturbances to complete removal of desirable woody vegetation and faunal communities. In urban areas within the SLO creek watershed, riparian vegetation often provides the only remaining natural habitat available for wildlife populations. D -5( a) Biofilters. The applicant shall submit to the Director of Community Development for review and approval a plan that incorporates grassed swales biofilters) into the project drainage system where feasible for runoff conveyance and filtering of pollutants. D -5(c) Pervious Paving Material. Consistent with Land Use Element Policy 6.4.7, the applicant shall be encouraged to use pervious paving material to facilitate rainwater percolation. Parking lots and paved outdoor storage areas shall, where feasible, use pervious paving to reduce surface water runoff and aid in groundwater recharge. D -2a, D -2c, D -5a, D -5c Monitoring Program: Monitoring will include Natural Resources Department staff consultation and implementation at time of landscaping construction plan review and Engineering - Public Works staff at the time of tract construction. NOISE MITIGATION N -1(a) Compliance with City Noise Ordinance. Construction hours and noise levels shall be compliant with the City Noise Ordinance [Municipal Code Chapter 9.12, Section 9.12.050(6)]. 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. ATTACHMENT 3 Packet Page 86 Resolution No. 10619 (2015 Series) Page 11 Diesel Equipment. All diesel equipment can be operated with closed engine doors and equipped with factory- recommended mufflers. 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. N -1 a Monitoring Program: Requirements for construction noise mitigation shall be clearly noted on all plans for project grading and construction. PUBLIC SERVICES MITIGATION PS -4 Wastewater Main System Extensions. Prior to recordation of a final map for Righetti Ranch (TR 3063), the improvement plans for the tract shall include connections to future improvements planned by Tract 3066 (Jones Ranch) to convey sanitary sewer service to the existing connection points on Tank Farm Road. PS -4 Monitoring Program: Compliance will be reviewed and implemented by the City Engineer's office with the subdivision plans and accompanying final map prior to recordation of the final map. PUBLIC SAFETY MITIGATION S -2(b) Disclosure. Prior to recordation of final map, the applicant shall develop Covenants, Codes, and Restrictions (CC &R's) that disclose to potential buyers or leasers that aircraft over - flights occur, and that such flights may result in safety hazard impacts should an aircraft accident occur. In addition, prior to recordation of final map, avigation easements shall be recorded over the entire project site for the benefit of the SLO County Regional Airport. S -2b Monitoring Program: Monitoring will include Community Development, City Attorney and Engineering staff approvals of the Disclosure(s) prior to recordation of a final tract map. TRANSPORTATION MITIGATION T -1(a) Orcutt Road /Tank Farm Road Intersection Improvements. Applicant shall install a 200' right -turn lane on the southbound Orcutt Road approach to Tank Farm Road shall be installed with Phase 1 Tract 3063 improvements. T -1(a) Monitoring Program: ATTACHMENT 3 Packet Page 87 Resolution No. 10619 (2015 Series) Page 12 Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -2(d) Orcutt Road /Tank Farm Road Intersection Signalization. Applicant shall provide right -of -way as necessary as a part of Phase 1 Tract 3063 improvements, and pay "fair share" OASP Impact Fee contributions. T -2(d) Monitoring Program: Compliance will be addressed by (1) dedication of right -of -way as needed for signalization at the time of final map recordation and (2) payment of OASP Impact Fees at time of issuance of building permits for Tract 3063. T -3 Street E -2 & Hanson Lane Alignment. Applicant shall align centerlines of E -2 Street & Hanson Lane with side street stop control and a Two Way Left Turn Lane T -3 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -5 Tank Farm & Orcutt Frontage Improvements. Applicant shall design and install frontage improvements along Tank Farm Road & Orcutt Road, providing pedestrian access along both street frontages and the connecting gap. T -5 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. T -6 Traffic Calming & Safety Measures. Applicant shall provide raised intersections at D& D4 Streets and C & C3 Streets. Provide single lane urban compact roundabout control at intersection D & Tank Farm with speed reduction curves and at intersection A & B. Provide side street stop control at Street E & Orcutt Road Intersection. T -6 Monitoring Program: Compliance and implementation shall be reviewed by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any building permits for Phase 1 of Tract 3063. ATTACHMENT 3 Packet Page 88 Resolution No. 10619 (2015 Series) Page 13 UTILITIES AND SERVICE SYSTEMS MITIGATION USS -1 Off -site Water Main Line Extensions to the OASP To Meet Fire Flow and Storage Standards. Concurrent with applications for Final Map(s), the applicant shall submit a water supply plan to meet adequate fire flow standards for all lots within each Final Map. Implementation of such a water line extension plan shall be included as a part of public improvement plans for the subdivision, and approved by Utilities, Public Works and the City Engineer. This implementation plan may include a financing plan, including reimbursement provisions, approved by the City Council at the time of considering any Final Map. Required water main line extension(s) to the subdivision shall be completed and operational to the satisfaction of the Utilities Director, prior to occupancy of any of the residential and /or commercial uses. USS -1 Monitoring Program Compliance will be reviewed and implemented by the City Engineer's office with the subdivision plans and shall be completed prior to issuance of any occupancy permits for Tract 3063. SECTION 2. Vesting Tract Map Approval with Findings & Conditions. The City Council does hereby approve application TR/ER 114 -14 (VTM #3063, "Righetti Ranch "), a tentative tract map to create up to 328 residential, detention basin, parklands, and open space lots, based on the following findings, and subject to the following conditions being incorporated into the project: FindinL-s• 1. As conditioned, 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, results in parcels that meet minimum density standards, and will be consistent with the density, lot sizes and project amenities established by the Orcutt Area Specific Plan (OASP). 2. The site is physically suited for the type and density of development allowed in the C /OS- SP, P -F -SP, R -1 -SP, R -2 -SP and R -3 -SP zoning districts. 