HomeMy WebLinkAbout09-09-2020 PC Agenda PacketCity of San Luis Obispo, Agenda, Planning Co mmission
Agenda
PLANNING COMMISSION
Wednesday, September 9, 2020
6:00 PM REGULAR MEETING TELECONFERENCE
Broadcasted via Webinar
Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the
Governor of the State of California, the San Luis Obispo County Emergency Services Director and the City
Council of the City of San Luis Obispo as well as the Governor’s Executive Order N-29-20 issued on March
17, 2020, relating to the convening of public meetings in response to the COVID-19 pandemic, the City of
San Luis Obispo will be holding all public meetings via teleconference. There will be no physical
location for the Public to view the meeting. Below are instructions on how to view the meeting remotely
and how to leave public comment.
Additionally, members of the Planning Commission (PC) are allowed to attend the meeting via
teleconference and participate in the meeting to the same extent as if they were present.
Using the most rapid means of communication available at this time, members of the public are
encouraged to participate in PC meetings in the following ways:
1. Remote Viewing - Members of the public who wish to watch the meeting can view:
• Televised live on Charter Cable Channel 20
• View a livestream of the meeting on the City’s YouTube channel: http://youtube.slo.city
• View the Webinar (recommended for the best viewing quality):
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➢ Webinar ID: 197-336-723
➢ Telephone Attendee: (562) 247-8422; Audio Access Code: 165-161-434
2. Public Comment - The PC will still be accepting public comment for items within their purview.
Public comment can be submitted in the following ways:
• Mail or Email Public Comment
➢ Received by 3:00 PM on the day of meeting - Can be submitted via email to
advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis Obispo, CA
93401
➢ Emails sent after 3:00 PM – Can be submitted via email to advisorybodies@slocity.org and
will be archived/distributed to members of the Advisory Body the day after the meeting.
Emails will not be read aloud during the meeting
• Verbal Public Comment
➢ Received by 3:00 PM on the day of the meeting - Call (805) 781-7164; state and spell your
name, the agenda item number and leave your comment. The verbal comments must be limited
to 3 minutes. All voicemails will be forwarded to Advisory Body Members and saved as
Agenda Correspondence. Voicemails will not be played during the meeting.
➢ During the meeting – Members of the public who wish to provide public comment can join
the webinar (instructions above). Once you have joined the webinar, please put your name
and Item # in the questions box. Your mic will be unmuted once Public Comment is called for
the Item and you will have 3 minutes to speak.
Planning Commission Agenda for September 9, 2020 Page 2
CALL TO ORDER: Chair Hemalata Dandekar
ROLL CALL : Commissioners Michael Hopkins, Steve Kahn, Nicholas Quincey,
Michelle Shoresman, Mike Wulkan, Vice-Chair Robert Jorgensen, and
Chair Hemalata Dandekar
CONSIDERATION OF MINUTES
1. Minutes of the Planning Commission meeting of August 26, 2020.
PUBLIC COMMENT
At this time, people may address the Commission about items not on the agenda. Comments are
limited to three minutes per person. Items raised at this time are generally referred to staff and, if
action by the Commission is necessary, may be scheduled for a future meeting.
PUBLIC HEARINGS
Note: Any court challenge to the action taken on public hearing items on this agenda may be
limited to considering only those issues raised at the public hearing or in written correspondence
delivered to the City of San Luis Obispo at, or prior to, the public hearing. If you wish to speak,
please give your name and address for the record. Please limit your comments to three minutes;
consultant and project presentations limited to six minutes.
2. Development review of a three-story condominium project consisting of 40 residential units
throughout 14 separate buildings within Tract 3044 (South Morros), as part of the Orcutt Area
Specific Plan. The project includes exceptions from the following specific development
standards: fence height exception for a portion of a fence and retaining wall within the street
yard of 13 feet in height, where normally limited to 3 feet, an exception to the side yard setback
of 16 feet where normally a 23 foot setback is required, as well as minor exceptions to the open
space requirements for common interest subdivisions. The project also includes an affordable
housing alternative incentive request for relief of site development standards to allow a
maximum height of 38 feet, where normally limited to 35 feet. The project is in consistent with
previously adopted Mitigated Negative Declaration ER-137-11, City Council Resolution No
10462 (2013 Series); Project Address: 3700 Ranch House Road; Case #: ARCH-0825-
2019, AFFH-0406-2020 & SBDV-0826-2019; Zone: R-3-SP; WC Taylor Ranch, LLC,
owner/applicant. (Kyle Bell – 20 minutes)
Recommendation:
1. Adopt the Draft Resolution approving the development plan and associated affordable
housing incentive request, based on findings and subject to conditions of approval; and
2. Adopt the Vesting Tentative Parcel Map (VTPM) as described in the Draft Resolution
based on findings and subject to conditions of approval.
Planning Commission Agenda for September 9, 2020 Page 3
3. Development Review of: the demolition of a multi-unit dwelling (four dwelling units); Minor
Subdivision of one parcel into two lots, with an exception from the minimum lot area standard
for one parcel, allowing creation of a 4.645 square-foot parcel where 5,000 square feet is the
minimum lot area, and minor exceptions from minimum lot width standards, allowing creation
of parcels that are 44.7 and 46.4 feet wide where 50 feet is the minimum lot width; and
construction of two duplex buildings, each containing two four-bedroom dwellings (four total
dwelling units), with associated site improvements. The applicant has requested Discretionary
Exceptions to the side and rear setback standards allowing side and rear setbacks ranging
between six and nine feet in depth along portions of the upper floor of the new buildings, where
the setback standard ranges between seven and ten feet in depth. A Mitigated Negative
Declaration of environmental review (CEQA) is proposed; Project Address: 1230 Monte
Vista; Case #: ARCH-0115-2020, SBDV-0182-2020 & EID-0199-2020; Zone: R-4; MVP,
LLC, owner/applicant. (Walter Oetzell – 20 minutes)
Recommendation: Adopt the Draft Resolution approving the project and Mitigated Negative
Declaration of environmental impact, subject to findings and conditions of approval.
4. Review of a new inclusionary housing development consisting of five, two-story structures
containing a total of 38 low-income affordable units, community room, and leasing office, on
a site designated for affordable housing. The project includes an 89% density bonus and a
proposed reduction in setback requirements, a setback of four feet where five feet is the
minimum required within the Planned Development (PD) overlay zone, requested as
alternative incentives for affordable housing. This project is consistent with the Mitigated
Negative Declaration approved with the PD rezone and Map No. 2428 (CEQA); Project
Address: 3065 Lucca Lane, Toscano Development Inclusionary Housing Site; Case #:
ARCH-0095-2020 & AFFH-0096-2020; Zone: R-2-SP-PD; Scott Smith, San Luis Obispo
Non-Profit Housing Corporation, owner/applicant. (Kyle Van Leeuwen – 20 minutes)
Recommendation: Adopt the Draft Resolution approving the new inclusionary housing
development consisting of 38 low-income affordable units, a community room, and leasing
office subject to findings and conditions of approval.
COMMENT AND DISCUSSION
5. Staff Updates & Agenda Forecast
ADJOURNMENT
The next Regular Planning Commission meeting is scheduled for Wednesday, September 23,
2020, at 6:00 p.m., via teleconference.
