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HomeMy WebLinkAbout03-11-2020 PC Agenda PacketCity of San Luis Obispo, Agenda, Planning Commission Agenda PLANNING COMMISSION Wednesday, March 11, 2020 6:00 p.m. REGULAR MEETING Council Chamber 990 Palm Street San Luis Obispo, CA CALL TO ORDER PLEDGE OF ALLEGIANCE : Chair Wulkan ROLL CALL : Commissioners Robert Jorgensen, Steve Kahn, John McKenzie, Nicholas Quincey, Charles Stevenson, Vice-Chair Hemalata Dandekar, and Chair Mike Wulkan. ACCEPTANCE OF AGENDA: Commissioners or staff may modify the order of items. PRESENTATION 1.City Manager Derek Johnson will provide a presentation on SLO Forward PUBLIC COMMENT: At this time, people may address the Commission about items not on the agenda. Persons wishing to speak should come forward and state their name and address. Comments are limited to three minutes per person. Items raised at this time are generally referred to staff and, if action by the Commission is necessary, may be scheduled for a future meeting. Planning Commission Agenda for March 11, 2020 Page 2 PUBLIC HEARINGS NOTE: Any court challenge to the action taken on public hearing items on this agenda may be limited to considering only those issues raised at the public hearing or in written correspondence delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak, please give your name and address for the record. Please limit your comments to three minutes; consultant and project presentations limited to six minutes. 2.Development review of a 296-unit multi-family residential project within the NG-30 zoned portion of the San Luis Ranch Specific Plan area, and a Vesting Tentative Tract Map (Tract 3150) subdividing a portion of Tract 3096 from two existing lots into twelve to provide for 296 airspace condominiums with minor exceptions to the open space requirements for common interest subdivisions. Includes a determination that the project is consistent with the certified Final EIR for San Luis Ranch Specific Plan and therefore exempt from further environmental review under the California Environmental Quality Act (CEQA); Project Address: 1035 Madonna; Case #: ARCH-0459-2019 & SBDV-0747-2019; Zone: C/OS-SP, R-4-SP; MI San Luis Ranch, LLC, owner and Coastal Community Builders, applicant. (John Rickenbach – 60 minutes) Recommendation: (1) Adopt the Draft Resolution approving the development plan based on findings and conditions of approval; and (2) Adopt the Draft Resolution recommending the City Council approve the Vesting Tentative Tract Map (VTTM) based on findings and subject to conditions of approval. BUSINESS ITEMS 3.General Plan Annual Report (Graham Bultema – 45 Minutes) Recommendation: Receive and file the General Plan Annual Report for 2019. COMMENT AND DISCUSSION 4.Staff Updates & Agenda Forecast ADJOURNMENT The next Regular Planning Commission meeting is scheduled for Wednesday, March 25, 2020, at 6:00 p.m., in the Council Chamber, 990 Palm Street, San Luis Obispo, California. Planning Commission Agenda for March 11, 2020 Page 3 APPEALS APPEALS: Any decision of the Planning Commission is final unless appealed to City Council within 10 days of the action (Recommendations to City Council cannot be appealed since they are not a final action). Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal forms are available at the Community Development Department office, City Clerk’s office, or on the City’s website (www.slocity.org). The appropriate appeal fee must accompany the appeal documentation. LISTENING ASSISTIVE DEVICES are available for the hearing impaired--please see Recording Secretary. The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410. Planning Commission regular meetings are televised live on Charter Channel 20. Agenda related writings or documents provided to the Planning Commission are available for public inspection in the Community Development Department located at 919 Palm Street, San Luis Obispo, California during the hours of 8:00 AM to 3:00 PM, and on the City’s website: http://www.slocity.org/government/advisory-bodies. Meeting video recordings can be found on the City’s website: http://www.slocity.org/government/department-directory/city-clerk/on-demand-meeting-videos Page intentionally left blank. PLANNING COMMISSION AGENDA REPORT SUBJECT: Development review of a 296-unit multi-family residential project within the NG-30 zoned portion of the San Luis Ranch Specific Plan area, and a Vesting Tentative Tract Map (Tract 3150) subdividing a portion of Tract 3096 from two existing lots into twelve to provide for 296 airspace condominiums with minor exceptions to the open space requirements for common interest subdivisions. Includes a determination that the project is consistent with the certified Final EIR for San Luis Ranch Specific Plan and therefore exempt from further environmental review under the California Environmental Quality Act (CEQA). PROJECT ADDRESS: 1035 Madonna Road BY: John Rickenbach, Contract Planner Phone Number: 805-610-1109 Email: JFRickenbach@aol.com FILE NUMBER: ARCH-0459-2019 & FROM: Tyler Corey, Principal Planner SBDV-0747-2019 RECOMMENDATION 1.Adopt the Draft Resolution (Attachment 1) approving the development plan based on findings and subject to conditions of approval. 2.Recommend approval to the City Council of the Vesting Tentative Tract Map (VTTM) as described in the Draft Resolution (Attachment 2) based on findings and subject to conditions of approval. SITE DATA Applicant Representative General Plan and Zoning Site Area Environmental Status MI San Luis Ranch, LLC Jacob Grossman Neighborhood General-30 (NG-30; allows multi-family residential under the San Luis Ranch Specific Plan) 10.6 acres Exempt from CEQA pursuant to CEQA Guidelines 15182 (Residential Projects Implementing Specific Plans) SUMMARY The applicant, MI San Luis Ranch, LLC, has proposed a 296-unit multi-family housing project on a 10.6-acre parcel within the 131.3-acre San Luis Ranch Specific Plan area along Madonna Road, roughly midway between Oceanaire Drive and Dalidio Drive. The parcels were established through an approved tentative map (VTTM 3096), which includes the entire San Luis Ranch Specific Plan (SLRSP) area. The project is intended to be consistent with the requirements of the SLRSP. The project site is zoned NG-30, which envisions up to 30 units per acre subject to various standards included in the SLRSP. Meeting Date: February 26, 2020 Item Number: 2 Item 2 Packet Page 1 The project site has been previously approved for grading and off-site public improvements associated with the development of the SLRSP, the previous approvals also account for all tree removals and utility infrastructure. This project is specific to the on-site improvements associated with the residential development (Attachment 3, Project Plans and VTTM). The proposed project consists of 296 residential condominiums and several accessory structures and amenities as outlined in the list below: •(8) three-story buildings with 12-units each, providing 96-condominium units in total. Each 12-unit building is comprised of (6) 951 square feet (SF) two-bedroom units and (6) 1,140 SF three-bedroom units. •(6) three-story buildings with 20-efficiency lofts, for a total of 120-condominium units ranging in size from 380 SF to 580 SF. These are designed to be reviewed and processed as condominiums. •(80) three-story townhome condominium units configured in two- to six-unit attached townhome buildings. Three different three-bedrooms plans each are proposed, ranging in size from 1,423 SF to 1,611 SF. •(1) One-story community clubhouse “The Harvest Club” that is 1,627 SF with associated outdoor pool and activity areas. •(10) Bicycle storage structures (40 bicycles per structure). •The project also includes trash enclosures, mail kiosks, signage, fencing, pedestrian paseos that include outdoor activity and play amenities, shared streets/plazas, a creek walk, tot lot, children’s gardens, and natural play areas. 1.0 PLANNING COMMISSION’S PURVIEW The Planning Commission’s role is to review for consistency with the General Plan1, San Luis Ranch Specific Plan (SLRSP)2, Zoning Regulations3, Subdivision Regulations4, Community Design Guidelines (CDG)5, and applicable City development standards. Planning Commission (PC) review is required for projects which include more than 10 residential units. 2.0 PREVIOUS REVIEW The Architectural Review Commission (ARC) reviewed the proposed project design (ARCH- 0459-2019) on December 2, 2019 for consistency with the SLRSP Design Guidelines and Community Design Guidelines (CDG). The ARC determined that the project was consistent with applicable design guidelines, and recommended approval to the PC (Attachment 4, ARC Staff Report and Meeting Minutes). The ARC’s purview does not include review of the subdivision component of the project (SBDV 0747-2019). 1 General Plan: Land Use Element Chapter 2 (Conservation and Development of Residential Neighborhoods), Housing Element Chapter 3 (Goals, Policies and Programs) 2 SLRP: Chapter 3 (Neighborhood Form) 3 Zoning Regulations Article 3 (Regulations and Standards Applicable to All Zones) and Article 8 (Housing -Related Regulations) 4 Subdivision Regulations: Chapter 16.12 (Vesting Tentative Maps) and Chapter 16.17 (Common Interest Subdivision, Airspace Subdivisions, and Condominium Conversions) 5 CDG: Chapter 2 (General Design Principals), Chapter 5 (Residential Project Design), and Chapter 6 (Site Planning and Other Design Details Item 2 Packet Page 2 3.0 PROJECT ANALYSIS The proposed project must conform to the standards and limitations of General Plan, SLRSP, and any applicable aspects of the Zoning Regulations, and Engineering Standards that are not otherwise addressed in the SLRSP which apply to the overall development plan approval including the subdivision component. Staff has evaluated the project and identified discussion items for the PC to consider, including direction provided by the ARC related to design guidelines. 3.1 Consistency with the San Luis Ranch Specific Plan Upon its adoption in 2017, the SLRSP became the primary guiding land use regulatory document for the area it encompassed. Figure 2 shows the land use map within the SLRSP, and the proposed project area coincides with the NG-30 land use designation shown on that map. A specific plan is a tool for the systematic implementation of a general plan. It effectively establishes a link between implementing policies of the general plan and the individual development proposals in a defined area. In the case of the SLRSP, it addresses the broad range of planning issues and policies typically covered in the City’s General Plan or zoning ordinance, from land use, circulation, site planning standards, design guidelines, landscape design requirements, project phasing, and infrastructure requirements. Figure 1: Condominium (12-pack) concept character rendering Figure 2: San Luis Ranch Specific Plan Land Use Map Item 2 Packet Page 3 In many cases, it establishes standards that go beyond those included in the General Plan, or that are tailored to the needs of the project site. For that reason, the project will be evaluated against the requirements of the SLRSP to determine consistency with City planning policies. In certain instances, the SLRSP defers to the City’s zoning requirements, and where this is the case, it is noted in the analysis that follows. The applicant’s analysis of project’s design consistency is found on Sheet A2 of the project plans. The project has been reviewed for consistency with the SLRSP policies, in order to present a project that meets the intent of the Specific Plan and fully implements the goals for development of the San Luis Ranch Area. The ARC has reviewed the project and recommended the PC find the project consistent with Community Design and Specific Plan Guidelines. The proposal provides a variety of public/community open space features, including a central green area, shared streets and plazas, a creek walk, children’s gardens, a tot lot, natural play area, and pedestrian paseos. Conceptually, the Specific Plan shows a more centrally located open space component. The proposed project includes more dispersed open spaces and a community center. The project provides 263 SF of community open space per unit, while the SLRSP requires only 100 SF per unit. The project also has access to the proposed park in the single-family neighborhood (NG-10 within the Specific Plan) to the south and has improved access to Laguna Lake Park. 3.2 Consistency with Affordable Housing Requirements The City has recognized housing as an important issue. The City’s 2017-19 Financial Plan identifies affordable housing as a Major City Goal. The City’s Housing Element includes numerous policies and programs that support incentives, such as density bonuses, to provide housing for low, very low and extremely low-income households. The SLRSP as conceived accounts for a 20% density bonus for achieving affordable housing goals, and the project as proposed reflects this. Both the SLRSP and the Development Agreement for the project require that development within the Specific Plan area include sufficient affordable housing to be consistent with Housing Element policies related to this issue (the SLRSP and Development Agreement are consistent with one another). In both documents, development in the NG-30 zone is required to provide 26 deed- restricted units that are affordable to very low-income households. The Housing Plan within the Development Agreement also requires that the project provide 10 deed-restricted workforce housing units (i.e., affordable to households earning from 121-160% of the area’s median income) within the NG-30 zone. The proposed project provides the required affordable and workforce housing units, and their location is shown on Sheet A54 of the applicant’s plan set, but also shown in Figure 3 below. Item 2 Packet Page 4 As shown in Figure 3, all 26 affordable units would be the smaller “efficiency units” and would be clustered in two adjacent buildings as shown in green in the figure. Although the number of deed restricted units in this NG-30 portion of the SLRSP is consistent with the SLRSP and Development Agreement, the cluster concept which keeps the dedicated “very low” units within the “efficiency unit” portion of the project is not consistent with Housing Element Policy6. The mix of deed restricted affordable units should be representative of the overall product mix in the NG-30 portion of the project including size, basic quality, appearance, and amenities. Condition No. 14 (Draft Resolution, Attachment 1) has been provided to require the locations of the 26 deed- restricted “very low” income level affordable units to be dispersed throughout the development and be representative of the overall product mix consistent with Housing Element Policy. With respect to the workforce housing requirement, the affordable housing proposal appears to demonstrate the 10 deed-restricted workforce units are sufficiently intermixed among the housing products among the different housing products throughout the project site. Condition No. 14 also includes language to ensure the sizes of the workforce units are comparable to the market mix. 6 Housing Element (HE) Policy 4.1: “Within newly developed neighborhoods, housing that is affordable to various economic strata should be intermixed rather than segregated into separate enclave s…” HE Policy 4.2: “Include both market-rate and affordable units in apartment and residential condominium projects and intermix the types of units. Affordable units should be comparable in size, appearance and basic quality to market -rate units.” Figure 3: Proposed Location of Affordable and Workforce Housing Item 2 Packet Page 5 3.3 Consistency with the Zoning Regulations The SLRSP includes standards and requirements that in many cases supersede those in the Zoning Regulations. These include issues such as allowed land uses, setbacks, building heights, landscaping, and signage, among others. In other cases, the SLRSP defers to the zoning regulations, notably for issues such as lighting, parking (in some cases), walls/fences. Table 1 summarizes the project’s characteristics, providing context within the framework of both the SLRSP and application zoning regulations. The project is consistent with applicable Zoning Regulations. 3.4 Consistency with the Subdivision Regulations The subdivision component of the project (Vesting Tentative Tract Map - VTTM) requires a Planning Commission recommendation and final approval by the City Council. The VTTM provides for private ownership of the various multi-family housing products. The SLRSP includes lot requirements within the NG-30 zone, however the Subdivision Regulations also include additional requirements for common interest subdivisions. As the project is an airspace condominium project, additional requirements of the Subdivision Regulations address issues related to private open space, common open space, common recreational facilities, storage and laundry facilities. The differences between what is proposed and required under the City’s subdivision requirements are summarized in Table 2 under Section 4.0 of this staff report. With the exception of the minor exceptions discussed below for open space, the proposed project meets or exceeds these requirements, especially with respect to common open space and recreation facilities, storage and laundry facilities (see Section 3.1 of this staff report for additional discussion related to public/common open space). The applicant requests two exceptions to the subdivision requirements that relate to private and common open space. These include: 1. Private open space dimensions to be 10 feet by 5 feet, rather than the required 10 feet by 6 feet for Unit Types B and D within the Efficiency Buildings (totaling 48 units). 2. Total combined private and common open space for the entire development to be 391 SF per unit, rather than the required 400 SF per unit. The proposed project exceeds open space requirements identified for the Specific Plan (Table 1, below) and deviations from the standard Subdivision Regulation open space requirements are very minor. The project also provides a desirable range of unit configurations and units sizes including efficiency units which range from 380-580 square feet and which are the only units that do not fully meet the standard Subdivision Regulations for private open space. Findings for the requested exceptions to the Subdivision Regulations, pursuant to Section 16.17.110.C have been incorporated into the Draft Resolution (Attachment 2) recommending final approval of the Subdivision to the City Council. 3.5 Architectural Review Commission Directional Items The ARC recommended three directional items to be reviewed and evaluated prior to taking final action on the project design. The applicant has made the following changes in response to the directional items: Item 2 Packet Page 6 ARC Directional Item #1: The applicant should revise the proposed signage on the Condo Buildings to be better integrated into the architectural character of the structures. Response: The applicant has eliminated the signage above the entries for the Condo Buildings, as the entries do not face any street or parking area and signage was determined to be unnecessary at this location. ARC Directional Item #2: The applicant should revise the proposed signage plan to provide illumination on the proposed directional signage. Response: The applicant has added a note to the project plans (Sheet A7) that the directory signage will include illumination that is compliant with the City’s Municipal Code. ARC Directional Item #3: The applicant should consider providing a lighter color palette and more variation related to articulations and materials of the townhome buildings. Response: The applicant has revised the townhome buildings to provide a lighter color scheme and improved variation between materials. The ARC was specifically concerned with the contrast between board and batten, trim boards, and stucco with no variation in roofing materials. The ARC was also concerned with the articulation of the townhomes in specific locations, the ARC made a recommendation to replace a portion of the vertical lap siding with horizontal siding in the center of the building (Figure 4 & 5). The applicant has responded to the ARC concerns and incorporated the comments into the project plans. Figure 4: Rendering of Townhome Building 300, revised (left) previous ARC review (right) Figure 5: Rendering of Townhome Building 600B, revised (left) previous ARC review (right) Item 2 Packet Page 7 4.0 PROJECT STATISTICS Table 1 - Development Review Project Statistics Site Details Proposed Allowed/Required Number of Dwellings 296 Up to 299 Building Setbacks 10 feet along Madonna Road 5 feet Creek Setbacks 35 feet from Prefumo Creek; 20 feet from Cerro San Luis Channel 35 feet from Prefumo Creek; 20 feet from Cerro San Luis Channel (per Municipal Code 17.70.170) Maximum Height of Structures 40 feet; 3 stories 40 feet; 3 stories (Per SLRSP Table 3-3) Maximum Building Coverage 70.5% 100% (per SLRSP Table 3-3) Private Yard/Outdoor Space Multifamily 118 SF per unit, 60 SF for upper level units 100 SF per unit, 50 SF for upper level units Townhomes 191 SF per with at least one space with min dimension of 8 feet 100 SF per unit with at least one space with min dimension of 8 feet (Per SLRSP Table 3-3) Community Open Space 77,765 SF (360 SF/unit) 21,600 SF (100 SF/unit) (Not required for Townhomes, per SLRSP Table 3-3) Signage Compliant with Table 3-11 SLRSP Table 3-11 Parking Automobile spaces 491 (322 covered; 11 ADA) 394 (80 covered; 8 ADA) Bicycle Parking (Long Term) Short Term 600 70 592 60 Motorcycle Parking 25 25 Electric Vehicle Parking 26% EV ready; 61% EV capable 10% EV ready; 50% EV capable Table 2 – Common Interest Subdivision Project Statistics Site Details Proposed Allowed/Required Private Open Space 100 SF per unit, 50 SF for upper level units (SLRSP) Minimum dimensions of 10 feet by 5 feet 100 SF per unit, 50 SF for upper level units (SLRSP) Minimum dimensions of 10 feet by 6 feet Common Open Space 263 SF per unit 100 SF per unit Combined Total Open Space 391 SF per unit 400 SF per unit Common Recreation Facilities 263 SF per unit of outdoor recreation facilities 40 SF per unit of outdoor recreation facilities Storage 200 cubic feet per unit 200 cubic feet per unit Laundry Facilities Washer and dryer provided within each unit One washer and dryer per each 10 units Item 2 Packet Page 8 5.0 ENVIRONMENTAL REVIEW The project, including the VTTM and development facilitated by that VTTM, is consistent with the certified Final Environmental Impact Report (FEIR) for SLRSP and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182 (Residential Projects Implementing Specific Plans). On July 18, 2017, the City Council certified the FEIR for the SLRSP and approved the SLRSP through Council Resolution 10822 (2017 Series). A Final Supplemental EIR to address modifications to the phasing plan within the SLRSP was certified by the City Council on July 17, 2018, through Council Resolution 10927 (2018 Series). All mitigation measures adopted as part of the SLRSP FEIR and FSEIR that are applicable to the proposed project are carried forward and applied to the proposed project to effectively mitigate the impacts that were previously identified. The project is exempt from the provisions of the CEQA under Government Code §65457 because the project consists of a residential development and is consistent with the SLRSP, which was approved following certification of the SLRSP FEIR in 2017. No Supplemental Environmental Impact Report is required pursuant to Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or require any revisions to the certified SLRSP FEIR or FSEIR; 2) no substantial changes would occur with respect to the circumstances under which the project is being undertaken, and no revisions to the SLRSP FEIR or FSEIR are required; and 3) no new information of substantial importance is available that was not already known at the time the SLRSP FEIR and FSEIR were certified. With respect to the requested exceptions to the Subdivision Regulations, these exceptions are minor as described in Section 3.4 of this staff report and do not conflict with the Subdivision Map Act and do not have the potential to result in any adverse environmental impacts. Therefore, the project is in substantial conformance with the intent of the SLRSP, including requirements related to project design, including open space. For that reason, the existing certified CEQA documentation related to the SLRSP and VTTM is adequate to address issues related to the requested exceptions to the Common Interest Subdivision Development Standards as outlined in the Subdivision Regulations. 6.0 OTHER DEPARTMENT COMMENTS The project has been reviewed by various City departments and divisions including; Planning, Engineering, Transportation, Natural Resources, Building, Utilities, and Fire. Comments have been incorporated into the draft resolution as conditions of approval. 7.0 ALTERNATIVES 1. Continue project. An action to continue the items should include a detailed list of additional information or analysis required. 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, Community Design Guidelines, SLRSP, Zoning Regulations or other policy documents. Should the PC want to pursue this alternative, Staff recommends that the specific findings under Government Code § 65915(d)(1)(B) and (d)(3) are adequately addressed. Item 2 Packet Page 9 8.0 ATTACHMENTS 1.Draft Resolution – Development Plan Approval 2.Draft Resolution – Vesting Tentative Tract Map 3.Project Plans & Vesting Tentative Tract Map 4.ARC Staff Report and Draft Meeting Minutes 12-2-19 Item 2 Packet Page 10 RESOLUTION NO. PC-XXXX-20 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING THE DEVELOPMENT OF A 296-UNIT MULTI-FAMILY RESIDENTIAL PROJECT WITHIN THE NG-30 ZONED PORTION OF THE SAN LUIS RANCH SPECIFIC PLAN AREA, AND A DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL EIR FOR SAN LUIS RANCH SPECIFIC PLAN AND EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED FEBRUARY 26, 2020 (1035 MADONNA ROAD, ARCH-0459-2019) WHEREAS, the Architectural Review Commission of the City of San Luis Obispo conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo, California, on December 2, 2019, recommending directional items and approval of the project to the Planning Commission based on consistency with the Community Design Guidelines and San Luis Ranch Specific Plan (SLRSP), pursuant to a proceeding instituted under ARCH- 0459-2019, MI San Luis Ranch, LLC, applicant; and WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on February 26, 2020, pursuant to a proceeding instituted under ARCH-0459-2019, MI San Luis Ranch, LLC, applicant; and WHEREAS, the Planning 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 hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby grants final development plan approval to the project (ARCH-0459-2019), based on the following findings: 1.As conditioned, the project will not be detrimental to the health, safety, and welfare of persons living or working at the site or in the vicinity because the project respects site constraints and will be compatible with the scale and character of the neighborhood. 2.The project is consistent with the General Plan because it promotes policies related to compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11), and housing production (HE 6.10). Item 2 Packet Page 11 3. The project is consistent with the Conservation and Open Space Element Policy 4.4.3 because the project promotes higher-density, compact housing to achieve more efficient use of public facilities and services and to improve the City’s jobs/housing balance. 4. 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 consistent with the San Luis Ranch Specific Plan (SLRSP). 5. The project is consistent with the goals and policies of the SLRSP, especially as they relate to allowed land uses within the NG-30 zone, the density of development within that area, design considerations and urban form, parking requirements, community open space provisions, and housing affordability. 6. As conditioned, the project design is consistent with the San Luis Ranch Design Guidelines within the SLRSP, and consistent with the Community Design Guidelines for multi-family housing design and Infill Development because the architectural styles are complementary to the surrounding neighborhood including site design, roofing style, front porches, balconies, siding materials, finish, and scale. The project design incorporates articulation, massing, and a mix of color/finish materials that are compatible with the neighborhood and complementary to other development within the immediate vicinity. 7. The proposed height, mass and scale of the project will not negatively alter the overall character of the neighborhood or the streets appearance because the development is designed in a manner that does not deprive reasonable solar access to adjacent properties by positioning the majority of the building mass along the street frontage that incorporates vertical and horizontal wall plan offsets providing a high-quality and aesthetically pleasing architectural design. 8. The proposed height, mass and scale of the project is necessary to provide dwelling units that can achieve the required 26 “very low income” deed restricted units that are included in the project. SECTION 2. Environmental Review. The project is consistent with the certified Final Environmental Impact Report (FEIR) for SLRSP and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182(c) (Residential Projects Implementing Specific Plans). On July 18, 2017, the City Council certified the FEIR for the SLRSP and approved the SLRSP through Council Resolution 10822 (2017 Series). A Final Supplemental EIR to address modifications to the phasing plan within the SLRSP was certified by the City Council on July 17, 2018, through Council Resolution 10927 (2018 Series). All mitigation measures adopted as part of the SLRSP FEIR and FSEIR that are applicable to the proposed project are carried forward and applied to the proposed project to effectively mitigate the impacts that were previously identified. The project is exempt from the provisions of the CEQA under Government Code §65457 because the project consists of a residential development and is Item 2 Packet Page 12 consistent with the SLRSP, which was approved following certification of the SLRSP FEIR in 2017. No Supplemental Environmental Impact Report is required pursuant to Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or require any revisions to the certified SLRSP FEIR or FSEIR; 2) no substantial changes would occur with respect to the circumstances under which the project is being undertaken, and no revisions to the SLRSP FEIR or FSEIR are required; and 3) no new information of substantial importance is available that was not already known at the time the SLRSP FEIR and FSEIR were certified. SECTION 3. Action. 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 the project. The Planning Commission hereby grants final approval to the project with incorporation of the following conditions: Planning Division 1. Final project design and construction drawings submitted for a building permit shall be in substantial compliance with the project plans approved by the Planning Commission (ARCH- 0459-2018). 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. 2. The project shall comply with all mitigation measures and conditions applicable to the project site, as established under City Council Resolutions No. 10822 (2017 Series) and No. 10927 (2018 Series). 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 Architectural Review application. The project shall avoid repetition of design color schemes, such that adjacent townhomes or buildings of a similar layout use different color schemes. The applicant shall also note the use of smooth finish stucco on the building plans to the satisfaction of the Community Development Director. 4. Plans submitted for a building permit shall include recessed window details or equivalent shadow variation, and all other details including but not limited to awnings and railings. Plans shall indicate the type of materials for the window frames and mullions, their dimensions, and colors. Plans shall include the materials and dimensions of all lintels, sills, surrounds recesses and other related window features. Plans shall demonstrate the use of high-quality materials for all design features that reflect the architectural style of the project and are compatible with the neighborhood character, to the approval of the Community Development Director. Item 2 Packet Page 13 5. Plans submitted for a building permit shall clearly depict the location of all required short and long-term bicycle parking for all intended uses, plans submitted for construction permits shall include bicycle lockers or interior space within each residential unit or parking area for the storage of at least two bicycle per residential unit. Sufficient detail shall be provided about the placement and design of bike racks and lockers to demonstrate compliance with relevant Engineering Standards and Community Design Guidelines, to the satisfaction of the Public Works and Community Development Directors. 6. Plans submitted for building permit shall include a photometric plan, demonstrating compliance with maximum light intensity standards not to exceed a maintained value of 10 foot-candles. The locations of all lighting, including bollard style landscaping or path lighting, shall be included in plans submitted for a building permit. All wall-mounted lighting fixtures shall be clearly called out on building elevations included as part of working drawings. All wall-mounted lighting shall complement building architecture. The lighting schedule for the building shall include a graphic representation of the proposed lighting fixtures and cut-sheets on the submitted building plans. The selected fixture(s) shall be shielded to ensure that light is directed downward consistent with the requirements of the City’s Night Sky Preservation standards contained in Chapter §17.70.100 of the Zoning Regulations. 7. Mechanical and electrical equipment should be located internally to the buildings. With submittal of working drawings, the applicant shall include sectional views of the buildings, which clearly show the sizes of any proposed condensers and other mechanical equipment. If any condensers, transformers, or other mechanical equipment are to be ground mounted or placed on the roof, plans submitted for a building permit shall confirm that these features will be adequately screened. A line-of-sight diagram may be required to confirm that proposed screening will be adequate. This condition applies to initial construction and later improvements. 8. The storage area for trash and recycling cans shall be screened from the public right-of-way consistent with §17.70.200 of the Zoning Regulations. The subject property shall be maintained in a clean and orderly manner at all times; free of excessive leaves, branches, and other landscape material. The applicant shall be responsible for the clean-up of any landscape material in the public right-of-way. 9. A final landscaping plan, including irrigation details and plans, shall be submitted to the Community Development Department along with working drawings. The legend for the landscaping plan shall include the sizes and species of all groundcovers, shrubs, and trees with corresponding symbols for each plant material showing their specific locations on plans. Landscaping plans shall include the following information, at a minimum: a. The species, diameter at breast height, location, and condition of all existing trees; b. Identification of trees that will be retained, removed, or relocated; c. Location and size of plant and tree species proposed to be planted; d. The location of proposed utilities, driveways, street tree locations, and the size and species of proposed street trees; and e. A reclaimed water irrigation plan. Item 2 Packet Page 14 10. Plans submitted for construction permits shall include elevation and detail drawings of all walls and fences. Fences, walls, and hedges will comply with the development standards described in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges). 11. The location of any required backflow preventer and double-check assembly shall be shown on all site plans submitted for a building permit, including the landscaping plan. Construction plans shall also include a scaled diagram of the equipment proposed. Where possible, as determined by the Utilities Director, equipment shall be located inside the building within 20 feet of the front property line. Where this is not possible, as determined by the Utilities Director, the back-flow preventer and double-check assembly shall be located in the street yard and screened using a combination of paint color, landscaping and, if deemed appropriate by the Community Development Director, a low wall. The size and configuration of such equipment shall be subject to review and approval by the Utilities and Community Development Directors. 12. The design of proposed structures will incorporate noise attenuating construction techniques that reduces noise exposure to acceptable levels. Exposure in outdoor activity areas must not exceed 60 dB and indoor exposure must not exceed 45 dB consistent with the City’s Noise Ordinance. Plans submitted for construction permits must clearly indicate and describe noise attenuation measures, techniques, and materials, and demonstrates their compliance with noise levels limits. 