3. The design of the vesting tentative tract 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 3063 and the required architectural review process, which will allow for detailed review of development plans to assure compliance with City plans, policies, and standards. ATTACHMENT 3 Packet Page 89 Resolution No. 10619 (2015 Series) Page 14 4. As conditioned, the design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision, and the project is consistent with the pattern of development prescribed in the Orcutt Area Specific Plan. 5. The proposed project will provide affordable housing consistent with the intent of California Government Code §65915, and in compliance with City policies and the Housing Element. 6. The tentative map, as conditioned, will comply with all environmental mitigation measures prescribed herein, and therefore is consistent with the California Environmental Quality Act, the OASP Final EIR, and the Initial Study- Mitigated Negative Declaration IS -MND). 7. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities. Conditions: Dedications and Easements 1. Any easements including but not limited to provisions for all public and private utilities, access, grading, drainage, slope banks, construction, public and private streets, pedestrian and bicycle facilities, common driveways, and maintenance of the same shall be shown on the final map and /or shall be recorded separately prior to or concurrent with the first phase of the map, unless a deferral is requested by the subdivider and granted by the City. Said easements may be provided for in part or in total as blanket easements. 2. The final map and improvement plans shall show the extent of all on -site and off -site offers of dedication. Subdivision improvement plans and or preliminary designs may be required for any deferred improvements so that dedication limits can be established. These improvements may include but are not limited to road construction and widening, grading and drainage improvements, utility easements, bridges, bike bridges, transit stops, bikeways, pedestrian paths, signalized intersections, traffic circles, and roundabouts. 3. Access rights shall be dedicated to the City along Orcutt Road, Tank Farm Road and along the Union Pacific Railroad right of way except at approved driveway locations and intersections as shown on the tentative map or as otherwise approved by the city. 4. The subdivider shall dedicate a 10' wide street tree easement and 6' public utility easement (P.U.E.) across the frontage of each lot. Said easements shall be adjacent to and contiguous with all public right -of -way lines bordering each lot. A 10' wide street tree easement and 6' P.U.E. shall be provided along the frontage for all private streets. A 10' street tree easement and 15' P.U.E. shall be provided along the Orcutt Road and Tank Farm Road frontages (tract boundary). ATTACHMENT 3 Packet Page 90 Resolution No. 10619 (2015 Series) Page 15 5. The subdivider shall dedicate Righetti Hill, all public Open Space and all public Park Land in fee to the City, consistent with the GASP, in conjunction with or prior to the Phase 1 map recordation. The land shall be granted free and clear of all encumbrances to the satisfaction of the City. Unless otherwise amended by the City, the public lots include Lot 307, 311, 312, 316, 319, 320, 321, 324, 325, 326, and 328. 6. The subdivider shall include a separate offer of dedication for all sections of the Orcutt Area Specific Plan (OASP) Streets B, C, and D located outside the phase boundary, but within the tract boundary in accordance with the tentative map street alignments and map conditions in conjunction with or prior to the Phase 1 map recordation. The developer shall include the offers of dedication for the Orcutt Road and Tank Farm Road widening improvements in conjunction with or prior to the Phase 1 map recordation. The developer shall include any other out -of -phase offers of dedication related to the need for public utility extensions related to orderly development of the OASP where not otherwise located within a public street. 7. All private improvements shall be owned and maintained by the individual property owners or the Homeowner's Association (HOA) as applicable. Private improvements include but are not limited to streets, sidewalks, private pedestrian/bike paths, sewer mains, drainage systems, detention basin(s), street lighting, landscape, landscape irrigation, common areas, pocket parks, and linear park improvements. 8. The private open space, pocket park, and detention basin Lots 308, 309, 310, 313, 314, 315, 317, 318, 322, 323 and 327, along with the proposed improvements, including but not limited to trails, bikeways, and landscaping shall be owned and maintained by the HOA. Open Space and bikeway easements along with any public utility easements shall be offered to the City and shown and noted on the final map. An easement agreement shall be provided for specific open space areas, bikeways, and utility corridors in a format approved by the City. 9. The final location of the boundary between HOA open space Lot 322 and City open space Lot 321 shall be approved to the satisfaction of the City Natural Resources Manager depending upon the final trail head location off Street D -2 and the area of the private /public maintenance interface. 10. A wildland fuel management /reduction zone along with any required easements and /or zone limits shall be shown and noted on the final map and improvement plans for reference. The limits of the zone shall be in accordance with the adopted Fire Code and approved to the satisfaction of the City Fire Chief and City Natural Resources Manager. The HOA shall be responsible for wildland fuel management and weed abatement within the established fuel reduction zone and private open space areas. 11. Unless otherwise waived or deferred by the City, the subdivider shall improve all neighborhood trail extensions to the limits of open space Righetti Hill Lot 328 to the satisfaction of the Natural Resources Manager. ATTACHMENT 3 Packet Page 91 Resolution No. 10619 (2015 Series) Page 16 12. A notice of requirements or other agreement acceptable to the City of San Luis Obispo may need to be recorded in conjunction with the Final Map for Phase 1 and subsequent map phases to clarify development restrictions, conditions of development, and references to any pertinent conditions of approval related to future map phasing. 13. Off -site easements and /or dedications may be required to facilitate through street access and public water and sewer main extensions beyond the tract boundary and in accordance with the OASP. Looped water mains may be required in accordance with the tentative map, development phasing, and the City water model to provide adequate service and compliance with adopted codes and standards. 14. Off -site dedication/acquisition of property for this public right -of -way purpose is necessary to facilitate orderly development and the anticipated OASP improvements. The subdivider shall work with the City and the land owner(s) to acquire the necessary rights -of -way. In the event the subdivider is unable to acquire said rights -of -way, the City Council may consider lending the subdivider its powers of condemnation to acquire the off -site right -of -way dedication, including any necessary slope and drainage easements. If condemnation is required, the subdivider shall agree to pay all costs associated with the off -site right -of -way acquisition (including attorney fees and court costs). 