Planning Commission Agenda for September 9, 2020 Page 4
APPEALS
Any decision of the Planning Commission is final unless appealed to City Council within 10 days of
the action (Recommendations to City Council cannot be appealed since they are not a final action).
Any person aggrieved by a decision of the Commission may file an appeal with the City Clerk. Appeal
forms are available at the Community Development Department office, City Clerk’s office, or on the
City’s website (www.slocity.org). The appropriate appeal fee must accompany the appeal
documentation.
LISTENING ASSISTIVE DEVICES are available for the hearing impaired--please see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible to the public.
Upon request, this agenda will be made available in appropriate alternative formats to persons with
disabilities. Any person with a disability who requires a modification or accommodation in order
to participate in a meeting should direct such request to the City Clerk’s Office at (805) 781 -7100
at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805)
781-7410.
Planning Commission regular meetings are televised live on Charter Channel 20. Agenda related
writings or documents provided to the Planning Commission are available for public inspection
on the City’s website: http://www.slocity.org/government/advisory-bodies. Meeting video
recordings can be found on the City’s website: http://www.slocity.org/government/department-
directory/city-clerk/on-demand-meeting-videos
City of San Luis Obispo, Council Agenda, City Hall, 99 0 Palm Street, San Luis Obispo
Minutes - Draft
Planning Commission
Minutes
Planning Commission
Regular Meeting
Wednesday, August 26, 2020
CALL TO ORDER
A Regular Meeting of the San Luis Obispo Planning Commission was called to order on
Wednesday, August 26, 2020 at 6:00 p.m., via teleconference, by Chair Dandekar.
ROLL CALL
Present: Commissioners Steve Kahn, Nicholas Quincey, Michelle Shoresman, Mike Wulkan,
Vice-Chair Robert Jorgensen, and Chair Hemalata Dandekar
Absent: Commissioner Michael Hopkins
Staff: Principal Planner Tyler Corey, Assistant City Attorney Markie Jorgensen, and
Deputy City Clerk Kevin Christian
1.CONSENT AGENDA – CONSIDERATION OF MINUTES
ACTION: MOTION BY COMMISSIONER QUINCEY, SECOND BY
COMMISSIONER SHORESMAN, CARRIED 6-0-1 (Commissioner Hopkins absent) to
approve the Planning Commission Minutes of August 12, 2020.
PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA
None
PUBLIC HEARING
2.Review of a new inclusionary housing development consisting of five, two-story structures
containing a total of 38 low-income affordable units, community room, and leasing office, on
a site designated for affordable housing. The project includes an 80% density bonus, as a
standard incentive for projects consisting of 100% affordable housing. The project also
includes a reduction in setback requirements, requested as an alternative incentive, allowing a
setback of four feet where five feet is the minimum required within the Planned Development
(PD) overlay zone. This project is consistent with the Mitigated Negative Declaration approved
with the PD rezone and Map No. 2428 (CEQA); Project Address: 3065 Lucca Lane,
Toscano Development Inclusionary Housing Site; Case #: ARCH-0095-2020 & AFFH-
0096-2020; Zone: R-2-SP-PD; Scott Smith, San Luis Obispo Non-Profit Housing
Corporation, owner/applicant.
No action taken as item was pulled from the agenda prior to the meeting.
Item 1
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Planning Commission Meeting Minutes Page 2 of 3
August 26, 2020
3. Review of an affordable housing incentive request for a previously approved mixed-use
project. The requested incentive is a density bonus of 95%, which is higher than the standard
incentive of 80%. The project will designate two one-bedroom units and two studio-units for
very-low income households, which is 35% of the site’s initial residential density. This project
is categorically exempt from environmental review (CEQA); Project Address: 1042 Olive;
Case #: AFFH-0269-2020; Zone: C-T; Olive Street, LLC, owner/applicant.
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to Commission inquiries.
Applicant representative, Thomas Shorey, responded to Commission inquiries.
Chair Dandekar opened the public hearing.
Public Comment:
Casey Patel
Chair Dandekar closed the public hearing.
ACTION: MOTION BY COMMISSIONER WULKAN, SECOND BY
COMMISSIONER QUINCEY, CARRIED 6-0-1 (Commissioner Hopkins absent) to adopt a
Resolution entitled:
“A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN LUIS
OBISPO, CALIFORNIA, APPROVING A RESIDENTIAL DENSITY BONUS OF 95%
AS AN AFFORDABLE HOUSING INCENTIVE ALLOWING 15 RESIDENTIAL
UNITS, INCLUDING FOUR UNITS DESIGNATED FOR VERY-LOW INCOME
HOUSEHOLDS, WITHIN A PREVIOUSLY APPROVED MIXED-USE PROJECT,
WITH A CATEGORICAL EXEMPTION FROM ENVIRONMENTAL REVIEW, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED AUGUST
26, 2020 (AFFH-0269-2020)”
The Commission recommended, at the discretion of the Community Development Director, to:
• Add a Condition stating that Condition #5 of Council Resolution 10766, which approved
the structure and required that spaces not be designated for individual tenants, shall not
apply to the residential project.
• Add a condition stating that any mechanical equipment added to the building to
accommodate commercial tenants be reviewed for compliance with the noise ordinance as
it relates to the residential uses.
• Add a condition that identifies bicycle parking areas provide sufficient provisions for cargo
bike parking and outlets for e-bike charging.
Item 1
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Planning Commission Meeting Minutes Page 3 of 3
August 26, 2020
COMMENT AND DISCUSSION
4. Agenda Forecast – Principal Planner Tyler Corey provided an update of upcoming projects.
ADJOURNMENT
The meeting was adjourned at 7:38 p.m. The next Regular Planning Commission meeting is
scheduled for Wednesday, September 9, 2020, via teleconference.
APPROVED BY THE PLANNING COMMISSION: XX/XX/2020
Item 1
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blank.
Item 1
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Development review of a three-story condominium project consisting of 40 residential units throughout 14 separate buildings within Tract 3044 (South Morros), within the Orcutt Area Specific Plan. The project includes a common interest subdivision to allow each of the residential units to be a for-sale condominium (SLO 0081-19).
PROJECT ADDRESS: 3700 Ranch House Road BY: Kyle Bell, Associate Planner Phone Number: 805-781-7524 Email: kbell@slocity.org
FILE NUMBER: ARCH-0825-2019, FROM: Tyler Corey, Principal Planner SBDV-0826-2019, & AFFH-0406-2020
RECOMMENDATION
1.Adopt the Draft Resolution (Attachment 1) approving the development plan and associated
affordable housing incentive request, based on findings and subject to conditions of
approval.
2.Adopt the Vesting Tentative Parcel Map (VTPM) as described in the Draft Resolution
(Attachment 2) based on findings and subject to conditions of approval.
SITE DATA
Applicant
Representative
Zoning
General Plan
Site Area
Environmental
Status
WC Taylor Ranch, LLC
Carol Florence
R-3-SP (Medium-High Density
Residential within the Orcutt Area
Specific Plan)
Medium-High Density Residential
2.27 acres
Consistent with the certified Final
EIR for Orcutt Area Specific Plan and
Exempt from CEQA pursuant to
§15182 (Residential Projects
Implementing Specific Plans).