13. Prior to occupancy, an overflight notification shall be recorded and appear with the property deed. The applicant shall also record a covenant with the City to ensure that disclosure is provided to all buyers and lessees at the subject property. Notice form and content shall be to the satisfaction of the Community Development Director and include the following language: NOTICE OF AIRPORT IN VICINITY: This property is presently located in the vicinity of an airport, within what is known as the airport influence area. For that reason, the property may be subject to some of the annoyances or inconveniences associated with proximity to airport operations (for example: noise, vibration, or odors). Individual sensitivities to those annoyances can vary from person to person. You may wish to consider what airport annoyances, if any, are associated with the property before you complete your purchase and determine whether they are acceptable to you. Housing Programs – Community Development Department 14. Prior to issuance of building permits, the City and the project owners shall enter into an Affordable Housing Plan for the inclusionary affordable housing units to be developed in the NG-30 Zone, which will be recorded in the office of the County Recorder. Both the deed- restricted twenty-six (26) “very low” income level units and the ten (10) “workforce” units shall be shown in the final Affordable Housing Plan to ensure that the units are: 1) sufficiently intermixed throughout the Zone and representative of the overall product mix consistent with Housing Element Policy; and 2) either sold or rented subject to the inclusionary housing Item 2 Packet Page 15 provisions of the City per the final recorded Affordable and Workforce Housing Agreement and Declaration of Restrictive Covenants for the San Luis Ranch project. Engineering Division – Public Works/Community Development 15. The building plan submittal(s) shall show and note compliance with all conditions of approval, mitigation measures, Notice of Requirements, and Specific Plan related to San Luis Ranch and Tract 3096. The plans shall show and note compliance with both the project Architectural approval and the conditions of approval for the proposed resubdivision and Vesting Tentative Map (VTM) for Tract 3150. 16. Except for model homes/units, building permits authorizing construction of units proposed for sale or lease can’t be issued or construction commenced prior to map recordation in accordance with the Subdivision Map Act. 17. The building plan submittal and reports shall show and note compliance with the existing and proposed subdivision improvements for Tract 3096. Changes to the approved subdivision plans necessary to accommodate the project plans shall be approved prior to approval and permit issuance of the project plans. 18. The Tract 3150 subdivision improvement plans shall be approved prior to building permit issuance for the new structures. 19. The building plan submittal shall show and note compliance with the project master drainage report, City Drainage Design Manual, Floodplain Management Regulations, and Post Construction Stormwater Regulations. The plans and reports shall agree with the master report and drainage compliance strategy for Tract 3096 or the master report shall be amended to accommodate the specific project. 20. The building plan submittal shall show and label all existing and proposed property lines and easements in accordance with the previous entitlement(s) and the VTM for Tract 3150. 21. The building plan submittal and subdivision improvement plans shall show compliance with and reference the City’s Benchmark System and Horizontal Control Network. 22. The building plan submittal shall include the latest information regarding the floodplain as adjusted through the phased Letter of Map Revisions (LOMR) or as defined by the Conditional Letter of Map Revision (CLOMR) and any accepted depths of flooding from the respective reports for both the Cerro San Luis Channel and Prefumo Creek. If any structure is located within an existing mapped zone, the structure(s) shall be shown to comply with the Floodplain Management Regulations or the final LOMR shall be completed show that the buildings have been removed prior to building permit issuance. The plans and reports shall show that the new building pads are at least one foot above the Base Flood Elevation for any areas of known flooding that are outside the FEMA studied Special Flood Hazard Area (SFHA) or X shaded (XB) floodzones. Item 2 Packet Page 16 23. The building plan submittal shall include a complete grading, drainage and erosion control plan. The grading plan shall show existing structures and grades located within 15’ of the property lines and/or building pad in accordance with the grading ordinance. The plan shall include all existing and proposed grades, finish floor elevations, and spot elevations to depict the site drainage. The plan shall include all existing and proposed drainage devices and systems. The plan shall consider historic offsite drainage tributary to this property that may need to be conveyed along with the improved on-site drainage. 24. General Construction Activity Storm Water Permits are required for all storm water discharges associated with a construction activity where clearing, grading or excavations result in land disturbance of one or more acres. Storm water discharges of less than one acre, but which is part of a larger common plan of development or sale, also requires a permit. Permits are required until the construction is complete. To be covered by a General Construction Activity Permit, the owner(s) of land where construction activity occurs must submit a completed "Notice of Intent" (NOI) form, with the appropriate fee, to the State Regional Water Quality Control Board. An application is required to the State Board under their Stormwater Multi-Application, Reporting, and Tracking System (SMARTS). Waste Discharge Identification Number (WDID) shall be include on the building plan submittal. The project may be developed under the master application and WDID number or could stand alone. 25. Provide a Private Stormwater Conveyance System Management and Maintenance Agreement (Operations and Maintenance Agreement) on a form provided by the city. The agreement shall be recorded and shall reference any separate maintenance program documents and the approved building plans. 26. The building permit plan submittal shall include all required parking lot improvements, dimensions, space dimensions, maneuverability, materials, space and aisle slopes, drainage, pavement marking, signage, and striping in accordance with the Parking and Driveway Standards and disabled access requirements of the CBC. 27. Development of the driveway and parking areas shall comply with the Parking and Driveway Standards for dimension, maneuverability, slopes, drainage, and materials. Alternate paving materials are recommended for water quantity and/or quality control purposes and in the area of existing or proposed trees and where the driveway or parking area may occur within the dripline of any tree. Alternate paving material shall be approved to the satisfaction of the Planning Division. 28. The building plan submittal shall show the location of the proposed mail receptacles or mail box unit (MBU) to the satisfaction of the Post Master and the City Engineer. Provide a mailbox unit or multiple units to serve all dwelling units in 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. Item 2 Packet Page 17 29. The building plan submittal shall include a complete site utility plan. All existing and proposed utilities along with utility company meters shall be shown. Existing underground and overhead services shall be shown along with any proposed alterations or upgrades. 30. New and existing wire utilities including electrical service, phone, and cable TV shall be placed underground. The undergrounding of utilities shall be completed without a net increase in the number of required utility poles. 31. The building plan submittal shall show the location of the fire service lateral, double -check assembly, and fire department connection (FDC) on the site utility plan. Show the location of the fire riser room and interior fire riser in accordance with the ARC approvals and/or the Planning Divisions architectural guidelines. Provide access to the fire riser and appurtenances in accordance with the UFC and as approved by the Fire Marshal. Clarify to the satisfaction of the Fire Marshal whether an FDC should be provided at the double -check assembly, remoted FDC, or on each respective building. 32. The building plan submittal shall show all existing trees on the property with a trunk diameter of 3" or greater. Offsite trees along the adjoining property lines with canopies and/or root systems that extend onto the property shall be shown to remain and be protected. The plan shall note which trees are to remain and which trees are proposed for removal. Include the diameter and species of all trees. Tree canopies should generally be shown to scale for reference. Tree removals may require approval by the City Arborist and/or Tree Committee. The plan shall show all existing and proposed street trees. 33. The building plan submittal shall show and label all proposed street trees per City Engineering Standards. The fruit trees or brambles noted in the Specific Plan as Street Trees have not been endorsed as official street trees. Building Division – Community Development 34. Construction plans submitted for Building permits shall be designed in accordance with the applicable codes in effect at time of submittal. Review of the general information provided for entitlement is cursory and does not guarantee code compliance for a future construction submittal. Utilities Department 35. The proposed utility infrastructure shall comply with the latest engineering design standards effective at the time the building permit is obtained and shall have reasonable alignments needed for maintenance of public infrastructure along public roads. 36. The proposed project is within an area subject to shallow groundwater, therefore heat -fused HDPE pipe shall be used for the proposed private and public sewer collection system to prevent groundwater infiltration. All proposed sewer creek crossings shall be detailed in profile view within the proposed infrastructure improvement plans. Item 2 Packet Page 18 37. Any private sewer services that cross one parcel for the benefit of another shall provide evidence that a private utility easement appropriate for those facilities has been recorded prior to final Building Permit. 38. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 39. The proposed private fire protection system shall be separate from the private domestic water distribution system. The fire service shall connect to the water main within the public right of way, and shall install a RPDA backflow preventor system. If private hydrants are proposed, the RPDA shall be equipped with a detector assembly to track water used by the hydrants. 40. The domestic water service shall have a separate water system with a master meter and private sub-meters that includes a RP-backflow preventor per Engineering Standards for sites utilizing recycled water. 41. The site is within the City’s Water Reuse Master Plan area and landscape irrigation for the project shall utilize recycled water. 42. Irrigation systems using recycled water shall be designed and operated as described consistent with the City’s Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. 43. The project’s Landscape Plan shall provide total estimated total water use (ETWU), and maximum applied water allowance (MAWA). 44. 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. 45. Final grades and alignments of all public and/or private water, recycled water, and sewer shall be approved to the satisfaction of the Utilities Department. The final location, configuration, and sizing of on-site service laterals and meters shall be approved by the Utilities Director in conjunction with the review of the building plans, fire sprinkler plans, and/or public improvement plans. 46. Management of refuse generations for waste, recyclables, and organics shall comply with state law per AB 1826 and the local waste management ordinance to reduce greenhouse gas emissions. 47. Driveways and access routes to all refuse receptacles shall be designed to accommodate the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage Company shall be included in the building permit plans for the proposed project. Item 2 Packet Page 19 48. Trash enclosure(s) shall conform the access requirements by the San Luis Garbage Company and refuse bins shall be sized to provide a reasonable level of service. 49. Trash enclosures shall be sized appropriately such that bins within the enclosure shall not be stacked in front of other bins. The building permit submittal shall submit trash enclosure details that are consistent with the City’s Development Standards for Solid Waste. 50. Per the General Requirements of the City’s Development Standards for Solid Waste, bin enclosure walls shall be at least 6’ or the height of the bin enclosure door, whichever is greater. 51. Existing well(s) shall be destroyed per County Health Requirements and the California Department of Water Resources Standard Bulletin 74-81 and 74-90, except for the dewatering wells. Dewatering well(s) must be kept in service and offered to the City for groundwater motoring programs; this item may be waived to the satisfaction of the City if the well abandonment is necessary for site development or if the abandonment is required by separate private agreement. Transportation Division – Public Works 52. Crosswalk across Madonna Road shall comply with MUTCD 3B-17 with yield markings and R1-5 “Yield here to Ped” signs. 53. Applicant shall install a High-visibility crosswalk installed at entry way to project site, per City Standard 7350. 54. Applicant shall provide submittal for typical bicycle storage rack equipment. Indemnification 55. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers and employees from any claim, action or proceeding against the City and/or its agents, officers or employees to attack, set aside, void or annul, the approval by the City of this project, and all actions relating thereto, including but not limited to environmental review (“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being presented with the Indemnified Claim and the City shall fully cooperate in the defense against an Indemnified Claim. On motion by Commissioner ___________, seconded by Commissioner _____________, and on the following roll call vote: AYES: NOES: REFRAIN: ABSENT: Item 2 Packet Page 20 The foregoing resolution was passed and adopted this 26th day of February, 2020. _____________________________ Tyler Corey, Secretary Planning Commission Item 2 Packet Page 21 Item 2 Packet Page 22 RESOLUTION NO. PC-XXXX-20 A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION APPROVING A VESTING TENTATIVE TRACT MAP WITHIN PREVIOUSLY APPROVED VESTING TENATIVE TRACT MAP 3096 TO CREATE CONDOMINIUM OWNERSHIP SPACE WITHIN THE 296 UNITS APPROVED BY DEVELOPMENT PLAN APPROVAL ARCH-0459- 2019 WITHIN THE NG-30 ZONE OF THE SAN LUIS RANCH SPECIFIC PLAN, WITH REQUESTED EXCEPTIONS TO THE MINIMUM DIMENSIONS OF PRIVATE OPEN SPACE, AND THE TOTAL COMBINED PRIVATE AND COMMON OPEN SPACE REQUIREMENT FOR EACH UNIT, AND A DETERMINATION THAT THE PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL EIR FOR SAN LUIS RANCH SPECIFIC PLAN AND EXEMPT FROM FURTHER ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA); AS REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED FEBRUARY 26, 2020 (1035 MADONNA ROAD, SBDV-0747-2019) WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a public hearing in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on February 26, 2020, pursuant to a proceeding instituted under SBDV-0747-2019, MI San Luis Ranch, LLC, applicant; and WHEREAS, the Planning 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 hearings were made at the time and in the manner required by law; and NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of San Luis Obispo as follows: SECTION 1. Findings. The Planning Commission hereby recommends final approval of the project to the City Council (SBDV-0747-2019), based on the following findings: 1. The design of the common interest subdivision is consistent with the General Plan and San Luis Ranch Specific Plan (SLRSP) because the proposed subdivision is consistent with the development pattern established in the neighborhood and the resulting parcels allow for residences with sufficient usable outdoor space. 2. The site is physically suited for the type and density of development allowed in the NG-30 zone of the SLRSP, since the resulting parcels since only minor deviations from open space requirements for the efficiency units are required and all units within the project comply Item 2 Packet Page 23 with requirements of the and resulting development will be subject to consistency with the development standards of the Zoning Regulations. 3. The design of the subdivision will not conflict with easements for access through (or use of property within) the proposed subdivision since all parcels will have adequate access from Madonna Road and the underlying project where condominium units will be created is consistent with the circulation pattern and planned accessways as envisioned within the SLRSP for which this project is a component of. 4. The design of the common interest subdivision is not likely to cause serious health problems, substantial environmental damage, or substantially and unavoidably injure fish or wildlife or their habitat because the subdivision would be sufficiently setback from creeks or other potentially significant habitat areas for fish and wildlife, is surrounded by urban development, and is planned for further urban development consistent with the approved SLRSP and Final EIR and Final Supplemental EIR for that project. Common Interest Subdivision Exceptions Findings 5. The property to be divided is of such size that it is impractical/undesirable, in this particular case, to conform to the strict application of the standards codified in the Subdivision Regulations because the project has been designed cohesively to result in a more efficient use of the land and allow for the achievement of City housing goals, including those related to affordability since the condominium units are located in an approved development project which provides for a range of product sizes and types with minor exceptions to open space requirements only required for the smallest “efficiency unit” product type. 6. The required common and private open space standards would decrease the size or number of units within the project resulting in a loss of entitlement as majority of the residential units are smaller and the efficiency units are far smaller than what the Subdivision Regulations set as a threshold where full compliance with property improvement standards would decrease the size or number of units (900 square feet for 1-bedroom and 1,200 square feet for two-bedroom units). The deviation from open space requirements are minor and the project is fully consistent with requirements for open space in the San Luis Ranch Specific plan where the units are located. 7. Granting the exceptions is in accord with the intent and purposes of the Subdivision Regulations and is consistent with the General Plan because the exceptions do not grant special privileges that would be inconsistent with the limitations upon other properties. The project site zoning is designated with the NG-30 zone which is unique to the San Luis Ranch Specific Plan where the units to be subdivided are located. The units requiring the exceptions are located within a specific plan that is cohesively planned with goals for provision of affordable housing that is deed restricted and “affordable by design” which are not applicable to other areas of the City that are in the vicinity of the project. Item 2 Packet Page 24 8. The proposed exceptions to the Subdivision Regulations will not affect the functionality of proposed development, nor the utility of the private open space within the project. The requested exceptions are minor in nature and no useful purpose would be realized by requiring full compliance as the project does provides community open space and private open space consistent with requirements of the SLRSP. SECTION 2. Environmental Review. The project is consistent with the certified Final Environmental Impact Report (FEIR) for SLRSP and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182(c) (Residential Projects Implementing Specific Plans). On July 18, 2017, the City Council certified the FEIR for the SLRSP and approved the SLRSP through Council Resolution 10822 (2017 Series). A Final Supplemental EIR to address modifications to the phasing plan within the SLRSP was certified by the City Council on July 17, 2018, through Council Resolution 10927 (2018 Series). All mitigation measures adopted as part of the SLRSP FEIR and FSEIR that a re applicable to the proposed project are carried forward and applied to the proposed project to effectively mitigate the impacts that were previously identified. The project is exempt from the provisions of the CEQA under Government Code §65457 because the project consists of a residential development and is consistent with the SLRSP, which was approved following certification of the SLRSP FEIR in 2017. No Supplemental Environmental Impact Report is required pursuant to Public Resources Code §21166 and State CEQA Guidelines Section 15162 because: 1) the project does not include or require any revisions to the certified SLRSP FEIR or FSEIR; 2) no substantial changes would occur with respect to the circumstances under which the project is being undertaken, and no revisions to the SLRSP FEIR or FSEIR are required; and 3) no new information of substantial importance is available that was not already known at the time the SLRSP FEIR and FSEIR were certified. With respect to the requested exceptions to the Subdivision Regulations, these exceptions are minor as described in Section 3.4 of this staff report and do not conflict with the Subdivision Map Act and do not have the potential to result in any adverse environmental impacts. Therefore, the project is in substantial conformance with the intent of the SLRSP, including requirements related to project design, including open space. For that reason, the existing certified CEQA documentation related to the SLRSP and VTTM is adequate to address issues related to the requested exceptions to the Common Interest Subdivision Development Standards as outlined in the Subdivision Regulations. SECTION 3. Action. 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 the project. The Planning Commission hereby recommends final approval to the City Council of the common interest subdivision with the incorporation of the following conditions: Item 2 Packet Page 25 Planning Division 1. All project conditions and noted code requirements associated with the approval of the project as approved by Planning Commission on February 26, 2020 (ARCH-0459-2018), shall be incorporated herein as conditions of approval. 2. The project shall comply with all mitigation measures and conditions applicable to the project site, as established under City Council Resolutions No. 10822 (2017 Series) and No. 10927 (2018 Series). Engineering Division – Public Works/Community Development Department 3. The subdivision shall be recorded with a final map. The final map preparation and monumentation shall be in accordance with the city’s Subdivision Regulations, Engineering Standards, and the Subdivision Map Act. The final map shall use U.S. Customary Units and shall include monumentation in accordance with the current City Engineering Standards. 4. The final map exhibits and legal descriptions shall be prepared by a California Licensed Land Surveyor or Civil Engineer authorized to practice land surveying. 5. Park In-Lieu fees shall be paid for the proposed new dwelling units prior to map recordation, subject to the satisfaction of the Community Development Director. Credit for the existing houses/dwellings that were demolished or relocated/converted will be applicable. 6. The building plan submittal may be used to show some or all of the required private on - site subdivision improvements. Any improvements or construction staging located within the public right-of-way will require a separate encroachment permit and associated inspection fees based on the fee schedule in effect at the time of permit issuance. A separate subdivision improvement plan review fee and subdivision map check fee will be required for the Public Works Department review of the subdivision improvements and final map in accordance with the most current fee resolution. 7. The site development plan submittal shall show any parking, access, utility, site, and/or drainage improvements required to support the proposed subdivision. The building plan submittal shall show all existing public and/or private utilities and improvements shall be approved to the satisfaction of the Community Development Director and Public Works Director prior to recordation of the final map. Unless otherwise waived or deferred, the site/utility plan shall include drainage improvements, water, sewer, storm drains, gas, electricity, telephone, cable TV, and any related utility company meters for each lot if applicable. Any utility relocations, demolitions, water well or private waste system abandonments, and/or other on-site work shall be completed with proper permits and receive final inspection approvals prior to recordation of the final map. Item 2 Packet Page 26 8. Gas service may not be required to each lot/unit if the approved building plans do not propose mixed fuels and “all electric” residences are proposed. If proposed, a “Notice of Requirements” may be required for concurrent recordation with the map to identify the lack of gas service to any lot(s)/unit(s). 9. Any easements including but not limited to provisions for all public and private utilities, access, grading, drainage, storm drain systems, slope banks, construction, common driveways, and maintenance of the same shall be shown on the final map and/or shall be recorded separately prior to map recordation if applicable. Said easements may be provided for in part or in total as blanket easements. 10. The map may be recorded prior to construction of the required public and/or private subdivision improvements. If so, the map conditions or code requirements may be satisfied by the preparation and approval of a subdivision improvement plan. A subdivision agreement and guarantee will be required for this process. 11. An Operation and Maintenance Manual for the stormwater improvements and Private Stormwater Conveyance Agreement shall be provided in conjunction with the development project. The Stormwater Agreement shall be recorded separately or concurrent with the map recordation. 12. The final map shall include reference to the project soils report in accordance with the subdivision regulations. 13. The final map shall include an “Additional Map Sheet” to show the existing and proposed floodplain limits and base flood elevations for both the Cerro San Luis Channel and Prefumo Creek in accordance with the final map exhibits and supporting documentation for Tract 3096. Transportation Division - Public Works Department 14. City Standard (7350) Hi-Viz Crosswalk shall be installed at the Madonna Road entry driveway. R1-6 pedestrian yield signage and triangular yield markings shall be installed as part of the crosswalk assembly. 15. Plans submitted for a building permit shall identify long-term and short-term bicycle parking that conforms to City Engineering Standard 7930. Utilities Department 16. The proposed utility infrastructure shall comply with the latest engineering design standards effective at the time the building permit is obtained and shall have reasonable alignments needed for maintenance of public infrastructure along public roads. 17. The proposed project is within an area subject to shallow groundwater, therefore heat-fused HDPE pipe shall be used for the proposed private and public sewer collection system to Item 2 Packet Page 27 prevent groundwater infiltration. All proposed sewer creek crossings shall be detailed in profile view of the proposed infrastructure improvement plans. 18. Any private sewer services that cross one parcel for the benefit of another shall provide evidence that a private utility easement appropriate for those facilities has been recorded prior to final Building Permit. 19. If commercial uses in the project include food preparation, provisions for grease interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall be provided with the design. These types of facilities shall also provide an area inside to wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary sewer. 20. The proposed private fire protection system shall be separate from the private domestic water distribution system. The fire service shall connect to the water main within the public right of way and shall install a RPDA backflow preventor system. If private hydrants are proposed, the RPDA shall be equipped with a detector assembly to track water used by the hydrants. 21. The domestic water service shall have a separate water system with a master meter and private sub-meters that includes a RP-backflow preventor per Engineering Standards for sites utilizing recycled water. 22. The site is within the City’s Water Reuse Master Plan area and landscape irrigation for the project shall utilize recycled water. 23. Irrigation systems using recycled water shall be designed and operated as described consistent with the City’s Procedures for Recycled Water Use, including the requirement that sites utilizing recycled water require backflow protection on all potable service connections. 24. The project’s Landscape Plan shall provide total estimated total water use (ETWU), and maximum applied water allowance (MAWA). 25. 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. 26. Final grades and alignments of all public and/or private water, recy cled water, and sewer shall be approved to the satisfaction of the Utilities Department. The final location, configuration, and sizing of on-site service laterals and meters shall be approved by the Utilities Director in conjunction with the review of the building plans, fire sprinkler plans, and/or public improvement plans. Item 2 Packet Page 28 27.Management of refuse generations for waste, recyclables, and organics shall comply with state law per AB 1826 and the local waste management ordinance to reduce greenhouse gas emissions. 28.Driveways and access routes to all refuse receptacles shall be designed to accommodate the size and weight of the garbage trucks; a written confirmation from the San Luis Garbage Company shall be included in the building permit plans for the proposed project. 29.Trash enclosure(s) shall conform the access requirements by the San Luis Garbage Company and refuse bins shall be sized to provide a reasonable level of service. 30.Trash enclosures shall be sized appropriately such that bins within the enclosure shall not be stacked in front of other bins. The building permit submittal shall submit trash enclosure details that are consistent with the City’s Development Standards for Solid Waste. 31.Per the General Requirements of the City’s Development Standards for Soli d Waste, bin enclosure walls shall be at least 6’ or the height of the bin enclosure door, whichever is greater. 32.Existing well(s) shall be destroyed per County Health Requirements and the California Department of Water Resources Standard Bulletin 74-81 and 74-90, except for the dewatering wells. Dewatering well(s) must be kept in service and offered to the City for groundwater motoring programs; this item may be waived to the satisfaction of the City if the well abandonment is necessary for site development or if the abandonment is required by separate private agreement. Fire Department 33.All access roads less than 36 feet in width shall have restricted parking and posted as fire lanes. One side only where 28-36 feet in width, both sides where less than 28 feet. 34.City standard fire hydrants shall be installed, spaced so as not to exceed 300 feet to any exterior wall in the development. Indemnification 35.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 Commissioner _________, seconded by Commissioner ___________, and on the following roll call vote: Item 2 Packet Page 29 AYES: NOES: ABSENT: RECUSED: The foregoing resolution was adopted this 26th day of February 2020. ____________________________________ Tyler Corey, Secretary Planning Commission Item 2 Packet Page 30 A1#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020THE ORCHARD AT SAN LUIS RANCHSAN LUIS OBISPO, CALIFORNIAMADONNA RDOCEANAIRE DRDALIDIO DRPROJECT DIRECTORYARCHITECT:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: RANDY RUSSOM PHONE: (805)-543-1794EMAIL: RWRUSSOM@RRMDESIGN.COMLANDSCAPE:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: LANCE WIERSCHEMPHONE: (805)-543-1794EMAIL: LDWIERSCHEM@RRMDESIGN.COMCIVIL:RRM DESIGN GROUP3765 S. HIGUERA STREET, SUITE 102SAN LUIS OBISPO, CA 93401CONTACT: ROBERT CAMACHO PHONE: (805)-543-1794EMAIL: RCAMACHO@RRMDESIGN.COMBUILDER/CLIENT:COASTAL COMMUNITY BUILDERS, INC.330 JAMES WAY, SUITE 270PISMO BEACH, CA 93448CONTACT: JACOB GROSSMANPHONE: (530) 448-1609BUILDER/CLIENT:(BLDG 3: TOWNHOMES)WILLIAMS HOMES21080 CENTRE POINTE PARKWAYSANTA CLARITA, CA 91350CONTACT: MIKE BADNERPHONE: (805) 914-9350EMAIL: MBADNER@WILLIAMSHOMES.COMARCHITECT:(BLDG 3: TOWNHOMES)WILLIAM HEZMALHALCH ARCHITECTS, INC.2850 RED HILL AVE. SUITE 200SANTA ANA, CA 92705CONTACT: MIKE CANTRELLPHONE: (949) 250-0607 EXT. 8744EMAIL: MIKEC@WHAINC.COMPROJECT DESCRIPTIONTHE PROJECT IS IN THE NG-30 MULTIFAMILY ZONE OF THE SAN LUIS RANCH SPECIFIC PLAN. THE PARCEL WAS ESTABLISHED THROUGH A TENTATIVE MAP.THE PROJECT COVERS 10.556 GROSS ACRES AND PROVIDES FOR 296 DWELLING UNITS/DOORS.ALL MASS GRADING AND PUBLIC IMPROVEMENT PLANS HAVE BEEN PREVIOUSLY REVIEWED AND THE SCOPE OF THIS REVIEW IS FOR THE ON-SITE DEVELOPMENT. A SEPARATE TENTATIVE MAP AND ON-SITE GRADING AND IMPROVEMENT PLANS ARE TO BE SUBMITTED SEPARATELY.THREE MULTIFAMILY CONFIGURATIONS PROPOSED ARE:(8) THREE STORY BUILDINGS WITH 12 UNITS EACH, PROVIDING 96 UNITS IN TOTAL. EACH 12 UNIT BUILDING IS COMPRISEDOF: (6) 951 SF TWO-BEDROOM UNITS AND (6) 1,140 SF THREE-BEDROOM UNITS.(6) THREE STORY BUILDINGS WITH 20 EFFICIENCY LOFTS, FOR A TOTAL OF 120 DOORS UNDER 650 SF (60 DENSITYUNITS BASED OF CITY ORDINANCE AT .5 DENSITY UNITSFOR UNITS UNDER 650SF). EACH 20 UNIT BUILDING HASSTUDIO LOFTS RANGING IN SIZE FROM 380 SF TO 580 SF. THESE ARE DESIGNED TO BE REVIEWED AND PROCESSED AS CONDOMINIUMS.