15. With respect to all off -site improvements, prior to filing of the Final Map, the subdivider shall either: a. Clearly demonstrate their right to construct the improvements by showing title or interest in the property in a form acceptable to the City Engineer; or, b. Demonstrate, in writing, that the subdivider has exhausted all reasonable efforts to acquire interest to the subject property and request that the City assist in acquiring the property required for the construction of such improvements and exercise its power of eminent domain in accordance with Government Code Section 66462 .5 to do so, if necessary. Subdivider shall also enter into an agreement with the City to pay all costs of such acquisition including, but not limited to, all costs associated with condemnation. Said agreement shall be in a form acceptable to the City Engineer and the City Attorney. If condemnation proceedings are required, the subdivider shall submit, in a form acceptable to the City Engineer, the following documents regarding the property to be acquired: Property legal description and sketch stamped and signed by a Licensed Land Surveyor or Civil Engineer authorized to practice land surveying in the State of California; ii. Preliminary title report including chain of title and litigation guarantee; ATTACHMENT 3 Packet Page 92 Resolution No. 10619 (2015 Series) Page 17 ill. Appraisal of the property by a City approved appraiser. In the course of obtaining such appraisal, the property owner(s) must be given an opportunity to accompany the appraiser during any inspection of the property or acknowledge in writing that they knowingly waived the right to do so; iv. Copies of all written correspondence with off -site property owners including purchase summary of formal offers and counter offers to purchase at the appraised price. V. Prior to submittal of the aforementioned documents for City Engineer approval, the Subdivider shall deposit with the City all or a portion of the anticipated costs, as determined by the City Attorney, of the condemnation proceedings. The City does not and cannot guarantee that the necessary property rights can be acquired or will, in fact, be acquired. All necessary procedures of law would apply and would have to be followed. Transportation 16. Secondary access is required from all portions and /or phases of the subdivision where more than 30 dwelling units are proposed. The location and development of the proposed secondary access shall be presented to the City for review and approval prior to the preparation of the related improvement plans or final map approval. 17. Secondary access from the E Street neighborhood shall be aligned with Hansen Lane unless a suitable alternate secondary access point can be approved to the satisfaction of the Community Development and Public Works Directors. 18. The proposed westerly Phase 1 of Jones Ranch shall require access to Orcutt Road in conjunction with development of Phase 1. Secondary access will be provided to Tank Farm Road through Tract 3063. This requires completion the B Street Bridge as part of Phase 1 development. Regardless of access, the required water supply to this phase may require a looped water main with indications that the B Street bridge may need to be constructed in support of the required water main extension to serve Righetti VTM #3063 prior to commencing with combustible construction. 19. Fire Department access shall be provided for each construction phase to the satisfaction of the Fire Chief. Phased street construction shall consider and provide suitable Fire Department hydrant access, circulation routes, passing lanes, and turn- around areas in accordance with current codes and standards. 20. All public streets shall conform to City Engineering Standards and OASP including curb, gutter, and sidewalk, driveway approaches, and curb ramps as approved by the City Engineer. Where conflicts occur between the City Engineering Standards and ATTACHMENT 3 Packet Page 93 Resolution No. 10619 (2015 Series) Page 18 concepts identified in the OASP, final determination of shall design shall be provided by the City Engineer. 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. 21.The developer shall record a Notice of Requirements with each map phase regarding the designed and installed traffic calming devices and that the subdivisions are not eligible for future Residential Parking District or Neighborhood Traffic Management program processing. 22. Horizontal curvature along Street "C" does not meet current City Uniform Design Criteria regarding geometries; "All streets shall intersect other streets at right angles, and shall have at least 50 feet of centerline tangent, as measured from the prolongation of the cross - street property line to the angle point or beginning of curve ". The applicant shall revise subject segments to the satisfaction of the City Engineer. 23. The improvement plans shall include all final line -of -sight analysis at applicable intersections to the satisfaction of the Public Works Department. Fence heights and plantings in the areas of control shall be reviewed in conjunction with the analysis. A separate recorded agreement or Notice of Requirements for private property owner or HOA maintenance of sight lines shall be required where necessary. 24. The final map and improvement plans shall include the required right -of -way, transit stop easements, and all details of the required bus turnouts to accommodate all proposed and future bus stops per City Engineering Standards, the OASP and current Short Range Transit plan. The final location of all North -South and East -West route stops shall be approved to the satisfaction of the City Transit Manager and Public Works Director. 25. The public improvement plans shall include full frontage improvements on Orcutt Road from B Street to Tank Farm Road and along the Tract 3066 (Jones) frontage, including the Imel and Garay properties. The plans shall show, at a minimum, all improvements including concrete curb, gutter, and sidewalk per City Engineering Standards on the west side of Orcutt; 6' bike lanes, 12' travel lanes, and a 12' two -way left turn lane in accordance with the tentative map, GASP, City Engineering Standards, and the Cal Trans Highway Design Manual; undergrounding of the overhead utilities on the west side; and complete details for the Orcutt Road points of access. 26. The east side of Orcutt Road where widening is proposed or required may terminate in an AC berm to match the existing adjoining road sections per City Engineering Standards or the appropriate County rural road standards where approved by the City Engineer. The Orcutt Road plans shall include all phases of construction including road widening, stormdrain improvements, culvert extensions, grading /walls, and any water quality BMP's. Some off -site dedication of property for public right -of -way purposes may be required to facilitate the Orcutt Road improvements and transitions between the ATTACHMENT 3 Packet Page 94 Resolution No. 10619 (2015 Series) Page 19 OASP full build -out road section and adjoining road segments beyond the tract boundaries. 