SUMMARY
The applicant, WC Taylor Ranch, LLC, has proposed a three-story residential development
consisting of 40 residential dwellings throughout 14 separate buildings, inclusive of eight units
designated for affordable housing (low- and moderate-income levels). The project includes a
common interest subdivision to provide each of the residential units a for-sale condominium (SLO
0081-19) (Attachment 3, Project Plans and Vesting Tentative Parcel Map). The project site is
within an area dedicated for medium-high density residential development within the Orcutt Area
Specific Plan (OASP) and is a part of Tract 3044 (South Morros). The project includes the
Meeting Date: September 9, 2020
Item Number: 2
Item 2
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ARCH-0825-2019, SBDV-0826-2019, & AFFH-0406-2020 – 3700 Ranch House (Vinifera)
Planning Commission Report – September 9, 2020
Page 2
following requested exceptions from specific development standards: fence height exception for a
11-foot high portion of a fence and retaining wall within the street yard where normally limited to
three feet; exception to the Edge Conditions Regulations to allow a setback of 16 feet where
normally a 23-foot setback is required, and to allow balconies above the first floor on the building
side facing an adjacent R-2 zone; as well as minor exceptions to the open space requirements for
common interest subdivisions. The project also includes an affordable housing alternative
incentive request (§ 17.140.070) for a relief of site development standards to allow a maximum
height of 38 feet, where normally limited to 35 feet. The proposed project includes site
improvements such as parking and site access upgrades, and associated landscaping.
1.0 PLANNING COMMISSION’S PURVIEW
The Planning Commission’s role is to review for consistency with the General Plan1, Orcutt Area
Specific Plan (OASP)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 ten residential units.
2.0 BACKGROUND
On October 1, 2013, the City Council of the City adopted Resolution 10462 (2013 Series) to
approve Tentative Parcel Map SLO 10-0086 (MS 137-11) to create three underlying parcels for
financing purposes and to conditionally approve Vesting Tentative Tract Map 3044 to create 80
new lots, including the subject property. On November 27, 2017, the Community Development
Director adopted Director’s Resolution No. 17-12 to conditionally approve Vesting Tentative
Parcel Map SLO 0115-2017 (SBDV 1142-2017), allowing the re-subdivision of 33 of the lots
contained in Vesting Tentative Tract Map 3044 into seven lots, resulting in a total of 54 lots.
1 General Plan: Land Use Element Chapter 2 (Conservation and Development of Residential Neighborhoods),
Housing Element Chapter 3 (Goals, Policies and Programs)
2 OASP: Chapter 3 (Land Use and Development Standards) and Chapter 4 (Community Design)
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
Figure 1: Rendering from the intersection of Ranch House Road and Sponza Drive.
Item 2
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ARCH-0825-2019, SBDV-0826-2019, & AFFH-0406-2020 – 3700 Ranch House (Vinifera)
Planning Commission Report – September 9, 2020
Page 3
The revised project included two phases. The first phase (“Phase I”) consists of fifty-three (53)
single family residential units located on Lots 1 through 47 (VTTM 3044) and Parcels 1 through
6 (Parcel Map SLO 2017-0115). The second phase (“Phase II”) consists of multi-family dwelling
units located on Parcel 7 (Parcel Map SLO 2017-0115), which is the subject property of this
application.
3.0 PREVIOUS REVIEW
The Architectural Review Commission (ARC) reviewed the project on April 6, 2020 for
consistency with the OASP Design Guidelines and CDG. The ARC continued the project to
address concerns for consistency with the OASP (Attachment 4, ARC Report and Minutes 4.6.20).
During their review the ARC identified three directional items to the applicant to address specific
concerns related to the architectural style and design of the structures.
The ARC reviewed the revised project design on July 20, 2020 for consistency with the OASP
Design Guidelines and CDG. The ARC determined that the project was consistent with applicable
design guidelines and recommended that the PC find the project consistent with the CDG and
OASP Design Guidelines (Attachment 5, ARC Report and Minutes 7.20.20). The ARC’s purview
did not include review of the subdivision component of the project (SBDV 0747-2019).
4.0 PROJECT ANALYSIS
The proposed project must conform to the standards and limitations of General Plan, OASP, and
any applicable aspects of the Zoning Regulations, and Engineering Standards that are not
otherwise addressed in the OASP that 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 related to consistency with the Zoning Regulations and Subdivision Regulations.
4.1 Consistency with the Orcutt Area Specific Plan
The project has been reviewed for consistency with the OASP policies, in order to present a project
that meets the intent of the Specific Plan and fully implements the goals for development of the
Figure 2: Phasing Plan of Tract 3044, Phase 1 (yellow), Phase 2 (orange).
Item 2
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ARCH-0825-2019, SBDV-0826-2019, & AFFH-0406-2020 – 3700 Ranch House (Vinifera)
Planning Commission Report – September 9, 2020
Page 4
Orcutt Area. The applicant has provided a design consistency matrix in the project plans describing
the project’s response to the OASP Development Standards and Design Objectives (Project Plans
Sheet P1.3 through P1.6). The ARC has reviewed the design consistency matrix and did not
identify any concerns regarding the project design.
4.2 Consistency with the Zoning Regulations
The OASP 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, among others. In other cases, the OASP defers to the Zoning Regulations, notably
for issues such as setbacks, building heights, and walls/fences. In accordance with Table 2-1 of the
Zoning Regulations, multi-unit residential projects are an allowed use within the R-3 zone. The
project design complies with lot coverage and setback requirements for the (R-3) zone (see Section
4.0 Project Statistics). The project is requesting an affordable housing alternative incentive to
increase the maximum height for the project to 38 feet where normally limited to 35 feet, as
discussed in more detail in Section 4.3 below. The project includes the following exceptions from
specific development standards: fence height exception for a 11-foot high portion of a fence and
retaining wall within the street yard where normally limited to three feet; exception to the Edge
Conditions Regulations to allow a setback of 16 feet where normally a 23-foot setback is required.
Fence Height Exception: The Zoning Regulations § 17.70.070 (Fences, Walls, and Hedges) states
that fences and walls may be placed within required setbacks, provided they do not exceed
maximum height limitations, however, exceptions to the maximum height limitations may be
considered by the Community Development Director6, (in accordance with § 17.102.020.E
multiple applications for the same project shall be processed concurrently and shall be reviewed
and acted upon by the highest review authority, such as the PC in this instance). The proposed
fence height exception is specific to the street yard adjacent to Building 1, as identified on Sheet
E3.0 of the project plans. The maximum height limitation within this street yard is normally three
feet along the property line, however, the project includes grading the property to accommodate
Building 1, with a drop in grade of approximately seven feet from the public right of way to the
finished pad of the structure. The grade difference results in a seven-foot retaining wall with a
minimum 42-inch guard rail for pedestrian safety (maximum height of approximately 11-feet).