(80) TOWNHOME CONDOMINIUM UNITS CONFIGURED IN TWO TO SIX UNIT ATTACHED TOWNHOME BUILDINGS. THREE DIFFERENT THREE-BEDROOMS PLANS EACH ARE PROPOSED,RANGING IN SIZE FROM 1423 SF TO 1611 SF.ONE COMMON AMENITY CLUBHOUSE OF 1,678 SF AND ASSOCIATED COMMON AREA IS ALSO PROPOSED.394 PARKING SPACES ARE REQUIRED PER THE SPECIFIC PLAN WITH THE PROJECT PROVIDING A TOTAL OF 491 PARKING SPACES PROVIDED. SEE SHEET A4 FOR PARKING BREAKDOWN.70 SHORT TERM BICYCLE PARKING SPACES AND 592 LONG TERM BICYCLE SPACES ARE REQUIRED THROUGHOUT THE SITE. SEE SHEET A4 FOR BREAKDOWN.PER SAN LUIS RANCH SPECIFIC PLAN, TABLE 3-3, REQUIRED COMMUNITY OPEN SPACE IS 29,600 SF WITH THE PROPOSED PROJECT PROVIDING 77,765 SF.INCLUSIONARY HOUSING PROPOSALTHE CITY AND SLR PARTNERSHIP HAVE ENTERED INTO AN “OPERATING MEMORANDUM” DATED 5-8-19 (ATTACHED) WHICH IN PART HAS THE CITY “CONSIDER AND DILIGENTLY PROCESS AN APPLICATION TO FACILITATE SUCH PROPOSAL” TO MOVE THE 26 AFFORDABLE UNITS FROM THIS MULTIFAMILY LOT TO LOT 7.THE SLR PARTNERSHIP HAS ALSO ENTERED INTO A CONTRACT WITH PEOPLES SELF HELP TO BUILD THE 26 REQUIRED LOW INCOME UNITS ON LOT 7 OF THE SAN LUIS RANCH VESTING TENTATIVE MAP, WHICH ALLOWS FOR RESIDENTIAL PROJECTS AND IS IN CONFORMANCE WITH THE SLR SPECIFIC PLAN.A SUBMITTAL FOR THE 26 AFFORDABLE UNITS ALONG WITH 34 UNITS THAT ARE REQUIRED AS PART OF THE COMMERCIAL PROJECT IN SAN LUIS RANCH, WILL BE SUBMITTED TO THE CITY BY THE END OF DECEMBER, 2019.HOWEVER, IF THE OFFSITE AFFORDABLE HOUSING AGREEMENT IS NOT COMPLETED, THIS PROJECT AS DESIGNED CAN AND WILL PROVIDE FOR ALL REQUIRED AFFORDABLE UNITS ON-SITE. ADDITIONALLY, ALL 10 WORKFORCE HOUSING LEVEL AFFORDABLE UNITS ARE TO BE PROVIDED ON-SITE.SHEET INDEX A1 COVER SHEETA2 DESIGN CONSISTENCY MATRIXA3 GREEN POINT CHECKLISTA4 ARCHITECTURAL SITE PLANA5 SITE SECTIONSA6 SITE SECTIONSC1 SITE UTILITY PLANC2 SITE GRADING & DRAINAGE PLANC3 SITE STORMWATER MANAGEMENT PLANL1 LANDSCAPE SITE PLAN & LEGENDL2 PLANT PALETTE & LANDSCAPE AMENITIESL3 LANDSCAPE - INSPIRATIONL4 SITE FURNITURE, LIGHTING & PAVINGL5 WATER USE CALCULATIONSL6 CIRCULATION PLANL7 OPEN SPACE DIAGRAML8 PARKING DIAGRAML9 COMMON SPACE ENLARGEMENTL10 COMMON SPACE ENLARGEMENTL11 PEDESTRIAN PASEO ENLARGEMENTSL12 TRASH ENCLOSURE AND MAIL KIOSK DETAILSL13 FENCING TYPESL14 SITE WALLS & CARPORT TYPESA7 PROJECT SIGNAGE CONCEPTA8 BIKE STORAGE CONCEPTA9 BLDG. 1 - EFFICIENCY - INSPIRATION IMAGESA10 BLDG. 1 - EFFICIENCY - UNIT PLANSA11 BLDG. 1 - EFFICIENCY - BUILDING PLANSA12 BLDG. 1 - EFFICIENCY - ELEVATIONSA13 BLDG. 1 - EFFICIENCY - PERSPECTIVE SKETCHA14 BLDG. 1 - EFFICIENCY - ARCHITECTURAL DETAILSA15 BLDG. 1 - EFFICIENCY - CHARACTER RENDERINGA16 BLDG. 1 - EFFICIENCY - COLORS + MATERIALSA17 BLDG. 2 - CONDOS - INSPIRATION IMAGESA18 BLDG. 2 - CONDOS - UNIT PLANSA19 BLDG. 2 - CONDOS - BUILDING PLANSA20 BLDG. 2 - CONDOS - ELEVATIONSA21 BLDG. 2 - CONDOS - PERSPECTIVE SKETCHA22 BLDG. 2 - CONDOS - ARCHITECTURAL DETAILSA23 BLDG. 2 - CONDOS - CHARACTER RENDERINGA24 BLDG. 2 - CONDOS - COLORS + MATERIALSA25 BLDG. 3 - TOWNHOMES - PLAN 1 FLOOR PLANA26 BLDG. 3 - TOWNHOMES - PLAN 2 FLOOR PLANA27 BLDG. 3 - TOWNHOMES - PLAN 3 FLOOR PLANA28 BLDG. 3 - TOWNHOMES - BUILDING 100A/100B (DUPLEX) ELEV.A29 BLDG. 3 - TOWNHOMES - BUILDING 100 (DUPLEX) A30 BLDG. 3 - TOWNHOMES - BUILDING 200 (3-PLEX) ELEVATIONSA31 BLDG. 3 - TOWNHOMES - BUILDING 200 (3-PLEX)A32 BLDG. 3 - TOWNHOMES - BUILDING 300 (4-PLEX) PERSPECTIVEA33 BLDG. 3 - TOWNHOMES - BUILDING 300 (4-PLEX) ELEVATIONSA34 BLDG. 3 - TOWNHOMES - BUILDING 300 (4-PLEX)A35 BLDG. 3 - TOWNHOMES - BUILDING 400 (5-PLEX) ELEVATIONSA36 BLDG. 3 - TOWNHOMES - BUILDING 400 (5-PLEX)A37 BLDG. 3 - TOWNHOMES - BUILDING 500A (6-PLEX) ELEVATIONSA38 BLDG. 3 - TOWNHOMES - BUILDING 500B (6-PLEX) ELEVATIONSA39 BLDG. 3 - TOWNHOMES - BUILDING 500 (6-PLEX)A40 BLDG. 3 - TOWNHOMES - BUILDING 600B (6-PLEX) PERSPECTIVEA41 BLDG. 3 - TOWNHOMES - BUILDING 600A (6-PLEX) ELEVATIONSA42 BLDG. 3 - TOWNHOMES - BUILDING 600B (6-PLEX) ELEVATIONSA43 BLDG. 3 - TOWNHOMES - BUILDING 600 (6-PLEX)A44 BLDG. 3 - TOWNHOMES - ARCHITECTURAL DETAILSA45 BLDG. 3 - TOWNHOMES - COLOR SCHEMESA46 BLDG. 4 - CLUBHOUSE - INSPIRATION IMAGESA47 BLDG. 4 - CLUBHOUSE - ILLUSTRATIVE SITE PLANA48 BLDG. 4 - CLUBHOUSE - FLOOR PLANA49 BLDG. 4 - CLUBHOUSE - ELEVATIONSA50 BLDG. 4 - CLUBHOUSE - PERSPECTIVE SKETCHA51 BLDG. 4 - CLUBHOUSE - CHARACTER RENDERINGA52 BLDG. 4 - CLUBHOUSE - COLORS + MATERIALSA53 PROJECT ENTRY RENDERINGA54 AFFORDABLE & WORK FORCE HOUSING SITE EXHIBITA55 TENTATIVE CONSTRUCTION PHASING EXHIBIT BLDG #1: EFFICIENCY UNITSUNIT AREAS:UNIT A (6 PER BUILDING)UNIT B (2 PER BUILDING)UNIT C (6 PER BUILDING)UNIT D (6 PER BUILDING)LIVING - 380 SFDECK - REFER TO SHEET A11EXT. STORAGE - REFER TO SHEET A11LIVING - 449 SFDECK - REFER TO SHEET A11EXT. STORAGE - REFER TO SHEET A11LIVING - 449 SFDECK - REFER TO SHEET A11EXT. STORAGE - REFER TO SHEET A11LIVING - 580 SFDECK - REFER TO SHEET A11EXT. STORAGE - REFER TO SHEET A11UNIT BREAKDOWN:1ST FLOOR2ND FLOOR & 3RD FLOOR(2) UNIT A(2) UNIT C(2) UNIT A(1) UNIT B(2) UNIT C(3) UNIT DFLOOR AREAS:1ST FLOOR2ND FLOOR3RD FLOORLIVING - 1658 SFPATIOS - 500 SFCARPORTS - 1656 SFBIKE STORAGE - 540 SFADDITIONAL UNIT STORAGE - 1600 CFTOTAL - 4550 SFLIVING - 3848 SFDECK - 544 SFTOTAL - 4392 SFLIVING - 3848 SFDECK - 544 SFTOTAL - 4392 SFTOTAL BUILDING AREA:13,334 SFTOTAL PRODUCT AREA:(6) BUILDINGS X 13,334 SF = 80,004 SFBLDG #2: CONDOMINIUMSUNIT AREAS:UNIT A (6 PER BUILDING)UNIT B (6 PER BUILDING)LIVING - 951 SFDECK - REFER TO SHEET A19EXT. STORAGE - REFER TO SHEET A19LIVING - 1140 SFDECK - REFER TO SHEET A19EXT. STORAGE - REFER TO SHEET A19UNIT BREAKDOWN:1ST, 2ND, & 3RD FLOOR (2) UNIT A(2) UNIT BFLOOR AREAS:1ST FLOOR2ND FLOOR3RD FLOORLIVING - 4182 SFPATIOS - 804 SFTOTAL - 4986 SFLIVING - 4182 SFDECKS - 578 SFTOTAL - 4760 SFLIVING - 4182 SFDECKS - 578 SFTOTAL - 4760 SFTOTAL BUILDING AREA:14,506 SFTOTAL PRODUCT AREA:(8) BUILDINGS X 14,506 SF = 116,048 SFBLDG #3: TOWNHOMESUNIT AREAS:PLAN 1PLAN 2PLAN 31423 SF1559 SF1611 SFUNIT BREAKDOWN:BUILDING 100 (DUPLEX)BUILDING 200 (3-PLEX)BUILDING 300 (4-PLEX)BUILDING 400 (5-PLEX)BUILDING 500 (6-PLEX)BUILDING 600 (6-PLEX)(2) PLAN 3(1) PLAN 1(2) PLAN 3(2) PLAN 1(1) PLAN 2(1) PLAN 3(3) PLAN 1(1) PLAN 2(1) PLAN 3(4) PLAN 1(1) PLAN 2(1) PLAN 3(4) PLAN 1(2) PLAN 3BUILDING BREAKDOWN:(4) BUILDING 100(3) BUILDING 200(1) BUILDING 300(1) BUILDING 400(5) BUILDING 500(4) BUILDING 6003222 SF EACH = 12,888 SF TOTAL4645 SF EACH = 13,935 SF TOTAL6016 SF EACH = 6016 SF TOTAL7439 SF EACH = 7439 SF TOTAL8862 SF EACH = 44,310 SF TOTAL8914 SF EACH = 35,656 SF TOTALTOTAL PRODUCT AREA:(18) BUILDINGS = 120,244 SFBLDG #4: HARVEST CLUBAREA BREAKDOWN:ASSEMBLY/KITCHENOFFICERESTROOMSUTILITIES/MAINTAINENCEPOOL DECKPOOLSPACOV. TRELLISTOTAL AREA919 SF156 SF234 SF211 SF1850 SF576 SF80 SF639 SF4666 SFPROJECT STATISTICS SP LAND USE/ZONINGNEIGHBORHOOD GENERAL (NG-30)APN067-121-022PARCEL SIZE10.556 ACRESADDRESSMADONNA ROADSAN LUIS OBISPO, CA 93401TRACT 3096 OF SAN LUIS RANCHALLOWED DENSITY299 DWELLING UNITSPROPOSED DENSITY296 DWELLING UNITSVICINITY MAPZONING MAPSITEOVERALL UNIT BREAKDOWNBLDG #1: EFFICIENCY UNITS 20 UNITS PER BUILDING(6) BUILDINGS X 20 DWELLING UNITS =120 DWELLING UNITSBLDG # 2: CONDOMINIUMS 12 UNITS PER BUILDING 8 BUILDINGS X 12 UNITS =96 DWELLING UNITSBLDG # 3: TOWNHOMES 80 DWELLING UNITSBUILDING & SAFETY NOTESBLDG #1 & BLDG #2:MULTI-FAMILYOCCUPANCY CLASSIFICATION:FIRE SYSTEM:CODE REQUIREMENTS MET:PARKING REQUIREMENTS:ACCESSIBILITY REQUIREMENTS:R-2NFPA 13RCBC 2019, CITY REACH CODESEE SHEET A4CBC CHAPTER 11ABLDG #3:TOWNHOMESOCCUPANCY CLASSIFICATION:FIRE SYSTEM:CODE REQUIREMENTS MET:PARKING REQUIREMENTS:ACCESSIBILITY REQUIREMENTS:R-3NFPA 13DCRC 2019, CITY REACH CODESEE SHEET A4CBC CHAPTER 11ABLDG #4:CLUBHOUSEOCCUPANCY CLASSIFICATION:FIRE SYSTEM:CODE REQUIREMENTS MET:PARKING REQUIREMENTS:A-3NPFA 13CBC 2019, CITY REACH CODESEE SHEET A4Item 2Packet Page 31 THE ORCHARD AT SAN LUIS RANCHA2#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)DESIGN CONSISTENCY MATRIXStandardMulti-Family (NG-30)Attached Townhome (NG-30)RequirementRequirements MetSheet Reference NotesBuilding Height x x 40' - 3 stories max YesA12, A20, A28, A33, A35, A37, A38, A41, A42Table 3-3 Residential Design StandardsPorches/Patios x x 5' min. Yes A11, A19Table 3-3 Residential Design StandardsSingle room Occupancy Parking xOne off street uncovered parking space required per unit or storage for 2 bicycles. Tandum parking may be provided to allow one parking space in the driveway.Yes A5, L8Table 3-5 Residential Design StandardsThis is only applicable to efficiency unit A. Either 36 parking spots or 72 bike spots. We are choosing to store 2 bikes per unit.Parking x2 per unit. At least one parking space shall be covered.Yes A5, L8Table 3-3 Residential Design Standards80 units x 2 = 160 parking spacesParking x1 space per unit, 0.25 per guest. Required parking shall not be visible from a public street.Yes A5, L8Table 3-3 Residential Design Standards180 MF units (Does not include single room occupancy units per standard above): 180 x 1.25 = 225 parking spacesBicycle Parking x x2 per unit, plus 1 guest per every 5 unitsYes A5, L8Table 3-6 SLOMC 17.72.070296 units: 296x2=592, Guest Parking 260 units (Does not include single room occupancy units): 260x0.2=52Outdoor Space x xGround level - Min. of 100sf Upper floors - Min of 50sf and 6' min dim.Yes A10, A11, A18, A19Table 3-3 Residential Design StandardsOpen Space xMin. of 100 sf of community open space shall be provided per unitYes L7Table 3-3 Residential Design StandardsExterior Lighting x xAll lighting shall be downward focused except for ambient string style patio lightsYes L5Table 3-3 Residential Design StandardsFences/Walls/ HedgesxxMust be placed within required setback and shall not exceed 6' except within any front setback, the maximum fence, wall, or hedge height shall be as shown in Figure 3-3Yes L13See SLOMC 17.70.070Signs: Subdivision Entry Monumentxx1 per street frontage, max 20sf, height approved by ARC, shall be located in a landscaped planter, illumination is not permitted except for external directed and shielded lightsYes A7, L2Table 3-11 Residential Design StandardsSigns: Wall sign directory signxx1 per street frontage, max 20sf, height n/a, shall be located over building entrances, illumination is not permitted except for directory signs.Yes A6, A13, A21Table 3-11 Residential Design StandardsStandardMulti-Family (NG-30)Attached Townhome (NG-30)RequirementRequirement MetSheet Reference NotesStorage x200 cubic ft min. of enclosed weatherproof and lockable private storage space. The min opening shall be 2 1/2ft by 4ft and the min height shall be 4ftYes A11, A19 Pg. 56 section GLaundry xA laundry unit shall be provided in each unit, or in common laundry space. Yes A10, A18 Pg. 56 section HDESIGN CONSISTENCY MATRIXSan Luis Ranch Specific PlanSubdivision RegulationsTopicRequirement MetSite PlanningYesSite PlanningYesSite PlanningYesSite PlanningYesParking and DrivewaysYesParking and DrivewaysYesParking and DrivewaysYesParking and DrivewaysYesParking and DrivewaysYesProject Architecture: Façade and Roof ArticulationYesProject Architecture: ScaleYesProject Architecture: Balconies, porches, and patiosYesProject Architecture: Exterior StairwaysYesProject Architecture: Accessory StructuresYesStairways providing access to the upper levels of multi-family structuresshould be located mostly within the buildings themselves.Accessory structures should be designed as an integral part of a project. Their materials, color, and details should be the same as the principal structures on the site.Safe and protected bicycle parking should be located convenient to each dwelling unit. internal streets should have the streets designed as if they were pleasant public streets, with comprehensive streetscapes including sidewalks, and planting strips between curb and sidewalk with canopy trees.A structure with three or more attached units should incorporate significant wall and roof articulation to reduce apparent scale.Large projects should be broken up into groups of structures, and large single structures should be avoidedThe use of balconies, porches, and patios as part of multi-family structures is encouraged for both practical and aesthetic value.Units having individual sidewalk entrances, or as courtyard projects with at least one significant pedestrian entrance from the street sidewalk. Where individual units have access to the street sidewalk, private "front yard" outdoor space may be differentiated from the public right-of-way by a porch, or small yard enclosed by a low fence.Residential units and activity areas not adjacent to a street should be accessible via pedestrian walkways and bikeways separate from vehicle parking areas and drivewaysLong, monotonous parking drives and large, undivided parking lots are discouraged.The main vehicle access into a multi-family site should be through an attractive entry drive. Colored and textured paving treatment is encouraged outside of the public street right-of-way, and within the project.Parking areas should be visible from the residential units to the extent possible.City of San Luis Obispo Community Design Guidelines: 5.4 - Multi-Family and Clustered Housing DesignThe placement of new units should consider the existing character of the surrounding residential area. New development should respect the privacy of adjacent residential uses through appropriate building orientation and structure heightMulti-family structures should be set back from adjacent public streets consistent with the prevailing setback pattern of the immediate neighborhood.Multi-Family Design GuidelinesItem 2Packet Page 32 THE ORCHARD AT SAN LUIS RANCHA3#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)GREEN POINT CHECKLISTNEW HOME RATING SYSTEM, VERSION 6.03RVVLEOH3RLQWV08/7,)$0,/<&+(&./,67&R(Q+H5H1HZ+RPH0XOWLIDPLO\sĞƌƐŝŽŶϲ͘Ϭ͘Ϯ30 5 6 9 3RLQWV$FKLHYHG&RPPXQLW\(QHUJ\,$4+HDOWK5HVRXUFHV:DWHU0HDVXUHV1RWHV&$/*UHHQ7%'&$/*UHHQ5HV 5(48,5(' $6,7(7%'$&RQVWUXFWLRQ)RRWSULQW$-RE6LWH&RQVWUXFWLRQ:DVWH'LYHUVLRQ7%'$& ':DVWH'LYHUVLRQ ,QFOXGLQJ$OWHUQDWLYH'DLO\&RYHU 7%'$& ':DVWH'LYHUVLRQ ([FOXGLQJ$OWHUQDWLYH'DLO\&RYHU 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PLANSTRANSFORMERPER ELEC. PLANSTRANSFORMERPER ELEC. PLANSTRASH ENCLOSUREPER LANDSCAPE PLANSTRANSFORMERPER ELEC. PLANSG23G23TRASH ENCLOSUREPER LANDSCAPE PLANSTRANSFORMERPER ELEC. PLANSTRASH ENCLOSUREPER LANDSCAPE PLANSTRASH ENCLOSUREPER LANDSCAPE PLANSTRASH ENCLOSUREPER LANDSCAPE PLANSTRANSFORMERPER ELEC. PLANSTRANSFORMERPER ELEC. PLANSTRANSFORMERPER ELEC. PLANSTRASH ENCLOSUREPER LANDSCAPE PLANSTRANSFORMERPER ELEC. PLANSTRASH ENCLOSUREPER LANDSCAPE PLANS26' - 8"27' - 11"JUNCTION BOXPER ELEC. PLANSTRANSFORMERPER ELEC. PLANSJUNCTION BOXPER ELEC. PLANSJUNCTION BOXPER ELEC. PLANSNATURAL PRESERVE NOT A PART OF THIS PROJECT TRANSFORMERPER ELEC. PLANSTRANSFORMERPER ELEC. PLANSOUTDOOR COMMON AREA G25G2510' - 0"45' - 2"28' - 2"47' - 1"2 8 ' - 0 "12' - 0"1 3 ' - 2 "11' - 3"1 9 ' - 1 "G23G24G25KEY1234 2/A 2/A61/A 1/A66PARKING REQUIREMENTSEFFICIENCY UNITS BLDG. #1(6) BUI DIN S X 20 D E IN UNITS = 120 D E IN UNITSMIN PAR IN RE UIRED = 1 PER D E IN UNIT 2 UEST120 D E IN UNITS X 1 2 = 1 0 - 36 SPA ES = 114 SPACES(*NOTE: FOR UNIT TYPE A’S, A TOTAL OF 36 STALLS TO BE REPLACED WITH 2-LONG TERM BIKE PARKING STORAGE SPACES PER UNIT. PER SPECIFIC PLAN TABLE 3-5) PR P SED PAR IN PR VIDED 104 SURFACE PARKING + 48 COV. PARKING = 152 SPACESN TE (MIN 2 R 1 ADA MP IANT V PAR IN 2 R 2 SUR A E PAR IN = MIN 3 ADA STA S)CONDOMINIUM BLDG. #28 BUI DIN S X 12 D E IN UNITS = 96 D E IN UNITS MIN PAR IN RE UIRED = 1 PER D E IN UNIT 2 UEST 96 D E IN UNITS X 1 2 = 120 SPACESPR P SED PAR IN PR VIDED 167 SURFACE PARKING SPACESN TE (MIN 2 R 3 ADA MP IANT SUR A E PAR IN RE )TOWNHOMES BLDG. #3: 80 D E IN UNITS MIN PAR IN RE UIRED = 2 VERED SPA ES PER D E IN UNIT80 D E IN UNITS X 2 = 160 COVERED SPACES PR P SED PAR IN PR VIDED 160 COVERED SPACES + 9 SURFACE PARKING GUEST SPACES = 169 SPACESN TE (MIN 2 R 3 ADA MP IANT SUR A E PAR IN RE )THE HARVEST CLUBPR P SED PAR IN PR VIDED3 SURFACE PARKING SPACES (INCLUSIVE OF 2 ADA COMPLIANT)N TE (MIN 2 R 1 ADA MP IANT SUR A E PAR IN RE ) PARKING SUMMARYMIN PAR IN RE UIRED N SITE = 394 SPACESPR P SED PAR IN N SITE VERED PAR IN PR VIDED = 322 SPA ESUN VERED SUR A E PAR IN PR VIDED = 1 8 SPA ESADA PAR IN PR VIDED = 11 SPA ESTOTAL PROPOSED PARKING PROVIDED = 491 SPACESBIKE PARKINGPER SAN UIS BISP MUNI IPA DE SE 17 72, 070BIKE STORAGE*EA. BIKE STORAGE SHED PROVIDES 42 BIKE SPACES*EA. CONDOMINIUM AND EFFICIENCY UNIT ON GROUND FLOOR PROVIDES 1 LONG-TERM BIKE STORAGE .*EA. TOWNHOME PROVIDES 2 LONG-TERM BIKE STORAGE WITHIN GARAGE.MIN BI E ST RA E RE ( N -TERM) = 2 SPA ES PER D E IN UNIT296 D E IN UNITS X 2 = 592 SPACESMIN BI E ST RA E RE (SH RT-TERM) = 0 2 SPA ES PER D E IN UNIT296 D E IN UNITS X 0 2 = 60 SPACESTOTAL REQUIRED BIKE STORAGE (LONG-TERM) = 592 SPACESPR P SED BI E ST RA E PR VIDED ( N -TERM) EFFICIENCY UNITS: 120 DWELLING UNITS X 2 = 240 SPACES MIN.(36 LONG TERM PER BLDG. @ COV. PARKING = 216 SPACES)(1 LONG TERM PER GROUND FLOOR UNIT = 24 SPACES)CONDOMINIUM UNITS: 96 DWELLING UNITS X 2 = 192 SPACES MIN.(4 LONG TERM PER BIKE SHED STORAGE BLDGS. = 168 SPACES)(1 LONG TERM PER GROUND FLOOR UNIT = 32 SPACES)TOWNHOME UNITS: 80 DWELLING UNITS X 2 = 160 SPACES MIN.(2 LONG TERM PER PRIVATE GARAGE = 160 SPACES)TOTAL PROPOSED BIKE STORAGE (LONG-TERM) = 600 SPACESMOTORCYCLE PARKINGMIN 1 PER PAR IN STA S RE UIRED = 2 M T R Y E STA S TOTAL PROPOSED MOTORCYCLE = 25 SPACESTHE ORCHARD AT SAN LUIS RANCHA4#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020ARCHITECTURAL SITE PLAN/PARKING PLAN 1” = 40’-0” (24X36 SHEET)02040 800 40 80 1601” = 100’-0” (12X18 SHEET)Item 2Packet Page 34 PCARPORT PARKINGBUILDING 2CREEK SETBACKL(E) TOP OF BANK20' - 0"CERRO SAN LUIS CHANNEL FACE OF CURBMADONNA RDPLPUE6' - 0"BIOFILTRATION AND RETENTION AREA5' - 0"10' - 0"+/- 27' - 0"BUILDING 3BUILDING 3+/-39'-8" +/-39'-8" F.F." EXISTING GRADEPROPOSED FINISH FLOORFACE OF CURBMADONNA RDPCARPORT PARKINGCARPORT PARKINGBUILDING 2BUILDING 1BUILDING 1CREEK SETBACK+/-39'-3" L(E) TOP OF BANK20' - 0"+/-39'-8" BUILDING 1PL+/- 17' - 0"PUECERRO SAN LUIS CHANNEL 6' - 0"BIOFILTRATION AND RETENTION AREA5' - 0"10' - 0"F.F." EXISTING GRADEPROPOSED FINISH FLOORS A E 1” = 40’S A E 1” = 40’SITE SECTIONSITE SECTION12THE ORCHARD AT SAN LUIS RANCHA #1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020SITE SECTIONS1” = 20” (24X36 SHEET)01020 4002040 801” = 40’ (12X18 SHEET)Item 2Packet Page 35 %8,/',1*&$532573$5.,1*3/35()802&5((. ( 7232)%$1.&5((.6(7%$&. 0$; (;,67,1**5$'())3/&/8%+286(322/ 0$; 0$;(;,67,1**5$'())%8,/',1*%8,/',1*S A E 1” = 40’S A E 1” = 40’SITE SECTIONSITE SECTION12THE ORCHARD AT SAN LUIS RANCHA6#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020SITE SECTIONS1” = 20” (24X36 SHEET)01020 4002040 801” = 40’ (12X18 SHEET)Item 2Packet Page 36 EV PARKINGEV PARKINGEV PARKING EV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARK INGEV PARKINGEV PARKINGEV PARKINGEV PARKINGSSWWWWWWWWWWWWWWWWWWWSSSSSSSSSSSS SSSS SSSSSDSDSDSDSDSSSSSSSSSSSSSSSDSSSDFWWFWSDSDWWWWW W W SDSD CONNECT TO EXISTING SSMHINSTALL (28) MC-4500STORMTECH CHAMBERSINSTALL (29) MC-4500STORMTECH CHAMBERSINSTALL (19) MC-4500STORMTECH CHAMBERSABANDON 20'SEWER EASEMENTCONNECT TO SD OUTFALLCONNECT TO SD OUTFALL114141444122222142333333334433455556666666667776779109INSTALL (10) MC-4500STORMTECH CHAMBERS8888881111111111111131112121212121212121212121212121212124551415141511111613INSTALL (8) MC-4500STORMTECH CHAMBERSINTERSECTION SIGHT LINESCREEK SETBACKTOP OF BANK35'CREEK SETBACKTOP OF BANKPROPERTY LINEUTILITY NOTES12" HDPE STORM DRAIN18" HDPE STORM DRAIN48" DIAMETER STORM DRAIN MANHOLE24" x 24" CONCRETE CATCH BASINFIRE HYDRANT, LATERAL, VALVE ASSEMBLY6" PVC SANITARY SEWER LATERAL8" PVC SANITARY SEWER MAIN8" C900 PVC PRIVATE WATER LINE10" C900 PVC PRIVATE WATER MAINDDCV AND BACKFLOW PREVENTER ASSEMBLY48" DIAMETER SSMHSANITARY SEWER CLEANOUTINTERFACE BETWEEN PRIVATE AND PUBLIC WATER MAINS. LOCATION OFTRANSFER OF OWNERSHIP.ALL DOMESTIC WATER CONNECTIONS TO BE 1" SCHEDULE 80 PVCDOMESTIC SERVICE LATERALS WITH A 1" METER BOX, TYP.ALL FIRE WATER SERVICE LATERALS TO BE 4", TYP.CONNECT TO EXISTING WATER POC12345678910111213141516IHHW  GENERAL NOTES1. ALL DOMESTIC WATER CONNECTIONS TO BE 1" SCHEDULE 80 PVCDOMESTIC SERVICE LATERALS WITH A 1" METER BOX.2. ALL FIRE WATER SERVICE LATERALS TO BE 4".3. UTILITY SIZING IS PRELIMINARY AND SUBJECT TO CHANGE.THE ORCHARD AT SAN LUIS RANCH 1#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020SITE UTILITY PLANItem 2Packet Page 37 EV PARKINGEV PARKINGEV PARKING EV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARK INGEV PARKINGEV PARKINGEV PARKINGEV PARKING1%MAX5% ±1% ±1% ±3% ±2% ±2.0% MAX1%0.7% ±4%4%1.00%1.00%1.0%1.0% ±1.5% ±1.5% ±1.5% ±1.5% ±0.7% ±1.0% ±0.7% ±2.0 %2.0 %0.6% ±0.6% ±2.0 %2.0%1.0% ±1.0% ±2.0 %0.6% ±2.0%2.0 %2.0 % 2.0% ± 2.0% ±0.6% ±2.0% ±0.3% ±1%MAX3% ±2% ±2% ±2% ±2% ±SDSDSDSDSDSDSDSDSDSDSD 132.0± FSFF = 130.00FF = 131.2FF = 130.50FF = 133.0FF = 134.75FF = 133.5FF = 133.0FF = 133.5FF = 130.9131.00 TC130.50 FS132 HP131.00LP132 FSMATCH EX.FF = 130.9FF = 130.70FF = 130.90FF = 134.75FF = 133.0FF = 130.9FF = 130.7FF = 132.20FF = 132.20129.50 FS130.00 FS129.30 TG129.30 TGPROVIDE A 2' CURB CUT@ LP OF ISLAND TYP.130.20 TC129.70 FS130.75 TC130.25 FS130.70 FS134.00 TC133.5 FSMADONNA ROADCERRO SAN LUIS CHANNELPREFUMO CREEKFF = 132.3FF = 132.3FF = 132.3FF = 132.3EXISTINGBIORETENTION AREAEXISTINGBIORETENTION AREAEXISTINGBIORETENTION AREAEXISTINGBIORETENTION AREAEXISTINGBIORETENTION INLET(TYP)MATCH EX. FS129.5±CONSTRUCT SIDEWALK WITH SIDEWALKUNDERDRAIN TO ALLOW STORM WATER TOMIGRATE THROUGH RETENTION AREA.131.50 TC131.00 FSGRADEBREAK130.30 TC129.80 FSPROVIDE A 2' CURB CUTTO PROVIDE ANOVERLAND ESCAPE ROUTEEX. FG130.0±FF = 132.0FF = 132.0130.00 FS130.00 FS130.00 FS130.00 FS130.00 FS129.00 TGPROVIDE A 2' CURB CUT @LP OF ISLAND TYP.MATCH EX. FS130.2±FF = 133.0FF = 133.0FF = 133.0FF = 133.0GRADEBREAK130.50 FS130.00 TC129.50 FSCONSTRUCTROLLED CURBGRADEBREAK131.00 FSPOTENTIALLY (1) RISERIN THE GARAGE128.90 TC128.40 FSFF = 130.0FF = 130.5130.60 TC130.10 FS130.20 TC129.70 FS129.70 TC129.20 FS128.0± FS127.90 TC127.40 FSPROVIDE A 2' CURB CUTTO PROVIDE ANOVERLAND ESCAPE ROUTEPROVIDE A 2' CURB CUTTO PROVIDE ANOVERLAND ESCAPE ROUTEPROVIDE A 2' SIDEWALKUNDERDRAN TO PROVIDEAN OVERLAND ESCAPEROUTE129.50 TC129.00 FSFF = 130.0130.10 TC129.60 FSFF = 129.5ACCOUNT S F O R ( 1 ) RISER IN TH E G A R A G E130.90 FS131.30 FS128.0± FS131.5 TC131.0 FS131.5 TC131.0 FSPROVIDE A 2' SIDEWALKUNDERDRAIN AS ANOVERLAND ESCAPE ROUTEFF = 129.52' MAX RETAINING WALLCREEK SETBACKTOP OF BANK35'CREEK SETBACKTOP OF BANKIHHW  GENERAL NOTES1. EARTHWORK:CUT = 20,156 CFFILL = 1,431 CFNET (CUT) = 18,725 CF2. PERCENT OF THE SITE PROPOSED TO BE DISTURBED BY GRADING = 94%3. AVERAGE NATURAL GRADE = ±1%THE ORCHARD AT SAN LUIS RANCH 2#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020SITE GRADING & DRAINAGE PLANItem 2Packet Page 38 EV PARKINGEV PARKINGEV PARKING EV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKING EV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARKINGEV PARK INGEV PARKING EV PARKINGEV PARKINGSDSDSDSDSDSDSDSDSDSDSD LOT 3LOT 1LOT 2OPEN SPACELOT 4CONNECT TOEXISTING SD OUTFALLIHHW  PROPOSED STATISTICSLIMITS OF DISTURBANCE: 10.23 AC(A) PROPOSED NEW IMPERVIOUS AREA: 313,401 SF(B) TOTAL REPLACED IMPERVIOUS AREA AREA: 0 SF(C) PROPOSED PERVIOUSAREA: 132,218 SF(D) TOTAL IMPERVIOUS AREA AREA: 313,401 SF(E) NET IMPERVIOUS AREA(NEW IMPERVIOUS + REPLACED IMPERVIOUS)-(TOTAL EXISTING IMPERVIOUS-TOTAL IMPERVIOUSAREA OF COMPLETE PROJECT)AREA: 313,401 SFPRELIMINARY HYDROLOGYPR #2 & #3:LOT 1:TOTAL AREA = 165,419 SFIMPERVIOUS AREA = 108,732 SF95TH PERCENTILE DEPTH: 1.9" i = IMPERVIOUS AREA/TOTAL AREA = .66C = 0.858i3-0.78i2+0.774i+.04 = 0.46165419 SF * 0.46 (coefficient) * (1.9”/12")FT = 12,048 CFREQUIRED STORAGE VOLUME = 12,048 CFPROVIDED STORAGE VOLUME (PAVERS WITH 3' ROCK DEPTH) = 12,391 CFLOT 2:TOTAL AREA = 16,075 SFIMPERVIOUS AREA = 13,921 SF95TH PERCENTILE DEPTH: 1.9" i = IMPERVIOUS AREA/TOTAL AREA = 0.87C = 0.858i3-0.78i2+0.774i+.04 = 0.6816075 SF * 0.68 (coefficient) * (1.9”/12")FT = 1,730 CFREQUIRED STORAGE VOLUME = 1,730 CFPROVIDED STORAGE VOLUME (10 CHAMBERS) = 1,736 CFLOT 3:TOTAL AREA = 169,531 SFIMPERVIOUS AREA = 126,278 SF95TH PERCENTILE DEPTH: 1.9" i = IMPERVIOUS AREA/TOTAL AREA = 0.75C = 0.858i3-0.78i2+0.774i+.04 = 0.54169531 SF * 0.54 (coefficient) * (1.9”/12")FT = 14,494 CFREQUIRED STORAGE VOLUME = 14,494 CFPROVIDED STORAGE VOLUME (84 CHAMERS) = 14,582 CFLOT 4:TOTAL AREA = 94,488 SFIMPERVIOUS AREA = 64,470 SF95TH PERCENTILE DEPTH: 1.9" i = IMPERVIOUS AREA/TOTAL AREA = 0.68C = 0.858i3-0.78i2+0.774i+.04 = 0.4894488 SF * 0.48 (coefficient) * (1.9”/12")FT = 7,181 CFREQUIRED STORAGE VOLUME = 7,181 CFPROVIDED STORAGE VOLUME (PAVERS WITH 3' ROCK DEPTH) = 8,365 CFNOTE:ALL PROVIDED UNDERGROUND STORAGEVOLUME IS BASED ON AN 18" STONE BASE UNDERSTORMTECH MC4500 CHAMBERSTHE ORCHARD AT SAN LUIS RANCH 3#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020SITE STORMWATER CONTROL PLANItem 2Packet Page 39 THE ORCHARD AT SAN LUIS RANCH 1#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201” = 40” (24X36 SHEET)02040 800 40 90 1601” = 80’ (12X18 SHEET)LANDSCAPE SITE PLAN RED N RETE ENTRY DRIVE UBH USE - SEE EN AR EMENTBI E SHA ST RA E BUI DIN T T T - SEE EN AR EMENT MMUNITY VE IE B XES, AMES AND/ R PI NI AREASMAI B X I S MMUNITY HI DREN’S ARDENTRASH EN SURERI HT- - AY IMPR VEMENTS N T A PART - TREES I BE IN UDED T AU MENT BI -RETENTI NP A A ITH UNTAIN SEATIN 11 77772799881213141 1822181 1 1414141414141422182266SITE PLAN DESIGN KEYN TE A TREES ITHIN THIS PR JE T HAVE BEEN REM VED UNDER A SEPARATE PERMIT MAP #0174-2017 TREES ITHIN THE REE AND HANNE ARE T REMAIN N ADDITI NA TREES ARE ANTI IPATED T BE REM VED 1818148886 MMUNITY PI NI AREAS10101010SHARED STREET - SEE EN AR EMENT28NATURA P AY AREA - SEE EN AR EMENT11212121212121PEDESTRIAN PASE - SEE EN AR EMENT3 A AY ITH RED N RETE333333444441320’ HANNE SETBA 3 ’ REE SETBA 61616161717N T A PARTPERVI US PAVERS18232323 UTURE BI E/ PEDESTRIAN BRID E(SEPARATE PERMIT MAP #0174-2017) 19 R SS A NNE TI N T A UNA A E PAR (SEPARATE PERMIT MAP #0174-2017) 20192028 UTURE ARP RTS ITH S AR22 ARP RTS AT E I IEN Y UNITS211111EXISTIN TREES T REMAIN23124MAD NNA R AD ERR SAN UIS HANNE Item 2Packet Page 40 THE ORCHARD AT SAN LUIS RANCH 2#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020PLANT PALETTE AND LANDSCAPE AMENITIESCONCEPTUAL PLANT SCHEDULE CONDO FRUIT TREE LIST CITRUS X AURANTIIFOLIA `BEARSS LIME` / BEARSS LIME 15 GAL CITRUS X LIMON `EUREKA` / EUREKA LEMON 24"BOX CITRUS X SINENSIS `WASHINGTON NAVEL` / ORANGE 15 GAL CITRUS X TANGELO / TANGELO 24"BOX DIOSPYROS KAKI `HACHIYA` / JAPANESE PERSIMMON 15 GAL MALUS PUMILA `DORSETT GOLDEN` / DORSETT GOLDEN APPLE 15 GAL PERSEA AMERICANA `FUERTE` / FUERTE AVOCADO 15 GAL PERSEA AMERICANA `HASS` / AVOCADO 15 GAL PRUNUS SALICINA `BEAUTY` / BEAUTY PLUM 15 GAL PRUNUS SALICINA `SATSUMA` / SATSUMA PLUM 15 GAL MASTER TREE LIST ARBUTUS X `MARINA` / ARBUTUS STANDARD 36"BOX CERCIS CANADENSIS `FOREST PANSY` TM / FOREST PANSY REDBUD 24"BOX CHAMAEROPS HUMILIS CERIFERA / BLUE MEDITERRANEAN FAN PALM 15 GAL CHIONANTHUS RETUSUS / CHINESE FRINGE TREE 15 GAL CHORISIA SPECIOSA / SILK FLOSS TREE 36" BOX GEIJERA PARVIFLORA / AUSTRALIAN WILLOW 15 GAL OLEA EUROPAEA `SWAN HILL` TM / SWAN HILL OLIVE FIELD GROWN PHOENIX CANARIENSIS / CANARY ISLAND DATE PALM 15` B.T. PLATANUS X ACERIFOLIA / LONDON PLANE TREE MULTI-TRUNK 36" BOX PODOCARPUS X `ICEE BLUE` / ICEE BLUE PODOCARPUS 15 GAL TRISTANIA CONFERTA / BRISBANE BOX 24"BOX TRISTANIA LAURINA / WATER GUM 15 GAL ZELKOVA SERRATA `VILLAGE GREEN` / SAWLEAF ZELKOVA 24"BOX SHRUBS, GRASSES, VINES AND GROUND COVERS AEONIUM CANARIENSE / AEONIUM 3 GAL AGAVE SPECIES/ AGAVE 5 GAL ALYOGYNE HUEGELII `SANTA CRUZ` / BLUE HIBISCUS 15 GAL ANIGOZANTHOS SPECIES /KANGAROO PAW 1 GAL BULBINE FRUTESCENS / STALKED BULBINE 5 GAL CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASS 1 GAL CERCIS OCCIDENTALIS / WESTERN REDBUD MULTI-TRUNK 15 GAL CHONDROPETALUM TECTORUM `EL CAMPO` / CAPE RUSH 5 GAL DIANELLA CAERULEA `CASSA BLUE` / CASSA BLUE FLAX LILY 1 GAL DIETES BICOLOR / FORTNIGHT LILY 1 GAL FEIJOA SELLOWIANA / PINEAPPLE GUAVA 15 GAL LANTANA CAMARA `RADIATION` / RADIATION LANTANA 1 GAL LAVANDULA SPECIES / LAVENDER 1 GAL LEUCADENDRON X `SAFARI SUNSET` / CONEBUSH 5 GAL LEYMUS CONDENSATUS `CANYON PRINCE` / NATIVE BLUE RYE 1 GAL LOMANDRA SPECIES / MAT RUSH 5 GAL MUHLENBERGIA RIGENS / DEER GRASS 1 GAL NEPETA X FAASSENII `WALKERS LOW` / WALKERS LOW CATMINT 1 GAL OLEA EUROPAEA `LITTLE OLLIE` TM / LITTLE OLLIE OLIVE 5 GAL PENNISETUM SPATHIOLATUM / SLENDER VELDT GRASS 1 GAL PENSTEMON HETEROPHYLLUS `MARGARITA BOP` / BEARD TONGUE 1 GAL PHLOMIS FRUTICOSA / JERUSALEM SAGE 1 GAL PHORMIUM SPECIES / NEW ZEALAND FLAX 5 GAL POLYGALA FRUTICOSA `PETITE BUTTERFLY` / SWEET PEA SHRUB 1 GAL ROSA X `FLOWER CARPET WHITE` / ROSE 5 GAL ROSMARINUS SPECIES/ ROSEMARY 5 GAL SEDUM SPECIES / STONECROP FLAT SENECIO MANDRALISCAE `BLUE CHALK STICKS` / SENECIO FLAT STRELITZIA REGINAE / BIRD OF PARADISE 5 GAL VITIS CALIFORNICA / CALIFORNIA WILD GRAPE 1 GAL WISTERIA SINENSIS `COOK`S PURPLE` / COOK`S PURPLE CHINESE WISTERIA 15 GAL YUCCA PARVIFLORA / RED YUCCA 5 GALTOWNHOME UNITS FRUIT TREE LISTEFFICIENCY UNITS FRUIT TREE LISTPARKING/SCREEN FRUIT TREE LISTTHE ORCHARD ENTRY DRIVE SPECIMEN TREE PLATANUS RACEMOSA / CALIFORNIA SYCAMORE MULTI-TRUNK 36" BOX PERSEA AMERICANA `FUERTE` / FUERTE AVOCADO 15 GAL PERSEA AMERICANA `HASS` / AVOCADO 15 GAL CITRUS X DWARF BEARS SEEDLESS / DWARF LEMON 15 GAL CITRUS X DWARF CAMPBELL / DWARF ORANGE 15 GAL PYRUS COMMUNIS `BEURRE D'ANJOU` / BEURRE D'ANJOU PEAR 24"BOX OLEA EUROPAEA `MAJESTIC BEAUTY` TM / MAJESTIC BEAUTY FRUITLESS OLIVE 36"BOX PYRUS COMMUNIS `BEURRE D'ANJOU` / BEURRE D'ANJOU PEAR 15 GAL CITRUS X DWARF BEARS SEEDLESS / DWARF LEMON 15 GAL CITRUS X DWARF CAMPBELL / DWARF ORANGE 15 GALPITTOSPORUM SPECIES/ TOBIRA 5 GALRHAPHIOLEPSIS SPECIES/ INDIA HAWTHORN 5 GAL JUNIPERUS SPECIES / JUNIPER 15 GAL CALLISTEMON `LITTLE JOHN` / DWARF BOTTLEBRUSH 5 GAL DODONEA VISCOSA/ HOPSEED BUSH 5 GAL CAMELLIA SPECIES / CAMELLIA 5 GAL BUXUS SPECIES / BOXWOOD 5 GALACER SPECIES/ JAPANESE MAPLE 24"BOXRIPARIAN TREES CERCIS OCCIDENTALIS / WESTERN REDBUD 15 GAL PRUNUS ILICIFOLIA / HOLLY LEAF CHERRY 15 GAL QUERCUS AGRIFOLIA / COAST LIVE OAK 24" BOXRIPARIAN SHRUBS ARCTOSTAPHYLOS SPECIES / MANZANITA 5 GAL ARTEMISIA CALIFORNICA / CALIFORNIA SAGEBRUSH 5 GAL BACCHARIS PILULARIS / DWARF COYOTE BRUSH 1 GAL CERCOCARPUS BETULOIDES / MOUNTAIN MAHOGANY 5 GAL DESCHAMPSIA CESPITOSA / TUFTED HAIR GRASS 1 GAL ERIOGONUM FASCICULATUM / COMMON BUCKWHEAT 1 GAL FESTUCA CALIFORNICA / CALIFORNIA FESCUE 1 GAL FREMONTODENDRON CALIFORNICUM / CALIFORNIA FLANNEL BUSH 5 GAL GARRYA FREMONTII / COAST SILK TASSEL 5 GAL HETEROMELES ARBUTIFOLIA / TOYON 15 GAL MIMULUS AURANTIACUS / STICKY MONKEY FLOWER 1 GAL MUHLENBERGIA RIGENS / DEER GRASS 1 GAL RIBES VIBURNIFOLIUM / EVERGREEN CURRANT 5 GAL SALVIA MELLIFERA / BLACK SAGE 5 GAL ZAUSCHNERIA CALIFORNICA / CALIFORNIA FUCHSIA 5 GALFICUS PUMILA/ CREEPING FIG 15 GAL BOUGANVILLEA SPECIES/ BOUGANVILLEA 15 GALASPARAGUS MEYERI/ ASPARAGUS FERN 1 GALTHE ORCHARD ENTRY DRIVEMAJESTIC FRUITLESS OLIVEPRODUCE STANDSPRODUCE AVAILABLE FOR RESIDENTSLOCATED AT CLUBHOUSEPARKING LOT/SCREENING ORCHARDPERSIMMON AND AVOCADOCONDOMINIUM FRUIT TREEAVOCADOTOWNHOME UNITS FRUIT TREECITRUSEFFICIENCY UNITS FRUIT TREEPLUM AND APPLEItem 2Packet Page 41 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD LANDSCAPE - INSPIRATION IMAGESItem 2Packet Page 42 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD SITE FURNITURE AND LIGHTINGCOMMCOMMUNUNIT ARDIT ARDEN SPAC SPACES ITH PLAS ITH PLANTERS VRS VE ETABLE BO BO ESSLANDSCAPDSCAPE FORMS FORMS ELLSPRILLSPRIN B BENCH CHAIR ACH CHAIR AND TABLEPEDESTRIAN/PARKING LOT LIGHTSLITHONIA ITH PM POST MOUNT HI H LEDCONDOSDAR REENEFFICIENC UNITSBRI HT ORAN ETO NHOMESLI HT BLUEWALL LIGHTSLITHONIA M LUMEN LEDBOLLARDLITHONIA RADEANLEDDAVIS COLOR CLIFFSIDE BRO N AL A S CROSS AL S ROAD A S DAVIS COLOR ADOBE ACCENT PAVIN STAMPED CONCRETE BOARD AL ACCENT PAVIN SA CUT DIAMOND PATTERN ACCENT PAVIN UNILOC ECO PRIORASIERRA PERVIOUS PAVERS ROMAN COBBLEBRO N CHARCOAL ACCENT PAVIN ROMAN CLASSICCREAM BRO N ACCENT PAVIN STAMPED CONCRETE BOARD AL ACCENT PAVIN DECORATIVE CONCRETE PAVING CONCEPTSDECORATIVE PAVER CONCEPTSSIGN LIGHTSLITHONIA M E ARM LUMEN LEDUNILOC THORNBUR S CAMORE PERVIOUS PAVERS DAVIS COLOR SOUTHERN BLUSH ACCENTPAVIN DAVIS COLOR RUSTIC BRO N ACCENT PAVIN UNILOC ECO PRIORARIVER PERVIOUS PAVERS ROMAN COBBLESANDSTONE ACCENT PAVIN Item 2Packet Page 43 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET WATER USE CALCULATIONSPLANTING DESIGN CRITERIA:THE PLANT PALETTEABOVE ISCOMPRISED OFMEDITERRANEAN PLANTMATERIAL NO N TO THRIVE IN THE LOCAL CLIMATE AND SOIL CONDITIONS ORLESS OF THE PLANTMATERIAL ILL RE UIREMODERATE ATER AND THE REMAINDER ILL RE UIRE LO TO VER LO ATER ONCEESTABLISHED THIS PLANT PALETTECOUPLE ITH THE IRRI ATION S STEM ILLMEET ORE CEED THE STATE AND LOCAL STANDARDS FOR ATER CONSERVATION THROU H ATEREFFICIENT LANDSCAPE IRRI ATION DESI N A COMPLETED OR SHEET FOR MA IMUM APPLIED ATER ALLO ANCE AND ESTIMATED TOTAL ATER USECALCULATIONS ISPROVIDED ABOVE ALL ABOVE ROUND UTILITIES ILLBESCREENED ITH VE ETATION IRRIGATION AND PLANTING DESIGN CRITERIA:A 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7RWDO/DQGVFDSH$UHD IW5HVXOWV (7R [  [> (7$)[/$  (7$) [6/$@ *DOORQVSHU\HDU+&) +XQGUHG&XELF)HHW SHU\HDU$FUHIHHWSHU\HDU0$:$ 0$:$· *DOORQVSHU\HDU+&) +XQGUHG&XELF)HHW SHU\HDU$FUHIHHWSHU\HDU6DQ/XLV2ELVSR7DQ&HOOV6KRZ5HVXOWV(QWHU9DOXHLQ%OXH&HOOV0D[LPXP$SSOLHG:DWHU$OORZDQFH&DOFXODWLRQV$OWHUQDWLYH/DQGVFDSH3ODQVGXULQJ'URXJKW(PHUJHQF\ Item 2Packet Page 44 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET CIRCULATION PLANCIRCULATION KEYPRIMAR PEDESTRIAN CIRCULATIONBI E CIRCULATIONVEHICULAR ENTR IN RESS E RESS VEHICULAR E RESS ONL EMER ENC ACCESS ONL NOT A PARTMNADONNNA ROADCECECCECCRRO SRRO SRRO SRO SRROAN LUAN LUAN LUAN LUUN LUIS ISIS ISCCCCHANNHANNNHANNHANNEEELLLLPPPPEERFURFRFURMMOO OOCCCCCCCCCRRRRRRRRREEEEEEEEEEEEEEEEEEEE Item 2Packet Page 45 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET OPEN SPACE DIAGRAMOPEN SPACE AREASCOMMON OPEN SPACERE UIRED SF SF PER UNIT UNITS PROVIDED SFCREEKWALKBENCHES BI E RAC SINTERPRETIVE SI NA ERIPARIAN PLANTIN PICNIC AND REST AREASBOLLARD LI HTSCENTRAL GREENCLUBHOUSEBENCHES DO PAR BOCCE BALLPICNIC AND BB AREABOLLARD LI HTS SHARED STREET AND PLAZASBENCHES BI E RAC STABLES AND CHAIRSPOTTED PLANTSFOUNTAINPEDESTRIAN POLE LI HTS CHILDREN’S GARDENSBUTTERFL SENSOR ARDENS BENCHES BI E RAC SINTERPRETIVE SI NA EBOLLARD LI HTS TOT LOTACTIVE PLA AREABENCHES BI E RAC SBOLLARD LI HTS NATURAL PLAY AREAPASSIVE PLA AREABENCHES BI E RAC SHAMMOC S OR PODSBOLLARD LI HTS NOT A PARTPPPEEERFURFURFURRMMMO OO CCCRRRRREEEEEEE PEDESTRIAN PASEOSBENCHES BI E RAC SVE IE BO ES AME OR PICNIC AREAS ALL BOLLARD LI HTS MADONNA ROARDCECECCRRO SRRO SRRO SRRO SAN LULUAN LUAN LUAN LUISISSSIS CCCCCHANNHANNHANNNNNHANNHANNHANNANNNNEEEEEEELLLLLLItem 2Packet Page 46 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET PARKING DIAGRAMVEHICULAR PARKINGUNCOVERED PARKINGPROVIDED SPACESCOVERED PARKINGPROVIDED SPACESGARAGE PARKINGPROVIDED SPACESLONG TERM BIKE PARKINGRE UIRED PROVIDED EFFICIENCY UNITS RE UIRED 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SHEET SHEET COMMON SPACE ENLARGEMENT HAMMOC S AND ORHAN IN PODSPARK CONCEPTSMUSHROOM STEPPERSLANDSCAPE STRUCTURESAPPRO IMATE LOCATION OF E ISTIN TREES TO REMAINBOULDERS AND LO S NEST PLA AREACRADLE NEST S IN TIMBERPLA CORNSTAL CLIMBERSHAMMOC S AND OR HAN IN PODSBI E RAC STALLS BENCHESPERVIOUS PAVERSMUSHROOM STEPPERS STEPPIN STONESBOULDERS AND LO SBI E SHAC CRADLE NEST S IN CORNSTAL CLIMBERSCONCRETE AL A HO IRE FENCE SPLIT RAIL FENCE PARK PLAN KEYNOT A PART NEST PLA AREA CONNECTS TO CHILDREN S ARDEN AND CREE AL SLIDIN ROC S SLIDIN ROC S CREE SETBAC TOP OF B AN TRASH REC CLIN PRIVATE PATIOS ACCENT PAVIN DIRECTIONAL SI N RIPARIAN PLANTIN ALON PERIMETER Item 2Packet Page 48 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET COMMON SPACE ENLARGEMENTSHARED STREET CONCEPTS CONNECTS TO FUTURE BIC CLE BRID E CLRREMOVABLE BOLLARD ARRIC B FURNITUBESBOULEVARD PLANTERSTOURNESOL SITE OR STRAPECIO BENCHESLANDSCAPE FORMSTEMPORAR STREET CLOSURES FOR EVENTSCLUB HOUSE DO PAR BENCHESTABLES AND CHAIRSMAILBO IOS COMMUNIT FRUIT STANDBI E RAC STALLSTREES IN RATES T PICALPEDESTRIAN SCALE LI HTSCROSS AL REMOVABLE BOLLARDCONCRETE AL A SHARED STREET KEYFOUNTAIN ITH SEATIN PLANTERS METAL SCREENACCENT PAVIN VEHICULARACCENT PAVIN PEDESTRIANTRELLIS ITH STRIN LI HTS BI E SHAC PLANTERSPERVIOUS PAVERS PRIVATE PATIOS CHANNEL SETBAC TOP OF BAN Item 2Packet Page 49 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET PEDESTRIAN PASEO ENLARGEMENTSBENCH BI E RAC STALLSSEAT ALL AROUND FOCAL POINTSTRIN LI HTS OVERHEADHO IRE FENCE TREES PLANTED IN ALLEE T PICALACCENT PAVIN PERVIOUS IN CHANNEL SETBAC PEDESTRIAN PASEO KEYCONCRETE PAVIN PERVIOUS IN CHANNEL SETBAC TYPICAL PASEO BETWEEN CONDOMINIUMSTYPICAL PASEO BETWEEN TOWNHOMES COMMUNIT VE IE BO ES AMES AND OR PICNIC AREAS PERVIOUS PAVERS PRIVATE PATIOS CHANNEL SETBAC TOP OF BAN RIPARIAN PLANTIN IN CHANNEL SETBAC MMADONNADONNA ROAA ROADDDItem 2Packet Page 50 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET TRASH ENCLOSURE & MAIL KIOSK DETAILSSLIDE BOLT AND SLEEVEDROP BOLT AND SLEEVE7'-4"3'-4"7'-4"PRECAST CONCRETE CAPWOOD POSTCORRUGATEDMETAL ROOFCMU BLOCK WALL21'-9"SINGLE SWING GATE(2) DOUBLE SWING GATESROOF POSTORGANICS4 CU YD BIN 4 CU YD BINORGANICSCMU WALLROOF OUTLINEGATE POSTCORRUGATEDMETAL ROOFGGATEWING GATESORGANICSSS4 CU YD BIN4 CU YD BINORGANICSSSSTEEL GATE FRAMEBARREL HINGEWOOD PANELSMAIL KIOSK NOTES:1. VERIFY FINAL NUMBER OF MAILBOX UNITS WITHINKIOSK WITH OWNER PRIOR TO INSTALLATION.2. MAILBOXES PER "THE MAILBOX WORKS". MODELSHOWN: 4C15D-17. CONTACT: 800-824-99853. COLOR AND FINISH OF ROOF, MAILBOXES, ANDHARDWARE TO MATCH ARCHITECTURAL FINISHES.6"CORRUGATEDMETAL ROOF1'-0"4'-10"3'-1"9'-8"MAIL KIOSK1/2" = 1'-0"10'-5"(3) MAILBOX UNITS PER SIDE, EACH WITH:x17 TENANT COMPARTMENTSx2 PARCEL COMPARTMENTSx1 OUTGOING MAIL SLOT(FOR A TOTAL OF 51 TENANT DOORS PERSIDE, 102 TENANT DOORS PER KIOSK.)6X6 POSTRRM-1046-0BTRASH ENCLOSURE - SIDETRASH ENCLOSURE - PLANTRASH ENCLOSURE - FRONTMAIL KIOSK - SIDEMAIL KIOSK - FRONT AND BACKAIRVOL BLOC B CBAAIRVOL BLOC Item 2Packet Page 51 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET FENCING TYPES8'-2"WELDED WIRE MESH FENCE3/4" = 1'-0"2X2 FRAME (BOTH SIDES)6X6 POST2X6 RAIL (BOTH SIDES)2X6 RAIL2X8 CAPHOT-DIP GALVANIZED WELDEDWIRE MESH PANEL, 4X4 GRID2X6 SUPPORT (BOTH SIDES)POST CAP3'-8"GATERRM-1046-45BPRIVACY FENCE3/4" = 1'-0"6'-0" MAX2X4 RAIL1X6 SLATFRONT1X4 MID RAIL(ON BACK)2X4 RAIL2X6 CAP4X4 POSTPOST CAPRRM-1046-05C6'-0" MAX4X4 ROUGH CEDAR SPLIT POST WITHSLOTS TO ACCEPT PRE-CUT RAILS, TOP OFPOST CHAMFERED2X4 ROUGH CEDAR SPLIT RAIL WITHREDUCED DIMENSION AT EACH END TOMATCH PRE-CUT POST SLOTSHOGWIRE FENCE WITH TIMBER POSTS CEDAR SLAT FENCESPLIT RAIL FENCEHOGWIRE FENCESPLIT RAIL FENCEFENCING KEY MAPCEDAR SLAT FENCEGGATEHOGHOGWIWISPLSPLIT IT RARACEDCEDAR AR GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGMMMMMMMMADONNAOADONNADOADONNADROADROADROADADONNADOADODDADONNADOADODADONDDODADONDOItem 2Packet Page 52 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD SITE WALLS AND CARPORT TYPESNDSCAPE WALLS AND RETAINING WALL'-0"CMU CORE WITH STONEVENEER TO MATCHARCHITECTURERECLAIMED WOOD VENEERTO MATCH SIGNAGECMU CORE WITH STONEVENEER TO MATCHARCHITECTURESTONE VENEERSTONE VENEERRECLAIMEDWOOD VENEERCMU CORE2" TYP.CMU CORE1'-3"1'-3"CMU BLOCK WALL,SPLIT-FACE, HALF-SCORECEDAR SLAT FENCEWALLFENCECMU CAPCAPACCENT WALLLANDSCAPE WALLSECTIONSECTIONRETAINING WALL AND FENCESECTIONMETAL FRAME SOLAR CARPORT OPTIONWOOD FRAME TRELLIS CARPORT OPTION WALL KEY MAPRETAINING WALL WITH FENCEACCENT WALLRETARETAINIINIWITHWITH FE FEACCEACCENNMMADONNA RDOADONNA ADONNA OOOADAAADItem 2Packet Page 53 THE ORCHARD AT SAN LUIS RANCH RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET A PROJECT SIGNAGE CONCEPT H HDIRECTIONAL SIGNAGERESIDENTIAL (NG-10, NG-23, NG-30) SUBDIVISION ENTRY MONUMENT: SF ARC S Monument sign illumination shall be in compliance with City of San Luis Obispo Municipal Code Sections 15.40.430 and 15.40.470. DIRECTORY SIGN: SF Directory sign illumination shall be in compliance with City of San Luis Obispo Municipal Code Sections 15.40.430 and 15.40.470.RECLAIMED OODMETAL LETTERIN NOT TO SCALENOT TO SCALENOT TO SCALERECLAIMED OODSI N LI HTSSTONE BASEMONUMENT SIGNAGESIGN AND MONUMENT DEVELOPMENT STANDARDSMETAL LETTERIN STONE BASE HRECLAIMED OODMETAL LETTERIN STONE BASENEIGHBORHOOD SIGNAGENOTES ALL SI NA E IS LOCATED OUTSIDE OF VEHICULAR SITE LINES SI NS ARE CONSISTENT ITH SAN LUIS RANCH MASTER DEVELOPER PLANS ****SIGNAGE KEY MAPDD*THE ORCHARD AT SAN LUIS RANCH ENTR MONUMENTCONDOMINIUM NEI HBORHOOD SI NA EEFFICIENC UNITS NEI HBORHOOD SI NA ETO NHOME NEI HBORHOOD SI NA E****DDIRECTIONAL SI NA E*CLUB HOUSE NEI HBOHHOOD SI NA EItem 2Packet Page 54    6,1*/(6,'('%,.(5$&.6+2/'%,.(6 /[:[+ 0)**5*6,*1%,.(6+$&.