27. The Orcutt Road improvements from B Street to Tank Farm Road and along the Tract 3066 (Jones) frontage shall be constructed with Phase 1 of the map, unless a deferral is requested by the subdvider and granted by the City. Prior to approval of any deferrals, the subdivider shall demonstrate that the construction of the required improvements is impractical. 28. Prior to occupancy of Phase 1 the Tank Farm / Orcutt intersection shall be modified to provide a southbound right -turn lane on Orcutt Road and to eliminate the skew, as required in the GASP. All overhead utilities conflicting with this improvement shall be undergrounded. 29. The public improvement plans shall include full frontage improvements on Tank Farm Road from the railroad tracks to Orcutt Road. The plans shall show, at a minimum, all improvements including concrete curb, gutter, and sidewalk per City Engineering Standards on the north side of Tank Farm; and left -turn pockets at Brookpine and Wavertree subject to approval of the City Engineer. The Tank Farm Road plans shall include all phases of construction including road widening, stormdrain improvements, and any water quality BMP's. Some off -site dedication of property for public right -of- way purposes may be required to facilitate the Tank Farm Road improvements and transitions between the OASP full build -out road section and adjoining road segments beyond the tract boundaries. 30. The Tank Farm Road improvements from the railroad tracks to Orcutt Road shall be constructed with Phase 1 of the map, unless a deferral is requested by the subdvider and granted by the City. Prior to approval of any deferrals, the subdivider shall demonstrate that the construction of the required improvements is impractical. 31. All bikeways shall be constructed per City Engineering Standards and the Highway Design Manual. Final details of the bikeway connections to the adjoining streets shall be approved by the City. The proposed path located between Street D -3 and the UPRR shall be revised to connect to Street C and Tank Farm Road in accordance with the OASP. 32. Rough grading of the park lot and completion of bicycle and pedestrian paths connecting Tract 3063, Tract 3066, and adjoining OASP neighborhoods with the existing park facilities at Islay Park shall be required with Phase 1 of the map. 33. The applicant shall obtain consult with the City and obtain an encroachment permit prior to establishing form of temporary access point at near the intersections of "D" Street & Tank Farm Road and E -2 Street & Hansen Lane. 34. The applicant shall conduct neighborhood speed surveys one year after occupancy of each phase at locations approved by the Director of Public Works. If 85th percentile speeds exceed current City NTM thresholds additional traffic calming ATTACHMENT 3 Packet Page 95 Resolution No. 10619 (2015 Series) Page 20 measures shall be installed. The applicant shall bond for these potential additional traffic calming measures. 35. All mitigation measures (MM) specific to Transportation requirements shall be provided as detailed under CEQA section 1, above, to the satisfaction of the City Engineer. 36. The subdivider may present financing and reimbursement programs for transportation improvements to be considered with approval and recordation of the initial final map for VTM #3063. Any such program(s) will be subject to approval by the City Council. 37. The subdivider shall be responsible for securing the off -site right -of -way needs for VTM #3063, and dedicating that right -of -way to the city as a condition of final map approval. 38. The final map and improvement plans shall include the required right -of -way and all construction details of the required improvements per City Engineering Standards and the OASP. 39. Access rights shall be dedicated to the City along Orcutt and Tank Farm Roads except at approved driveway locations as shown on the tentative map. 40. 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. 41. 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. 42. Final street sections shall be approved in conjunction with the review and approval of the final project drainage report. The final design shall consider drainage, transitions, and accessibility. 43. 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. 44. Street trees are required as a condition of development. Street trees shall generally be planted at the rate of one 15- gallon street tree for each 35 lineal feet of property frontage. Landscape plans may include grouping of trees to vary this standard, to achieve visual variety within the subdivision. ATTACHMENT 3 Packet Page 96 Resolution No. 10619 (2015 Series) Page 21 ImprovementPlans 45. Improvement plans for the entire subdivision, including any off -site improvements shall be approved to the satisfaction of the Public Works Department, Utilities Department, and Fire Department prior to map recordation. Off -site improvements may include but are not limited to roadways, sewer mains, water mains, and stormdrain improvements. Off -site improvements shall include off -site access roadways, the water main extensions provided by MM USS -1, and Tiburon Way, Tank Farm Road and Orcutt Road improvements. 46. A separate demolition permit will be required from the Building Division for the removal of any existing structures and related infrastructure. Building removals are subject to the Building Demolition Regulations including the additional notification and timing requirements for any structure over 50 -years old. 47. 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 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. 48. If construction phasing of the new street pavement is proposed, the phasing shall provide for the ultimate structural street section and pavement life (per the City's Pavement Management Plan) prior to acceptance by the City. The engineer of record shall detail this requirement in the public improvement plans, to the satisfaction of the Public Works Director. 49. The improvement plan submittal shall include a complete construction phasing plan in accordance with the conditions of approval and map phasing. A truck circulation plan and construction management and staging plan shall be included with the improvement plan submittal. General truck routes shall be submitted for review and acceptance by the City. The engineer of record shall provide a summary of the extent of cut and fill with estimates on the yards of import and export material. The summary shall include rough grading, utility trench construction, road construction, AC paving, concrete delivery, and vertical construction loading estimates on the existing public roadways. The developer shall either; 1) complete roadway deflection testing before and after construction to the satisfaction of the City Engineer and shall complete repairs to the pre- construction condition, or 2) shall pay a roadway maintenance fee in accordance with City Engineering Standards and guidelines, or 3) shall propose a pavement repair /replacement program to the satisfaction of the City Engineer prior to acceptance of the subdivision improvements. 