The fence height exception will have no aesthetic impact as seen from the public right of way as
the height will only be preserved from internal locations within the project site and the height of
the guard rail is required by California Building Code. No other feasible alternative will result in
better implementation of other Zoning Regulations or General Plan policies and will allow
reasonable use of the site.
6 § 17.70.070 Fences, Walls, and Hedges (H) Director’s Action. The Director, through a Director’s Action, may
grant exceptions to standards of this Section as set forth in Chapter 17.108 (Director’s Action) when ther e is no
practical way to comply with the provisions and no other feasible alternatives will result in better
implementation of other Zoning Regulations or General Plan policies while allowing reasonable use of sites.
Circumstances where a Director’s Action may be approved include, but are not limited to, issues related to
topography and privacy.
Item 2
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ARCH-0825-2019, SBDV-0826-2019, & AFFH-0406-2020 – 3700 Ranch House (Vinifera)
Planning Commission Report – September 9, 2020
Page 5
Edge Conditions Setback Exception: The Zoning Regulations § 17.70.050 (Edge Conditions) is
intended to provide a buffer between low-density residential zones or open space areas and zones
that permit development of higher intensity. These regulations require a greater setback
requirement along the property line that transitions from a lower intensity zoning such as the
adjacent R-2 zone. The project includes two structures that do not comply with this additional
setback requirement. Buildings 7 and 8 only provide a setback of 16 feet, where 23 feet is normally
required for a structure that exceeds 34 feet in height. Zoning Regulations § 17.70.170 (Setbacks)
allows for discretionary exceptions to setback requirements7. Due to the topography of the
property, the proposed project is set 14 feet below the finished grade for the adjacent property in
the R-2 zone, providing a preserved height of 23 feet in height for the proposed buildings. The
portion of the proposed structures that extend beyond the grade drop provide a setback of 16 feet,
where only 12 feet would normally be required if measured from the preserved height of 23 feet,
(see Figure 3 below). The proposed setback exception is appropriate because the project provides
for sufficient separation between properties based on the proposed topography of the project, that
will not result in deprivation of reasonable solar access on any adjacent properties.
Edge Conditions Balconies Exception: The Edge Conditions regulations stipulate that balconies
and terraces are prohibited above the first floor on the building side facing an adjacent lower
intensity zone (§ 17.70.050.D.3). The intention of this restriction was to preserve privacy for
adjacent lower-intensity developments. The project has been designed with balconies along the
second floor facing the adjacent R-2 zone, however, these balconies do not provide any privacy
concerns due to the change in grade between the properties. No balconies are proposed along the
third level for any of the buildings facing the adjacent R-2 zoning.
PC Discussion Item 1: The PC should discuss whether the balconies are consistent with
the intent of the Edge Condition regulations for preservation of privacy between zoning, or
whether the balconies should be removed.
7 § 17.70.170(D.2.e) Side and Read Setback Building Height Exceptions. Upon approval of a Director’s Action, the
Director may allow exceptions to the side and rear setback standards provided in Article 2 for each zone. Such
exceptions may be granted in any of the following and similar circumstances…: (1) When the property that will
be shaded by the excepted development will not be developed or will not be deprived o f reasonable solar
exposure, considering its topography and zoning; (2) When the exception is of a minor nature, involving an
insignificant portion of total available solar exposure;…
Figure 3: Section cut describing the Edge Conditions Exception related to topography.
Item 2
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ARCH-0825-2019, SBDV-0826-2019, & AFFH-0406-2020 – 3700 Ranch House (Vinifera)
Planning Commission Report – September 9, 2020
Page 6
4.3 Consistency with Affordable Housing Requirements
The City has recognized housing as an important issue. The City’s 2019-2021 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 OASP requires that
development within the Specific Plan area include sufficient affordable housing to be consistent
with Housing Element policies. To satisfy the requirements of Tract 3044 under the City’s
Inclusionary Housing Ordinance; Phase I was required to construct and sell five of the single-
family units to moderate income households, and construct for either sale or rent three multi-family
units in Phase II to low-income households, in conformance with the sales or rental prices and
income limits established by the City's Affordable Housing Standards.
In accordance with the City’s Inclusionary Housing Ordinance the multi-family project also
requires affordable housing at a rate of 10% for moderate-income households and 5% for low-
income households, as specified in Table 2 of the Housing Element and as adjusted by Table 2A
of the Housing Element. The project has been designed to include a total of eight affordable units,
three dedicated for moderate-income units, and five low-income units to satisfy the requirements
of the multi-family development, (three of the low income units are intended to satisfy the
requirements from the single family development within Tract 3044). All affordable units are
proposed as 4-bedroom units.
Zoning Regulations § 17.140.070(A) states that one incentive or concession shall be granted for
housing developments that include at least 10% of the total units dedicated for low-income
households. The proposed project provides 12.5% of the total units to be dedicated to low-income
households. Chapter 17.140 of the Zoning Regulations (Affordable Housing Incentives) outlines
various incentives for affordable housing projects that developers can request. One of the
alternative incentive examples called out in the Chapter include allowing a reduction in site
development standards8. The Department of Housing and Urban Development’s Housing
Accountability Act and Density Bonus Law provide protections for housing development projects
which include density bonuses. Government Code § 65915(d) (1)(B) and (d)(3) prevent an agency
from denying the density bonus or the incentive or concession or refusing to waive or reduce
development standards, unless the agency can make a finding based on substantial evidence that
the density units, the incentive or concession or the waiver or reduction in a development standard
causes a “specific, adverse impact” upon the public health, safety, or the physical environment,
and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse
impact9.
8 § 17.140.070 Alternative or Additional Incentives (B.1): A reduction in site development standards or modification
of Title 17 requirements or architectural design requirements that exceeds the minimum building standards
approved by the California Building Standards Commission as provided in Part 2.5 (commencin g with Section
18901) of Division 13 of the Health and Safety Code, including, but not limited to, a reduction in setback and
square footage requirements and in the ratio of vehicular parking spaces that would otherwise be required that
results in identifiable and actual cost reductions to provide for affordable housing costs.
9 Government Code § 65589.5(j)(1). Definition of ‘Specific, Adverse Impact’: Significant, quantifiable, direct, and
unavoidable impact, based on objective, identified written public h ealth or safety standards, policies, or
conditions as they existed on the date the application was deemed complete
Item 2
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ARCH-0825-2019, SBDV-0826-2019, & AFFH-0406-2020 – 3700 Ranch House (Vinifera)
Planning Commission Report – September 9, 2020
Page 7
Alternative Incentive Request: Reduction to Site Development Standards: The applicant is
requesting an alternative incentive to reduce site development standards to allow for a building
height of 38 feet where 35 feet is the standard within the R-3 zone. The proposed building height
of 38 feet is appropriate for this site and location because the height, mass, and scale of the project
will not negatively alter the overall character of the neighborhood. The project is consistent with
the design objectives within the CDG because the development is designed in a manner that does
not deprive reasonable solar access to adjacent properties due to the positioning of the building
mass along the street frontages and limited use of balconies and opening that face adjacent
properties (CDG 5.4).