&85%'*727$/ MA HEI HTT O PF F SCALE SCALE SCALE SCALE SCALE CONCEPT FLOOR PLANCONCEPT REAR ELEVATIONCONCEPT RIGHT ELEVATIONCONCEPT FRONT ELEVATION CONCEPT LEFT ELEVATION (SHOWN IN COLOR SCHEME 1) NOTE: BIKE STORAGE SHED IS CONCEPTUAL, OPTION TO LOOK INTO PRE-MANUFACTURED ALTERNATIVESTHE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD BIKE STORAGE CONCEPT SHEET SHEET BI E STORA E SI NA EPAINTED ENTR DOORASPHALT SHIN LESMETAL A NIN SOLAR PANELS IF NECESSAR OR APPLICABLE CITRUS TREEFIBER CEMENT SIDIN FIBER CEMENT BASEItem 2Packet Page 55 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET EFFICIENCY (20 PK) BLDG #1 - INSPIRATION IMAGESItem 2Packet Page 56 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET EFFICIENCY (20 PK) BLDG #1 - PROTOTYPE UNIT PLANSBEDBATHKITCHENBATH22' - 7"10' - 11"11' - 8"21' - 6"CLLAUNDRYLIVINGLIVINGBEDROOMBATHKITCHEN5' - 5"12' - 3"3' - 6"6' - 0"21' - 0"21' - 0"CLSTORAGELAUNDRYCLBATHBEDROOMCLDININGLIVINGKITCHENLAUNDRYSTORAGE23' - 10"16' - 0"6' - 0"7' - 2"22' - 7"STUDIO20' - 2"LIVINGDININGKITCHENBATHCL3' - 0"18' - 11"8' - 10"11' - 4"20' - 2"21' - 11"LAUNDRYUNIT A (380 SF) - STUDIOUNIT B (449 SF) - 1BEDUNIT C (449 SF) - 1BEDUNIT D (580 SF) - 1BED Item 2Packet Page 57 8383VWRU&)  VWRU&)VWRU&)VWRU&)                 VWRU&)  /21*7(50%,.(6725$*(  /21*7(50%,.(6725$*(6,1*/(6,'('%,.(5$&.6+2/'%,.(6 /[:[+ 0)**5*727$/VWRU&)VWRU&)VWRU&)8383                VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)8383                VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)    VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)NGHFN6)NGHFN6)NGHFN6)NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6) NGHFN6)THE ORCHARD AT SAN LUIS RANCH RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET A EFFICIENCY (20 PK) BLDG #1 - FLOOR PLANSUNIT DUNIT DUNIT DUNIT DUNIT DUNIT DUNIT BUNIT BUNIT AUNIT AUNIT AUNIT AUNIT CUNIT CUNIT CUNIT CUNIT AUNIT AUNIT CUNIT CPAR IN BI E STORA EGROUND FLOOR - BLDG. 1 - UNITS THIS FLOOR SECOND FLOOR - BLDG. 1 UNITS THIS FLOORTHIRD FLOOR - BLDG. 1 UNITS THIS FLOORGROUND FLOOR UNITSUNIT A:LIVIN PATIOE T STORA EUNIT C:LIVIN PATIOE T STORA EREQUIRED SF MINIMUM CF MINIMUM SF MINIMUM CF MINIMUMPROPOSED SF SF CF INDEPENDENT OF UNIT LOCATED ON ROUND FLOOR SF SF CF INDEPENDENT OF UNIT LOCATED ON ROUND FLOOR LEGENDPRIVATE EXT. STORAGEPRIVATE OPEN SPACESECOND/THIRD FLOOR UNITSUNIT A:LIVIN DEC E T STORA EUNIT B:LIVIN DEC E T STORA EUNIT C:LIVIN DEC E T STORA EUNIT D:LIVIN DEC E T STORA EREQUIRED SF MINIMUM CF MINIMUM SF MINIMUM CF MINIMUM SF MINIMUM CF MINIMUM SF MINIMUM CF MINIMUMPROPOSED SF SF CF INDEPENDENT OF UNIT LOCATED ON ROUND FLOOR SF SF CF LOCATED ON DEC SF SF CF INDEPENDENT OF UNIT LOCATED ON ROUND FLOOR SF SF CF LOCATED ON DEC    Item 2Packet Page 58 MA HEI HTT O PF F F F F F THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET EFFICIENCY (20 PK) BLDG #1 - ELEVATIONSSCALE SCALE SCALE SCALE CONCEPT FRONT ELEVATION (SHOWN IN COLOR SCHEME 3)CONCEPT LEFT ELEVATIONCONCEPT REAR ELEVATIONCONCEPT RIGHT ELEVATION MAIN STUCCO SAND FINISHASPHALT SHIN LESMAIN FIBER CEMENT SIDIN ACCENT FIBER CEMENT SIDIN OOD TRIMACCENT TRIMACCENT STUCCO SAND FINISHMAIN STUCCO SAND FINISHPAINTED DOORSItem 2Packet Page 59 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET EFFICIENCY (20 PK) BLDG #1 - CONCEPT PERSPECTIVEItem 2Packet Page 60 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD EFFICIENCY (20 PK) BLDG #1 - ARCHITECTURAL DETAILSENTRY ELEMENT DETAILWINDOW + BALCONY DETAILSGABLE DETAILS EXLOGLQJLGHQWLÀFDWLRQVLJQDJH GHFRUDWLYHPHWDOOLJKWÀ[WXUHPHWDOH[WHULRUOLJKWÀ[WXUH Item 2Packet Page 61 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET EFFICIENCY (20 PK) BLDG #1 - CHARACTER RENDERINGItem 2Packet Page 62 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD EFFICIENCY (20 PK) BLDG #1 - COLORS + MATERIALS(SHOWN IN SCHEME 3)SCHEME OPTION 1SCHEME OPTION 2SCHEME OPTION 3SCHEME OPTION 4 OOD TRIM OOD TRIM OOD TRIM OOD TRIMACCENT TRIMACCENT TRIMACCENT TRIMACCENT TRIMMAIN VERTICAL MAIN VERTICAL MAIN VERTICAL MAIN VERTICAL ACCENT VERTICAL ACCENT VERTICAL ACCENT VERTICAL ACCENT VERTICAL ROOFROOFROOFDOORSDOORSDOORSDOORSP LACIER HITE SAND FN P LACIER HITE SAND FN P LACIER HITE SAND FN P LACIER HITE SAND FN P TITANIUM SAND FINISHP THUNDER S SAND FINISHP THUNDER S SAND FINISHP TITANIUM SAND FINISHASPHALT SLATEASPHALT BAR OODASPHALT SLATES HITE FLOURS HITE FLOURS HITE FLOURS HITE FLOURS ACIERS URBANE BRON ES URBANE BRON ES ALPACAS CURR S MOS CO MIDNI HTS RELENT LESS OLIVES CORAL REEFS HITE FLOURS HITE FLOURS HITE FLOURS HITE FLOURS OLDEN AMBERS BLUSTER S S SA ES RO CROFT COPPER REDSTANDIN SEAM DEEP CHARCOALSTANDIN SEAM SHA E RA STANDIN SEAM DEEP CHARCOALMAIN STUCCOMAIN STUCCOMAIN STUCCOMAIN STUCCOACCENT STUCCOACCENT STUCCOACCENT STUCCOACCENT STUCCOROOFROOFROOFTYPICAL INDO SPAINTED METAL HANDRAIL POSTS HITE VIN LMETAL RAILIN ROOFASPHALT BAR OOD STANDIN SEAM SHA E RA ROOFNOTE: MINOR COLOR DEVIATIONS BASED ON FINAL MANUFACTURE AND AVAILABILITY TO BE COORDINATED WITH STAFF.Item 2Packet Page 63 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD CONDOS (12 PK) BLDG #2 - INSPIRATION IMAGESItem 2Packet Page 64               0%$7+0%$7+/,9,1*/1'5<%$7+%('&/',1,1*    &/&/.,7&+(1(175<+$//6725$*(/       %('',1,1*0%$7+%('&/  %$7+/1'5<        /,9,1*.,7&+(10%(' &/ 6725$*(   6  THE ORCHARD AT SAN LUIS RANCH RS SEPTEMBER TH REVISED JANUAR RD A CONDOS (12 PK) BLDG #2 - PROTOTYPE UNIT PLANS SHEET SHEET UNIT A (951 SF) - 2 BEDROOM / 2 BATHUNIT B - ALT. (1,140 SF) - 3 BEDROOM / 2 BATH Item 2Packet Page 65              GHFN6)GHFN6)GHFN6)VWRU&)GHFN6)VWRU&)VWRU&)VWRU&)           GHFN6)GHFN6)VWRU&)GHFN6)VWRU&)VWRU&)VWRU&)GHFN6)                      GROUND FLOOR PLANSECOND FLOOR PLAN GHFN6)GHFN6)VWRU&)GHFN6)VWRU&)VWRU&)VWRU&)GHFN6)                      THIRD FLOOR PLAN THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET CONDOS (12 PK) BLDG #2 - FLOOR PLANSGROUND FLOOR UNITSUNIT A:LIVIN PATIOE T STORA EUNIT B:LIVIN PATIOE T STORA EREQUIRED SF MINIMUM CF MINIMUM SF MINIMUM CF MINIMUMPROPOSED SF SF CF LOCATED OUTSIDE FRONT DOOR SF SF CF LOCATED ON DEC LEGENDPRIVATE EXT. STORAGEPRIVATE OPEN SPACESECOND/THIRD FLOOR UNITSUNIT A:LIVIN DEC E T STORA EUNIT B:LIVIN DEC E T STORA EREQUIRED SF MINIMUM CF MINIMUM SF MINIMUM CF MINIMUMPROPOSED SF SF CF LOCATED OUTSIDE FRONT DOOR SF SF CF LOCATED ON DEC GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6)GHFN6) GHFN6) GHFN6) GHFN6) GHFN6) GHFN6) VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&)VWRU&&)VWRU&)VWRU&)VWRU&)Item 2Packet Page 66 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET CONDOS (12 PK) BLDG #2 - ELEVATIONS MA HEI HTT O PF F F F F F SCALE SCALE SCALE SCALE CONCEPT FRONT ELEVATIONCONCEPT RIGHT ELEVATIONCONCEPT REAR ELEVATIONCONCEPT LEFT ELEVATION (SHOWN IN COLOR SCHEME 3) NOTE: OPTION IN ALL HORIZONTAL SIDINGTRIM ACCENT PAINTTRIM ACCENT PAINTHO IRE RAILIN CORRU ATED METALSTUCCO SAND FINISHSTUCCO SAND FINISHFIBER CEMENT SIDIN ASPHALT SHIN LESFIBER CEMENT SIDIN STONE VENEERItem 2Packet Page 67 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD CONDOS (12 PK) BLDG #2 - CONCEPT PERSPECTIVEItem 2Packet Page 68 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD CONDOS (12 PK) BLDG #2 - ARCHITECTURAL DETAILSENTRY ELEMENT DETAILGABLE DETAILSBALCONY/DECK DETAILS PHWDOH[WHULRUOLJKWÀ[WXUHItem 2Packet Page 69 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD CONDOS (12 PK) BLDG #2 - CHARACTER RENDERINGItem 2Packet Page 70 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD CONDOS (12 PK) BLDG #2 - COLORS + MATERIALSSTUCCO COLOR INDO S HITE VIN LTRIMSIDIN STONE VENEER STONE VENEERROOF ROOFP A ATE SAND FINISHS HITE FLOURASPHALT SHIN LES BAR OODASPHALT SHIN LES SLATES RASSLANDSCHEME OPTION 1SCHEME OPTION 2SCHEME OPTION 3SCHEME OPTION 4STUCCO COLORTRIMSIDIN STONE VENEER STONE VENEERDOORS ROOF ROOFP A ATE SAND FINISHS HITE FLOURS ROO OOD DAR REENASPHALT SHIN LES BAR OODASPHALT SHIN LES SLATES CREME CUT COURSE MADRONACUT COURSE MADRONACUT COURSE SEASHELL CUT COURSE SEASHELLSTUCCO COLORTRIMSIDIN DOORS DOORSDOORSP LACIER HITE SAND FINISHS HITE FLOURS ATERLOOS HONE BEES RO CROFT COPPER REDS FADED FLA FLO ERSTUCCO COLORTRIMACCENT PAINTACCENT PAINTACCENT PAINTACCENT PAINTSIDIN P DESERT BEI E SAND FINISHS HITE FLOURS HITE FLOURS HITE FLOURS HITE FLOURS HITE FLOURS ALPACATYPICAL AINSCOTS ACIERPAINTED HANDRAIL CORRU ATED METAL ACCENT ROOFHO IRE RAILIN (SHOWN IN COLOR SCHEME 3) NOTE: OPTION IN ALL VERTICAL SIDING(SHOWN IN COLOR SCHEME 1)BLDG #2: CONDOMINIUMBIKE STORAGENOTE: MINOR COLOR DEVIATIONS BASED ON FINAL MANUFACTURE AND AVAILABILITY TO BE COORDINATED WITH STAFF.Item 2Packet Page 71 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET TOWNHOMES - PLAN 1 FLOOR PLAN2880268024802480308016'-0" x 8'-0" SECT. GAR. DOOR3050SH3050SH2040SH24280EntryBed 332 CarrGarageaBa. 3BBBBBBPatio21'-0"21'-0"36'-0"23'-8"1'-6"1""10'-10"36'-0"19'-8"16'-4"10'-8"10'-4"3'-8"5'-4"Pt"'-411UP17R248024803080FR. DOORT.G.3050SHFX20403050SHFX20205046SLDeckLivingnDiningKit.Pdr.PPPddr.dP..21'-0"21'-0"36'-0"36'-0"3'-0"1'-6"1""31'-6"1'-6""8'-0"126'-6"13'-4"7'-8"15'-8"5'-4"1'-6"1'-6"5'-4"222222'-4"224"222222222222222222222210'-4"2'-8"22UP17R7DN17R724802880210802102102680BI-PASS5080242802480TEMP. GL. SLIDER8080FX20402040SH2040SH3050SHDeckM. BedeBed 2BM. Ba..Wic.14 LFBa. 2BBBBBBS.SSSSSSSSS21'-0"21'-0"36'-0"15'-8"5'-4"1'-6""6'-0"128'-6"3'-0"1'-6"1""31'-6"13'-4"7'-8"5'-4"222222'-4"224"222222222222222222210'-4"2'-8"22DN17R72 CAR GARAGE3 BDRM./3.5 BATH1423 SQ. FT.PLAN 1Item 2Packet Page 72 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET TOWNHOMES - PLAN 2 FLOOR PLAN3080308016'-0" x 8'-0" SECT. GAR. DOOR24280303080824803050SH3050SH3050SH3050SH2050SH22'-0"48'-0"22'-0"48'-0"9'-0"13'-0"19'-8"19'-8"25'-4"3'-0"LivingvDiningDiningKit.Pdr..dddddddddd.PPPPPPPPP.E.2 Cara GaragegaPatio28'-4"UP17R2480248028802680268024280288024280BI-PASS5068BI-PASS50683050SHTEMP. GL.2040SHTEMP. GL.2040SH2040SH2650SH3050SH3050SH3050SH3050SH2040SH2050SHM. BedBed 2M. Ba.Wic.35 LFLFBa. 2Serv.Bed 3L.Tech.22'-0"48'-0"22'-0"48'-0"9'-0"13'-0"45'-0"3'-0"DN17R2 CAR GARAGE3 BDRM./2.5 BATH1559 SQ. FT.PLAN 2Item 2Packet Page 73 THE ORCHARD AT SAN LUIS RANCHA RS SEPTEMBER TH REVISED JANUAR RD SHEET SHEET TOWNHOMES - PLAN 3 FLOOR PLAN16'-0" x 8'-0" SECT. GAR. DOOR30802880248024802680242803050SH2040SH2650SHE.2 CarrGarageaBa. 3BBBBed 33Patio21'-0"36'-0"21'-0"36'-0"19'-8"14'-10"1'-6"""110'-8"10'-4"6'-0"4'-4"4'-0"Po2'-0"222222222222222UP17R2480242803080FR. DOORT.G.3050SHTEMP. GL.TEMP. GL.2040SHTEMP. GL.TTT20240SH3050SH2040SH3050SH3050SH5046SL2040SH2040SHKit.Pdr.P.LivingDining21'-0"36'-0"21'-0"12'-8"8'-4"36'-0"30'-0"6'-0"34'-6"MP. GL.1'-6"""1DeckUP16R117R7DN2680288024802480288024280BI-PASS50683050SH3050SH2040SH2000000040SH3050SH2650SH2040SH2040SHM. BeddBed 22M. Ba.Wic.27 LFBa. 2Serv.eeeervvvv.eerrvveeeeeL.21'-0"36'-0"21'-0"12'-8"8'-4"36'-0"32'-0"1'-6"1134'-6"1'-6""1222'-6"2222224'-0"30'-6"16RDN2 CAR GARAGE3 BDRM./3.5 BATH1611 SQ. FT.PLAN 3Item 2Packet Page 74 THE ORCHARD AT SAN LUIS RANCHA28#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 100A/100B (DUPLEX) ELEV.Building 100ABuilding 100BMATERIAL ELEMENTS:Roof:Composition Shingle Roof; Standing Seam Metal RoofFascia:Wood Fascia With Rafter Tails at Select LocationsBarge:Wood Barge BoardExterior:Stucco with Board + Batts SidingWindow & Door Trim:Wood Trim at Siding; Stucco Trim at StuccoEntry:Decorative Front Entry DoorAccents:Metal Exterior Light Fixture and Address LightRailing:Wood Slatted Fence; Metal Guardrail at Covered DeckPosts:Wood PostsGarage Door:Decorative Metal Roll-Up Garage DoorRightRightLeftLeftFrontFrontRearRear9'-1"9'-1"39'-0"9'-1"9'-1"9'-1"39'-0"9'-1"Item 2Packet Page 75 THE ORCHARD AT SAN LUIS RANCHA29#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 100 (DUPLEX)42'-2"42'-2"36'-0"36'-0"E.E.rrCarCar2 2rreearagragGaGaaBa. 3Ba. 3BBBBBBB33Bed 3Bed 333PatioPatio42'-2"42'-2"36'-0"36'-0"UPUP17R17RE.E.arar2 Ca2 Ca2222aaageageGaraGaraGGGGaa33Ba. 3Ba. 3333333Bed 3Bed 3BBBBPatioPatioUPUP17R17RPLAN 3PLAN 342'-2"42'-2"36'-0"36'-0"42'-2"42'-2"36'-0"36'-0"Kit.Kit.Pdr.Pdr.P.P.LivingLivingDiningDiningUPUP16R16R1117R17R7DNDNDeckDeckKit.Kit.Pdr.Pdr.P.P.LivingLivingDiningDiningUPUP16R16R17R17R77DNDNDeckDeckRR11PLAN 3PLAN 3First FloorSecond FloorThird FloorItem 2Packet Page 76 THE ORCHARD AT SAN LUIS RANCHA30#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 200 (3-PLEX) ELEVATIONSMATERIAL ELEMENTS:Roof: Composition Shingle Roof; Standing Seam Metal RoofFascia: Wood Fascia With Rafter Tails at Select LocationsBarge: Wood Barge BoardExterior: Stucco with Board + Batts SidingWindow & Door Trim: Wood Trim at Siding; Stucco Trim at StuccoEntry: Decorative Front Entry DoorAccents: Metal Exterior Light Fixture and Address LightRailing: Wood Slatted Fence; Metal Guardrail at Covered DeckPosts: Wood PostsGarage Door: Decorative Metal Roll-Up Garage DoorFrontRearRightLeft9'-1" 9'-1"39'-0"9'-1"Item 2Packet Page 77 THE ORCHARD AT SAN LUIS RANCHA31#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 200 (3-PLEX)63'-4"63'-4"36'-0"36'-0"E.E.2 Car2 CarrrGarageGarageaBa. 3Ba. 3BBBBB33Bed 3Bed 333PatioPatio63'-4"63'-4"36'-0"36'-0"UPUP17R17RE.E.arar2 Ca2 Ca2222aaageageGaraGaraGGGGaa33Ba. 3Ba. 3333333Bed 3Bed 3BBBBPatioPatioUPUP17R17REntryEntryBed 3Bed 3BBBBrrCarCar2 2rreeragragGaGaa3333Ba. 3Ba. 3333333333333PatioPatioUPUP17R17R262668683030686830306868PR.PR.PLAN 3PLAN 3PLAN 1First FloorSecond FloorThird FloorItem 2Packet Page 78 THE ORCHARD AT SAN LUIS RANCHA32#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020TOWNHOMES - BUILDING 300 (4-PLEX) PERSPECTIVEItem 2Packet Page 79 THE ORCHARD AT SAN LUIS RANCHA33#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 300 (4-PLEX) ELEVATIONSRightLeftMATERIAL ELEMENTS:Roof:Composition Shingle Roof; Standing Seam Metal RoofFascia:Wood Fascia With Rafter Tails at Select LocationsBarge:Wood Barge BoardExterior:Stucco with Board + Batts SidingWindow & Door Trim:Wood Trim at Siding; Stucco Trim at StuccoEntry:Decorative Front Entry DoorAccents:Metal Exterior Light Fixture and Address LightRailing:Wood Slatted Fence; Metal Guardrail at Covered DeckPosts:Wood PostsGarage Door:Decorative Metal Roll-Up Garage DoorFrontRear9'-1"9'-1" 39'-0"9'-1"Item 2Packet Page 80 THE ORCHARD AT SAN LUIS RANCHA34#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 300 (4-PLEX)Bed 32 CarGarageBa. 3Patio2 CarGarageEntryPatioBed 3Ba. 3LivingDiningKit.Pdr.P.E.2 CarGaragePatioiDDBBBBEntryEntry33Bed 3Bed 333rrCCarCar2 2 2rreeegaragragGaGaaaBa. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBBPatioPatioPatioararrCCaCa2 2aagegegegaragaragGaGaaagggEntryEntryEntryPatioPatioPatioBed 3Bed 3Bed 3BBBB333333Ba. 3Ba. 3Ba. 33333333333333333333ingingingLiviLiviiiggDiningDiningDiningDDggDDKit.Kit.Kit.Pdr.Pdr.Pdr.PPPPPPddddddddddddddddddPPPPPPPPrrrrrrrrrrrP.P.P.E.E.E.arararC2 Ca2 Ca2222aagegegegaragaragGaGaaagggPatioPatioPatio85'-6"85'-6"48'-0"48'-0"48'-0"48'-0"E.E.rrCarCar2 2rreeragragGaGaaBa. 3Ba. 3BBBBBBBB33Bed 3Bed 333PatioPatio85'-6"85'-6"UPUP17R17RUPUP17R17RUPUP17R17R1UPUP17R17R30305050SHSHPLAN 1PLAN 1PLAN 2PLAN 3First FloorSecond FloorThird FloorItem 2Packet Page 81 THE ORCHARD AT SAN LUIS RANCHA3 #1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 400 (5-PLEX) ELEVATIONSRightLeftMATERIAL ELEMENTS:Roof: Composition Shingle Roof; Standing Seam Metal RoofFascia: Wood Fascia With Rafter Tails at Select LocationsBarge: Wood Barge BoardExterior: Stucco with Board + Batts SidingWindow & Door Trim: Wood Trim at Siding; Stucco Trim at StuccoEntry: Decorative Front Entry DoorAccents: Metal Exterior Light Fixture and Address LightRailing: Wood Slatted Fence; Metal Guardrail at Covered DeckPosts: Wood PostsGarage Door: Decorative Metal Roll-Up Garage DoorFrontRear9'-1" 9'-1"40'-0"9'-1"Item 2Packet Page 82 THE ORCHARD AT SAN LUIS RANCHA36#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 400 (5-PLEX)Bed 32 CarGarageBa. 3Patio2 CarGarageEntryPatioBed 3Ba. 3LivingDiningKit.Pdr.P.E.2 CarGaragePatioiDBBBB3BBBBEntryEntry33Bed 3Bed 333rrCCarCar2 2 2rreeegragragGaGaaBa. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBPatioPatioPatioarararC2 Ca2 Ca22aa22gegegegaragaragGaGagggaaEntryEntryEntryPatioPatioPatio333e3Bed 3Bed 3333Ba. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBLivingLivingLivingiiDiningDiningDDiningDininggggDDKit.Kit.Kit.Pdr.Pdr.Pdr.PPPPPPddddddddddddddddddPPPPPPPPPrrrrrrrrrrrrP.P.P.E.E.E.2 Car2 Ca2 Ca2 Car2 Car22aaGaragearagaragGarageGarageaagggPatioPatioPatio106'-8"106'-8"48'-0"48'-0"48'-0"48'-0"E.E.rrCarCar2 2rreeragragGaGaaBa. 3Ba. 3BBBBBBBB33Bed 3Bed 333PatioPatio106'-8"106'-8"UPUP17R17RUPUP17R17RUPUP17R17RUPUP17R17RarrCaCa2 2agegearagaragGaGaaaggEntryEntryPatioPatioBed 3Bed 3BBBB3333Ba. 3Ba. 3333333333333UPUP17R17R130305050SHSH30305050SHSHPLAN 1PLAN 1PLAN 2PLAN 3PLAN 1First FloorSecond FloorSecondFloorThird FloorItem 2Packet Page 83 THE ORCHARD AT SAN LUIS RANCHA37#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 500A (6-PLEX) ELEVATIONSMATERIAL ELEMENTS:Roof:Composition Shingle Roof; Standing Seam Metal RoofFascia:Wood Fascia With Rafter Tails at Select LocationsBarge:Wood Barge BoardExterior:Stucco with Board + Batts SidingWindow & Door Trim:Wood Trim at Siding; Stucco Trim at StuccoEntry:Decorative Front Entry DoorAccents:Metal Exterior Light Fixture and Address LightRailing:Wood Slatted Fence; Metal Guardrail at Covered DeckPosts:Wood PostsGarage Door:Decorative Metal Roll-Up Garage DoorFrontRearRightLeft9'-1"9'-1"9'-1"40'-0"Item 2Packet Page 84 THE ORCHARD AT SAN LUIS RANCHA38#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 500B (6-PLEX) ELEVATIONSMATERIAL ELEMENTS:Roof: Composition Shingle Roof; Standing Seam Metal RoofFascia: Wood Fascia With Rafter Tails at Select LocationsBarge: Wood Barge BoardExterior: Stucco with Board + Batts SidingWindow & Door Trim: Wood Trim at Siding; Stucco Trim at StuccoEntry: Decorative Front Entry DoorAccents: Metal Exterior Light Fixture and Address LightRailing: Wood Slatted Fence; Metal Guardrail at Covered DeckPosts: Wood PostsGarage Door: Decorative Metal Roll-Up Garage DoorFrontRearRightLeft9'-1" 9'-1" 9'-1"40'-0"Item 2Packet Page 85 THE ORCHARD AT SAN LUIS RANCHA39#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 500 (6-PLEX)Bed 32 CarGarageBa. 3Patio2 CarGarageEntryPatioBed 3Ba. 3BBBB3EntryEntryBed 3Bed 333222ararC2 Ca2 CaGaGagegegegaragaragBBBBa. 3Ba. 3Ba. 3PatioPatioPatioararC2 Ca2 Ca222aa22ggegegaragaragGaGaGagggaaEntryEntryEntryPatioPatioPatio333Bed 3Bed 3Bed 3333Ba. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBB127'-10"127'-10"48'-0"48'-0"127'-10"127'-10"UPUP17R17RUPUP17R17REntryEntry33Bed 3Bed 333rrCarCar2 2rreearagaragGaGaaaBa. 3Ba. 3BBBBBBBBBBBBBBBPatioPatioUPUP17R17RarrCaCa2 2aagegearagaragGaGaaaggEntryEntryPatioPatioBed 3Bed 3BBBB3333Ba. 3Ba. 3333333333UPUP17R17RvingvingLivLivvvggDiningDiningggKit.Kit.Pdr.Pdr.PPPPPPPPPPPPPddddddddddddddddP.P.E.E.arar2 C2 C2222ageageGaraGaraGGGGaaPatioPatioUPUP17R17RararCaCa2 2aagegearagaragGaGaaaggEntryEntryPatioPatioBed 3Bed 3BBBB3333Ba. 3Ba. 3333333333333UPUP17R17R1aaggg22aaBBBBBB33PLAN 1PLAN 1PLAN 2PLAN 3PLAN 1PLAN 148'-0"48'-0"First FloorSecond FloorThird FloorItem 2Packet Page 86 THE ORCHARD AT SAN LUIS RANCHA40#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020TOWNHOMES - BUILDING 600B (6-PLEX) PERSPECTIVEItem 2Packet Page 87 THE ORCHARD AT SAN LUIS RANCHA41#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 600A (6-PLEX) ELEVATIONSMATERIAL ELEMENTS:Roof: Composition Shingle Roof; Standing Seam Metal RoofFascia: Wood Fascia With Rafter Tails at Select LocationsBarge: Wood Barge BoardExterior: Stucco with Board + Batts SidingWindow & Door Trim: Wood Trim at Siding; Stucco Trim at StuccoEntry: Decorative Front Entry DoorAccents: Metal Exterior Light Fixture and Address LightRailing: Wood Slatted Fence; Metal Guardrail at Covered DeckPosts: Wood PostsGarage Door: Decorative Metal Roll-Up Garage DoorRightLeftFrontRear9'-1" 9'-1" 9'-1"40'-0"Item 2Packet Page 88 THE ORCHARD AT SAN LUIS RANCHA42#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 600B (6-PLEX) ELEVATIONSMATERIAL ELEMENTS:Roof:Composition Shingle Roof; Standing Seam Metal RoofFascia:Wood Fascia With Rafter Tails at Select LocationsBarge:Wood Barge BoardExterior:Stucco with Board + Batts SidingWindow & Door Trim:Wood Trim at Siding; Stucco Trim at StuccoEntry:Decorative Front Entry DoorAccents:Metal Exterior Light Fixture and Address LightRailing:Wood Slatted Fence; Metal Guardrail at Covered DeckPosts:Wood PostsGarage Door:Decorative Metal Roll-Up Garage DoorRightLeftFrontRear9'-1"9'-1"9'-1"40'-0"Item 2Packet Page 89 THE ORCHARD AT SAN LUIS RANCHA43#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201/8” = 1’-0” (24X36 SHEET)048 160 8 16 321/16” = 1’-0” (12X18 SHEET)TOWNHOMES - BUILDING 600 (6-PLEX)Bed 32 CarGarageBa. 3Patio2 CarGarageEntryPatioBed 3Ba. 333gEntryy3Bed 3B3CaCa22 2eegga3a3BBBBBoPatioatioaCaCa2 2a22ggggGGaGggGGGEntryEntryEntryEEEPPatioPatioPPPe3BBB3333Ba. 3Ba33BB126'-10"236'-0"3E.E.rCaCaeggBa. 3Ba. 3BB3Bed 3BPatioatio126'-10"126 10UPUP17R17RUPUP17R17RUPUP17R17REntryEntry3Bed 33rCaCaggGaBa. 3Ba. 3BBBBPatioatioUPUP17R17R2 2CaCaaggggGaggEntryEntryPatioPatioBe3Ba. 3Ba33333UPUP17R17RE.E.aaCaC22ggGG33Ba. 3Bae3BBPatioatioUPUP17R17RBB3a330305050SHH30305050SHS30305050SHSPLAN 1PLAN 1PLAN 3PLAN 3PLAN 1PLAN 1Bed 32 CarGarageBa. 3Patio2 CarGarageEntryPatioBed 3Ba. 333333333ggggggaaBBBBBBBB33EntryEEntryEntryEntryEntryEntryEntryEntry33333333333Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 333333333333333333333333rrrrrrrrrCaCaCCCCCCarCarCarCarCarCarCarrrrrrrr2 2222222 222222rrrrrrrrrrrrrreeeeeeeeeggggragragragragragragragGaGGaGGGGaGaGaGaGaGaGaaa33Ba. 3a. 333B3B3Ba. 3B3B3B3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBPatioPatioatioatioatioPatioPPPPPiPatioPatioPatioPatioPatioPatioPatioraarararrrrrrrCaCaaCCCCCCaCaCaCaCaCaCaaaaaaaa2222 222222aaaaaaaaaaaaaaaaegggggeegeeeegegegegegegegeggggggggaragaragaragaragaragaragaraggggggggGGGaGaGaGaGaGaGaaaaaaaaaaaaaaaaaaaaaaggggggggggggggggggggggyyyyEntryEEntryEEEEntryEntryEntryEntryEntryEntryEntryooatoatioatioatioPatiooPiPatioPatioPatioPatioPatioPatioPatio33ed 3Bed 33Bed 3333Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3BBBBBBBBBBBBBBBBBBBBBBBBBBBB3333333333333333333333333333333333333333333a3a3Ba. 3Ba 3333Ba. 3Ba 3Ba 3Ba 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333333126'-10"126' 10"126'-10"126'-10"126'-10"126'-10"126'-10"126'-10"126'-10"36'-0"36' 0"36'-0"36'-0"36'-0"36'-0"36'-0"36'-0"36'-0"E.EE.E.E.E.E.E.E.CCarCarCarCarCarCarCar2 22 222222rrrrrrrrrrrrrrragragragragragragragaaaaaaaaaaaaaaGaGaGaGaGaGaGaGaeeeeeeeBa. 33Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBBBBBBBBB3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 333333333333333333PatioPatioPatioPatioPatioPatioPatioPatio126'-10"126' 10"126'-10"126'-10"126'-10"126'-10"126'-10"126'-10"126'-10"UPUPUPUPUPUPUPUPUP17R17R17R17R17R17R17R17R17RUPUPUPUPUPUPUPUPUP17R17R17R17R17R17R17R17R17RUPUPUPUPUPUPUPUPUP17R17R117R17R17R17R17R17R17R1BBBBBBBBBBBBBBBBBB33EntryEEntryEntryEntryEntryEntryEntryEntry333333333333Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 333333333333333333333333rrrrrrrCCarCarCarCarCarCarCarrrrrrrr2 22 222222rrrrrrrrrrrrrreeeeeeeeeragragragragragragragaaaGGaGaGaGaGaGaGaaaaaaaaa33BBBa. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3BBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBPatiooPatioPatioPatioPatioPatioPatioPatioUPUPUPUPUPUPUPUPUP17R17R17R17R17R17R17R17R17R3333ggggaarrrrrrrrCCaCaCaCaCaCaCaaaaaaaa2 222222ageegegegegegegegearagaragaragaragaragaragaraggggggggGGaGaGaGaGaGaGaaaaaaaaaaaaaaaaaaaaaaggggggggggggggEntryEEntryEntryEntryEntryEntryEntryEntryPatiooPatioPatioPatioPatioPatioPatioPatioBed 33Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3BBBBBBBBBBBBBBBBBBBBBBBBBBBB3333333333333333333333333333333333333333a. 33BB3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 333333333333333333333333333333333333333333333333333333333333333333333333333331UPUPUPUPUPUPUPUPUP17R17R17R17R17R17R17R17R17R11E.E.E.E.E.E.E.E.E.C2 Ca2 Ca2 Ca2 Ca2 Ca2 Ca2 Caaaaaaaaarararararararar22222222222222GGaraGaraGaraGaraGaraGaraGaraaaaaaaaageeageageageageageageageGGGGGGGGGGGGGGGGBa 33Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 3Ba. 333333333333333333333333333333333333333333333Bed 33Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3Bed 3BBBBBBBBBBBBBBPatiooPatioPatioPatioPatioPatioPatioPatioUPUPUPUPUPUPUPUPUP17R17R17R17R17R17R17R17R17RrrrrrrrrrrrrrraaaaaaaBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBBB33333333333333333322222222222222GGGGGGGGGGGGGGGGaaaaaaaaaaaaaaaaaaaaaaaaaaaaaa3333333333333333333333333333333333333333333333333333333333333333333BBBBBBBBBBBBBB303030303030303030505050505050505050SHSSHSHSHSHSHSHSH303030303030303030505050505050505050SHHSHSHSHSHSHSHSH303030303030303030505050505050505050SHHSHSHSHSHSHSHSHPLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 3PLAN 3PLAN 3PLAN 3PLAN 3PLAN 3PLAN 1PLAN 1PLAN 1PLAN 1PLAN 1PLAN 136'-0"36'-0"First FloorSecond FloorThird FloorItem 2Packet Page 90 THE ORCHARD AT SAN LUIS RANCHA44#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020TOWNHOMES - ARCHITECTURAL DETAILSWood OutlookersLap SidingMetal Exterior Light FixtureDecorative Front Entry DoorWood Slatted FenceWood Barge BoardCovered DeckStuccoComposition Shingle RoofWood FasciaStucco TrimWood PostsWood OutlookersWood TrimBoard & Batten SidingStanding Seam Metal RoofStuccoStanding Seam Metal RoofWood FasciaWood PostsMetal GuardrailItem 2Packet Page 91 THE ORCHARD AT SAN LUIS RANCHA4 #1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020TOWNHOMES - COLOR SCHEMESSCHEME 1CITRUS GROVE AT THE ORCHARDSan Luis Obispo, CaliforniaWILLIAMS HOMESJanuary 3, 2020 | 2019048For exact color refer to manufacturer actual samples.© 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHAROOFINGFASCIA METALROOFGARAGE DOORSSTUCCOSTUCCOTRIMBOARD &BATTENSTRIM @BOARD &BATTENSLAPSIDINGTRIM @ LAPSIDINGAll Buildings UNIT DOORSSCHEME 2CITRUS GROVE AT THE ORCHARDSan Luis Obispo, CaliforniaWILLIAMS HOMESJanuary 3, 2020 | 2019048For exact color refer to manufacturer actual samples.© 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHAROOFINGFASCIA METALROOFSTUCCOSTUCCOTRIMBOARD &BATTENSTRIM @BOARD &BATTENSLAPSIDINGTRIM @ LAPSIDINGAll Buildings GARAGE DOORSUNIT DOORSSCHEME 3CITRUS GROVE AT THE ORCHARDSan Luis Obispo, CaliforniaWILLIAMS HOMESJanuary 3, 2020 | 2019048For exact color refer to manufacturer actual samples.© 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHAROOFINGFASCIA METALROOFGARAGE DOORSSTUCCOSTUCCOTRIMBOARD &BATTENSTRIM @BOARD &BATTENSLAPSIDINGTRIM @ LAPSIDINGAll Buildings UNIT DOORSExterior Color & MaterialsALL BUILDINGSSCHEME 1 OF 3MaterialColorManufacturerRoofing:Composition Shingles2,3Solaris Weathered Wood(Title 24 Compliant)CertainteedMetal Roof (factory finish)ZincalumeCustom-Bilt MetalsVinyl Windows (factory finish)WhiteMilgardGutters & Downspouts (factory finish)Satin WhiteCustom-Bilt MetalsStucco & Stucco Trim Color (16/20 sand finish)1,3Match Sherwin WilliamsSW 7567Natural TanOmegaSiding Color #1 (applied to):Barge BoardsCorner Boards @ Lap SidingEavesFasciaLap SidingOutlookersPostsTrim @ Lap SidingWood FenceSW 7005Pure WhiteSherwin WilliamsSiding Color #2 (applied to):Board & BattensCorner Boards @ Board & BattensTrim @ Board & Battens2,3SW 0010WickerworkSherwin WilliamsTrim Color (applied to):Garage Doors3SW 1015Skyline SteelSherwin WilliamsAccent Color (applied to):Unit Doors3SW 6221Moody BlueSherwin WilliamsMetal RailingTBDTBDGarage Door Weatherstrip (factory finish)Match Garage Door ColorTBDNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Starla Duffy (949) 250-0607© 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.Exterior Color & MaterialsALL BUILDINGSSCHEME 2 OF 3MaterialColorManufacturerRoofing:Composition Shingles2,3Solaris Georgetown Gray(Title 24 Compliant)CertainteedMetal Roof (factory finish)ZincalumeCustom-Bilt MetalsVinyl Windows (factory finish)WhiteMilgardGutters & Downspouts (factory finish)Satin WhiteCustom-Bilt MetalsStucco & Stucco Trim Color(16/20 sand finish)1,3Match Sherwin WilliamsSW 9166 Drift Of MistOmegaSiding Color #1 (applied to):Barge BoardsCorner Boards @ Lap SidingEavesFasciaLap SidingOutlookersPostsTrim @ Lap SidingWood FenceSW 7005Pure WhiteSherwin WilliamsSiding Color #2 (applied to):Board & BattensCorner Boards @ Board & BattensTrim @ Board & Battens2,3SW 0031Dutch Tile BlueSherwin WilliamsTrim Color (applied to):Garage Doors3SW 7658Gray CloudsSherwin WilliamsAccent Color (applied to):Unit Doors3SW 7068Grizzle GraySherwin WilliamsMetal RailingTBDTBDGarage Door Weatherstrip (factory finish)Match Garage Door ColorTBDNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Starla Duffy (949) 250-0607© 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.Exterior Color & MaterialsALL BUILDINGSSCHEME 3 OF 3MaterialColorManufacturerRoofing:Composition ShinglesSolaris Moire Black(Title 24 Compliant)CertainteedMetal Roof (factory finish)ZincalumeCustom-Bilt MetalsVinyl Windows (factory finish)WhiteMilgardGutters & Downspouts (factory finish)Satin WhiteCustom-Bilt MetalsStucco & Stucco Trim Color(16/20 sand finish)110OmegaSiding Color #1 (applied to):Corner Boards @ Lap SidingLap SidingTrim @ Lap Siding3SW 9165Gossamer VeilSherwin WilliamsSiding Color #2 (applied to):Board & BattensCorner Boards @ Board & BattensTrim @ Board & Battens2,3SW 0066Cascade GreenSherwin WilliamsTrim Color #1 (applied to):EavesBarge BoardsFasciaOutlookersPostsWood FenceSW 7005Pure WhiteSherwin WilliamsTrim Color #2 (applied to):Garage Doors2,3SW 7016Mindful GraySherwin WilliamsAccent Color (applied to):Unit Doors3SW 0007Decorous AmberSherwin WilliamsMetal RailingTBDTBDGarage Door Weatherstrip (factory finish)Match Garage Door ColorTBDNOTE: Notify WHA if any variation occurs between these schemes and the construction documents prior to purchase. Contact Starla Duffy (949) 250-0607© 2020 WILLIAM HEZMALHALCH ARCHITECTS, INC. DBA WHA.Item 2Packet Page 92 THE ORCHARD AT SAN LUIS RANCHA46#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201 1 -0 24 36 SHEET 04 160 16 321 16 1 -0 12 1 SHEET THE HARVEST CLUB BLDG #4 - INSPIRATION IMAGESItem 2Packet Page 93 THE ORCHARD AT SAN LUIS RANCHA47#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020THE HARVEST CLUB BLDG #4 - ILLUSTRATIVE SITE PLAN1 10 24 36 SHEET 0 10 2001020 401 20 12 1 SHEET VERED UTD R IVIN R M ITH IREP A E A 20 30 P AND 12 SPA E ME P R H PATI PASS THRU SP RTSBAR IT HENSYNTHETI TUR E AREA IRE PIT N A ST NE PATI H RSE SH ES RED N RETE ENTRY DRIVEP E UIPMENT7 H A ENT A T MAT H AR HITE TURESI NATURE PAVIN SPINEPERIMETER EN E - H IRE STY E ITH TIMBER P STSHIP HEI HT A ENT EANIN A UTD R ENTERTAINMENT SPA E ITH BB UNTERSMAI B EN SURE 1234 67 910111213141 1 14121111101091376 432211CLUBHOUSE DESIGN KEY1 NEI HB RH D SI N161 1616DIRE TI NA SI N1717SHARED STREET1 1 DR P ADIN AREA1919Item 2Packet Page 94 REVISED JANUARY 3RD, 2020HARVEST COMMONS AT SAN LUIS RANCHA4 1 1 -0 24 36 SHEET 04 160 16 321 16 1 -0 12 1 SHEET THE HARVEST CLUB BLDG #4 - FLOOR PLAN#1046-07-RS19JU Y 12TH, 2019638 SFASSEMBLY10758 SFACCESSIBLERESTROOM10358 SFACCESSIBLERESTROOM10240 SFRESTROOM10445 SFRESTROOM105156 SFOFFICE10113 SFCOMM.113123 SFPOOLEQUIP.11055 SFUTILITYROOM11117 SFJAN.CLOSET1123 SFF.R.1081850 SFPOOLDECK114FIRE PITBBQ576 SFPOOL11580 SFSPA116639 SFTRELLISAREA117281 SFKITCHEN10964' - 0"33 SFRESTROOMVESTIBULE1068' - 6"22' - 0"14' - 2"44' - 8"4' - 4"6' - 9"6' - 11"4' - 0"3' - 7"7' - 0"3' - 7"8' - 6"10' - 7"6' - 0"10' - 5"16' - 2"51' - 8"2' - 1"6' - 5"2' - 1"7' - 0"1' - 6"6' - 0"1' - 6"7' - 0"1' - 11"16' - 2"AREA BREAKDOWN101 OFFICE 156 SF102 ACCESSIBLE RESTROOM 58 SF103 ACCESSIBLE RESTROOM 58 SF104 RESTROOM 40 SF105 RESTROOM 45 SF106 RESTROOM VESTIBULE 33 SF107 ASSEMBLY638 SF108 F.R.3 SF109 KITCHEN281 SF110 POOL EQUIP.123 SF111 UTILITY ROOM55 SF112 JAN. CLOSET17 SF113 COMM.13 SF114 POOL DECK1850 SF115 POOL576 SF116 SPA80 SF117 TRELLIS AREA639 SF: 174666 SFItem 2Packet Page 95 2 - 10 40 - 0 13 - 0 0 - 0 PR P SED HEI HTMA HEI HTT P 0THE ORCHARD AT SAN LUIS RANCHA49REVISED JANUARY 3RD, 2020#1046-07-RS19JU Y 12TH, 20191 1 -0 24 36 SHEET 04 160 16 321 16 1 -0 12 1 SHEET THE HARVEST CLUB BLDG #4 - ELEVATIONSS A E 1 1 S A E 1 1 S A E 1 1 S A E 1 1 CONCEPT FRONT ELEVATIONCONCEPT LEFT ELEVATIONCONCEPT REAR ELEVATIONCONCEPT RIGHT ELEVATION2143VERTI A SIDIN TRIM A ENT PAINTST NE VENEERA ENT META R ASPHA T SHIN ESItem 2Packet Page 96 THE ORCHARD AT SAN LUIS RANCHA 0#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020THE HARVEST CLUB BLDG #4 - CONCEPT PERSPECTIVEItem 2Packet Page 97 THE ORCHARD AT SAN LUIS RANCHA 1#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020THE HARVEST CLUB #4 - CHARACTER RENDERINGItem 2Packet Page 98 123 4THE ORCHARD AT SAN LUIS RANCHA 2#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020THE HARVEST CLUB BLDG #4 - COLORS + MATERIALSTRIMVERTI A IND SDIA NA R SS RAI IN S 7022 A PA AST NE UT ARSE SEASHE S 7012 HITE URR A TIMBER INE U TRA HD - PE TER REYA ENT R STANDIN SEAMDAR REY34 12NOTE: MINOR COLOR DEVIATIONS BASED ON FINAL MANUFACTURE AND AVAILABILITY TO BE COORDINATED WITH STAFF.Item 2Packet Page 99 THE ORCHARD AT SAN LUIS RANCHA 3#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020PROJECT ENTRY RENDERINGItem 2Packet Page 100 %'(.(7((93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1* (93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1* (93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*(93$5.,1*0$'211$52$'&(5526$1/8,6&+$11(/35()802&5((.23(163$&(()),&,(1&< %/'*7<3((ALL FLOORS)  $))25'$%/(+286,1*81,7681,7$81,7%81,7&81,7'()),&,(1&< %/'*7<3((SECOND & THIRD FLOORS)  :25.)25&(+286,1*81,7681,7'72:1+20(6 %/'*7<3((FIRST FLOOR)  :25.)25&(+286,1*81,763/$13/$1&21'26 %/'*7<3((SECOND FLOOR)  :25.)25&(+286,1*81,763/$1$3/$1%  $5&+,7(&785$/6,7(3/$11322 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 2 2 2 2 2 2 2 1 1 1 1 1 1THE ORCHARD AT SAN LUIS RANCHA 4#1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 2020ARCHITECTURAL AFFORDABLE HOUSING EXHIBIT1 40 -0 24 36 SHEET 02040 00 40 0 1601 100 -0 12 1 SHEET Item 2Packet Page 101 THE ORCHARD AT SAN LUIS RANCHA #1046-07-RS19SEPTEMBER 13TH, 2019REVISED JANUARY 3RD, 20201 1 -0 24 36 SHEET 04 160 16 321 16 1 -0 12 1 SHEET TENTATIVE CONSTRUCTION PHASING EXHIBITItem 2Packet Page 102 SITE© Item 2Packet Page 103 © Item 2Packet Page 104 © Item 2Packet Page 105 © © Item 2Packet Page 106 © Item 2Packet Page 107 © Item 2Packet Page 108 © Item 2Packet Page 109 © Item 2Packet Page 110 © Item 2Packet Page 111 © Item 2Packet Page 112 © Item 2Packet Page 113 © Item 2Packet Page 114 © Item 2Packet Page 115 © Item 2Packet Page 116 CBABBCCBBAACAAACACONCEPTUALPLANTING PLANMADONNA ROAD9of10\\corp\rrm\on-site\1000\1046-13-RS19-The-Orchard-SLR-On-Site-Improv-ConDocs\Planning\Task-L-1-Con Docs\AutoCAD\90% Submittal\LP-1046-13-RS19.dwg, TTM-OVERVIEW (2), Oct 31, 2019 3:51pm, DJJewellPROJECT MANAGERDRAWN BYPROJECT NUMBERCHECKED BYSHEETOctober 31, 20191046-13-RS19DATErrmdesign.com | (805) 543-17943765 S. Higuera, San Luis Obispo, CA 93401NO.REVISION DATE0feet801"=40'40120THE ORCHARDAT SAN LUIS RANCHPERFUMO CREEKREFER TO SHEET 10 FOR LEGEND AND NOTESCERRO SAN LUIS CHANNELCreekSetbackTop of BankChannel SetbackTop of BankExisting TreesTo Remain, Typ.Existing TreesTo Remain, Typ.10111516Item 2Packet Page 117 TREESBOTANICAL NAMECOMMON NAMECONTWUCOLSQTYDETAILACER RUBRUM `ARMSTRONG`ARMSTRONG RED MAPLE24"BOX MODERATE15 A/LP-5.1CHIONANTHUS RETUSUSCHINESE FRINGE TREE15 GAL MODERATE6 A/LP-5.1CITRUS X LATIIFOLIA `BEARSS SEEDLESS`BEARSS SEEDLESS LIME15 GAL MODERATE8 A/LP-5.1CITRUS X LIMON `EUREKA`EUREKA LEMON24"BOX MODERATE5 A/LP-5.1CITRUS X SINENSIS `DWARF CAMPBELL`DWARF CAMPBELL VALENCIA ORANGE 15 GAL MODERATE25 A/LP-5.1CITRUS X ` MINNEOLA`MINNEOLA TANGELO24"BOX MODERATE10 A/LP-5.1DIOSPYROS KAKI `HACHIYA`JAPANESE PERSIMMON15 GAL LOW6 A/LP-5.1FEIJOA SELLOWIANAPINEAPPLE GUAVA TREE15 GAL LOW12 A/LP-5.1OLEA EUROPAEA `MAJESTIC BEAUTY` TMMAJESTIC BEAUTY FRUITLESS OLIVE 36"BOX LOW29 A/LP-5.1PHOENIX CANARIENSISCANARY ISLAND DATE PALM15` B.T. 