50. Retaining wall and /or retaining wall /fence combinations along property lines shall be ATTACHMENT 3 Packet Page 97 Resolution No. 10619 (2015 Series) Page 22 approved to the satisfaction of the Planning Division and shall conform with the zoning regulations for allowed combined heights or shall be approved through the ARC or separate Fence Height exception process. 51. The ARC plans and public improvement plans shall show the location of the proposed mail receptacles or mail box units (MBU's) to the satisfaction of the Post Master and the City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units and lease spaces within this development as required by the Post Master. MBU's shall not be located within the public right -of -way or public sidewalk area unless specifically approved by the City Engineer. Contact the Post Master at 543 -2605 to establish any recommendations regarding the number, size, location, and placement for any MBU's. 52. Separate plans shall be submitted for the public park improvements and for any deferred private site development. Parking lot designs shall comply with the parking and driveway standards and Engineering Standard 2010. 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. 53. Street trees are required as a condition of development. Tree species and planting requirements shall be in accordance with City Engineering Standards. Street trees shall generally be planted at the rate of one 15- gallon street tree for each 35 lineal feet of property frontage. Street trees shall be planted along private streets as required for public streets. The subdivision improvement plans /landscape plans shall include street tree plantings along the Orcutt Road and Tank Farm Road frontages of Lot 327. Utilities 54. Separate 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 sewer 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. The plans shall clearly delineate and distinguish the difference between public and private improvements. 55. Specialized street pavement in the area of public water and /or sewer mains may create maintenance /replacement concerns and additional costs. The final pavement sections shall be reviewed and approved in conjunction with ARC approvals and public improvement plan review. A separate agreement and /or CC &R provision shall be required to clarify that the Righetti Ranch Master 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 and /or sewer mains. ATTACHMENT 3 Packet Page 98 Resolution No. 10619 (2015 Series) Page 23 56. Recycled water mains shall be installed in public streets in order to serve recycled water to the city park, HOA maintained landscaped areas, temporary irrigation for mitigation areas, and detention basins. The applicant shall work with the Water Division of the City's Utilities Department to determine the appropriate size of all proposed recycled water mains. 57. City recycled water or another non - potable water source, shall be used for construction water (dust control, soil compaction, etc.). An annual Construction Water Permit is available from the City's Utilities Department. Recycled water is readily available near the intersection of Tank Farm Road and Orcutt Road. 58. Final grades and alignments of all public and /or private water, sewer and storm drains shall be approved to the satisfaction of the Public Works Director and Utilities Department. The final 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. 59. The improvement plans shall show the location of all domestic and landscape water meters. The plan shall include service lateral sizes and meter sizes. Sizing calculations may be required to justify service and meter sizing. Water impact fees related to the irrigation water meter(s) shall be paid prior to approval of the subdivision improvement plans for each pertinent map and /or construction phase. 60. Off -site utility improvements shall include the water main upgrade /replacement and extension from the High Pressure /Bishop pressure zone at the intersection of Tanglewood /Johnson Avenue to serve the subdivision. Pipe sizing is contingent upon the modeling for the proposed development phases and looping of the main. Improvement plans may be required to clarify the design for main extensions outside the Phase 1 improvements. Pressure regulating valves, control valves, or other appurtenances may be required by the Utilities Department as a part of the required water system improvements to be certain that the new area interacts properly with the existing water system. 61. Relocation of the existing pressure regulating valve (the Industrial Way PRV), including the City's SCADA system, as well as the abandonment of the existing 12" water main, shall be coordinated with the Water Division of the City's Utilities Department. 62. A reimbursement request, if proposed for the off -site water main upgrade, 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. 63. The sewer main and storm drain improvements within the E Street neighborhood shall be constructed per City Engineering Standards but shall be privately maintained by the HOA along with the other private street and private utility improvements. Public easements will be required for the water main, services, meters, fire hydrants, public ATTACHMENT 3 Packet Page 99 Resolution No. 10619 (2015 Series) Page 24 utilities, and any appurtenances. Private easements for access and drainage will be required. A limited public sewer easement may be required for a terminal end manhole in the private street where the private sewer transitions to the public sewer. 64. The City will not be responsible for replacement of any specialty street pavement within private streets. City trench repairs within private streets will be backfilled and finished per City Engineering Standards. 65. A final sewer report and supporting documentation for the OASP public sewer main design shall be approved by the Utilities Department prior to approval of the public improvement plans. The final sewer 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 public sewer main in accordance with the OASP Wastewater Plan. 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 final discretion on the extent and limits of the study if additional properties could reasonably benefit from the proposed alignment. 66. 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. 