4.4 Consistency with the Subdivision Regulations
The subdivision component of the project provides for private ownership of the various multi-
family housing units as a common interest subdivision. 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 5.0 of this report. The applicant requests three exceptions
to the subdivision requirements that relate to private and common open space:
1. Private open space requirement to be a minimum of 36 SF per unit for six units, rather than
the required 100 SF per unit, all remaining 34 units comply with private open space
requirements.
2. Open space ground floor dimension to be 10 feet by 5 feet, rather than the required 10 feet
by 10 feet.
The project provides a variation in private open space because private open space is not allowed
within the street setback, which eliminated the opportunity for ground floor patios for Buildings
1, 8, and 9. These three buildings provide for a total of six units that are unable to comply with the
private open space requirement. These two exceptions are requested to accommodate the site
constraint which restricts the ability to provide patios and sufficient balconies that qualify as
private open space for these three buildings. The proposed project exceeds the total open space
requirements (473 SF per unit, where 400 SF per unit is normally required) and the deviations
from the standard Subdivision Regulation open space requirements are very minor. Findings for
the requested exceptions10 to the Subdivision Regulations, pursuant to §16.17.110.C have been
incorporated into the Draft Resolution (Attachment 2).
PC Discussion Item 2: The PC should discuss whether the proposed open space exceptions
are consistent with the required findings and intent of the Subdivision Regulations.
10 §16.17.110 Exceptions to Chapter 16.17 (C) Findings for Exceptions. (1) There are circumstances of the site, such
as size, shape or topography, distinct from land in the same zoning; or compliance would be completely
infeasible because of the location or site design. (2) The required property improvement standards would
decrease the size or number of units within the project resulting in a si gnificant loss of entitlement… (3) The
exception will not constitute a grant of special privilege; an entitlement inconsistent with the limitations upon
other properties in the vicinity with the same zoning; and (4) No feasible alternative to authorizing the exception
would satisfy the intent of the city policies and regulations.
Item 2
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Planning Commission Report – September 9, 2020
Page 8
5.0 PROJECT STATISTICS
Table 1 – Zoning Regulations/OASP Project Statistics
Site Details Proposed Allowed/Required*
Setbacks
Street Yard
Side Yard
10 feet
16 feet
10 feet
10 feet
Edge Conditions
Setback along R-2 zone
16 feet**
23 feet
Monument Sign
Max Height
Max Area
5 feet
20 SF
6 feet
20 SF
Density Units 40 40.86
Maximum Height of Structures 38 feet** 35 feet
Max Building Coverage 27% 60%
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
98
8 EV Ready, 42 EV Capable
8 Short Term, 80 Long Term
85
8 EV Ready, 42 EV Capable
8 Short Term, 80 Long Term
*2019 Zoning Regulations and OASP Development Standards
** PC will determine if the findings can be made to support each exception.
Table 2 – Common Interest Subdivision Project Statistics
Site Details Proposed Allowed/Required
Minimum Dimension for Open
Space Requirements
Minimum dimension of 6
feet** in each direction for
ground open space.
Minimum dimension of 10
feet in each direction on the
ground floor or 6 feet for
balconies.
Private Open Space 36-188 SF per unit (104 SF per
unit average)** 100 SF per unit
Common Open Space 215 SF per unit 100 SF per unit
Combined Total Open Space 473 SF per unit 400 SF per unit
Common Recreation Facilities 165 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
Laundry equipment within
each unit, or common
laundry space.
*2007 Subdivision Regulations
** PC will determine if the findings can be made to support each exception.
6.0 ENVIRONMENTAL REVIEW
On March 2, 2010 the City Council certified the OASP Final EIR and approved the OASP. This
action by the City Council included approval of both text and map amendments to the City’s
General Plan and rezoning the subject site to R-3-SP (Medium-High Density Residential). On
Item 2
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Page 9
November 16, 2011 the OASP area was annexed into the City of San Luis Obispo. On October 1,
2013, the City Council adopted the Tiered Initial Study and Mitigated Negative Declaration
(IS/MND) for the development of the subject property (ER 137-11) through Resolution No. 10462
(2013 Series) to document its consistency with the OASP and to identify the required mitigation
measures from the EIR that applied to this development site. The project is consistent with the
adopted MND, all mitigation measures adopted as part of the OASP EIR and Subsequent Tiered
MND that are applicable to the proposed project are carried forward and applied to the proposed
project to effectively mitigate the impacts that were previously identified. The project is exempt
from the provisions of CEQA under Government Code §65457 because the project consists of a
residential development and is consistent with the OASP, which was approved following
certification of the OASP FEIR in 2010. 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 OASP FEIR and
adopted Tiered MND; 2) no substantial changes would occur with respect to the circumstances
under which the project is being undertaken, and no revisions to the OASP FEIR and adopted
Tiered MND are required; and 3) no new information of substantial importance is available that
was not already known at the time the OASP FEIR and adopted Tiered MND were certified.
With respect to the requested exceptions to the Subdivision Regulations, these exceptions are
minor as described in Section 4.4 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 OASP, including requirements related
to project design, including open space. For that reason, the existing certified CEQA
documentation related to the OASP 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.
7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including; Planning,
Engineering, Transportation, Building, Utilities, and Fire. Staff has not identified any unusual site
conditions or circumstances that would require special conditions. Other comments have been
incorporated into the draft resolutions as conditions of approval.
8.0 ALTERNATIVES
1. Continue project. An action to continue the item should include a detailed list of additional
information or analysis required to make a decision.
2. Deny the project. An action denying the project should include findings that cite the basis
for denial and should reference inconsistency with the General Plan, Community Design
Guidelines, OASP, 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.
9.0 ATTACHMENTS
1. Draft Resolution – Development Plan Approval
Item 2
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Planning Commission Report – September 9, 2020
Page 10
2. Draft Resolution – Vesting Tentative Parcel Map
3. Project Plans and Vesting Tentative Parcel Map
4. ARC Report and Minutes 4.6.20
5. ARC Report and Minutes 7.20.20
Item 2
Packet Page 14
RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING THE DEVELOPMENT OF A THREE-STORY
CONDOMINIUM PROJECT CONSISTING OF 40 RESIDENTIAL UNITS
THROUGHOUT 14 SEPARATE BUILDINGS WITHIN TRACT 3044
(SOUTH MORROS), AS PART OF THE ORCUTT AREA SPECIFIC PLAN.