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Higuera, San Luis Obispo, CA 93401NO.REVISION DATETHE ORCHARDAT SAN LUIS RANCH11111616Item 2Packet Page 118 ARCHITECTURAL REVIEW COMMISSION REPORT PROJECT DESCRIPTION AND SETTING The proposed project is the multi-family component of the approved San Luis Ranch Specific Plan (SLRSP). The project, known as The Orchard at San Luis Ranch, includes 296 residential units in the NG- 30 (multi-family) zone of the SLRSP. The parcel was established through an approved tentative map (VTTM 3096), which includes the entire San Luis Ranch Specific Plan area. The project site has been approved for early grading to establish the public improvements; this application is specific to the on- site development. Three multi-family configurations are proposed: •(8) three story buildings with 12 units each, providing 96 units in total. Each 12 unit building is comprised of (6) 951 SF two-bedroom units and (6) 1,140 SF three-bedroom units. •(6) three story buildings with 20 efficiency lofts, for a total of 120 doors under 650 square feet (SF) (equivalent to 60 density units based of city ordinance at 0.5 density units for units under 650 SF). Each 20 unit building has studio lofts ranging in size from 380 SF to 580 SF. These are designed to be reviewed and processed as condominiums. •(80) townhome condominium units configured in two- to six-unit attached townhome buildings. Three different three-bedrooms plans each are proposed, ranging in size from 1,423 SF to 1,611 SF. In addition, one common amenity clubhouse of 1,627 SF and with associated common area. The proposed project provides 37,498 SF of community open space, compared to the Specific Plan requirement of 21,600 SF. The project provides 491 parking spaces for automobiles (160 spaces in garages, 162 covered spaces and 169 uncovered. According to the Specific Plan, 436 spaces are required. There will also be 70 short-term bicycle parking spaces and 600 long term bicycle spaces provided throughout the site. The project has been designed to comply with the San Luis Ranch Specific Plan and City of San Luis Obispo Municipal code. No Variances are requested. FROM: John Rickenbach, Contract Planner BY: Kyle Bell, Associate Planner PROJECT ADDRESS: 1035 Madonna Road FILE NUMBER: ARCH-0459-2019 APPLICANT: MI San Luis Ranch, LLC REPRESENTATIVE: Randy Russom, RRM ____________________________________________________________________________________________________ For more information contact: Kyle Bell at 781-7524 or kbell@slocity.org Item 2 Packet Page 119 General Location: The 10.6-acre project site is located on a vacant parcel along the south side of Madonna Road, midway between Oceanaire Drive and Dalidio Drive. Access is via Madonna Road. Present Use: Vacant Land (includes structures from a former ranch complex) Zoning: Neighborhood General-30 (NG- 30; allows multi-family residential under the San Luis Ranch Specific Plan) General Plan: same as zoning (part of San Luis Ranch Specific Plan) Surrounding Uses: East: United States Post Office West: Prefumo Creek; single family homes beyond the creek North: Laguna Lake Park (across Madonna Road) South: Agricultural land across Cerro San Luis Channel (planned residential within the San Luis Ranch Specific Plan) PROPOSED DESIGN Architecture: Farmhouse/Craftsman/Modern Agrarian (per Specific Plan Sections 3.8.2-3.8.4) Design details: Community clubhouse (“Harvest Club”), shared street, pedestrian paseos/walkways, outdoor play areas (tot lots, picnic areas, natural play areas), plaza with fountain and seating, community children’s garden, bike storage facilities, trash enclosures, mailbox kiosks, pervious pavers, carports with solar, decorative lighting, signage (monument, neighborhood and directional). Materials: Buildings (stucco, wood trim, stone veneer, metal awnings, vinyl windows, metal roofs with composition shingles), Stucco, decorative tile work, red clay tile roof, fabric awnings, and wood window headers. Signs (reclaimed wood, stone, metal lettering) Colors: Primary ivory-white palette, secondary gray, beige, and muted red and blue-gray accent colors. FOCUS OF REVIEW The ARC’s role is to 1) review the proposed project in terms of its consistency with the San Luis Ranch Specific Plan (SLRSP) and Community Design Guidelines (CDG), and 2) provide comments and recommendations to the Planning Commission. San Luis Ranch Specific Plan: https://www.slocity.org/home/showdocument?id=24679 Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 4.0 DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, SLRSP, and CDG. Notably, upon its adoption the SLRSP was found to be consistent with the General Plan (see Appendix A of the SLRSP for an analysis), and the guidelines contained in the SLRSP were found to be consistent with the CDG. Therefore, consistency with design guidance of the SLRSP is the key consideration for ARC with respect to this project. Figure 1: Subject Property Item 2 Packet Page 120 Staff has identified the discussion items below related to consistency with relevant provisions of the SLRSP (Chapter 3—Neighborhood Form: Table 3-3, Residential Development Standards; Section 3.6, Sign and Monument Development Standards; Section 3.7, San Luis Ranch Design Guidelines; Section 3.8, Architectural Style Reference Guide; Section 3.9, Plant Palette; and portions of Chapters 4 and 6 that relate to open space and circulation design). For reference, this staff report includes a discussion of the applicability of portions of the CDG (Section 5.4, Multi-Family and Clustered Housing Design; Chapter 6, Site Planning & Other Details). Highlighted Sections Discussion Items SLRSP Chapter 3 – Neighborhood Form § Table 3-3: Residential Development Standards The ARC should focus on compliance with building height and setback requirements for the NG-30 zone; other architectural and design standards are referred to elsewhere in the SLRSP or other city regulations. Sheet A2 of the applicant’s submittal provides a summary of design-related information in the context of various City regulations. § Section 3.6: Sign and Monument Development Standards Table 3-11 describes standards for subdivision entry monuments, wall signs and directional signage. No sign may be greater than 20 SF in size. As noted in Section 3.6, the standards in the SLRSP are to be used in conjunction with those in the City’s Sign Regulations. When the two standards conflict, the standards in the SLRSP prevail. Where the SLRSP is silent, the City’s Sign Regulations apply. Proposed signage is included on Sheet A7. § Section 3.7.1: Residential Design Guidelines This section provides general guidance for building form, setback variations, privacy, roofs, windows and doors, garages, and outdoor features, including landscaping. Proposed design information related to these issues may be found on Sheets A2, A5, A6, L1-L4, and L7-L14. Floor plans for the different building types may be found on Sheets A10, A11, A18, A19, A25, A26, A27, A29, A31, A34, A36, A39, A43 and A48. § Section 3.8: Architectural Style Reference Guide Sections 3.8.2 through 3.8.4 define the three allowed architectural types to be used in San Luis Ranch—Farmhouse, Craftsman, and Modern Agrarian. This section provides guidance on massing, building Figure 2: Condominium (12-pack) concept character rendering Item 2 Packet Page 121 form and composition, materials, colors, and various architectural features. The ARC should focus on consistency with these guidelines. Proposed building elevation and architectural inspiration are shown on Sheets A9-A53. § Section 3.9: Plant Palette Section 3.9 discusses the appropriate plant palette to be used in project landscaping, with a focus on native and drought-tolerant plants. Table 3-12 provides a plant list, which ARC can refer to in order to determine consistency. The project’s proposed plant palette information may be found on Sheet L2. § Section 4.4.3: Community Gardens Section 4.4.3 encourages the use of community gardens in the project, but little additional guidance is provided relative to function or form. The ARC should evaluate proposed community gardens based on their utility relative to where people will live, and how well they are integrated into the overall project design. Project information related to common open space areas may be found on Sheets L7 and L9-L14. § Section 6.2: Multimodal Approach Section 6.2 encourages a multimodal transportation network, where the project design allows for easy internal circulation by walking or bicycling, with good connectivity to areas outside the project area. The transportation design should be mindful of public safety, with slow vehicle speeds and high pedestrian visibility. Project circulation information is on Sheet L6, with parking information on Sheet L8. CDG Chapter 5 – Residential Project Design Guidelines § Section 5.4: Multi-Family and Clustered Housing Design The SLRSP was previously found to be consistent with the City’s Community Design Guidelines. However, the CDG provides a framework upon which the SLRSP builds, and provides additional direction with respect to basic design issues. The applicant has provided an analysis of how the proposed design meets the intent of the CDG (Sheet A2 of Attachment 1). Thus, ARC does not need to determine the project’s consistency with the CDG. However, these are identified for reference, in the event ARC needs further clarification when evaluating the project’s consistency with the SLRSP. 5.0 PROJECT STATISTICS Site Details Proposed Requirement* Dwelling Units 296 Up to 299 (SLRSP Table 2-3) Setbacks 10 feet along Madonna Road; 5 feet on east and west side of project site; Attached units have zero setback; 35 feet from Prefumo Creek; 20 feet from Cerro San Luis Channel; 10 feet from open space (see Sheet A4 of Attachment 1) Dwellings and Porches: 5 feet from street frontage; Alley-loaded garages: 3 feet to side; 4 feet to rear Side – Interior Lot –Townhomes: Zero feet Side street – Corner Lot: 10 feet Rear – no requirement (per SLRSP Table 3-3) Item 2 Packet Page 122 Creek Setbacks 35 feet from Prefumo Creek; 20 feet from Cerro San Luis Channel 35 feet from Prefumo Creek; 20 feet from Cerro San Luis Channel (per Municipal Code 17.70.170) Maximum Building Height All Residential Buildings – 40’ Harvest Club - 25’ 10” Bike Storage Buildings – 20’ 2” (see Sheets A2, A8, A12, A20, A28, A33, A35, A37, A38, A41 and A42 of Attachment 1) 40’ (3 stories) (Per SLRSP Table 3-3) Maximum Building Coverage 70.5% 100% (per SLRSP Table 3-3) Monument Sign (1) Max Height Max Area Neighborhood Signs (4) Max Height Max Area Directional Sign (1) Max Height Max Area 3 feet 19.5 SF 1.5 feet 15 SF 5 feet 12.5 SF (see Sheet A7 of Attachment 1) As approved by ARC 20 SF As approved by ARC 20 SF As approved by ARC 20 SF (per SLRSP Table 3-11) Public Art Not provided Public art only required for commercial portion of SLRSP; project subject to Municipal Code 17.70.140 Parking Automobile spaces Electric Vehicle Parking Bicycle Parking Motorcycle Parking 491 (322 covered; 11 ADA) 29 670 25 (see Sheets A4 and L8 of Attachment 1) 385 (193 covered; 8 ADA) (per SLRSP Section 5.4.3) 592 25 (per SLR SP Table 3-3 and Municipal Code 17.72.030 and 17.72.040) Environmental Status Project is consistent with the certified Final EIR for San Luis Ranch Specific Plan and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182 (Residential Projects Implementing Specific Plans). 6.0 ACTION ALTERNATIVES 6.1 Recommend approval of the project. An action recommending approval of the application will be forwarded to the Planning Commission for final action. This action may include recommendations for conditions to address consistency with the SLRSP Design Guidelines and Community Design Guidelines. Item 2 Packet Page 123 6.2 Continue the project. An action continuing the application should include direction to th e applicant and staff on pertinent issues. 6.3 Recommend denial the project. An action recommending denial of the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, SLRSP, CDG, Zoning Regulations or other policy documents. 7.0 ATTACHMENTS 1. Project Plans Item 2 Packet Page 124 Monday, December 2, 2019 Regular Meeting of the Architectural Review Commission CALL TO ORDER A Regular Meeting of the Architectural Review Commission was called to order on Monday, December 2, 2019 at 5:02 p.m. in the Council Chambers, located at 990 Palm Street, San Luis Obispo, California, by Chair Allen Root. ROLL CALL Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Christie Withers, and Chair Allen Root Absent: Commissioner Micah Smith and Vice Chair Amy Nemcik (arrived at 5:04 p.m.) Staff: Senior Planner Shawna Scott, Associate Planner Kyle Bell and Deputy City Clerk Megan Wilbanks PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA None. --End of Public Comment-- APPROVAL OF MINUTES 1.Consideration of Minutes of the Regular Architectural Review Commission Meeting of October 21, 2019 and November 4, 2019. ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER PICKENS, CARRIED 5-0-1 (Commissioner Smith and Vice Chair Nemcik absent) to approve the minutes of the Regular Architectural Review Commission meeting of October 21, 2019. ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER PICKENS, CARRIED 5-0-1 (Commissioner Smith and Vice Chair Nemcik absent) to approve the minutes of the Regular Architectural Review Commission meeting of November 4, 2019. Vice Chair Nemcik joined the ARC meeting at 5:04 p.m. Item 2 Packet Page 125 PUBLIC HEARINGS 2. Project Address: 1035 Madonna Road; Case #: ARCH-0495-2019; Zone: C/OS-SP, R-4- SP; MI San Luis Ranch, owner; Coastal Community Builders, applicant. Review of the 296-unit multi-family component of the approved San Luis Ranch Specific Plan, known as The Orchard at San Luis Ranch, including proposed signage. The project includes a variety of unit types, a common amenity clubhouse and common area, and community open space. Project is consistent with the certified Final EIR for San Luis Ranch Specific Plan and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15182 (Residential Projects Implementing Specific Plans). Associate Planner Kyle Bell presented the staff report and responded to Commissioner inquiries. Applicant representative, Scott Martin with RRM Design Group, responded to Commissioner inquiries. Public Comments: None. --End of Public Comment-- ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER DIMARTINI, CARRIED 5-1-1 (Commissioner Withers dissenting and Commissioner Smith absent) to forward the project to the Planning Commission with the following direction to the applicant: • The applicant should revise the proposed signage on the Condo Buildings to be better integrated into the architectural character of the structures. • The applicant should revise the proposed signage plan to provide illumination on the proposed directional signage. • The applicant should consider providing a lighter color palette and more variation related to articulations and materials of the townhome buildings. RECESS The Commission recessed at 6:30 p.m. and reconvened the meeting at 6:40 p.m. with all ARC Commissioners present. Item 2 Packet Page 126 3. Project Address: 12165 and 12393 Los Osos Valley Road; Case #: SPEC 0143-2017 / GENP 0737-2019 / EID 0738-2019; General Plan (Land Use Element) designated: Specific Plan Area SP-3 (Madonna on Los Osos Valley Road Specific Plan); JM Development Group, Inc., applicant. Review of the Froom Ranch Specific Plan Draft Land Use and Development Standards and Design Guidelines, including review of the Aesthetics and Visual Resources evaluation in the Draft Environmental Impact Report (EIR) prepared for the Froom Ranch Specific Plan during the 45-day public review period (State Clearinghouse No. 2017071033). Senior Planner Shawna Scott and contract planner Emily Creel presented the staff report and responded to Commissioner inquiries. Applicant representative, Victor Montgomery with RRM Design Group, responded to Commissioner inquiries. Public Comments: None. --End of Public Comment-- ACTION: THE COMMISSIONERS PROVIDED THE FOLLOWING RECOMMENDATIONS FOR DEVELOPMENT OF THE DRAFT EIR • Incorporate another emergency access road through the wetlands area, connecting to Calle Joaquin • Building heights in AA and BB (page 5.2) show some layering between the apartments, but could allow for additional layering between the other apartment buildings • Include images showing the relationship of the relocated Froom Creek to Calle Joaquin so the Commission can get a better feeling for the accuracy of KVA 1 and 3 • Explore means of ventilating the subterranean parking lot without mechanical mechanisms • Do not consider moving the park to the upper location; having it in a remote area could become a nuisance. COMMENT AND DISCUSSION Senior Planner Shawna Scott provided a brief agenda forecast. ADJOURNMENT The meeting was adjourned at 7:37 p.m. The next Regular meeting of the Architectural Review Commission is scheduled for Monday, December 16, 2019 at 5:00 p.m., in the Council Hearing Room, 990 Palm Street, San Luis Obispo, California. APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2019 Item 2 Packet Page 127 Page intentionally left blank. Item 2 Packet Page 128 PLANNING COMMISSION AGENDA REPORT SUBJECT: Planning Commission consideration of the 2019 General Plan Annual Report PROJECT ADDRESS: Citywide BY: Graham Bultema, Housing Intern E-mail: gbultema@slocity.org FILE NUMBER: GENP 0122-2020 FROM: Tyler Corey, Principal Planner RECOMMENDATION Receive and file the 2019 General Plan Annual Report for final acceptance by the City Council. SUMMARY California Government Code Section 65400 requires that cities submit an annual report (Attachment 1) on the status of their General Plan and progress in its implementation to the Governor’s Office of Planning and Research and Department of Housing and Community Development. Prior to submittal to the state, the annual report must be presented to the City Council for review and acceptance. As a procedural matter, staff is bringing this annual report to the Planning Commission for receipt and acceptance prior to the Council given the role of the Commission as advisory to the Council in planning matters, including implementation of the General Plan. Preparation of the General Plan Annual Report is also consistent with City of San Luis Obispo’s General Plan Land Use Element Policy 11.3 – Annual Report. The General Plan Annual Report is strictly a reporting document and does nor create or modify any City of San Luis Obispo goals or policies found within the General Plan. 1.0 COMMISSION’S PURVIEW The Planning Commission provides input on long range planning efforts, such as specific plans, community plans and all the elements of the General Plan. The purpose of this agenda item is to provide an opportunity for the Planning Commission to review the proposed 2019 General Plan Annual Report before forwarding to the City Council for acceptance. Meeting Date: March 11, 2020 Item Number: 3 Item 3 Packet Page 129 2.0 BACKGROUND According to Land Use Element Policy 11.3 the City shall prepare an annual report on the status of the General Plan, which is to include the following items: A)A summary of private development activity and a brief analysis of how it helped meet General Plan goals; B)A summary of major public projects and a brief analysis of how they contributed to meeting General Plan goals; C)An overview of programs, and recommendations on any new approaches that may be necessary; D)A status report for each General Plan program scheduled to be worked on during that year, including discussion of whether that program's realization is progressing on schedule, and recommendations for how it could better be kept on schedule if it is lagging; E)A status report on how the City is progressing with implementing its open space preservation policies and programs; F)Updated population or other information deemed important for the plan. The General Plan Annual Report is an opportunity for the City to keep the General Plan current by reflecting on how well the Plan continues to meet the City’s goals and objectives. It is also an opportunity to review how well the programs identified in the Plan are being implemented and to determine if programs are still relevant or if priorities should be reassigned. In addition, assessment of the implementation of the General Plan informs the City Council about the availability of resources and about programs and projects that might be initiated as the City develops a new financial plan. During the budgeting process, the City Council reviews the progress being made to implement the General Plan and decides whether or not to move forward with additional work program items over the next two years. 3.0 DISCUSSION The General Plan contains an array of policies and implementing programs covering most types of City actions. General Plan implementation supports the quality of life objectives for the community that serve as the foundation for the General Plan. Activities undertaken by the City through its Capital Improvement Program projects, project plans and studies, facility maintenance and management, and inter-agency coordination each play a part in the General Plan Implementation. The General Plan Annual Report touches on the major programs that saw activity in 2019. The report is organized around the following key implementation areas: •General Plan Element Updates •Community Development Department •Planning & Building Activity •Regional Housing Needs Allocation (RHNA) Progress •Residential Growth •Non-Residential Growth •Specific Plan Implementation & Development Item 3 Packet Page 130 • Municipal Code Updates • Climate Action Plan • Economic Development • Policy Initiatives • Water Supply • Circulation • Safety • Neighborhood Wellness • Conservation & Open Space Protection • Parks & Recreation In 2019, the City continued to make progress implementing General Plan Programs. Parks and Recreation Staff continued work on the Parks and Recreation Element and Master Plan Update, by continuing to hold focused topic discussions at Parks and Recreation Commission meetings and holding community workshops throughout 2019. An update of the City’s Safety Element was also initiated by identifying the update as a major task within the Housing Major City Goal in the adoption of the FY 2019-2021 Financial Plan by City Council. The City’s 5th Cycle Housing planning period ended in June 2019 and the City began work in 2019 on updating the Housing Element for the 6th Cycle (2020-2028). Development activity remained strong in 2019, as represented by 710 issued building permits, which is 135 more than the number of issued permits in 2018. This also reflects the increased number of plan check applications submitted, totaling 1,883 applications, which was 415 more than 2018 and a significantly larger increase than the previous year. Based on the Community Development Department’s running total of “finaled” permits for non- residential construction permits, 51,694 square feet of floor area was added to the City in 2019, yielding a five-year net non-residential growth rate of 2.52 percent (as shown in Figure 3 on page 25). Land Use Element Policy 1.11.4 states that the Council shall consider establishing limits for the rate of non-residential development if the increase in non-residential floor area for any five- year period exceeds five percent. Thus, the City is significantly below the threshold to establish any non-residential growth limit at this time. The Major City Goals for Fiscal Year 2017-19, of Housing, Climate Action, Multi-Modal Transportation, and Fiscal Sustainability resulted in a significant amount of activity in these General Plan program areas discussed above, and many more. For the start of Fiscal Year 2019- 2021, these Major City Goals remain high priorities, with the addition of a new goal of Downtown Vitality and a name change for the Multi-Modal Transportation goal to the new name of Sustainable Transportation. Item 3 Packet Page 131 4.0 ENVIRONMENTAL REVIEW The California Environmental Quality Act (CEQA) does not apply because the General Plan Annual Report does not constitute a “Project” under CEQA Guidelines Sec. 15378. 5.0 NEXT STEPS As the Community Development Department leads the City in the implementation and updating of the General Plan, it also takes the lead in the update of the General Plan Annual Report. However, staff from all City departments contributed significantly to the report. Any comments made by the Commission during review of the General Plan Annual Report will be addressed by staff before the report is forwarded to the City Council for consideration. The Planning Commission can also direct staff to provide the Commission with additional information or analysis on specific topics from 2019 program implementation. 6.0 ATTACHMENTS 1. 2019 General Plan Annual Report Item 3 Packet Page 132 Attachment 1Item 3 Packet Page 133 Community Development Department Our Mission Statement Our mission is to serve all persons in a positive and courteous manner and help ensure that San Luis Obispo continues to be a healthy, safe, attractive, and enjoyable place to live, work, or visit. We help plan the City’s form and character, support community values, preserve the environment, promote wise use of resources, and protect public health and safety. Our Service Philosophy The City of San Luis Obispo Community Development Department (CDD) staff provides high quality service when you need it. We will: • Listen to understand your needs; • Give clear, accurate and prompt answers to your questions; • Explain how you can achieve your goals under the City’s rules; • Help resolve problems in an open, objective manner; • Maintain high ethical standards; and • Work to improve our service. Attachment 1Item 3 Packet Page 134 Acknowledgements City Council Heidi Harmon, Mayor Aaron Gomez, Vice Mayor Carlyn Christianson Andy Pease Erica A. Stewart Planning Commission Mike Wulkan, Chair Hemalata Dandekar, Vice Chair Chuck Stevenson Nicholas Quincy John McKenzie Steven Kahn Robert Jorgensen City Manager Derek Johnson, City Manager Project Management Team Brian Leveille, Senior Planner Graham Bultema, Housing Intern Cara Vereschagin, Housing Coordinator Rachel Cohen, Associate Planner Staff Contributors Alexander Fuchs, Parking Services Supervisor Brian Amoroso, Operations Captain Cassia Cocina, Code Enforcement Supervisor Chantal Burns, Tourism Coordinator Chris Read, Sustainability Manager Christine Wallace, Neighborhood Outreach Manager Devin Hyfield, Recreation Manager Doug Carscaden, Recreation Supervisor The 2019 General Plan Annual Report was prepared by the Community Development Department for review by the Planning Commission and acceptance by the City Council. The Community Development Department’s Long- range Planning Division often takes the lead for staff work involving the General Plan. However, all City departments and advisory bodies are involved in General Plan implementation and have contributed to the 2019 General Plan Annual Report. Attachment 1Item 3 Packet Page 135 Freddy Otte, City Biologist Gamaliel Anguiano, Transit Manager Jennifer Metz, Utilities Project Manager James Blattler, Administrative Analyst Jennifer Rice, Transportation Planner/Engineer III John Bledsoe, Police Lieutenant Keith Aggson, Fire Chief Kyle Bell, Associate Planner Kyle Van Leeuwen, Assistant Planner Lindsey Stephenson, Recreation Manager Luke Schwartz, Transportation Manager Megan Weeks, Transit Coordinator Meghan Burger, Recreation Supervisor Michael Codron, Community Development Director Molly Cano, Tourism Manager Shawna Scott, Senior Planner Greg Avakian, Parks and Recreation Director Timothy Scott Bochum, Deputy Director of Public Works Tyler Corey, Principal Planner Vanessa Nichols, Permit Services Coordinator Attachment 1Item 3 Packet Page 136 Table of Contents Community Development Department .......................................................................................... 2 Our Mission Statement ....................................................................................................... 2 Our Service Philosophy ....................................................................................................... 2 Acknowledgements ......................................................................................................................... 3 City Council ......................................................................................................................... 3 Planning Commission .......................................................................................................... 3 City Manager ....................................................................................................................... 3 Project Management Team ................................................................................................ 3 Staff Contributors ............................................................................................................... 3 Table of Contents ............................................................................................................................ 5 List of Figures .................................................................................................................................. 6 List of Tables ................................................................................................................................... 6 Introduction .................................................................................................................................... 7 Background ..................................................................................................................................... 8 General Plan Element Updates ..................................................................................................... 10 Community Development Department ........................................................................................ 13 Planning and Building Activity ...................................................................................................... 15 Regional Housing Needs Allocation (RHNA) Progress .................................................................. 18 Residential Growth ....................................................................................................................... 23 Non-Residential Growth ............................................................................................................... 24 Specific Plan Implementation and Development ......................................................................... 25 Municipal Code Updates ............................................................................................................... 30 Climate Action Plan ....................................................................................................................... 32 Economic Development ................................................................................................................ 33 Policy Initiatives ............................................................................................................................ 36 Water Supply ................................................................................................................................. 37 Circulation ..................................................................................................................................... 38 Safety ........................................................................................................................................... 44 Neighborhood Wellness................................................................................................................ 53 Conservation & Open Space Protection ....................................................................................... 55 Parks & Recreation ........................................................................................................................ 57 Conclusion ..................................................................................................................................... 64 Attachment 1Item 3 Packet Page 137 List of Figures Figure 1 - Total Planning Applications Received per Calendar Year (2017-2019) ........................ 15 Figure 2 - Net Annual Growth Rates of Non-Residential Sectors (2009-2019) ............................ 24 Figure 3 - Average Monthly Twitter Impressions ......................................................................... 45 Figure 4 - Noise Part (NSPY) Calls (2009 to 2019) ......................................................................... 54 List of Tables Table 1 - Building Permits Issued 2016-2019 Comparison ........................................................... 16 Table 2 - Building Division Project Statistics, 2016-2019 Comparison ......................................... 16 Table 3 - Valuation of Construction, 2016-2019 Comparison ...................................................... 17 Table 4 - Progress Towards Meeting 5th Cycle Quantified Objectives (1/1/14 to 6/30/19) ....... 18 Table 5 - 6th Cycle Regional Housing Needs Allocation (1/1/19 to 12/31/28) ............................ 19 Table 6 - Progress Towards Meeting 6th Cycle Quantified Objectives (1/1/19 to 12/31/28) ..... 19 Table 7 - Affordable Housing Project Highlights from 2019 ......................................................... 20 Table 8 - LUE Table 3, One Percent City Population Growth Projection ...................................... 23 Table 9 - Residential Growth Rates, 2015-2019 ........................................................................... 23 Table 10 - Margarita Area Development Status ........................................................................... 25 Table 11 - Orcutt Area Development Status ................................................................................. 26 Table 12 - City Water Resource Availability .................................................................................. 37 Attachment 1Item 3 Packet Page 138 Introduction The General Plan is a comprehensive statement of the City’s goals and how those goals will be achieved over the long-term. Policies and programs in the General Plan provide guidance to the public, staff and decision-makers on development-related issues. The General Plan is adopted and amended by the City Council, after considering recommendations by citizens, appointed advisory bodies, other agencies, and City staff. Each year, the City publishes an Annual Report on the status of its General Plan and provides an overview of actions taken to implement the Plan during the past year , as provided by California Government Code Section 65400. This report is provided to help citizens and City officials gauge progress towards achieving the City’s stated goals and objectives. It is also an opportunity to review how well the Plan’s programs are being implemented. The Annual Report fulfills the requirements of State law, and the General Plan itself. According to Land Use Element Policy 11.3 the City shall prepare an annual report on the status of the General Plan, which is to include the following items: A) A summary of private development activity and a brief analysis of how it helped meet General Plan goals; B) A summary of major public projects and a brief analysis of how they contributed to meeting General Plan goals; C) An overview of programs, and recommendations on any new approaches that may be necessary; D) A status report for each General Plan program scheduled to be worked on during that year, including discussion of whether that program's realization is progressing on schedule, and recommendations for how it could better be kept on schedule if it is lagging; E) A status report on how the City is progressing with implementing its open space preservation policies and programs; F) Updated population or other information deemed important for the plan. Attachment 1Item 3 Packet Page 139 Background State law requires each city and county to adopt a general plan that addresses seven topics, typically referred to as “elements.” Additional topics, or general plan elements, may be included. The law also requires general plans to be comprehensive, internally consistent and provide a long-term perspective. The Governor’s Office of Planning and Research publishes General Plan Guidelines, which includes the following basics: Geographic Comprehensiveness: The general plan must cover all of the territory in the jurisdiction’s boundaries. Regionalism: The general plan must take into account regional plans for transportation, air quality and water quality, and must spell out measures needed to meet federal or state standards for the region. Issue Comprehensiveness: General plans must address the jurisdiction’s physical development over the long term, but because the general plan is the most comprehensive expression of the general welfare, it should also recognize social and economic concerns. Internal Consistency: All of the general plan elements must be internally consistent. Each element’s data, analyses, goals, policies and programs must be consistent and complement one another. This includes consistency with area and specific plans. Long-Term Perspective: The general plan must address the welfare of current & future generations, although the time- frames may vary between elements. The Housing Element, for instance, must be updated every five to eight years. State law says a City’s general plan should be kept current. The City of San Luis Obispo does this through this annual review process, comprehensive updates, and through amendments. Updates to entire elements are done as needed and include a look at underlying conditions and preferences. Amendments are typically smaller in scope and involve changing one part in a way that fits within the overall framework. Consideration of amendments are triggered by private applications or by direction from the City Council. City of San Luis Obispo General Plan Elements Land Use Update Adopted December 2014 Circulation Update Adopted December 2014 Housing Update Adopted January 2015 Conservation and Open Space Revised 2014 Safety Revised 2012 Parks and Recreation Adopted 2001 Water and Wastewater Revised 2018 Noise Adopted 1996 Attachment 1Item 3 Packet Page 140 Changes to the City of San Luis Obispo General Plan require hearings by the Planning Commission and by the City Council. The type of notice provided for the hearings depends on the type of proposed change, but always includes a descriptive item on the meeting agenda, which is published in the newspaper. The City’s website and public access televisio n channel provide additional information. Attachment 1Item 3 Packet Page 141 General Plan Element Updates Parks and Recreation Element Update In 2018, the City Parks and Recreation and Community Development Departments engaged consultant services, WRT, for the purposes of the Parks and Recreation Element and Master Plan Update. The Parks and Recreation Commission (PRC) is serving as the primary advisory body for this work effort. The purpose of the update of the City’s Parks and Recreation Element and Master Plan is to address current and future needs for the City of San Luis Obispo’s parks, recreation facilities, programs and services consistent with the objectives outlined in the adopted 2017-2019 and 2020-2021 financial plans. The foundational stages of the Project Plan were initiated by conducting extensive initial community outreach pursuant to the approved Community Engagement Plan and as summarized in the Community Needs Assessment Engagement Memorandum approved by the PRC in December 2018. In addition, the results from the statistical survey conducted by ETC Institute are available for review in the Needs Assessment Survey Findings Report. In 2019, a proposed action plan was presented to the PRC and the public for initial feedback, and this prioritized plan will continue to be developed to ensure the most effective use of future community resources. The public will continue to be engaged in a positive and creative way so that the results are representative of community values, desires, and needs. In summer 2020, Parks and Recreation staff and consultant WRT, will release the Public Review Draft General Plan Element and Master Plan Update and host public meeting workshops in fall 2020. Parks and Recreation and Planning Commission recommendations will go to City Council December 2020 and final adoption. This General Plan Annual Report falls between a transitional Financial Plan period, thus the Major City Goals for both FY 2017-19 and FY 2019-21 include: FY 17-19 Major City Goals: Housing – Facilitate increased