67. The analysis of sewer depth shall be considered at the intersection of Street A and Street B, at Street A and Sponza in Tract 3044, and at Street A and the northerly limits of Tract 3044. The analysis shall include the additional extension to the terminal end manhole as presented in the GASP. The analysis shall further consider the sewer depth at the Street B and C intersection and the potential for a future northerly projection to serve the Pratt, Anderson, Evans, and Pratt parcels in accordance with the GASP. The study shall evaluate the controlling invert at the Tank Farm Road connection to although for the main location within D and C Streets with the goal of avoiding the sewer easement between Lot 209 and Lot 210. 68. The sewer report shall further evaluate the potential sewer options for future service to the adjoining Garay parcel. The subdivider shall provide a minimum 15' sewer easement from the southerly corner of the Garary property to the nearest available public sewer located in Street C -1. Some shifting or merging of lots may be required to provide access between Lots 182 and 183. The report and plans shall consider the potential development limits on the Garay parcel and the most appropriate area for the future creek crossing to the satisfaction of the Utilities Department and Natural Resources Manager. The public improvement plans shall include the pertinent grading, retaining walls, and main extensions needed to support orderly OASP development. 69. The public improvement plan submittal shall show all existing and proposed overhead wire utilities. Any existing overhead wiring within the tract boundary and adjoining ATTACHMENT 3 Packet Page 100 Resolution No. 10619 (2015 Series) Page 25 Orcutt Road and Tank Farm Road frontages shall be undergrounded in conjunction with the subdivision improvements. Areas of road widening along Bullock Lane shall include undergrounding where applicable unless otherwise deferred or waived by the Public Works and Community Development Directors. Unless otherwise specifically approved, pole relocation in lieu of undergrounding is not supported. 70. Terminal end utility poles shall be located off -site unless otherwise approved by the City. 71. Preliminary undergrounding plans for the entire subdivision shall be processed through PGE and any respective wire utility companies in conjunction with Phase 1 of the Map. The undergrounding improvements shall be completed with each subsequent phase unless otherwise required earlier for orderly development or deferred to the satisfaction of the City. 72. 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 and Tank Farm Road per City Engineering Standards. 73. Private street lighting shall be provided along the private streets per OASP lighting requirements, City Engineering Standard and /or as approved in conjunction with the final ARC approvals. 74. Lighting fixtures, including public streetlights shall not exceed 16' in height in accordance with the OASP unless otherwise required for traffic safety. The developer shall submit a streetlight proposal for approval by the City Engineer for any public streetlights. Street lights associated with the Orcutt Road and Tank Farm Road improvements, signalized intersections, or round -a -bouts shall comply with the Highway Design Manual and City Engineering Standards. Grading, Drainage& Stormwater 75. Any permit approvals required from the Army Corp of Engineers, Californian Fish and Wildlife, or the Regional Water Control Board shall be secured and presented to the City prior to the approval of any subdivision grading and /or improvements related to the proposed phase of construction. The engineer of record shall review the permit approvals and any specific permit conditions for compliance with the plans, subdivision improvement designs, drainage system design/report, and soils report. The engineer of record shall forward the permits to the City with a notation that the permits have been reviewed and are in general conformance with the design of the improvements. 76. The public improvement plans submittal shall clarify how the several wetlands, creek corridors, and riparian habitat areas will be preserved to the satisfaction of the Natural Resources Manager. Include any specific details for the proposed creek crossings in accordance with any preservation strategies, mitigation measures, and ATTACHMENT 3 Packet Page 101 Resolution No. 10619 (2015 Series) Page 26 higher governmental authority agency permits. Sensitive areas shall be staked, fenced, or otherwise delineated and protected prior to commencing with construction, grading, or grubbing. 77. Expansion index testing or other soils analysis may be required on a lot -by -lot basis for all graded pads and for in -situ soils on natural lots in accordance with the current Building Codes or where deemed necessary by the City Engineer or Building Official. 78. Final pad certifications shall include the certification of pad construction and elevations. The soils engineer shall certify all grading prior to acceptance of the public improvements and /or prior to building permit issuance. The certification shall indicate that the graded pads are suitable for their intended use. 79. Cut and fill slopes shall be protected as recommended by the soils engineer. Brow ditches, drainage collection devices, and drainage piping may be required. The public improvement plans and final map shall reflect any additional improvements and private easements necessary for slope protection and maintenance. Unless otherwise approved for public maintenance by the City Engineer, brow ditches and drainage collection devices upslope of building sites shall be maintained by the HOA. 80. The subdivision improvement plans shall include a complete grading plan to show site accessibility in accordance with State and Federal regulations for all public and /or private roads, transit stops, trails, paths, walks, bikeways, parks, and bridges where applicable. The submittal shall provide additional analysis if site accessibility will not be provided and for any feature or element where accessibility is purportedly not required. The accessibility regulations or guidelines in effect at the time of subdivision improvement construction will be applied. 81. Unless updated by subsequent regulations or guidelines, the sidewalks within the private streets E neighborhood shall be widened to 5' or shall provide a 4' clear width with 5' passing lanes in accordance with the current ADA regulations. 82. The subdivision improvement plans, grading plans, drainage plans, and drainage reports shall show and note compliance with City Codes, Standards and Ordinances, Floodplain Management Regulations, OASP stormwater provisions, Waterways Management Plan Drainage Design Manual, and the Post Construction Stormwater Regulations as promulgated by the Regional Water Quality Control Board, whichever pertinent sections are more restrictive. 