THE PROJECT INCLUDES EXCEPTIONS FROM THE FOLLOWING
SPECIFIC DEVELOPMENT STANDARDS: FENCE HEIGHT
EXCEPTION FOR A PORTION OF A FENCE AND RETAINING WALL
WITHIN THE STREET YARD OF 13 FEET IN HEIGHT, WHE RE
NORMALLY LIMITED TO 3 FEET, AN EXCEPTION TO THE SIDE
YARD SETBACK OF 16 FEET WHERE NORMALLY A 23 FOOT
SETBACK IS REQUIRED. THE PROJECT ALSO INCLUDES AN
AFFORDABLE HOUSING ALTERNATIVE INCENTIVE REQUEST FOR
RELIEF OF SITE DEVELOPMENT STANDARDS TO ALLOW A
MAXIMUM HEIGHT OF 38 FEET, WHERE NORMALLY LIMITED TO
35 FEET. THE PROJECT IS IN CONSISTENT WITH PREVIOUSLY
ADOPTED MITIGATED NEGATIVE DECLARATION ER-137-11, CITY
COUNCIL RESOLUTION NO 10462 (2013 SERIES); AS REPRESENTED
IN THE STAFF REPORT AND ATTACHMENTS DATED SEPTEMBER 9,
2020 (3700 RANCH HOUSE ROAD, ARCH-0825-2019 & AFFH-0406-2020)
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on April 6, 2020, and continued the project to a date
uncertain and provided directional items to the applicant and staff, pursuant to a proceeding
instituted under ARCH-0825-2019, WC Taylor Ranch, LLC, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web based public hearing on July 20 2020, recommending the Planning Commission
find the project consistent with the Community Design Guidelines and Orcutt Area Specific Plan
(OASP), pursuant to a proceeding instituted under ARCH-0825-2019 and AFFH-0406-2020, WC
Taylor Ranch, LLC, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on September 9, 2020, pursuant to a proceeding instituted under SBDV-0826-
2019, ARCH-0825-2019 and AFFH-0406-2020, WC Taylor 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
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Resolution No. PC-XXXX-20
3700 Ranch House Road - ARCH-0825-2019 & AFFH-0406-2020
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San Luis Obispo as follows:
SECTION 1. Findings. The Planning Commission hereby grants final development plan
approval to the project (ARCH-0825-2019, AFFH-0406-2020), based on the following findings:
1. As conditioned, the project will not be detrimental to the health, safety, and welfare of persons
living or working at the site or in the vicinity because the project respects site constraints and
will be compatible with the scale and character of the neighborhood.
2. The project is consistent with the General Plan because it promotes policies related to
compatible development (LUE 2.3.9), residential project objectives (LUE 2.3.11), and
housing production (HE 6.10).
3. The project is consistent with 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
OASP.
Architectural Review Findings
5. The proposed architectural style of the residential development is consistent with the Design
Guidelines described in the OASP because the project provides architecture that is internally
compatible and enhances San Luis Obispo’s unique sense of place.
6. As conditioned, the project design is consistent with the Community Design standards of the
OASP, and consistent with the Community Design Guidelines for multi-family housing
design and Infill Development because the architectural styles are complementary to the
surrounding neighborhood including site design, roofing style, front porches, balconies,
siding materials, finish, and scale. The project design incorporates articulation, massing, and
a mix of color/finish materials that are compatible with the neighborhood and complementary
to other development within the immediate vicinity.
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.
Item 2
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Resolution No. PC-XXXX-20
3700 Ranch House Road - ARCH-0825-2019 & AFFH-0406-2020
Page 3
8. The proposed height, mass and scale of the project is necessary to provide dwelling units that
can achieve the required eight deed restricted units that are included in the project.
Affordable Housing Alternative Incentive Findings
9. The proposed project will provide quality affordable housing consistent with the intent of
Chapter 17.140 of the Zoning Regulations, and the requested reduction to site development
standards are necessary to facilitate the production of affordable housing units.
10. The requests for a reduction to site development standards for maximum height of 38 feet
where 35 feet is normally allowed, is consistent with the intent of Housing Element Programs
2.17, 6.10, and 6.19, and the alternative affordable housing incentives outlined in Section
17.140.070 of the Zoning Regulations.
Fence Height Exception Findings
11. As conditioned, the proposed 11-foot combined height for a fence and retaining wall along
the north property line between Building 1 and the sidewalk of Cerro Cabrillo Lane is
acceptable because the fence provides adequate privacy and safety from the public-right-of-
way due to the drop in grade.
12. As conditioned, the proposed fence’s design, placement, and materials are consistent with the
Community Design Guidelines because it is of the same quality as adjacent structures and
fences throughout the neighborhood.
13. No public purpose is served by strict compliance with the City’s fence height standards
because the retaining walls will not create a visible or tangible obstruction between properties
or the public right-of-way because the retaining walls are predominantly visible from within
the project site that provides necessary access and landscaping for Building 1.
14. As conditioned, the fences will not have any sight distance impacts for vehicles entering and
exiting properties since there is adequate clearance between the fence line and the entrances
to the street.
Setback Exception (Edge Conditions) Findings
15. A reduced side yard setback of 16 feet, where 23 feet is normally required based on the height
of the structure (34 feet) is acceptable for Building 8 and 9 along the east property line due to
the topography of the property. The proposed project is set approximately 14 feet below the
finished grade for the adjacent property in the R-2 zone. The reduced side yard setback will
not be deprived of reasonable solar access or privacy, based on the respective building
orientation and location of proposed windows. The shading that would occur as a result of
granting a upper story setback exception for a portion of the proposed residence is consistent
with the intent of the Zoning Regulations and General Plan policies because the shading
would affect an insignificant portion of the total available solar exposure along the adjacent
Item 2
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Resolution No. PC-XXXX-20
3700 Ranch House Road - ARCH-0825-2019 & AFFH-0406-2020
Page 4
property, and such shading will not interfere with probable solar collector locations.
16. Granting of these exceptions will not alter the overall character of the neighborhood or the
street’s appearance because the requested exceptions are minor and will not deprive any
adjacent property from reasonable solar access.
17. As conditioned, the project respects the privacy of adjacent residences through appropriate
building orientation and windows that minimize overlook and do not impair the privacy of
the indoor or outdoor living space of neighboring structures.
18. No useful purpose would be realized by requiring the full setback based on the building height
because no significant fire protection, emergency access, privacy or security impacts are
anticipated.
SECTION 2. Environmental Review. On March 2, 2010 the City Council certified the
OASP Final EIR and approved the OASP. This action by the City Council included approval of
both text and map amendments to the City’s General Plan and rezoning the subject site to R-3-SP
(Medium-High Density Residential). On November 16, 2011 the OASP area was annexed into
the City of San Luis Obispo. On October 1, 2013, the City Council adopted the Tiered Initial
Study and Mitigated Negative Declaration (IS/MND) for the development of the subject property
(ER 137-11) through Resolution No. 10462 (2013 Series) to document its consistency with the
OASP and to identify the required mitigation measures from the EIR that applied to this
development site. The project is consistent with the adopted MND, all mitigation measures adopted
as part of the OASP EIR and Subsequent Tiered MND that are applicable to the proposed project
are carried forward and applied to the proposed project to effectively mitigate the impacts that
were previously identified. The project is exempt from the provisions of CEQA under Government
Code §65457 because the project consists of a residential development and is consistent with the
OASP, which was approved following certification of the OASP FEIR in 2010. 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 OASP FEIR and adopted Tiered MND; 2) no substantial changes would occur with
respect to the circumstances under which the project is being undertaken, and no revisions to the
OASP FEIR and adopted Tiered MND are required; and 3) no new information of substantial
importance is available that was not already known at the time the OASP FEIR and adopted Tiered
MND 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-
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Resolution No. PC-XXXX-20
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Page 5
0825-2019). 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 Resolution No. 10462 (2013 Series) and Director’s
Resolution No. 17-12.
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.
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.
Item 2
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Page 6
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.
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), except those
identified in the Wall Height Exception attached to the staff report dated September 9, 2020.