production of all housing types designed to be economically accessible to the area workforce and low and very low-income residents, through increased density and proximity to transportation corridors in alignment with the Climate Action Plan. Climate Action – Implement Climate Action Plan, assess requirements to achieve a “net- zero carbon City” target, and implement cost-effective measures, including implementation of a Sustainability Coordinator and formation of a Green Team. Multi-Modal Transportation – Prioritize implementation of the Bicycle Master Plan, pedestrian safety, and Short-Range Transit Plan. Fiscal Sustainability & Responsibility - Continue to implement the City’s Fiscal Responsibility Philosophy with a focus on economic development and responsiveness, unfunded liabilities, and infrastructure financing Attachment 1Item 3 Packet Page 142 Housing Element Update In 2019, the City began work on updating the Housing Element. The update process is a tool to modify housing policies and programs to reflect the changing needs, resources and conditions in the community, and to respond to changes in state and federal housing law. The Housing Element is the only element that must be updated on a set schedule and then certified by the State. The City does not construct housing but is required by the State to demonstrate that it can accommodate a specific number of units that meet specific income categories within a specific time frame known as the Regional Housing Needs Allocation (RHNA). RHNA is produced by the California Department of Housing and Community Development (HCD) and identifies the projected housing needs in the region as part of the periodic updating of local Housing Elements of the General Plan. HCD finalized its RHNA allocation determination for the San Luis Obispo region at 10,810 units for the 10-year production period (December 31, 2018 to December 31, 2028) and the number of housing units allocated to the City has been identified as 3,354. Work on the update began with hosting a Housing Forum Workshop and City Council and Planning Commission Housing Update in April 2019. Since the kickoff, staff has been working on several components of the Housing Element including: • Collecting background information • Public Outreach Event on December 10, 2019 • Online Public Survey (December 2019) • Presentations to stakeholders • Updating the Residential Development Capacity Inventory Completion of the Housing Element is anticipated by the fall of 2020. FY 19-21 Major City Goals: Housing – Facilitate the production of housing with an update of the Housing Element, including an emphasis on affordable housing (including unhoused people) and workforce housing through the lens of climate action and regionalism. Climate Action – In response to the climate crisis, continue to update and implement the Climate Action Plan for carbon neutrality, including preservation and enhancement of our open space and urban forest and planning for resilience. Sustainable Transportation – Enhance accessible regional transit, bicycle, and pedestrian mobility to promote a transition to a car-free or shared-car lifestyle and to reduce greenhouse gases. Fiscal Sustainability & Responsibility - Continue to implement the City’s Fiscal Responsibility Philosophy with a focus on efficiencies, strategic economic development, unfunded liabilities, and infrastructure financing (Funding the Future). Downtown Vitality - Support the economic and cultural heart of the City with attention to safety, maintenance, infrastructure and amenities. Attachment 1Item 3 Packet Page 143 Safety Element Update In 2019, the City was awarded a grant from Caltrans called “Resilient San Luis Obispo” in the amount of $435,250 to be used to conduct a comprehensive assessment of the community’s vulnerability to climate change impacts. The City has partnered with the Local Government Commission (LGC), a 501(c)3 non-profit organization who has extensive experience in public engagement in climate change adaptation and in facilitation projects. Additionally, the City is currently participating with the CivicSpark, a statewide program through the LGC for a Fellow to work on the project. The project will also be supported with committed staff resources from the San Luis Obispo Council of Governments. Technical consultants secured through a competitive bid process complete the team. The project includes current and future hazards assessment, comprehensive vulnerability assessment, local and state policy audits, robust community outreach and education, a menu and prioritization of adaptation options and specific integration and work plans. Importantly, the scope of work also includes capacity building for City staff and dissemination to regional partners to ensure implementation. The study will begin in spring of 2020 and along with the 2019 Hazard Mitigation Plan update, will form the technical foundation for the comprehensive update to the Safety Element of the General Plan. The City anticipates that the Safety Element will be renamed as the Community Resilience and Public Safety Element and is targeted to be completed in 2022. Attachment 1Item 3 Packet Page 144 Community Development Department Customer Service and Process Improvements In 2019, the Community Development Department continued to monitor and improve procedures to ensure the utmost level of efficiency and customer service. In response, the Department launched the following programs throughout the year: InfoSLO: The City originally launched the portal InfoSLO in 2018 that allows members of the public to search for a variety of information on properties citywide. InfoSLO allows you to search for parcel history including permits, plan cases, inspections and code cases. Parcels can be searched by address or Assessor’s Parcel Number, or by an interactive map to browse parcel information across the City. In 2019, upgrades provided the opportunity to research and export permit and plan history for any address in the City. Efforts also continued for the provision to go live with online permit applications and online payment of fees for building and planning in the 2020 timeframe. Community Development also launched mobile apps for use in the field which will expedite the inspection process. Inspections can now also be automatically updated from the field. Staff also implemented the Laserfiche document management system which allows more efficient response to public records requests. Coordination with Other Agencies In addition to City-initiated efforts to implement the General Plan, City staff responded to development plans and applications from other agencies in 201 9 and coordinated with other agencies on General Plan priorities. Some examples include: County of SLO: City staff provided comments on several projects proposed in the County including an office project, cannabis delivery projects, tentative map proposals, and a proposed hillside development. Amtrak-LOSSAN: Community Development staff coordinated with the Los Angeles-San Diego- San Luis Obispo Rail Corridor Agency (LOSSAN) for preliminary work which will lead to a Basis of Design Report (Feasibility Study) for expansion and/or relocation of the existing Amtrak layover facility in San Luis Obispo. The goal of the project is to increase overnight layover and storage capacity to support service goals and objectives outlined for the Amtrak Pacific Surfliner as outlined in the 2018 California State Rail Plan. San Luis Obispo Council of Governments: The San Luis Obispo Council of Governments (SLOCOG) continued the multi-year process to concurrently prepare the 2019 Regional Transportation Plan (RTP), the Sustainable Communities Strategy (SCS), and the Regional Housing Needs Allocation (RHNA). The City participated in regional discussions facilitated by SLOCOG and negotiated allocating the region’s 6th Cycle RHNA distribution of 10,810 housing units amongst all eight local jurisdictions (see further discussion on the 6th Cycle RHNA in Regional Housing Needs Allocation Progress Section below). The SLOCOG Board adopted the updated 2019 RTP/SCS on June 5, 2019. Attachment 1Item 3 Packet Page 145 Regional Housing Action Team: The City, along with the County, and the seven local Cities within the county are each updating their Housing Element for the new 6th Cycle RHNA. The County has taken a lead role in fostering collaboration among all the cities, SLOCOG, and County to develop the region’s first “regional chapter” common to all eight local agencies’ Housing Elements. The regional chapter will outline policies and programs that support housing at a regional planning level. Cal Poly Master Plan Update 2035: Throughout 2019, City staff continued to work with Cal Poly staff to address previous concerns raised by the City when a Draft EIR was published for the Cal Poly Master Plan Update in 2017. In December 2019, Cal Poly circulated the updated public draft of the Cal Poly Master Plan Update 2035 DEIR. The City DEIR comment letter noted significant concerns on the impacts of planned Master Plan update growth on City services, infrastructure, and potential fiscal impacts on City operations. City staff will continue to engage with Cal Poly to achieve a better outcome, consistent with the City Council’s policy direction for engagement in the Master Plan process. The State Department of Transportation (Caltrans): Progress continues with preliminary engineering and environmental review for the Prado Road/US 101 Interchange Project and Prado Road Bridge Replacement over San Luis Obispo Creek, with construction anticipated to begin for both projects in 202 2. Local Agency Formation Commission (LAFCO): In November 2019, the City Council approved the filing of an application and request for LAFCO to initiate proceedings for annexation of the Fiero Lane-Clarion Court area. The annexation area consists of 30 parcels and approximately 39 acres of land within the Airport Area Specific Plan (AASP). Annexation of this area was anticipated in the City’s General Plan and AASP, and the area will continue to support existing development including a mix of industrial, manufacturing, commercial, and office uses. Attachment 1Item 3 Packet Page 146 Planning and Building Activity Application totals are tracked in real-time using live dashboards from our EnerGov permitting system. Tracking of applications and permits serve as an indicator of development trends and a tool for budget forecasting. Yearly Planning Application Trends Figure 1 indicates all planning applications received for each calendar year for 2017, 2018 and 2019. Some examples of the types of applications include use permits, architectural reviews, subdivisions, zoning amendments, specific plans and administrative actions. In 2019, the total number of planning applications increased by nearly 50% from 2018. Notable increases in application types were architectural reviews, increasing from 46 submittals to 78, and Homestay use permits, increasing from 19 applications to 48 in connection to an improved tracking and enforcement of unpermitted short-term rentals. Figure 1 - Total Planning Applications Received per Calendar Year (2017-2019) Source: Community Development Department, 2019 266 227 338 0 50 100 150 200 250 300 350 400 2017 2018 2019Number of ApplicationsAttachment 1Item 3 Packet Page 147 Building Permits and Plan Reviews Building permits are issued for various projects ranging from the relatively simple (e.g. water heaters, window change outs, reroofing, etc.) to the more complex projects (e.g. additions and new buildings). Plan reviews are typically required for the more complex projects where it is necessary to review proposed design documents for code compliance. Table 1 - Building Permits Issued 2016-2019 Comparison BUILDING PERMITS ISSUED 2019 2018 2017 2016 permits units permits units permits units permits units Single Family 171 171 159 159 105 105 55 42 Multi Family 17 340 19 135 10 44 11 51 Commercial 12 0 15 0 5 1 10 11 Residential Additions / Alterations 369 0 252 0 190 2 0 3 Commercial Additions / Alterations 141 0 129 0 82 0 150 3 Motel Rooms 0 0 1 113 0 0 0 183 TOTAL 710 511 575 407 392 152 568 293 Source: Community Development Department, 2019 Table 1 depicts the number of building permits issued over the past 4 years. In 2019, 188 permits were issued for single-family and multi-family projects, representing 511 residential units. Table 2 - Building Division Project Statistics, 2016-2019 Comparison PROJECT STATISTIC 2019 2018 2017 2016 Plan Check Applications Submitted 1,883 1,468 1,301 1,273 Source: Community Development Department, 2019 Table 2 shows the number of plan check applications conducted by the Building Division over the last four years. Development activity remained strong in 2019, with a record high of Plan Check Application submittals, as compared to the previous three years, and are expected to remain strong throughout 2020. Attachment 1Item 3 Packet Page 148 Valuation of Construction Construction valuation is a good indicator of the level of private investment in building construction. Table 3 depicts the annual construction valuation over the past 4 years. The total valuation increased in 2019 from 2018 by $38,936,475, which reflects the increased number of issued permits as displayed in Table 2 above. Table 3 - Valuation of Construction, 2016-2019 Comparison VALUATION OF CONSTRUCTION 2019 2018 2017 2016 Single Family 28,025,973 24,299,569 19,706,522 15,024,481 Multi Family 33,606,072 21,161,540 17,248,685 8,172,054 Commercial 16,980,878 20,430,385 6,248,150 51,109,620 Residential Additions / Alterations 42,924,804 14,780,483 8,167,839 10,138,220 Commercial Additions / Alterations 17,886,588 19,815,863 6,760,007 17,572,763 Total Valuation $139,424,315 $100,487,840 $58,131,203 $102, 017,138 Source: Community Development Department, 2019 Attachment 1Item 3 Packet Page 149 Regional Housing Needs Allocation (RHNA) Progress Quantified Objectives Under State law, each city and county in California is required to develop programs designed to meet their share of the surrounding region's housing needs for all income groups, as determined by the region’s council of governments. The State Department of Housing and Community Development (HCD) identifies housing needs for all regions of the State. Councils of governments then apportion the regional housing need among their member jurisdictions. The Regional Housing Needs Allocation (RHNA) process seeks to ensure that each jurisdiction accepts responsibility, within its physical and financial capability to do so, for the housing needs of its residents and for those people who might reasonably be expected to move there. State housing law recognizes that housing need allocations are goals that jurisdictions seek to achieve; however, they are not intended as production quotas. The allocations are included in each jurisdiction’s Housing Element so that plans, policies and standards may be created to help meet housing needs within the element's planning term. The City’s 5th Cycle Housing Element and RHNA Quantified Objectives ended on June 30, 2019. This was a 5-year period of housing planning, that began on January 1, 2014. In this 5th Cycle, the City issued a total of 1,272 building permits for the development of new residential units, as shown in Table 4. This included a total of 220 new deed-restricted affordable housing units, or housing available to Extremely Low, Very Low, and Low households, as well as 1,052 units of market-rate, or Above Moderate income housing. Table 4 - Progress Towards Meeting 5th Cycle Quantified Objectives (1/1/14 to 6/30/19) Income Level (% of County Median Income) 5th Cycle RHNA Allocation Building Permitted Units Issued by Affordability Total Units by Income Level Total Units Remaining by Income Level Year 1 (2014) Year 2 (2015) Year 3 (2016) Year 4 (2017) Year 5 (2018) Year 6a (01/01/19 - 06/30/19) Extremely Low & Very Low 285 35 1 19 41 70 0 166 119 Low 179 16 1 1 9 4 4 35 144 Moderate 202 8 2 3 0 0 6 19 183 Above Moderate 478 146 168 111 164 212 251 1,052 -574 Total Units 1,144 205 172 134 214 286 261 1,272 Total Remaining for RHNA Period: 446 Source: Community Development Department, 2019 The City was in a unique position for housing planning during the 2019 calendar year because the 6th Cycle planning period also began. For this new 6th Cycle Housing Element, the City is transitioning towards a longer housing planning period, moving from a 5-year to an 8-year timeframe. The City participated in regional discussions facilitated by the San Luis Obispo Council of Governments (SLOCOG) and negotiated allocating the region’s 6th Cycle RHNA distribution of 10,810 housing units amongst all 8 local jurisdictions, as shown in Table 5 below. Attachment 1Item 3 Packet Page 150 Table 5 - 6th Cycle Regional Housing Needs Allocation (1/1/19 to 12/31/28) Source: 2019 Regional Housing Needs Allocation Plan, SLOCOG As shown in Table 5 above, the City has a new total RHNA allocation of 3,354 housing units to plan for in the new 6th Cycle Housing Element. The transition from a 5-year to an 8-year cycle, HCD has allowed the City 10 years to meet the new 6th Cycle RHNA allocation. This means that the City is allowed to count all issued building permits from January 1, 2019 until December 31, 2028 as credit towards achieving the 6th Cycle RHNA allocation. Progress towards this 6th Cycle is shown in Table 6 below. Table 6 - Progress Towards Meeting 6th Cycle Quantified Objectives (1/1/19 to 12/31/28) Income Level (% of County Median Income) 6th Cycle RHNA Allocation Building Permitted Units Issued by Affordability Total Units by Income Level Total Units Remaining by Income Level Year 1 (2019) Year 2 (2020) Years 3 – 10 (2021 - 2028) Extremely Low & Very Low 825 0 0 825 Low 520 6 6 514 Moderate 603 8 8 595 Above Moderate 1,406 519 519 887 Total Units 3,354 533 533 Total Remaining for RHNA Period: 2,821 Source: Community Development Department, 2019 Affordable Housing In 2019, the City continued to implement the Inclusionary Housing Requirement, and has six Affordability Agreements in process through long-term and equity-share programs. The City also has approximately $300,000 available for assisting future affordable housing construction. Table 7 below identifies affordable housing accomplishments for 2019: Attachment 1Item 3 Packet Page 151 Table 7 - Affordable Housing Project Highlights from 2019 Project Affordable Units Status Special Notes Bishop Street Studios 34 Major construction was completed in 2019 and the facility is up, running, and being leased to tenants. The project received an AHF award of $850,000 and serves as affordable rental housing for clients of Transitions Mental Health Association. Courtyard at the Meadows 36 Construction on HASLO’s Courtyard at the Meadows continued in 2019 and is anticipated to be completed in 2020. HASLO was awarded tax credits in Spring 2018 and additionally received an AHF award of $630,000. Real Property Acquisition 6 Transitions-Mental Health Association acquired and rehabilitated an existing 6- unit property for affordable housing for six of their clients. The City Council awarded $330,000 of AHFs to assist with the acquisition and rehabilitation of the six units. Tiburon Place (Orcutt Area) 68 Peoples’ Self-Help Housing obtained entitlements in 2019 for Tiburon Place, which is being developed to satisfy the inclusionary housing requirement for three subdivisions in the Orcutt Area. The City Council has made a commitment of $700,000 of AHF dollars to support the construction of 14 units in the project being provided above the inclusionary requirement. Broad Street Place 40 Peoples’ Self-Help Housing obtained entitlements at the end of 2019 for 40 new units located on Broad Street Place. Ten of the 40 units in the project will be dedicated exclusively to extremely low income veterans. City Council also committed a total of $1.3 million dollars of AHFs for this project’s construction costs. San Luis Ranch 68 Large development proposing 580 residential units, a hotel, and commercial spaces 34 units are required to meet the residential component pursuant to the City’s Inclusionary Housing Ordinance. 26 of the units will be dedicated at the very low level. An additional 34 units are required for the commercial component, but can also be satisfied by paying in-lieu fees. Additionally, the project includes local preference provisions, owner occupancy restrictions, and down payment assistance to buyers that are teachers, first responders, nurses, public employees, or associated with the Military. Avila Ranch 67 Large development proposing 720 residential units and commercial spaces The project is required to provide 71 Inclusionary housing units that will be met through a combination of construction (67 units), dedicated land (1.2 acres for 24 low income units) and payment of in-lieu fees (4 units). In addition, the project includes 25 deed restricted workforce housing units, down payment assistance, local preference and owner-occupied restrictions. Source: Community Devleopment Department, 2019 Attachment 1Item 3 Packet Page 152 Funding and Grant Programs for Housing-Related Programs 1. Community Development Block Grant Program (CDBG): The CDBG program provides annual funding for eligible affordable housing projects and support for the homeless shelter. Over the past seven years the CDBG Program has allocated over $2,400,000 towards affordable housing and approximately $870,000 towards homeless services. Projects funded for the 2019 Program Year included homeless services and affordable housing land acquisition for new transitional housing to be owned & managed by Housing Authority of San Luis Obispo (HASLO). 2. Affordable Housing Fund (AHF): In 2019, the City awarded a total of $2,330,000 of AHF dollars to assist with three new 100% affordable housing projects, for a total of 114 new units. The three projects included Tiburon Place with an award of $700,000, Broad Street Place with an award of $1,300,000, and $330,000 for real property acquisition by Transitions-Mental Health Association. 3. Grants in Aid (GIA): The City’s Human Relations Commission approved $150,000 in grants to non-profit organizations whose focus is homeless prevention (including supportive services and transitional housing), hunger and malnutrition prevention, supportive physical and mental health services, and services for seniors and/or people w ith disabilities. Awards were approved by Council in August and distributed in October. 4. San Luis Obispo County Housing Trust Fund (HTF): The HTF provides financing, technical assistance and advocacy to increase the supply of affordable housing in the City. HTF staff serve as a resource to City staff working with developers on affordable housing projects. The City continues to support the H TF with $40,000 annually from the Affordable Housing Fund to help support ongoing operating costs. Attachment 1Item 3 Packet Page 153 Homeless Services Support 1. 40 Prado Homeless Services Center: The 40 Prado Homeless Services Center celebrated its 1st birthday with the “Community in Concert” fundraising celebration in September of 2019. The facility, owned and operated by Community Action Partnership of San Luis Obispo County (CAPSLO), continues to be a highly valuable asset to the community, providing overnight shelter, meals, showers, and laundry services, to individuals and families working towards self-sufficiency. 2. Safe Parking Program: The program provides seven parking spaces located at the 40 Prado facility. This allows homeless persons with vehicles a safe place to temporarily park with the goal of eventually transitioning them into permanent housing. The City provides $10,000 annually to CAPSLO for the program. 3. Homeless Services Oversight Council (HSOC): Staff continues to participate in HSOC quarterly general meetings and provides input on grant opportunities for affordable housing development for the County’s most vulnerable, chronically homeless persons. Attachment 1Item 3 Packet Page 154 Residential Growth The Land Use Element policy related to residential growth (LUE 1.11.2) states that the City’s housing supply shall grow no faster than one percent per year, on average, based on established thresholds shown in Table 8 (Table 3 in the Land Use Element). This policy was modified in 2010 under Ordinance No. 1550 to an average of one percent per year over the five-year Housing Element planning period. Table 8 - LUE Table 3, One Percent City Population Growth Projection Year Approximate Maximum Number of Dwelling* Anticipated Number of People 2013 20,697 45,541 2015 21,113 46,456 2020 22,190 48,826 2025 23,322 51,317 2030 24,512 53,934 2035 25,762 56,686 Estimated urban reserve capacity: 57,200 Source: Land Use Element, City of San Luis Obispo General Plan, Table 3, page 1 -37. *2013 population based on CA Department of Finance data and projected based on 1 percent annual growth. Based on the Community Development Department’s residential construction permit data, the City has maintained a five-year average annual growth rate of 0.47 percent per year, in compliance with the one percent maximum average annual growth rate over the planning period from 2015 to 2019, as shown in Table 9. Table 9 - Residential Growth Rates, 2015-2019 Year New Units Total Units Growth Rate (%) 2015 53 20,946 0.25 2016 120 21,066 0.57 2017 92 21,158 0.43 2018 53 21,211 0.25 2019 180 21,391 0.84 Five-Year Average Annual Growth Rate 0.47 Source: 2019 Building Permits Finaled, Community Development Dept. Attachment 1Item 3 Packet Page 155 Non-Residential Growth Based on final building permits, 51,694 square feet of net new non-residential floor area was added to the City in 2019, resulting in an annual growth rate of 0.44 percent. Figure 2 illustrates the net annual non-residential growth rate from 2009 to 2019. Non-residential growth includes office, services and manufacturing, retail, hotel, and institutional uses. Figure 2 - Net Annual Growth Rates of Non-Residential Sectors (2009-2019) Source: Building Permits Finaled, Community Development Department, 2019 Note: Demolition of nonresidential square footage included in calculations. Land Use Element Policy 1.11.4 states that each year, the Council will evaluate the actual increase in non-residential floor area over the preceding five years. The Council shall consider establishing limits for the rate of non-residential development if the increase in non-residential floor area for any five-year period exceeds five percent. The five-year net non-residential growth rate for 2015 through 2019 was 2.52 percent, and the five-year annual average growth rate was 0.5 percent. Each year, City Council has considered whether or not to implement limits to new non -residential floor area and has decided against establishing limits. If limits are established , they would only apply to certain types of new commercial floor area, such as new offices or new retail establishments outside of the downtown core. 0.89% 0.73% 1.43% 0.93% 0.11% 0.64% 0.58% 0.70% 0.46% 0.33% 0.44% 0.00% 0.20% 0.40% 0.60% 0.80% 1.00% 1.20% 1.40% 1.60% 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019Growth RateYear Attachment 1Item 3 Packet Page 156 Specific Plan Implementation and Development The General Plan requires approval of specific plans as a precursor to development of the City’s major expansion areas. Specific plans typically contain more detailed land-use and design standards than the General Plan and address the timing and financing of public facilities. Specific plans can supersede the Zoning Regulations or lead to amendments of the Municipal Code. The process for adopting a specific plan is similar to the process for adopting or amending a section of the General Plan. Margarita Area Specific Plan The Margarita Area is located in southern San Luis Obispo and is bounded by South Higuera Street, Broad Street, Tank Farm Road, and the ridge of the South Hills. Primarily envisioned for residential development with another 68 acres slated for residential and business park uses. Proposals for the Margarita area thus far have included mainly single-family homes with portions of open space and pedestrian network advancing. The Margarita Area is ideally suited to accommodate San Luis Obispo’s planned residential growth for the near future as the area provides convenient access for residents to employment, shopping and recreation. Community goals for this area include up to 868 homes in a wide range of housing types. Table 10 below displays the status on development in the Margarita Area. Table 10 - Margarita Area Development Status Projects Address Commercial Dwellings Status Toscano 3000 Calle Malva - 168 Planning Entitlements - Approved Public Improvements - Under Construction Building Permits Issued– Under Construction Serra Meadows 408 Prado - 169 Construction Complete Serra Meadows Prado Frontage 3420 Serra Meadows - 36 Planning Entitlements - Approved Public Improvements - Under Construction Building Permits Issued – Under Construction Courtyard at Serra Meadows 3725 Orcutt - 36 Planning Entitlements - Approved Building Permits Issued - Under Construction Prado Business Park 301 Prado 159,663 - Planning Entitlements - Approved Attachment 1Item 3 Packet Page 157 Orcutt Area Specific Plan Nestled at the base of the Santa Lucia foothills, the Orcutt Area provides a variety of scenic resources for residents of the area and travelers along Orcutt Road and Tank Farm Road, including views of Righetti Hill, Islay Hill and the Santa Lucia foothills. Located along the southwestern edge of the city limits of San Luis Obispo and bounded by Orcutt Road, railroad and Tank Farm Road, the area encompasses 230 acres of land at the base of Righetti Hill. The Orcutt Area Specific Plan calls for a residential neighborhood with up to 979 homes and a variety of housing types, parks and recreational opportunities including bicycle and pedestrian paths, and natural habitat and visual resource protection in open space areas. The City envisions the area including hillside and creek open space areas with bike and pedestrian paths, and a public park with a potential school site surrounded by residential neighborhoods. Table 11 below displays the status on development in the Orcutt Area. Table 11 - Orcutt Area Development Status Projects Address Dwellings Commercial Sq. Ft. Status Bullock Ranch 3580 Bullock 192 Planning Entitlements – Under Review Pratt Property 3750 Bullock 35 3,400 Planning Entitlements - Approved Public Improvements - Under Review Imel Ranch 3777 Orcutt 18 Planning Entitlements - Pending ARC Review Public Improvements - Under Review Building Permits Issued – Under Construction South Morros 3725 Orcutt 53 Planning Entitlements - Approved Public Improvements - Under Construction Building Permits Issued – Under Construction Vinifera 3700 Ranch House 40 Planning Entitlements – Under Review Righetti Ranch Subdivision 3987 Orcutt 304 Planning Entitlements - Approved Public Improvements - Under Construction Building Permits Issued – Under Construction Jones Subdivision 3761 Orcutt 65 15,070 Planning Entitlements - Approved Public Improvements - Under Construction Building Permits Issued – Under Construction West Creek: Vintage & Noveno 1355 Orcutt 172 Planning Entitlements - Approved Public Improvements - Under Construction Building Permits Issued – Under Construction Attachment 1Item 3 Packet Page 158 Airport Area Specific Plan - Avila Ranch Development Plan On September 19, 2017, the City Council approved the Avila Ranch project to enable the development of 720 residential units and 15,000 square feet of neighborhood commercial uses on a 150-acre site north of Buckley Road within the boundaries of the Airport Area Specific Plan (“AASP”). The project also includes 18 acres of parks and 53 acres of designated open space within the project boundaries. The project will implement the policies and development parameters in the recent Land Use and Circulation Elements (LUCE) update, other elements of the General Plan, Airport Area Spec ific Plan (AASP), and the City’s Community Design Guidelines. The project is the development of a major new City neighborhood, which will be governed by a Development Plan within the framework of the existing AASP as amended. The project will address housing affordability in several ways, most notably through the design itself, which includes cluster development and many medium and high-density housing units (197 R-3 units and 125 R-4 units), as well as R-2 units that have floor areas that are well below the typical average for single-family detached units in the community. The project will include 71 inclusionary housing units that will be met through a combination of construction (67 units), dedicated land (1.2 acres for 24 low income units) and payment of in-lieu fees (4 units). In addition, the project includes design and development strategies that serve to provide lower cost housing by providing for a range of housing sizes and types, greater number of lower income Inclusionary housing units than required by Ordinance (32 provided; 23 required), larger affordable housing site (1.2 acres provided; 1 acre required), local preference (none required), owner occupancy restrictions (none required), workforce housing incentive pro gram (25 units provided; none required) and down payment assistance ($500,000 provided; none required). These are contractual requirements of the Affordable and Workforce Housing Plan in the Council - adopted Development Agreement pursuant to Ordinance No. 1639 (2017 Series). The project will likely be developed over a period of 10-15 years. Avila Ranch Site Plan Attachment 1Item 3 Packet Page 159 San Luis Ranch Specific Plan The Council approved San Luis Ranch Specific Plan project includes a mix of 580 residential units that would be located primarily at the north/northwest portion of the site. The project is intended to implement the broad development parameters set forth in the LUCE update with the provision of housing, commercial floor space, hotel/visitor serving uses, and preservation of agricultural area. The commercial portion of the project includes up to 200,000 square feet of general commercial/retail space, 150,000 square feet of office development, and a 200-room hotel. In 2019, the annexation was completed, the final map for the overall specific plan was approved, and work continued on the establishment of a Community Facilities District (CFD), and ongoing staff review continued on submittals for site work including grading, public improvements plans, and infrastructure. Planning applications were also received for the Multi-Family component which includes 298 residential units (NG-30 zone) and the Hotel Component in the NC zone which includes a dual branded hotel with 200 rooms. Madonna on LOVR Specific Plan (Froom Ranch Specific Plan) The pre-application and Specific Plan and General Plan Amendment initiation request process for the Madonna on Los Osos Valley Road (LOVR) Specific Plan was initiated in May 2015. A major component of the Froom Ranch Specific Plan is a Life Plan Community (LPC) known as Villaggio, which would provide a variety of independent and assisted senior living units, memory care beds; skilled nursing beds; and a wellness center and ancillary services. In addition to the LPC, the Specific Plan anticipates: approximately 174 multi-family units; 100,000 square feet of commercial retail uses; a three-acre trailhead park, which would incorporate onsite historic structures; and 59 acres of land designated for conservation/open space. Infrastructure includes on and off-site road improvements and an offsite drainage basin. The conceptual project was presented to the City Plann ing Commission and City Council in 2015 and 2016. In 2017, several advisory bodies were introduced to the Specific Plan, and staff and the applicant received preliminary comments from the Parks and Recreation Commission, Cultural Heritage Committee, and Architectural Review Commission. The Notice of Preparation of an Environmental Impact Report (EIR) scoping meeting was held at a Planning Commission hearing in July 2017. San Luis Ranch Site Plan Attachment 1Item 3 Packet Page 160 Preparation of the Draft Environmental Impact Report was initiated in 2018 by City- consultant AMEC Foster-Wheeler (Wood Environment & Infrastructure Solutions, Inc.), including: preparation of the EIR Project Description, peer reviews of applicant-prepared technical studies, submittal of supplemental technical reports by the applicant in response to the peer reviews, preparation of administrative draft EIR sections, and consultation with Native American tribal representatives. Review steps in 2019 included additional advisory body review and preparation and circulation of the Draft EIR. Consideration of the Specific Plan, General Plan Amendment, and final environmental document by the City is anticipated in 2020. Attachment 1Item 3 Packet Page 161 Municipal Code Updates Zoning Regulations Update – Follow-Up Amendments On February 5, 2019, the City Council adopted Ordinance No. 1657 (2019 Series) approving follow-up items from the Council’s approval of the 2018 Comprehensive Update to the City’s Zoning Regulations (Title 17) of the Municipal Code including tiny homes, accessory dwelling units owner occupancy and lot coverage requirements, electric vehicle parking, and additional miscellaneous clean up items. Building Code & Reach Code Updates In September of 2019, City Council adopted Resolution R-11044 (2019 Series) stating its preference for all-electric buildings. Coupled with Monterey Bay Community Power’s procurement of carbon free electricity, starting in 2020, all-electric homes are operationally carbon neutral. It is anticipated that staff will return to Council with the Clean Energy Choice Program in April of 2020. The Clean Energy Choice Program includes the following: • An Ordinance adopting local amendments to the California Energy Code to incentivize all- electric new buildings. • An Ordinance establishing a requirement to offset