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Item 2 - ARCH-0459-2019 (1035 Madonna)
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. 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 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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 SPACES DU BUILDIN SPACESPROVIDED SPACES BUILDIN SPACES AT ROUND FLOOR UNITS SPACES AT PAR IN LEVELCONDOMINIUM UNITS RE UIRED SPACES DU BUILDIN SPACESPROVIDED SPACES BUILDIN SPACES AT ROUND FLOOR A B SPACES AT BI E SHAC STOWNHOMES UNITS RE UIRED SPACES DU BUILDIN SPACESPROVIDED SPACES BUILDIN SPACES AT EACH ARA EBIKE PARKINGSHORT TERM BIKE PARKINGRE UIRED SPACES UNITS PROVIDED SPACES BI E RAC S ITH STALLSMOTORCYCLE PARKINGPROVIDED SPACES OF TOTAL TOTAL PARKING: 491 SPACESELECTRIC VEHICLE PARKINGPROVIDED SPACES OF COMMON PAR IN EVEVV EVE EVEVEVEVEV EVEEVVV EVEV EV EVVV EVEVEEVEV EVEVEVEV EVVV EVE EVEVEVVV VEVEVEVEV EVEVEVE EVEVEVVV NOT A PARTPPPPPPPPEEEEEEEERFURFURFURFUURFURFUFURFURMMMMMMMMMO OOOOOOOOOOCCCCCCCCCRRRRRRRREEEEEEEEEEEEEEEEE EVEVEEEVEVEVEEEVEVEVEVVEEEVEVEEVEVVEVVEVEVEEVEVVEVEVVEEMMMADONNA ROARRDCEECEECCRRO SRRO SRRO SRRO SRRO SAN LUAN LUAN LUAN LUUAN LUAN LUISISIS ISCCCCHANNHANNHANNHANNEEELLLItem 2Packet Page 47 THE ORCHARD AT SAN LUIS RANCHL RS SEPTEMBER TH REVISED JANUAR RD 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*81,76 81,7$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