Walls and fences should remain as low as possible, long expanses of fence or wall surfaces
shall be offset and architecturally designed to prevent monotony.
11. A construction permit shall be obtained for fencing exceeding six feet, walls exceeding four
feet (measured from top of wall to bottom of footing), and attached fence/wall combinations
exceeding six feet. Fence heights shall be measured from the top of the proposed wall or fence
down to lowest adjacent grade, directly at the base of the wall or fence.
12. All proposed fences and retaining walls shall be of a high-quality material consistent with the
Community Design Guidelines and the neighborhood pattern. Fences shall be oriented to be
facing adjacent properties and the public right-of-way, the fence supports shall not be visible
from views off-site, subject to the satisfaction of the Community Development Director.
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13. The proposed fence/wall combination, located along the north property line between Building
1 and Cerro Cabrillo Lane, shall not exceed a combined height of 11 feet. The applicant shall
landscape the area between the proposed fences and the sidewalk along the property lines to
enhance the aesthetic appearance of the fence and retaining walls from the public right-of-
way.
14. 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.
15. 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
16. 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 on the
property, which will be recorded in the office of the County Recorder. The agreement shall
specify mechanisms or procedures to assure the continued affordability and availability of the
five low- and three moderate-income households resulting in eight four-bedroom units,
consistent with the provisions and requirements under the Zoning Regulations (§17.138), and
the existing Affordable Housing Covenant recorded with the property, to the satisfaction of
the Community Development Director.
Engineering Division – Public Works/Community Development
17. The building plan submittal shall show and note conformance with the tentative and final map
for Tract 3044. The plans shall show and note compliance with the approved subdivision
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plans and/or approved modifications. The development of this project requires amendments
to the planned or constructed physical subdivision improvements previously approved. The
subdivision improvement plans and/or record drawings shall be modified to address the
proposed and constructed improvements as revised.
18. The building plan submittal shall include any reference plan sheets or layers from the
improvement plans for reference for the public and private subdivision improvements, site
development, horizontal and vertical controls, utility connections, drainage improvements,
and landscaping, etc.
19. The building plan submittal shall show and note compliance with the site development,
grading, drainage, and utility service requirements in accordance with the approved Vesting
Tentative Parcel Map SLO 2019-0081 (SBDV-0826-019).
20. The building plan submittal shall include the finished grading and drainage plan. The plan
shall include pad elevation, finish floor/finish surface elevation, yard drainage, high point
elevations, spot elevations, and any drainage structures.
21. The building plan submittal shall show and note compliance with the Drainage Design
Manual, OASP drainage requirements, and Post Construction Stormwater Regulations in
effect at the time of plan submittal. The project drainage report may include references to
and excerpts from the master drainage report for Tract 3044 and Righetti Ranch if applicable.
22. The building plan submittal shall include a line-of-site analysis at the two driveway
approaches and intersections. The analysis shall include site lines to both the sidewalk
(pedestrian traffic) and adjoining roadway/bike lanes. The final plans may need to adjust
plantings, retaining walls, fencing, and signage. The analysis and plan shall be approved to
the satisfaction of the Transportation and Engineering divisions.
23. The final landscape plan shall clarify the trees/street trees included and shown on the Tract
3044 plans or landscape plans by others and those to be provided in conjunction with this
development. The tree species shall be in accordance with the Specific Plan unless an
alternate planting palate is specifically approved by the Planning Division and City Arborist.
Some tree substitutions have previously been vetted and approved.
24. The building plan submittal shall show the limits and extent of any stairs or ramps leading
from the public right-of-way or public sidewalk areas. Any required access improvements
including handrails shall not project into the public right-of-way unless specifically approved
by the Public Works Department and authorized with a recorded encroachment agreement.
25. The parking lot layout, signing, and striping shall comply with the Parking and Driveway
Standards and California Building Code.
26. The trash enclosure and solid waste management facilities shall be approved to the satisfaction
of the Planning Division, Utilities Department, and San Luis Garbage Company.
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27. The proposed mailbox unit (MBU) or mail kiosk, equipment, lighting, location, and access
shall be approved by the Community Development Department and US Postal Service.
Transportation Division – Public Works
28. Prior to issuance of building permits, the Project Applicant shall pay applicable Citywide and
Orcutt Area Specific Plan (OASP) Transportation Impact Fees.
29. Plans submitted for a building permit shall demonstrate consistency with City Engineering
Standard 2220 for on-site parking stalls, including wheel stops.
30. Short-term bicycle parking shall be “peak style” racks consistent with City Engineering
Standards, unless otherwise approved by the Public Works Department.
Building Division – Community Development
31. Construction plans submitted for building permits shall be designed in accordance with the
applicable codes in effect at time of submittal including California Building Code Chapter
11A Housing Accessibility. Review of the general information provided for entitlement is
cursory and does not guarantee code compliance for a future construction submittal.
Fire Development
32. City Standard fire hydrants shall be provided so that no exterior wall is more than 300 feet
from a fire hydrant, subject to the satisfaction of the Fire Marshal and Chief Building Official.
33. At least one fire access road of at least 26 feet in width (unobstructed) shall run parallel to
each building 30 feet in height or more for ladder truck access. The access road shall be no
further than 30 feet and no closer than 15 feet from the building.
Utilities Department
34. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
35. All utility easements dedicated to the City shall comply with the latest engineering design
standards and shall have reasonable alignments needed for maintenance of public
infrastructure.
36. Final grades and alignments of all public and 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 public
improvement plans.
37. Sewer flow rates and flow velocities shall comply with the requirements of the 2016
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Resolution No. PC-XXXX-20
3700 Ranch House Road - ARCH-0825-2019 & AFFH-0406-2020
Page 10
Wastewater Collection System Infrastructure Renewal Strategy.
38. Water flow rates and flow velocities shall comply with the minimum requirements of the 2016
Potable Water Distribution System Operations Master Plan.
39. Water connection shall have a reduce pressure backflow preventor at transition from public
to private. The water system shall be a private system with public meters that are manifolded
for each of the condominiums.
40. 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.
41. Irrigation systems using recycled water shall be designed and operate 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.
42. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall
not exceed the project’s maximum applied water allowance (MAWA). Information shall be
submitted during the Building Permit Review Process for review and approval by the Utilities
Department prior to issuance of a Building Permit to support required water demand of the
project’s proposed landscaping.
43. Trash enclosure and refuse bins shall be sized to provide a reasonable level of service per the
requirements of the San Luis Garbage Company.
44. 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.
45. The proposed project shall comply with the City’s Development Standar ds for Solid Waste
Services.