83. The improvement plan submittal shall include a complete grading, drainage, and erosion control plan. The proposed grading shall consider the proposed construction phasing. Historic off -site and upslope watersheds tributary to the area of phased construction shall be considered. Run -on from adjoining developed or undeveloped parcels shall be considered. ATTACHMENT 3 Packet Page 102 Resolution No. 10619 (2015 Series) Page 27 84. The calculated 100 -year flood limits shall be shown and noted on the improvement plans and an additional final map sheet for reference. The drainage report and final plans shall clarify the 100 -year flood elevations, clearances, and freeboard at all new vehicle bridge, pedestrian bridge, and pipe bridge crossings of the creek corridors. 85. The engineer of record shall provide a digital copy of the final HEC -RAS modeling to the City in accordance with Section 4.0 of the Waterways Management Plan Drainage Design Manual. 86. The developer shall prepare an Operations and Maintenance Manual for review and approval by the City in conjunction with the development of any stormwater BMP's that will be maintained by the HOA or by the respective private property owner. The existing Islay Hill basin shall be included in the overall maintenance program or the existing basin conditions of approval and agreement shall be updated to conform with the current permit requirements. A Private Stormwater Conveyance Agreement shall be recorded in a format provided by the City prior to final inspection approvals and acceptance of subdivision improvements. 87. The subdivider /developer shall provide notification to private property owners regarding any individual maintenance responsibility of backyard stormwater BMP's in accordance with Section E.2 of the RQWCB Resolution R3- 2013 -0032. The notification may be by Notice of Requirements or other method acceptable to the City. 88. The stormwater improvements other than City Standard public stormdrain infrastructure shall be maintained by the HOA. A separate encroachment /hold harmless agreement may be required in conjunction with certain improvements proposed for location within the public rights -of -way. 89. The final details for the proposed bioretention facilities located within the public right - of- way shall be approved to the satisfaction of the City Engineer. The project soils engineer shall review and provide recommendations on the proposed site constructed and /or proprietary retention systems. Analysis of impacts to the public improvements, protection of utilities, and methods to minimize piping and protection of private properties shall be addressed in the final analysis. 90. The proposed detention basin and any pre -basin shall be designed in accordance with the GASP requirements and the Waterways Management Plan Drainage Design Manual. 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 where feasible. 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. 91. The subdivider shall submit CC &R's with the Final Map that establishes a ATTACHMENT 3 Packet Page 103 Resolution No. 10619 (2015 Series) Page 28 Homeowner's Association (HOA). The HOA shall provide for the optional automatic annexation of all other tracts in the OASP as it relates to the shared regional detention basin. The subsequent tracts may, at their sole discretion, annex to the HOA, or demonstrate to the city's satisfaction how they will provide storm drainage mitigation through their own subdivision design and HOA. The HOA shall provide for maintenance of all private common area drainage channels, on -site and /or sub - regional drainage basins, water quality treatment and conveyance improvements. The CC &R's shall be approved by the City and shall be recorded prior to or concurrent with recordation of the Final Map. A Notice of Annexation or other appropriate mechanism to annex other subdivisions into the HOA, including but not limited to the shared regional detention basin, shall be recorded concurrently with the map. 92. The naming of the local creeks and drainages shall comply with the appropriate and pertinent creek naming standards and justifications. The inclusion of the naming on the final map and /or improvement plans shall be approved by the City prior to map and /or plan approval as applicable. 93. All bridging, culverting and modifications to the existing creek channels along with any necessary clearing of existing creek and drainage channels, including tree pruning or removals, and any necessary erosion repairs shall be in compliance with the OASP, city standards and policies, the Waterways Management Plan and shall be approved by the Natural Resources Manager, Public Works Department, Army Corp of Engineers, the Regional Water Quality Control Board, and California Fish & Wildlife. 94. Any existing areas of swale, creek and /or channel erosion shall be stabilized to the satisfaction of the City Engineer, Natural Resources Manager, and other permitting agencies. The existing creek crossing and roadside swale located along the frontage of Lot 327 shall be relocated away from the existing and proposed edge of roadway and shall be stabilized to the satisfaction of the City and permitting agencies. 95. The existing upslope drainage along and from the quarry access road on Righetti Hill shall be evaluated in detail. Any re- grading of the road to correct or revise existing areas of concentrated drainage shall be reviewed and approved by the Natural Resources Manager. The final road grading and drainage management should consider passive conveyance strategies that will minimize erosion and on -going maintenance on behalf of the City and HOA. 96. The public improvement plans shall show and note the existing and /or proposed improvements to the existing off -site Islay Hill basin. The plan shall show any changes to the basin including but not limited to access, outlet /metering alterations, low -flow channel development, silt /trash catchment, plantings, irrigation, and security fencing. 97. The project soils engineer shall review the final grading and drainage plans and Low Impact Development (LID) improvements. The soils report shall include specific recommendations related to public improvements, site development, utility, and ATTACHMENT 3 Packet Page 104 Resolution No. 10619 (2015 Series) Page 29 building pad /foundation construction related to the proposed LID improvements. The project soils engineering report shall be referenced on the final map in accordance with the Subdivision Regulations and City Engineering Standards. 98. The final plans and drainage report shall show and note compliance with City Engineering Standard 1010.13 for spring or perched groundwater management and for water quality treatment of run -off from impervious streets, drive aisles, parking areas, and trash enclosures. 99. A SWPPP is required in accordance with State and local regulations. A hard copy of the SWPPP 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. 100. The project development and grading shall comply with all air quality standards and mitigation measures. The developer shall provide written notification from the County Air Pollution Control District (APCD) regarding compliance with all local, state, and federal regulations including but not limited to the National Emission Standards for Hazardous Air Pollutants (NESHAP) regulations related to Naturally Occuring Asbestos (NOA). Fire 101. The project shall provide a minimum of two points of access to the subdivision from an existing public way wherever there are more than 30 housing units. Emergency Vehicle Access points will NOT be accepted in lieu of full access. 