new natural gas use in new buildings with retrofits in existing buildings or payment of an in-lieu fee. • An incentive package identifying financial, technical, and communications support services, as well as an Ordinance providing limited regulatory incentives for all -electric buildings. Sign Regulations Update The City Council adopted the Sign Regulations Update in August 2019. The comprehensive update included the following modifications: • Various amendments and additions to respond to the free speech case of Reed v. Gilbert. This includes legal analysis and appropriate amendments based on the holdings of the case that has serious implications for many jurisdictions that include regulations that are based on the content of the message. An example of this would be that it is not permissible to only allow signage on residential properties for a specific purpose such as political signs or yard sales. • Additional sign types will be added to the P rohibited Signs section such as electronic message centers, video displays, and internally illuminated channel letters in the Downtown. Attachment 1Item 3 Packet Page 162 • Addition of Design Principles to further define requirements for sign quality, proportion, and appropriate placement. • Updated photos and graphics for clarity on encouraged signs types and those that are prohibited or discouraged. • Cross references to other relevant guidelines and ordinances such as the Community Design Guidelines, and Historic Preservation Ordinance and Hi storic Preservation Guidelines. • Added language for clarity on the purpose and appropriate use of Sign Programs for new development and projects with multiple tenants. • Added language for clarity on level of review and required findings for exceptions. • New and updated definitions to cover newer sign types and to improve interpretation and enforceability. Attachment 1Item 3 Packet Page 163 Climate Action Plan The City’s Climate Action Plan (CAP) was adopted in 2012. The Plan contains quantified strategies to reduce greenhouse gas (GHG) emissions from the community and City operations. It also serves as the City’s Qualified GHG Reduction Strategy. Several strategies from the Climate Action Plan were incorporated in the LUCE update. Implementing the CAP includes those actions the City can directly impact and those actions for which the City engages the community. The City anticipates updating its Climate Action Plan in July of 2020 and will include actions to put the community on a path to carbon neutrality along with GHG emissions thresholds fo r new development. The community identified Climate Action as a Major City Goal for the 2017-2019 Financial Plan and again in the 2019-2021 Financial Plan. The Climate Action Major City Goal in the 2019-2021 Financial Plan is focused on building agency and community capacity to implement climate action at the speed and scale needed to address the climate crises and to begin work centered on adaptation and resilience. Currently, the City is 25% complete with this Major City Goal and is on-track to complete it by the end of the 2021 Financial year. There have been many accomplishment and milestones that have helped progress the City towards completing this Major City Goal. In Spring of 2019, the City opened a bank of 18 electric vehicle charges at the Marsh Street Garage. In 2019, the City also conducted planning work to construct solar arrays on City properties in 2020 and has established a foundation to move forward with a transition to an electric bus fleet as early as 2020. City staff spent much of 2019 getting ready for the January 2020 launch of Monterey Bay Community Power (MBCP). As of January 2020, MBCP is buying 100 percent carbon neutral electricity for the community. All electricity accounts were opted in to the program and at the time of writing this report, approximately 97 percent of accounts were participating in the program. In September of 2019, the City Council adopted Resolution R-11044 (2019 Series) stating its preference for all-electric buildings. Coupled with Monterey Bay Community Power’s procurement of carbon free electricity, all-electric homes are operationally carbon neutral. It is anticipated that staff will return to Council with the Clean Energy Choice Program in April of 2020, as described above. Attachment 1Item 3 Packet Page 164 Economic Development On October 16, 2012 the City Council approved the adoption of the Economic Development Strategic Plan (EDSP). The EDSP was revised on March 17, 2015. The EDSP focuses on creating a system that supports and sustains industries creating head of household jobs. The EDSP is organized into four overarching strategies: • Break Down Barriers to Job Creation • Actively Support Knowledge & Innovation • Promote and Enhance the San Luis Obispo Quality of Life • Build on Existing Efforts and Strengthen Regional Partnerships As part of the City’s effort to build on existing efforts and strengthen regional partnerships, in 2019 the City, in cooperation with the San Luis Obispo Council of Governments (SLOCOG), the Economic Vitality Corporation (EVC) and Beacon Economics, was able to secure and continues to access data from the California Employment Development Departments. According to the 2018 Central Coast Economic Forecast Report, from 2016 to 2017, payrolls in the City of San Luis Obispo grew 2.6%, and with 1,350 new jobs, the City had the highest number of new jobs in the County. The Manufacturing sector, Wholesale Trade sector, Retail Trade sector, and Government sector added a significant number of new jobs in the City of San Luis Obispo during this time period. In addition, 45% of the jobs in the County are within the City . The latest reports can be found on the City’s website under the Economic Development Program. Public Infrastructure Financing In April 2018, the City adopted updated development impact fees that are charged to new development for a range of transportation, parks, public safety, and water and sewer capital facilities and infrastructure that are imp ortant to the City’s future and quality of life. The economic vitality of the City is linked to critical investment in its urban infrastructure system. The City’s changing economic circumstances, approval of new Specific Plans, and implementation of the City’s Public Infrastructure Financing Framework policies, which warranted the update of existing fees and the creation of new fees. In addition, the City has implemented two different Community Facilities Districts. The first is in the Avila Ranch Area for the purpose of funding maintenance services on public infrastructure. The second is in the San Luis Ranch Area for the purpose of funding construction of public infrastructure. New budget policies in the 2019-21 Financial Plan guide City decision-making with respect to these types of land-based financings. Attachment 1Item 3 Packet Page 165 Tourism and Community Promotions The City’s Tourism and Community Promotions activities remain a vital economic development function for the City of San Luis Obispo. The 2019 year produced strong growth in the tourism industry in San Luis Obispo. The City collected nearly $8.3 million dollars (+7.5%) in transient occupancy tax (TOT). This significant increase in TOT collection can be attributed to two factors: a full year of TOT through the voluntary collection agreement with Airbnb that started in August 2018, and the opening of two new lodging properties in San Luis Obispo accounting for approximately 180 new rooms. The City experienced a slight decrease in occupancy resulting in the annual average occupancy rate of 70%, while the Average Daily Rate (ADR) increased to $157.60. Additionally, the downtown Visitor Center served over 80,000 in person guests and San Luis Obispo lodging properties achieved over twenty-nine near sell out weekends in 2019. In 2019, tourism efforts lead by the City’s Tourism Business Improvement (TBID) District included: • A creative refresh of the destination brand campaign “Be Here” designed to bring humanity back into travel by selling the feeling of SLO, from landscapes to people ; and • Selling Out “Money for a Rainy Day” Promotion targeted at incentivizing over-night stays during a slow travel period; and • Participation in out-of-market consumer travel shows like the Los Angeles and Bay Area Travel & Adventure Shows and Taste Washington in Seattle; and • Development of the Strategic Tourism Communications Plan; and • The initial implementation of two-year Tourism Marketing Plan for 2018-2020. During the 2019 , tourism promotion activities generated at least 228 total mentions or media placements that highlighted San Luis Obispo, in a range of publications from the Los Angeles Times to Travel & Leisure. Additionally, coordinated media visits were secured to promote the destination with the goal of earning valuable editorial coverage. In 2019, over 30 media outlets, both domestic and international were hosted in San Luis Obispo. In 2019, the outreach also included a digital influencer program which focused on micro-influencers that were hosted in San Luis Obispo in exchange for social media and blog coverage. Attachment 1Item 3 Packet Page 166 The Promotional Coordinating Committee (PCC) continued the commitment to enhance the San Luis Obispo experience for residents as well as visitors. The PCC funded vital promotional grants to over 25 local non-profit organizations through the annual grants-in-aid process to enrich the social, cultural, and diverse community events and activities available throughout the City. Additionally, the PCC provided financial and program support to boost the visitor service offerings in the City through the funding of programs like the tear-off City maps for visitors and financial contribution to the operational costs for the downtown Visitors Center. In 2019, the PCC executed a community placemaking and beatification effort which included the design of two banner series that were displayed in the downtown in the late-summer and then holiday seasons. Homestay Rentals In 2015 the City Council adopted Ordinance No. 1611 (2015 Series) to develop rules and requirements for short-term rentals (commonly referred to as the Homestay program) to protect public health, safety, and welfare within the City. Since the ordinance’s adoption, the City has approved over 110 Homestay Permits. In an effort to ensure that Homestays are operating in compliance with the ordinance, the Community Development Department began proactive compliance enforcement. This work effort consists of maintaining a database of active permitted and unpermitted homestay within the City’s jurisdiction; ongoing monitoring for compliance with zoning and permit compliance, including systematic outreach to non-compliant homestay property owners; and tax remittance monitoring. From 2018 to 2019, homestay permit applications increased 150%, due in-part to the proactive compliance efforts of code enforcement staff. Since August 2018, to further support the ongoing tax remittance, the City reached an agreement with Airbnb to collect Transient Occupancy Taxes (TOT) and any other required assessments, including Tourism Marketing District (TMD) and Tourism Business Improvement District (TBID) assessments, that are generated by the operation of a homestay. Attachment 1Item 3 Packet Page 167 Policy Initiatives In 2019, the City completed a few new policy initiatives across a wide variety of subject areas with the support of all City departments. Those initiatives included: Cannabis Ordinance The City began accepting applications for Cannabis Commercial Business Operator Permits in 2019. In the first application period in January, the City received 12 applications in total. These included 9 applications for retail stores, 2 applications for delivery, and 1 application for a microbusiness. One delivery service received their operator permit and use permit and opened for business in November 2019. The microbusiness also received their operator permit and is looking to apply for their use permit in 2020. Of the 9 retail stores, two have received their operator permit and use permits which allow them to open their business in the City. The retail stores are looking to open their businesses to the public in 2020. During the second application window, July 1 to July 31, 2019, one operator applied for a retail non-storefront delivery business permit. The applicant was held to a 70% scoring threshold of total available points to qualify for a contingent operator permit, which was not met, and a contingent operator permit was not granted. On December 3, 2019 minor updates to the Merit Criteria were adopted by the City Council. The minor updates made clarifications to the Merit Criteria which were informed through feedback from two application periods from the cannabis review panel, internal multi -department staff teams, consultant recommendations and best practices from other municipalities. Another update to the Merit Criteria was a requirement that all cannabis applicants achieve a 70% scoring threshold from the total available points to qualify for continge nt operator permits. In addition, the City Council voted in favor to amend Chapter 9.10 of the City’s Municipal Code to clarify that unsuccessful applicants are able to apply during separate application periods in the same year. Tiny Homes on Wheels Tiny homes have been a policy focus area in the Housing Major City Goal. The scope of work developed for the Zoning Regulations Update included specific outreach and discussion about how to evaluate whether tiny homes and in particular, tiny homes on wheels sho uld be regulated in the City. Staff has focused on how existing regulations should be revised to accommodate tiny homes on wheels in backyards of single-family homes as a temporary housing alternative. Attachment 1Item 3 Packet Page 168 Water Supply In 2019, the City obtained water from four sources: Salinas Reservoir (Santa Margarita Lake); Whale Rock Reservoir; Nacimiento Reservoir; and recycled water from the City’s Water Resource Recovery Facility (WRRF). Table 12 - City Water Resource Availability Water Resource 2019 Annual Availability Salinas Reservoir (Santa Margarita Lake) and Whale Rock Reservoir 4,910 AF Safe Annual Yield1 Nacimiento Reservoir 5,482 AF Dependable Yield2 Recycled Water 244 AF 2017 Annual Usage3 Siltation to 2060 (500 AF) WWME Policy4 A$4.2.24 TOTAL 10,136 AF Source: 2019 Water Resources Status Report, Utilities Department, 2019. 1Safe Annual Yield is the quantity of water which can be withdrawn every year while operating both reservoirs in coordinated operations under critical drought conditions. The City’s Safe Annual Yield Model was updated in 2018 to reflect drought conditions that ended in 2017. 2Dependable Yield is the contractual amount of water the City has right to from Nacimiento Reservoir. 3The quantity of recycled water included is the actual prior year’s recycled water usage (2017) per WWEA7.2.2. 4Reservoir siltation is a natural occurrence that reduces storage capacity over long periods, resulting in the reduction of safe annual yield. In 2019, availability from these sources equaled 10,136 acre-feet, as shown in Table 12. This supply meets the projected primary water supply need at General Plan build out of 7,496 acre-feet, plus an additional 1,227 acre-feet for a reliability reserve and a secondary water supply of 1,413 acre-feet. The primary water supply was calculated using the City’s build-out population (57,200 people) and the water use rate of 117 gallons per capita. The reliability reserve was calculated using the City’s 2019 population (46,802) and 20 percent of the aforementioned water use rate. The secondary water supply includes the remaining water resources. Additional information is available in the City’s annual Water Resources Status Report. The 2019 Report is available at the Utilities Department website: https://www.slocity.org/government/department- directory/utilities-department/documents-and-files. Santa Margarita Lake Attachment 1Item 3 Packet Page 169 Circulation Transportation Improvements The following transportation planning projects and programs were implemented in 2019, consistent with goals and policies in the Circulation Element of the General Plan. Vehicular Numerous traffic signal and intersection optimization improvements were completed a s part of the City’s Traffic Operations Program and ongoing traffic signal management responsibilities. • Numerous traffic safety improvements were implemented as part of the City’s Traffic Safety Program including striping modifications and sign replacements. • Design for signal upgrades at the Marsh/Broad Street intersection underway, with plans to add signal poles with mast arms, upgraded crosswalks, and a corner bulbout. Construction planned for 2020. • Design for the California/Taft Roundabout is underway. Acquisition of right-of-way is currently in progress. • Design for a roundabout at Orcutt and Tank Farm is complete. Construction is planned to begin during summer of 2020. • Four roundabouts were constructed during 2019, all in the Orcutt Area, including Tank Farm & Righetti, Ranch House & Tiburon, Bullock & Tiburon and Orcutt & Ranch House. • Two mobile speed feedback trailers were deployed at over 50 locations consistent with the City’s radar sign program. • Progress continues with preliminary engineering and environmental review for the Prado Road/US 101 Interchange Project and Prado Road Bridge Replacement over San Luis Obispo Creek, with construction anticipated to begin for both projects in 2022. Rendering of Future Prado Road/US 101 InterchangeNew roundabout at Tank Farm & Righetti Rendering of Future Prado Road/US 101 Interchange Attachment 1Item 3 Packet Page 170 Bicycle / Pedestrian • Roadway reconstruction on Broad Street from Tank Farm to the southern city limits included curb ramp improvements and installation of buffered bike lanes which provide width for future installation of physical barriers for protected bike lanes (“cycle tracks”). • Phase two of the Anholm Neighborhood Greenway Plan is currently in design including a multiuse pathway through the Latter Day Saint’s Church property to Ramona and separated bicycle facilities from Ramona into downtown via Broad and Chorro Street. Various pedestrian improvements include sidewalk extensions, new curb ramps and hi visibility crosswalks at select locations. Construction is planned for early 2021. Rendering of Future Prado Road/US 101 InterchangeCompleted Broad Street Improvements Rendering of Future Prado Road/US 101 Interchange Broad Street before improvements Rendering of Future Anholm Bikeway Attachment 1Item 3 Packet Page 171 • The City’s first Pedestrian Hybrid Beacon was completed on Foothill Boulevard at Ferrini and included innovative design elements such as a signalized bike crossing, a two-stage left turn bike box, a separated bicycle refuge lane and traffic calming elements on Ferrini. These improvements are the first phase of implementing the Anholm Neighborhood Greenway Plan. • Pedestrian improvements in the downtown area included installation of rectangular rapid flashing beacons on Marsh at Garden and Morro Street between Monterey and Palm. • Design for the Downtown Bollard project is underway to increase safety during downtown events such as Farmer’s Market. Staff continued progress with developing the city’s first Active Transportation Plan, a comprehensive blueprint to guide future bicycle and pedestrian projects and programs citywide. Activities included several public outreach events, including formal evening workshops and casual neighborhood “pop-up” events to encourage participation from community-members who may not typically attend formal weeknight meetings. • Design for a pedestrian hybrid beacon on Broad Street at Woodbridge is underway to improve conditions for bicyclists and pedestrians crossing the south Broad Street corridor. Construction is planned for summer 2020. • Staff completed design, permitting and right-of-way acquisition for the Railroad Safety Trail (Taft to Pepper) project, clearing the way to begin construction summer of 2020. Rendering of Future Prado Road/US 101 InterchangePedestrian Hybrid Beacon at Foothill & Ferrini Rendering of Future Prado Road/US 101 InterchangeCommunity residents at an ATP Outreach Event Attachment 1Item 3 Packet Page 172 • Staff completed a Project Study Report for a new spur of the Bob Jones Trail west of Highway 101, connecting Calle Joaquin with the Oceanaire neighborhood. In fall of 2019, the City Council adopted a modified project alignment which will include physically separated protected bike lanes (“cycle tracks”) along Los Osos Valley Road between Calle Joaquin & Froom Ranch, increasing safety and mobility for active transportation users. • Two streetlights near Cal Poly were installed in 2019: Hathway at Via Carta and Grand at Fredericks. Staff is currently working with PG&E to install standard streetlights at 6 additional locations. In addition, staff has been investigating solar streetligh t products and plans to proceed with pilot installations in 2020 . • In May 2019, the City participated in Active Transportation educational and promotional activities including Bike Month, with a bike breakfast on the steps of City Hall, Rideshare Week, as well as Walk and Bike to School Days. • In November 2019, Public Works and Police Departments partnered up for a successful bike light giveaway “pop-up” event on the Railroad Safety Trail near Cal Poly. Over 300 bike lights were mounted onto bicycles as they passed by. • In May 2019, the City held its annual Bicycle Rodeo instructing City youth on safe bicycling techniques and proper riding habits. • The City’s supply of short-term bicycle parking continued to expand as part of the City’s “Racks with Plaques” bicycle rack donation program. • Bike valet parking service continued at the weekly Thursday night Farmer’s Market and during the summertime Concerts in the Plaza. Additionally, policy updates require bike valet to be provided at qualifying special events. • The City collaborated with Bike SLO County and other community volunteers to offer bicycle safety education training. • The Public Works Department targeted Cal Poly’s Week of Welcome (WOW) for the promotion of bicycle-on transit use. • The City provided annual bicycling awareness training to SLO Transit drivers. • The City conducted its twelfth annual Halloween Traffic Safety campaign passing out 3,700 reflective Halloween bags to elementary school students. Rendering of Future Prado Road/US 101 InterchangeNew Bob Jones Trail Extension rendering Attachment 1Item 3 Packet Page 173 Transit SLO Transit operations performed as follows: • In FY 2019, SLO Transit’s ridership was up 4% from the prior fiscal year (945,288 total rides) and reached 981,995. • Summer Youth Ride Free totaled 7,606 rides (June – Aug 2019). Summer Youth Ride Free is a regionwide program that gives K-12 youth positive exposure to public transit. • Rideshare Week reached 25,997 rides (Oct 2019). Rideshare Week is a positive effort to promote smart, healthy, and sustainable commutes. • In FY 2019, SLO Transit continues to hold strong on time operational performance at 98% Below is a summary of transit projects implemented: • After a successful 2018 initial pilot project, the City of SLO and County of SLO have expanded the Route 1B to also serve the airport for twice hourly bus service to the airport. • Six solar powered bus information signs with real-time departure and schedule where installed throughout the City. • Automatic Vehicle Locator (AVL) Replacement Project (Apr 2019) included fleet enhancement with an updated automatic voice annunciation system; safety enhancements i.e. reactive interior LED floor lighting; passenger infotainment display with vehicle location, rider alerts, and promotions. Attachment 1Item 3 Packet Page 174 Parking Management Below is a summary of some of the major focus areas related to Parking Management in 2019: 1. A new service provider to process parking citations is in its second year of operations for the City with modifications being made for easier portal access. 2. New Parking Revenue and Access Control (PARC’S) equipment is being installed in all structures that will update reporting capabilities and data sharing for the public. The project is underway and anticipated to be completed in early 2 020. 3. All parking structures are now equipped to accept credit cards (Visa, Mastercard, American Express, and Discover). Credit card acceptance makes the exiting process faster for customers and reduces the amount of cash the Booth Attendants must handle. New Pay of Foot machines have been installed as part of the PARC’s project. 4. Parking Services coordinated with the Parks and Recreation Department to install decorative vinyl wraps on all the parking booths. 5. Parking services assisted in construction activities in a number of large-scale development projects in the downtown area including reestablishing parking for the Hotel SLO and Hotel Cerro projects. 6. Two new accessible on street spaces were installed in Downtown. 7. The Environmental Impact Report for the Palm-Nipomo Parking Structure project was certified and adopted by the Council and project design was approved. Final design is underway with construction expected to begin in fall 2020. 8. Nineteen public charging stations were in stalled in the bottom floor of the Marsh Street Parking Structure – the largest public EV station project to date between Santa Monica and the Bay Area. 9. Worked with Downtown SLO and others to conduct media campaigns on how to better access Downtown and promote a Park & Walk philosophy. Attachment 1Item 3 Packet Page 175 Safety Emergency Preparedness and Response: Fire Department Safety Element Policy 9.1 states that there should be adequate planning, organization , and resources for emergency preparedness and emergency response. Staff has made several accomplishments in 2019 to meet this policy and have highlighted some of them below. Engine 3: In 2019 the City of San Luis Obispo Fire Department (SLOFD) replaced a vital piece of apparatus in its fleet. Engine 3, a 2003 Type 1 fire pumper, was replaced with a new modern unit that meets current national, state and department standards. The new Engine operates much more efficiently with reduced emissions, increased pump capacity (2,000 gpm) and has several added safety features for firefighters. The replaced engine will go into reserve status to ensure the department maintains an adequate number of resources, should an existing front-line unit go out of service, or additional staff and equipment is needed in response to major incidents occurring in the City. Engine 3 will remain in front -line status for the next 16 years. Emergency Response: In 2019 SLOFD responded to over 6,000 incidents from four strategically placed fire stations throughout the City, which was an increase of over 5.5% from 2018. This was accomplished with daily minimum staffing of 14 sworn personnel. To help maintain the daily minimum of emergency response personnel, the City ha s invested in two important programs including a functional movement program to reduce the occurrence and severity of physical injuries and a new Peer Support Team Program to maintain behavioral/mental health. After transitioning to the Fire Department’s data and report management system, ImageTrend, in 2017 SLOFD has an increased ability to analyze response data including response times. Safety Element Program 9.3 provides response performance standards for the City which states that the Fire Department has set a response-time objective of four minutes and to meet this standard 95 percent of the time. Staff will be updating this metric as part of the next Safety Element update to reflect Total Response Time (TRT) which includes time from 911 call pickup at the Emergency Communication Center (ECC) to the time the first fire unit arrives at scene. The TRT objective will be 7 minutes or less to 90% of all light-and-siren emergency in the City. Public Information: SLOFD increased the service of Public Information in 2019 by sending staff to a grant funded training provided locally at the California Specialized Training Institute and by formalizing a Public Information Officer role within the department. With the formalized role, the department created a recorded Newsline to provide the media with accurate and timely incident information, increased social media presence and increased the number of press releases highlighting department activities and accomplishments. Public Information plays a critical role in educating the public to reduce the severity of emergencies and allows the public to make the Attachment 1Item 3 Packet Page 176 right decisions during an emergency. Since the formation of a formal PIO, the department’s twitter account has seen a 124% increase in average monthly impressions for a current average of 58,240 impression since September. Figure 3 - Average Monthly Twitter Impressions Source: SLO Fire Department, 2019 Coordinated Emergency Planning: Safety Element Program 9.6 states that the City will work withing the Standardized Emergency Management System (SEMS), an emergency response and coordination system used throughout California. Additionally, the City will participate in periodic disaster-response drills, on a regional basis with all involved jurisdictions and involving the media. In 2019, the Fire Department conducted its biennial FRPOD drill at Station 1 in coordination with the County Department of Public Health. This was a mass vaccination drill utilizing County employees and SLOFD. The drill consisted of administering the flu vaccine to First Responders, City and County employees, and family members to improve preparedness i n the event of a significant public health threat to the community. At this drill, 272 vaccines were administered. The Fire Department coordinated with every City department to ensure all employees, including City Council, have completed the proper SEMS and National Incident Management System (NIMS) training courses. This training is a requirement to receive Federal Emergency Management Agency (FEMA) assistance during a disaster. City employees are required to take a combination of IS-100, IS-200, IS-700, IS-800, and IS-908 to prepare to be a disaster service worker during an emergency or disaster. Additionally, staff has worked with Human Resources to ensure that new employees complete the necessary training in relation to their job in the City. Additionally, SLOFD was awarded a FEMA grant to attend a Community Specific Integrated Emergency Management Course to be held at FEMA’s Emergency Management Institute in Emmitsburg, Maryland in July of 2020. The Grant offers a weeklong training course in emergency management and emergency operation center activation and disaster recovery. All travel, lodging and tuition expenses for up to 75 staff members and cooperating/partner agencies are covered by the Grant. - 20,000 40,000 60,000 80,000 Pre-PIO (9/2014 - 8/2019)With PIO (9/2019 - Present)ImpressionsAverage Monthly Twitter Impressions Attachment 1Item 3 Packet Page 177 Lastly, SLOFD worked collaboratively with all City Departments to develop a stand-alone Continuity of Operations Plan for Public Safety Power Shutoff (PSPS) event. The Continuity of Operations Plan for PSPS event was prepared by the City of San Luis Obispo Leadership Team to develop, implement, and maintain City operations. This plan (annex) serves as an extension of the City of San Luis Obispo Emergency Operations Plan (EOP) and provides additional information specific to extended power outages in the City. This plan will be reviewed and exercised periodically and revised as necessary to satisfy changing conditions and needs. Preparedness Education: Safety Element Policy 9.14 states that Citizens should be well informed of hazards and ways to minimize the effects of disasters. During the 2019 Fire Prevention Week SLOFD presented a safety message to school children in local schools with the theme of “Not every hero wears a cape. Plan and Practice your Escape”. The message included how to plan your escape route, test your smoke alarms, choosing an outside meeting place and practicing a home fire drill. The department completed the Fire Prevention Week activities with the annual Open House and provided emergency preparedness information to residents and visitors. There were an additional 32 events held throughout the year, reaching over 2,700 participants, including station tours, school visits and special events. In September, the department held its first public Disaster Preparedness workshop at the community library room. City staff provided the public with information needed to minimize the effects of disasters with handouts and tri-fold poster boards. Approximately 100 community members attended this event. Staff intends to hold these workshops 2 -3 times each year. Staff created 29 emergency preparedness handouts consisting of topics such as preparing a 72-hour kit, power safety shut off, storm preparedness, wildfire safety and general home fire safety. Theses handouts are made available at all public education events, for walk-ins at Station 1 and the department website. Staff created a series of videos related to fire safety and disaster preparedness, including a Public Safety Power Shutoff 6-minute video. All videos are made available on the department website, shared routinely on the department’s social media feed and will be broadcasted on Channel 20. The department website was revamped to include the aforementioned handouts and videos. Additionally, the department has increased a significant amount of social med ia activity through the department’s twitter account. The combination of these changes led to a 9% increase in department website clicks for a total of 35,536 clicks in 2019. Attachment 1Item 3 Packet Page 178 Hazard Mitigation: Fire Department In 2019, SLOFD collaborated with other City Departments and community agencies to develop a Multi-Jurisdictional Hazard Mitigation Plan (HMP). This HMP will serve as the required update to the City’s 2014 Local HMP (LHMP). The LHMP is incorporated by reference into the Safety Element and should be consulted when addressing known hazards to ensure the general health and safety of people within the City of San Luis Obispo. It provides guidance on how to reduce the community’s vulnerability to natural hazards. A grant was awarded to San Luis Obispo County to develop the countywide HMP. The cost of developing a regional HMP decreases the cost to local municipalities, and the management of HMP development is a shared function across participating agencies. Another significant benefit will be realized by regional organizations that participate in the LHMP process, particularly those organizations that serve several jurisdictions, such as hospitals, school districts, California Highway Patrol, and others. These organizations will be able to participate fully in one planning process, rather than figure out a way to participate in the HMP processes of multiple agencies. This plan calls for annual stakeholder meetings to update progress and identify collaborative opportunities. The City is required to maintain a current HMP, which must be updated every five years. Maintaining a current HMP allows the City to apply for State and Federal reimbursement in the event that the City is impacted by a disaster. The draft Multi-Jurisdictional HMP was completed in November of 2019 and is anticipated to be ready for adoption in the Spring of 2020 after Federal Emergency Management Agency (FEMA) and California Office of Emergency Services (CalOES) reviews and approves the plan. Safety Element Policy 9.0 states that the City should take several steps in avoiding and mitigating hazards. As part of hazard mitigation, SLOFD finalized the City’s first Community Wildfire Protection Plan (CWPP) in July of 2019 and presented the plan to City Council on September 3rd. The CWPP is a collaborative plan to guide the City in addressing fire protection planning efforts occurring in the City to minimize wildfire risk to watershed lands, assets, firefighters and the public. The CWPP presents the City’s physical and social characteristics, wildfire history, identifies and evaluates landscape-scale fire hazard variables, utilizes priority landscape datasets for evaluating wildfire risk, identifies strategic measures for reducing structural ignitability, public education, and outreach, and identifies strategic fuel reduction goals and techniques for minimizing wildfire risk. The CWPP is intended to be a living document managed and updated by the City Fire Department with stakeholder input and involvement. Attachment 1Item 3 Packet Page 179 Staff Training: Police Department Safety Element Program 9.4 states that the City will train police officers and other City employees to levels appropriate for their tasks & responsibilities. In 2019, the Police Department employed 61 sworn positions and 29.5 non-sworn positions, for a total of 90.5 full-time employees. As noted in the 2018 Capital Facilities Fee Program Nexus Study (i.e. AB 1600 Nexus Study), the service population (combination of workers and residents) of 72,800. With the current 61 sworn officers, the current service level is a ratio of 0.84 sworn officers per 1,000 service population. At General Plan buildout, the service population is forecasted to grow by approximately 15,500, so if the same service level ratio was applied, the City would need 13 more sworn officers by 2035. The California Commission on Peace Officer Standards and Training (POST), which mandates minimum content and hours for basic and in-service training, regulates the training of police officers and communication technicians. The Police Department maintained compliance with POST requirements for in-service training hours for required employees. This was accomplished in 2019 by sending employees to POST-certified training courses in various topics, with the