102. 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. 103. 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 104. Subdivider shall prepare conditions, covenants, and restrictions (CC &R's) to be approved by the City Attorney and Community Development Director prior to final map approval that establishes a "Master Homeowner's Association" (Master HOA). To the extent desired by the subdivider, individual phases of the project may include sub- associations as described in the applicant's "Master Declaration of CC &R's for Righetti Ranch ", dated 6/6/ 14. CC &R's shall minimally contain the following provisions that pertain to all lots: i. The initial set of CC &R's provided for the VTM #3063 final map shall provide ATTACHMENT 3 Packet Page 105 Resolution No. 10619 (2015 Series) Page 30 for automatic annexation of subsequent phases to the Master HOA, including the potential to incorporate the adjoining Jones Ranch (VTM #3066) within the Master HOA. A graphic or other exhibit describing all properties to be annexed to the Righetti Ranch Master HOA shall be included with any CC &R's for VTM #3063. ii. All private improvements shall be owned and maintained by the individual property owners, sub - associations or the Master 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 irrigation, and common area improvements iii. Grant to the city the right to maintain common areas if the HOA fails to perform, and to assess the HOA 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. iv. No parking except in approved, designated spaces. V. No outdoor storage of boats, campers, motorhomes, or trailers nor long- term storage of inoperable vehicles. vi. No outdoor storage by individual units except in designated storage areas. vii. 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 the collection time and preferred location for the placement of trash and recycling containers to minimize the obstruction of project streets viii. No changes in city- required provisions of the CC &R's will be considered valid and in effect without prior City Council approval. ix. Provision for all of the maintenance responsibilities outlined in various conditions. Plannin aRea uirements 105. At the time of submittal of a request for a final map, the subdivider shall provide a written report detailing the methods and techniques employed for complying with all required environmental mitigation measures as adopted herein. 106. In order to be consistent with the requirements of the Orcutt Area Specific 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 final map. 107. 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 ATTACHMENT 3 Packet Page 106 Resolution No. 10619 (2015 Series) Page 31 otherwise occupy any property or properties within the airport area. 108. 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. Proposed refuse storage area(s) and on -site conveyance shall consider convenience, aesthetics, safety, and functionality. Ownership boundaries and/or easements shall be considered in the final design. Any common storage areas shall be maintained by the HOA 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. 109. Prior to the issuance of building permits for residential units, the Architectural Review Commission shall review the residential building program, including building and landscape improvements, and provide comments and reconunendations to the Community Development Director. Final architectural design approval authority shall be vested in the Community Development Director. Director decisions may be appealed pursuant to standard city policies. 110. Prior to the recording of any phase of the final map, the applicant shall enter into an Affordable Housing Agreement with the City Council that details the timing of construction of affordable units on -site, proposed "transfers" of affordable units to another site, contains guarantees for failure to complete any or all of the affordable housing units (such as collecting affordable housing in -lieu fees, cash guarantees for the completion of the affordable units, providing a letter of credit, bond or other financial guarantee to assure compliance). 111. The subdivider shall dedicate all public lands, including the neighborhood park (Lot 312), with the initial final map. This neighborhood park will be designed under the direction of the City's Parks & Recreation Commission with a recommendation to the Architectural Review Commission and City Council, who will be responsible for the final design approval of the park. 112. A construction phasing plan shall be submitted to the Community Development Director prior to the issuance of the first building permit. 113. The subdivider 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 traffic and pedestrian hours, detour signs if required, directional signs for construction vehicles, and designated ATTACHMENT 3 Packet Page 107 Resolution No. 10619 (2015 Series) Page 32 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 traffic, circulation and safety, and noise impacts to surrounding neighbors. e. The applicant shall ensure that the construction contractor employs the following noise reducing measures: i. Standard construction activities shall be limited to between 7:00 a.m. and 7:00 p.m. Monday through Saturday. ii. 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 iii. 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. 114. Pursuant to Government Code §66474.9(b), the subdivider 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 subdivision, and all actions relating thereto, including but not limited to environmental review. 115. Access corridors of 15' between lots 200 -201 and 50' along lots 58 and 84 will be added to the Final Map. 116. Conditions relating to phasing and timing of infrastructure are approved as contained herein, or as approved by the Community Development and Public Works Directors during review of public improvement plans and final maps. 117. Financing and "fair share" contribution plans may be submitted for City Council review with any final map application. The City Council will have sole discretion as to any reimbursement and /or fee credit programs implemented with said final maps. ATTACHMENT 3 Packet Page 108 Resolution No. 10619 (2015 Series) Page 33 Upon motion of Vice Mayor Ashbaugh, seconded by Council Member Christianson, and on the following roll call vote: AYES: Council Members Carpenter, Christianson and Rivoire, Vice Mayor Ashbaugh and Mayor Marx NOES: None ABSENT: None The foregoing resolution was adopted this 19th day of May 2015. MaffJan Marx ATTEST: thony " , C City Clerk APPROVED AS TO FORM: IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of San Luis Obispo, California, this 1 a' day of.: 2 s' ATTACHMENT 3 Packet Page 109