associated costs reimbursed by POST, and by providing in -house training for employees. In 2019 we continued our commitment to having 100% of our staff trained in Crisis Intervention Training (CIT). As new employees are hired, they are sent to CIT training as soon as possible to maintain our commitment to having a fully trained CIT staff. The primary goals of CIT is to reduce injuries to officers and mental health consumers during contacts, and to appropriately redirect mental health consumers from the judicial system to the services and support needed to stabilize consumers and reduce contact with police. In 2019 all Police Officers attended an 8-hour Principled Policing class that taught relevant concepts to the national police narrative. The objective of the course was to unpack the concept of procedural justice and how it strengthens the relationship of trust b etween police and communities, and to present the concept of implicit bias. The most important aspects of procedural justice are giving people the opportunity to tell their side of the story, remaining neutral in decision-making and behavior, treating people with respect, and explaining actions in a way that communicates caring for people’s concerns so as to demonstrate trustworthiness. The San Luis Obispo Police Department (SLOPD) also conducts in -house training through the use of employees who are certified instructors in a variety of police-related job functions, including defensive tactics, mobile field force, active shooter and use of firearms. In addition to the standard police training the department successfully completed our first year with a robust Peer Support Team to help officers after tragic or traumatic events. The Peer Support Team has been trained to deal with a wide variety of potential problems and has the ability to give direct counseling or direct those in need to the proper resources. They have implemented a monthly employee wellness newsletter providing outreach and information on a regular basis to staff. Peer Support has provided their expertise to surrounding Law Enforcement agencies over the past year in response to critical incidents in those jurisdictions. The Police Department is currently in the final stages of researching the implementation of a comfort dog to aid the Peer Support Team to improve overall employee wellness. Attachment 1Item 3 Packet Page 180 Staff Training: Fire Department Safety Element Program 9.4 states that the will train fire fighters, police officers, building inspectors, and public works and utilities staff to levels appropriate for their tasks and responsibilities. In 2019, the fire department employed 45 sworn positions and 12 non- sworn positions for a total of 57 full-time employees. Sworn employees logged 9,969 hours of training in 2019, a 3,107 hour increase over the previous year. Employees who participated in the Joint Apprenticeship Committee (JAC) registered 7,368 hours; an increase of 4,000 hours from 2018 to 2019. JAC provides reimbursable funds back to the department. The increase resulted in over $22,700 funds returned to the department; an increase of $12,000 from 2018 to 2019. Increase training results in a higher skilled and educated professional firefighter. Non-sworn employees attended several key trainings to maintain levels appropriate for their tasks and responsibilities in 2019. Some of these trainings include: fire plan review, fire investigation, wildfire investigation, Peace Officer Standards and Training (POST) interview and interrogation, POST PC832 powers of arrest, hazardous materials first responder, technician and specialist refresher, post disaster safety assessment program, Pierce apparatus training and fire mechanic state certification. Staff also invested significant time and effort to revamp the Recruit Firefighter Academy to be entry-level focused. The new “task-based” academy focuses on proficiency-based instruction and testing which promotes modern and best practice firefighter skills. The previously structured Recruit Academy length had not been sufficient to accommodate the content necessary to meet the requirements of the new format. Additionally, the Probationary Task-Book was updated to reflect these changes, improve in-service training and increase performance of the firefighters. California Incident Command Certification System (CICCS): The California Incident Command Certification System (CICCS) is a cooperative effort between the State Fire Marshal’s Office and the California Governor's Office of Emergency Services, Fire and Rescue Branch. CICCS is an all - hazard qualification and certification system that enhances the ability of the Stat e of California to deploy firefighting resources to complex and catastrophic incidents with trained and qualified personnel. Development of personnel in key field positions minimum training standards, qualification, and experience requirements when assigned to wildland/urban interface incidents. These expanded roles allow for a greater depth of knowledge and qualification that further improves personnel capabilities. Attachment 1Item 3 Packet Page 181 Mutual and Automatic Aid: Police Section 9.10 of the Safety Element indicates that the City will work with other jurisdictions to obtain and follow adequate mutual-aid and automatic-aid agreements. In 2019 there were no requests for mutual-aid to the San Luis Obispo Police Department for natural disasters. The Police Department provides Officers to assist surrounding Law Enforcement agencies with various special events including parades, protests, special events and large-scale investigations. This past year our Officers assisted many agencies local Police Departments including Santa Maria, Pismo Beach, Paso Robles, Morro Bay, Atascadero and the Sheriff’s Department. In return, many of these agencies assist the San Luis Obispo Police Department in several of our large scale events including the Women’s March and the Holiday Parade. SLOPD continued coordination efforts with the San Luis Obispo Sheriff’s Office in facilitating mobile field force training. Law Enforcement personnel throughout the county had the opportunity to be involved in mobile field force scenario-based training and become familiar with each other’s policies and practices in the event of an actual significant event. The City has participated in a regional Special Weapons and Tactics Team (Regional SWAT) since 2008. The Regional SWAT team allows participating cities to leverage limited resources and maximize coordination and special expertise during critical incidents. In 2019 the SWAT team conducted monthly training exercises along with three scenario-based training days in conjunction with the San Luis Obispo Crisis Negotiation Team. Mutual and Automatic Aid: Fire Safety Element Program 9.10 states that the City will work with other jurisdictions to obtain and follow adequate mutual-aid and automatic-aid agreements. SLOFD deployed on many requests for Mutual Aid throughout the State in 2019, including devastating fires in Los Angeles, Mariposa & Sonoma Counties as well as the Angeles, Inyo, Klamath, Los Padres & Plumas National Forests. Locally, SLOFD assisted with a fire in the Lopez Lake area east of Arroyo Grande. In total, the Fire Department sent 16 different staff members, some to multiple incidents, who spent a total of 4,852 personnel hours committed to mutual aid incidents, which equates to over two-hundred and two (202) 24-hour days. Fire personnel who are deployed to large-scale incidents receive invaluable on-the-job training, and the costs associated with their deployment are reimbursed to the City. The statewide mutual aid system that redeploys SLOFD personnel to assist communities in need is the same system that sends non-local fire crews to our area when we are in need of assistance. SLOFD is also a member of the Regional Urban Search and Rescue (USAR), County Hazardous Materials Response Team, County Fire Investigation Strike Team, County Critical Incident Stress Debriefing Team, and Incident Command on the County Type III XSL Incident Management Team. These regional teams provide exceptional service to the communities of participating agencies at a fraction of the cost of providing that service autonomously. Attachment 1Item 3 Packet Page 182 Community Action Team (CAT) CAT Officers continue to identify problems and crime trends that negatively impact the quality of life of residents, business owners and visitors. CAT Officers have focused on several individuals in our community who are involved in adverse and repetitive criminal activities that negatively impact our community. They have been successful in working with others to find alternatives to incarceration that include enhanced and focused service placement and transitional housing. The program has continued to grow and the relationships in the court system have proven very valuable. This past year the department completed our first full year of service working with a Transitions Mental Health Association specialist on the CAT team. This partnership has brought the mental health services with the community to a higher level and has been extremely successful. This added resource has helped tremendously support the growing needs of the many chronic offenders who suffer from mental health disorders. CAT officers work collaboratively with a myriad of individuals and groups, including patrol officers, investigators, the Neighborhood Outreach Manager, other city departments, social service providers, business groups, and other governmental agencies as appropriate. One example of their collaboration with other Departments is the implementation of a GiS Mapping program which allows the Rangers, Public Works and CAT to track homeless encampments throughout the city using GPS. Multi-Dwelling Property Inspection Program Multi-Dwelling Property Inspection Program: Under the direction of the Fire Marshal, the Fire Prevention Bureau inspects all multi-dwelling properties (three or more units) in the City to ensure that they meet a reasonable degree of fire and life safety. This state-mandated program helps safeguard residents and visitors who patronize local hotels and generates approximately $260,000 in annual revenue that offsets implementation costs. The Fire Prevention Bureau completed about 1,010 inspections of apartments, hotels, and fraternity/sorority houses in 2019. Fire and Life Safety Inspections Fire and Life Safety Inspections: SLOFD engine companies completed over 1,257 fire and life safety inspections in 2019. In addition, Fire Prevention Bureau staff completed over 590 inspections of industrial facilities, schools, hospitals and nursing homes, day care centers and assisted living centers, and large public assembly occupancies. A portion of these inspections resulted in Fire Code operating permits, which generated about $100,000 in annual revenue. Attachment 1Item 3 Packet Page 183 Hazardous Materials Inspections Hazardous Materials Inspections: The Fire Prevention Bureau serves as a “Participating Agency” in the County’s Certified Unified Program Agency (CUPA). Businesses that use or store hazardous materials in an appreciable quantity, generate hazardous wastes, or operate underground or aboveground petroleum storage tanks are subject to inspection. The Hazardous Materials Coordinator conducted 271 facility inspections in 2019, which generated over $140,000 in permit fee revenue. Vegetation Management Vegetation Management: While fewer weed complaints were fielded by the Fire Prevention Bureau in 2019, there was again a significant increase in complaints regarding dead pine trees due to the pitch canker epidemic. The Fire Department continued to support Natural Resources and Ranger Service in the fuel reduction projects in City-owned Open Space. In 2019, two major field reductions projects were completed in the Bowden Ranch Open Space and the Irish Hills Natural Reserve helping reduce the threat of wildfire and were aligned with Safety Element Policy 9.0 by not significantly impacting the environment, including wildlife habitats and views. Critical Facilities Locations and Reducing Structural Hazards Critical Facilities Locations and Reducing Structural Hazards: Section 9.19 of the Safety Element tasks the City with identifying and evaluating hazards in existing structures, with the highest priority given to critical facilities. This effort includes maintaining and replacing City facilities, routine code inspections of certain commercial and residential buildings, complaint -based code inspections for all buildings, mitigating hazards associated with unreinforced masonry buildings (URM), and outreach regarding structural safety of private wood -frame buildings. Unreinforced Masonry Hazard Mitigation Unreinforced Masonry Hazard Mitigation: The 2004 URM Ordinance required full strengthening by July 2010 unless partial, Level A, strengthening was completed by July 1, 2007. Where Level A was completed by the deadline, Level B work could be delayed until July 1, 2012. Level A strengthening consists of installation of anchors between building walls and roof, walls and floors, and bracing of any parapets. Level B consists of Level A work plus installation of the steel members that stabilize the storefront and frame. Distinction between Level A and B was established by ordinance to encourage owners to complete this significant portion of the strengthening process as soon as possible. Of the 128 URM buildings in the City, all have completed seismic strengthening or were otherwise brought into compliance with the ordinan ce. Attachment 1Item 3 Packet Page 184 Neighborhood Wellness Land Use Element Program 2.14 states the City will help identify neighborhood problems, and undertake a wide range of focused development review, capital improvement, and code enforcement efforts to help residents preserve and enhance their neighborhoods. Neighborhood Officer Program – Police Department In 2013, the Police Department launched a Neighborhood Officer Program that divides the City into 13 distinct “neighborhoods,” each with dedicated patrol officers assigned to address City neighborhood issues. The Neighborhood Officers act as liaisons between the Police Department, the community, and a variety of city agencies. In 2019, the Neighborhood Officer program continues to be a strong resource for residents and business owners. Neighborhood officers conducted “Walk & Talks” in the neighborhoods surrounding Cal Poly in the fall to educate and acclimate student residents to living in San Luis Obispo. Neighborhood officers have continued to be a consistent “go to” for residents needing assistance with a variety of quality of life concerns. Neighborhood officers also provided crime prevention help to Neighborhood Watch groups throughout the city. Code Enforcement – Community Development Department The City’s Code Enforcement Office, which reports directly to the Community Development Department’s Chief Building Official, deals primarily with violations of building codes and zoning regulations. Examples of code violations that impact neighborhood quality include: • Property Maintenance Violations • Sign Violations • Unpermitted Construction • Substandard Buildings • Occupancy Violations • Land Use Violations • Homestay Violations In 2019, there were 280 code enforcement cases opened in response to requests for field investigations and proactive enforcement. These included land use and zoning violations, property maintenance and substandard building violations, among others. In addition, there were 649 Neighborhood Services code enforcement cases, which included violations such as visible storage, failure to screen waste containers, dead or overgrown vegetation and yard parking. The number of Code Enforcement cases and Neighborhood Services cases increased by 21% and 14 % respectively from 2018 to 2019. Attachment 1Item 3 Packet Page 185 Neighborhood Outreach – Police Department Police Department SNAP employees (Student Neighborhood Assistance Program) continue to conduct parking enforcement in neighborhoods during evening hours. In 2019, they issued 4,638 parking citations for violations in residential parking permit districts. SNAP issues Disturbance Advisement Cards (DACs) which are formal warnings, in response to substantiated noise party complaints. In 2019, SNAP issued 264 DACs. SNAP also assists with graffiti abatement and identifying abandoned vehicles for towing. In response to the need for non-adversarial processes that address community conflicts, the City of San Luis Obispo, Cal Poly, Cuesta College, and Creative Mediation, a local non-profit, developed the SLO Solutions Program in 2004 to offer free conflict resolution and mediation to City residents. The program served 1,100 residents in 2019. 2019 proved to be an incredible milestone for neighborhoods in San Luis Obispo. 1,228 noise complaints were made, a 52% decrease from just 10 years ago. The extensive outreach the police department conducts with student groups, neighborhood HOAs and resident groups, and the overall community has made a significant impact on the wellness of the neighborhoods. The graph below shows the impressive decline in Noise Party (NSPY) calls from 2009 through 2019. The number of DACs have not dramatically decreased nor has the number of citations (CITE), enforcement of the noise ordinance remains strong. Figure 4 - Noise Part (NSPY) Calls (2009 to 2019) Source: San Luis Obispo Police Department, 2019 In addition, the party registration program that launched in 2017 is also proving to be a successful tool for residents to use when planning social events in their h omes. Party registration provides eligible events the ability to receive a 20 minute phone warning if the police department receives a noise complaint. In 2019, 242 party registration applications were approved, 38 phone warnings were made and only 3 citations issued to registrations who failed to quiet down their events. Attachment 1Item 3 Packet Page 186 Conservation & Open Space Protection The General Plan contains many goals, policies and programs focused on open space protection. The policies apply to sensitive lands within the City’s urban reserve as well as land in the greenbelt area that is protected for its biological, agricultural, aesthetic and/or watershed protection value. The Land Use and Circulation Element and Conservation and Open Space Element address this subject in detail. The highlights of 2019 include: 1. Partnered with Ranger Service to continue working on Waddell Property in the Irish Hills road improvements to reduce sediment delivery into Froom Creek, installation of a boardwalk to channel users through the meadow in a sustainable manner and built a decked platform as a resting area for the public. 2. The City’s Ranger Service program, in partnership with the Central Coast Concerned Mountain Bikers (CCCMB) and other volunteers, continued brushing of both single-use and multi-use trails in the Irish Hills Natural Reserve. On Cerro San Luis, trail work and turf paver improvements in naturally occurring wet areas to reduce sediment generation from trail use and increase public use. 3. Johnson Ranch trailhead saw extensive improvements for users and safety. New parking areas, entrance to the natural area and kiosks have been installed. A new Coast live oak (Quercus agrifolia) grove was installed through a community partnership with the Rotary Club. A fuel reduction project was completed removing several eucalyptus trees and associated fuel. 4. Continued invasive species vegetation control along Froom Creek and San Luis Obispo Creek and continued planting native plants to restore the habitat, including butterfly gardens in in City parks in support of the Mayors Monarch Pledge; a partnership with the National Wildlife Federation. 5. Continued to implement the Stormwater Management Program as required by the Regional Water Quality Control Board (RWQCB). The Plan focuses on improving stormwater quality through Best Management Practices (BMPs), including construction site monitoring, municipal operations, development review, littler control and public participation to reduce pollution run-off. 6. Participated in planning and implementation of several important ongoing City projects, including the San Luis Ranch and Righetti Ranch developments. Continued meeting with project teams contributing to the planning and development of Avila Ranch and Froom Ranch properties. 7. Continued steelhead trout (Oncorhynchus mykiss) and Pacific lamprey (Entosphenus tridentatus) surveys along San Luis Obispo Creek with biologists from California Department of Fish and Wildlife and the U.S. Fish and Wildlife Service. Also, initiated baseline monitoring of the endangered Chorro Creek bog thistle (Cirsium fontinale var. obispoense)in several City open space properties in collaboration with Cal Poly botanists. Attachment 1Item 3 Packet Page 187 8. Ranger Service continued to implement the adopted City of San Luis Obispo Open Space Maintenance Plan. The Open Space Maintenance Plan provides a comprehensive strategy for day-to-day maintenance activities, as well as long-term improvements and enhancements, including items such as signs and kiosks, gates and fencing, or parking and trash. The Open Space Maintenance Plan also includes two technical appendices: The City of San Luis Obispo Vegetation Management Plan: The Wildland–Urban Interface and Integrated Vegetation Management Plan for Open Space Lands of the City of San Luis Obispo 2015-2020. Substantial progress continues toward all parts of the plan with most kiosks and trailheads fully improved and new improvements and trails coming with new acquisitions. 9. The City purchased a new 266-acre property for conservation purposes that is now being called Miossi Open Space. The acquisition protects 6 different special status wildlife species and six different special status botanical species, while also serving as critical area of the upper San Luis Obispo Creek watershed and as a key wildlife migration corridor along Cuesta Ridge. City Council has since adopted a conservation plan for the property and staff and currently working on implementing the necessary steps to open the property to the public for compatible passive recreational uses. Panoramic view from Miossi Open Space Attachment 1Item 3 Packet Page 188 Parks & Recreation In 2019, the Parks and Recreation Department continued to offer a wide variety of programs and activities that enhance the quality of life in the community. The following tasks were accomplished implementing the Parks & Recreation Element of the General Plan: Collaborative Programs Sports: The City provides recreation sports opportunities for youth, ad ults and seniors. The City continues to collaborate with local community groups (such as the San Luis Obispo County YMCA and San Francisco Jr. Giants Baseball program) to form partnerships in effort to provide recreational activities for over 1,200 local children through youth basketball, futsal (indoor soccer), Jr. Giants Baseball Program and the Major League Baseball Youth Camp. The City’s recreational programming focuses on building confidence, teamwork, integrity, and leadership skills. The City continues to work collaboratively with the Youth Sports Association and San Lu is Coastal Unified School District to meet the needs of youth. Adult recreational sports include adult softball, adult soccer, ultimate Frisbee, table tennis, volleyball, and dodgeball programs, as well as the introduction of a drop-in basketball league. Senior sport activities (55+) include Pickleball programs and Boomer Softball. Pickleball continues to exhibit high popularity with the total number of participants playing on a regular basis steadily increasing. In 2019, the City constructed and completed three permanent Pickleball Courts that included the relocation of the basketball court to the former site of a volleyball court at French Park. Parks and Recreation continues to provide Pickleball play opportunities within existing city parks, facilities and resources through a sports court restriping project. Community Programs: Parks and Recreation provides high quality programs that are responsive to industry trends and changing community needs. New programming in 2019 encouraged participation, built community amongst all users, and strengthened the Department’s operational commitment to programs across all age groups. Attachment 1Item 3 Packet Page 189 In 2019, Community Services developed a number of pilot programs designed to support unmet community needs such as Cornhole Tuesday, Food Truck Night, Yoga at the Jack House, Mario Mash-Up, as well as a drop-in basketball league. These pilot programs are activating under- utilized parks within the downtown corridor aligning with the Downtown Vitality Major City Goal. In addition, Community Services has continued hosting events such as Snow Night and Leprechaun Lost at Farmer’s Market (in collaboration with the Downtown Association), Egg Hunt, Family Water Safety Day, Night Golf, Family Camp Out, Major League Baseball Clinic, Movie Nights, Back to Pool Night, September Scramble, Gobble Wobble, Pix-On-Peaks, Turkey Break Skate camp, Kids Play Free at the Golf Course, the 40th Annual SLO Triathlon and numerous Community Garden Clean-up Days. Additional collaborations, from Health and Wellness Seminars and Senior Center Contract Classes, have provided much needed services and programs to the community, especially underserved populations. Community Gardens are provided at five locations with the garden location at Laguna Lake Golf Course opening in April of 2018. There are 100+ garden plots available to City residents to lease. The Parks and Recreation Department continues to offer online program registration, facility reservations, and satisfaction surveys to its customers. In 2019 the Department enhanced its web and social media presence which resulted in an increase in event awareness and attendance. SLO Triathlon: In 2019, the City sponsored the 40th annual SLO Triathlon. The SLO Tri occurred on the fourth Sunday in July at Sinsheimer Park and included a .5-mile swim, 15-mile bike and 3.1 mile run course. Approximately 200+ community volunteers made this annual event possible. The SLO Triathlon focuses on completion, rather than competition, and draws over 800 participants state-wide annually to the event. Attachment 1Item 3 Packet Page 190 Youth Services: The Transitional Kinder (TK), Kindergarten), Sun ‘N Fun (Grades 1 – 3) and Club STAR (Grades 4-6) programs continue to provide necessary childcare and social experiences for over 1,200 elementary school- aged youth, in a culturally rich and inclusive environment. Program staff design curriculum that promotes resiliency, healthy choices and active lifestyles, STEM (Science, Technology, Engineering and Math) learning opportunities, community service, and diversity awareness, along with good old-fashioned play. Program is enhanced with local partnerships including Cal Poly sports, clubs and programs, City/County Library, SLOPD and Fire, local doctors and dentists, Sheriff’s Posse, SLO Rangers, Guadalupe Dunes program, and numerous local non-profit groups. Program staff collaborate with school district personnel, CAPSLO, homeless services, Cal Psych Care, STAR of California, Family Care Network, Big Brothers and Big Sisters, Autism Connections and other local agencies to ensure children with a variety of diverse needs have access to the childcare programs. In the 2018-19 school year, Youth Services provided programming at five school sites in support of the Joint Use Agreement with the San Luis Coastal Unified School District . All five school sites are operating at capacity and have ongoing waitlists, due to limited space at the schools and per State Licensing mandates the City is legally required to maintain a staff to child ratio. Other programs during the school year included two Teacher Workday Camps, a week-long Spring Break Camp for school-aged youth, as well as numerous onsite special events. Summer programming also provided essential care for over 600 families. KidVENTURE’s Ultimate Day Camp provided traditional camp experiences to school-age campers and a training opportunity for the 14-16 aged Counselors-in-Training (CIT). All Youth Services programs are made possible with the work of up to 70 supplemental staff, ranging from entry level Aides to Site Specialists (limited benefit positions). Staff are provided ongoing staff development to ensure programs are consistent with Department and State Licensing standards. Topics include Positive Guidance, Safety and Accountability, Enriching Curriculum and Mandated Child Abuse Reporting, and pediatric CPR/First Aid. Attachment 1Item 3 Packet Page 191 Volunteers & Training Over 1,000 Parks and Recreation volunteers supported services and programming at the Senior Center, Laguna Lake Golf Course, Jack House, special events and activities such as the Junior Giants, SLO Triathlon, Movie Night, Back To Pool Night, Boo Bash, Youth Sports, Summer Camps, Garden workdays and Ranger Work Days. Parks and Recreation continues to demonstrate a culture of valuing human capital and expecting the bet from all team members. In 2019, Parks and Recreation staff participated in trainings provided by the Center for Organizational Effectiveness, the California Professional Recreation Society (CPRS), and the American Red Cross. Open Space Maintenance Ranger Service works to provide both educational and recreational opportunities to the community of San Luis Obispo. The City's 4,040 acres of designated open space promise to have something for everyone including rugged hiking trails, challenging mountain biking and leisurely scenic pathways just minutes from downtown. The City’s Ranger Service program employs full-time rangers and other part-time staff that actively maintain the City’s open spaces. Approximately 28.80 tons of trash were removed from San Luis Obispo Creek and City open spaces by staff and volunteers, with the largest amounts of material collected during the annual Creek Day clean-up event. In 2019, Ranger Service led 16 educational hikes through City open spaces (including Cal Poly guest speakers) and held 75 workdays. City parks, open spaces, were patrolled nearly every day of the year. Staff provided environmental education courses through the City’s STAR and Sun ‘N Fun programs and had two one-week Junior Ranger Activity Camps that were attended by children ages 7-10. In 2019, a total of 1,140 hours were devoted to public education focusing on conservation and promoting laws. In 2019, over 1,000 dog leashes were given away at trail entrances and 1,000+ paper trail maps. Attachment 1Item 3 Packet Page 192 New Trailhead kiosks, informative and education panel inserts were added in 2019. Collaboration with the public and the Central Coast Concerned Mountain Bikers (3CMB) resulted in trail maintenance at Bishop Peak, Stenner Springs, and Reservoir Canyon, and miles of trails being maintained throughout the City’s open space network. Hundreds of volunteers turned out for many events and provided thousands of hours of service taking care of the City’s open spaces. New Pilot Program at Cerro San Luis Natural Reserve During Winters of 2017-18 and 2018-19. In response to prior Council discussion and direction, staff implemented a pilot program at the 118-acre Cerro San Luis Natural Reserve (the “Reserve”) that would allow extended evening hours of use for passive recreational purposes along approximately 4.9 miles of trails during the winter months when daylight savings time is not in effect. The pilot program is taking place during the winter season of 2018-19 (Sunday, November 5 to Sunday, March 11) and 2018-19 (Sunday November 4 to Sunday March 10). During these time periods, public use will be one hour before sunrise until 8:30 PM. During daylight savings time the hours of use for the public would return to one hour before sunrise through one hour after sunset. Nighttime use is by permit only and limited to 65 individuals per evening. Permits for biking and hiking are allowed up to 1 week before and available through the City website. Rangers will be present, checking permits and educating the public on this 2-year pilot program. Master Plan and Element Update The Parks and Recreation Master Plan and Element Update Project Plan was approved by the City Council in November 2017. Over the course of the update, the deliverables will include: • The Community Needs Assessment Report with statistically valid survey • Updated Plan and Maps • Environmental Review • Updated General Plan Elements In January through March 2019 Parks and Recreation staff held specific focused topic discussions at Parks and Recreation Commission meetings. A Community Needs Assessment was followed up with a community workshop in June 2019. In summer 2020, Parks and Recreation staff and consultant WRT, will release the Public Review Draft General Plan Element and Master Plan Update and host public meeting workshops in fall 2020. Parks and Recreation and Planning Commission recommendations will go to City Council December 2020 and final adoption. Attachment 1Item 3 Packet Page 193 Islay Park Playground Replacement Project Public outreach for the replacement of the playground at Islay Park occurred at community events and at the park in late 2018 and approved by the Parks and Recreation Commission in 2019. The feedback received was included in the design and construction of the park, set to occur in late spring/summer 2020. Sinsheimer Park Facility Upgrades A couple of major renovation projects were completed at the SLO Swim Center in 2019. The warm water therapy pool was re-plastered to address some concerns to the degradation of the originally installed plaster in 2006. New LED lights were installed at the SLO Swim Center to increase both safety by assisting in providing better nighttime coverage for lifeguards and better visibility for programming uses during the evening hours, as well as address sustainability with energy cost savings. The Sinsheimer Stadium received a new hydration station as a part of the City’s sustainability improvements at City facilities. In addition to the new backstop installed at the Stadium in Winter 2018, an upgraded PA system and speakers were installed in Spring 2019. North of Broad Street Neighborhood Park In June 2018, City Council, as part of the adopted budget, approved a project for the North Broad Street Neighborhood Park that will develop a new park facility in the location of the existing community garden. Multiple public engagement sessions with neighbors of the North Broad Street were held in 2019 to assess priority amenities and feedback on initial concepts and designs. A final design was presented to the Parks and Recreation Commission for approval. As a part of the park design, a portion will remain to be used as a community garden. Council approval is planned for 2020 with construction beginning in Winter/Spring 2021 Attachment 1Item 3 Packet Page 194 Public Art Program In 2019, the Housing Authority of San Luis Obispo (HASLO), the City’s Public Art Program and the Utilities partnered on the biggest utility box art to date. The project objective set out to decoratively paint the dark gray utility box (72”x96”x32”) located at 206 Margarita Avenue, within a gated area of the HASLO Margarita Apartment complex. The project has added to the warm neighborly feeling of the area. Tree branches were painted in the upper part of the mural to blend in with nearby trees and a bright sky and distant hills reflected the local landscape giving the image depth. The lower portion of the painting is full of bright and colorful plants and flowers of various heights and sizes. Birds, bees, and butterflies surrounding the plants gives the image life. In July 2019 the Margarita Lift Station Utility Box Public Art Project was completed. In the Fall 2019, Downtown San Luis Obispo became a bit more colorful, thanks to a new public beautification project. New art was installed at toll booths at the City’s three parking structures. The booth art matches artful banners that were recently installed throughout Downtown in the summer that represents the vibrancy of our community and conveys a sense of welcome, diversity, and inclusion to both visitors and residents. The Public Art Program will continue to support the Downtown Vitality Major City Goal and collaborate with Downtown SLO and the Promotional Coordinating Committee on a future downtown mural project. In 2019, The City’s Public Art Program continues a long-standing collaboration with the San Luis Obispo County Arts Council, the Cultural Arts Committee with the Downtown Association, Cal Poly and Cuesta Art Gallery. Attachment 1Item 3 Packet Page 195 Conclusion The City’s General Plan guides the use and protection of the City’s various resources to meet community purposes. It reflects consensus and compromise among a wide div ersity of citizens’ preferences, within a framework set by state law. The General Plan is published in separately adopted elements, each containing policies and implementing programs. The General Plan Annual Report summarizes the major programs in these elements that saw activity in 2019. One outcome of an annual report is the evaluation of whether actions that have occurred indicate a change in the general vision of the community that requires a more comprehensive update of the General Plan. The most prominent activities undertaken by the City in 2019 related to implementation efforts of key General Plan elements. That vision was in part reflected in the City Council’s continued Major City Goals for FY 2017-19 described on page 11, as well as newly adopted Major City Goals for FY 2019-2021 described on page 12. Staff will continue to implement these goals and objectives related to Housing, Climate Action, Sustainable Transportation, and Fiscal Sustainability & Responsibility, and Downtown Vitality which will be further reported on in the 2020 Annual Report. Attachment 1Item 3 Packet Page 196