Indemnification
46. 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:
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Resolution No. PC-XXXX-20
3700 Ranch House Road - ARCH-0825-2019 & AFFH-0406-2020
Page 11
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 9th day of September, 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
Item 2
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RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE SAN LUIS OBISPO PLANNING COMMISSION
APPROVING A VESTING TENTATIVE PARCEL MAP WITHIN
PREVIOUSLY APPROVED VESTING TENATIVE TRACT MAP 3044 TO
CREATE CONDOMINIUM OWNERSHIP SPACE WITHIN THE 40 UNITS
APPROVED BY DEVELOPMENT PLAN APPROVAL ARCH-0825-2019
WITHIN THE R-3 ZONE OF THE ORCUTT AREA SPECIFIC PLAN,
WITH REQUESTED EXCEPTIONS TO THE MINIMUM DIMENSIONS
OF PRIVATE OPEN SPACE, AND THE TOTAL PRIVATE OPEN SPACE
REQUIREMENT FOR EACH UNIT, AND A DETERMINATION THAT
THE PROJECT IS CONSISTENT WITH THE CERTIFIED FINAL EIR
FOR THE ORCUTT AREA SPECIFIC PLAN AND EXEMPT FROM
FURTHER ENVIRONMENTAL REVIEW UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (CEQA); AS REPRESENTED IN THE
STAFF REPORT AND ATTACHMENTS DATED SEPTEMBER 9, 2020
(3700 RANCH HOUSE ROAD, SBDV-0826-2019)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on September 9, 2020, pursuant to a proceeding instituted under SBDV-0826-
2019, WC Taylor 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-0826-2019), based on the following findings:
1. The design of the common interest subdivision is consistent with the General Plan and
Orcutt Area Specific Plan (OASP) 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 R-3
zone of the OASP, since only minor deviations from open space requirements for six of
the units and all other units within the project comply with the private and common open
space requirements of the Subdivision Regulations; resulting development will be subject
to consistency with the development standards of the Zoning Regulations. The proposed
project exceeds the total open space requirements (473 SF per unit, where 400 SF per unit
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Resolution No. PC-XXXX-20
3700 Ranch House Road - SBDV-0826-2019
Page 2
is normally required) and the deviations from the standard Subdivision Regulation open
space requirements are very minor.
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 Cerro Cabrillo Lane and Sponza Drive and the underlying project where
condominium units will be created is consistent with the circulation pattern and planned
accessways as envisioned within the OASP.
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 OASP and Final EIR and Subsequent Tiered MND for the subject property.
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 six of the total units proposed.
6. Strict compliance with common and private open space standards would decrease the size
or number of units within the project, resulting in a loss of entitlement as a majority of the
residential units are moderately sized for 3-bedroom and 4-bedroom units and full
compliance with property improvement standards would decrease the size or number of
units.
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
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 and outside of the OASP.
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..
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Resolution No. PC-XXXX-20
3700 Ranch House Road - SBDV-0826-2019
Page 3
SECTION 2. Environmental Review. On March 2, 2010 the City Council certified the
OASP Final EIR and approved the OASP. This action by the City Council included approval of
both text and map amendments to the City’s General Plan and rezoning the subject site to R-3-SP
(Medium-High Density Residential). On November 16, 2011 the OASP area was annexed into
the City of San Luis Obispo. On October 1, 2013, the City Council adopted the Tiered Initial
Study and Mitigated Negative Declaration (IS/MND) for the development of the subject property
(ER 137-11) through Resolution No. 10462 (2013 Series) to document its consistency with the
OASP and to identify the required mitigation measures from the EIR that applied to this
development site. The project is consistent with the adopted MND, all mitigation measures adopted
as part of the OASP EIR and Subsequent Tiered MND that are applicable to the proposed project
are carried forward and applied to the proposed project to effectively mitigate the impacts that
were previously identified. The project is exempt from the provisions of CEQA under Government
Code §65457 because the project consists of a residential development and is consistent with the
OASP, which was approved following certification of the OASP FEIR in 2010. 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 OASP FEIR and adopted Tiered MND; 2) no substantial changes would occur with
respect to the circumstances under which the project is being undertaken, and no revisions to the
OASP FEIR and adopted Tiered MND are required; and 3) no new information of substantial
importance is available that was not already known at the time the OASP FEIR and adopted Tiered
MND were certified.
With respect to the requested exceptions to the Subdivision Regulations, these exceptions are
minor as described in Section 4.4 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 OASP, including requirements related
to project design, including open space. For that reason, the existing certified CEQA
documentation related to the OASP 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 grants
approval to the common interest subdivision with the incorporation of the following conditions:
Planning Division
1. All project conditions and noted code requirements associated with the approval of the
project as approved by Planning Commission on September 9, 2020 (ARCH-0825-2019),
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 Resolution No. 10462 (2013 Series) and
Director’s Resolution No. 17-12.
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Resolution No. PC-XXXX-20
3700 Ranch House Road - SBDV-0826-2019
Page 4
Engineering Division – Public Works/Community Development Department
3. The subdivision shall be recorded with a parcel map. The parcel map preparation and
monumentation shall be in accordance with the city's Subdivision Regulations,
Engineering Standards, and the Subdivision Map Act. The parcel map shall use U.S.
Customary Units in accordance with the current City Engineering Standards.
4. The parcel map exhibits and legal descriptions shall be prepared by a California Licensed
Land Surveyor or Civil Engineer authorized to practice land surveying.
5. The parcel map shall show and label all existing and proposed offers of dedication.
6. Unless otherwise approved for deferral to Building Permit by the Director of Community
Development, park-in-lieu fees shall be paid for the new units prior to parcel map
recordation. The fees shall be based on the fee resolution in effect at the time of map
recordation, as approved by the Community Development Director.
7. Any easements including but not limited to provisions for all public and private utilities,
streets, street trees, access, grading, drainage, stormwater facilities, 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.
8. Easements to be eliminated shall be noted on the parcel map. The corresponding quit claim
deed(s) shall be recorded prior to or concurrent with the recordation of the parcel map.
9. The subdivision improvement plans shall show and note the limits of the existing and
proposed on-site and off-site improvements. References to the existing improvements shall
include reference to the subdivision number and City FMAP Improvement Plan Case for
reference.
10. The subdivision improvement plans shall include provisions and details for residential
mailbox unit(s) (MBU's) to the satisfaction of the Post Master and the City of San Luis
Obispo. Provide a new structure or clarify if space is provided within the existing MBU's
provided for Tract 3044. If required, decorative mailbox shrouds or surrounds shall be
approved to the satisfaction of the Planning Division.
11. A final drainage report shall be submitted with the subdivision improvement plan submittal
and site development plans. The final report and improvement plans shall show compliance
with the overall OASP drainage strategy, Drainage Design Manual, and Post Construction
Stormwater Regulations. The project soils engineer shall review the proposed
improvement plans and drainage strategy for consistency with the recommendations in the
soils report. The soils engineer shall provide specific recommendations regarding any
proposed storm drainage improvements.
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Resolution No. PC-XXXX-20
3700 Ranch House Road - SBDV-0826-2019
Page 5
12. The final plans and report shall clarify the extent of any off-site improvements required for
water quality treatment and for peak management. The improvement plans and final report
shall clarify whether the master report assumes build-out of this Parcel 7. The report shall
include all pertinent references and excerpts from the master report to that the development
of this condo project and supporting docs can stand alone.
13. An operations and maintenance (O & M) manual will be required for any post-construction
stormwater improvements not otherwise covered by a master O & M manual. A private
stormwater conveyance agreement will be required and shall be recorded in conjunction
with recordation of the map unless recorded as part of the building permit process.
14. EPA Requirement: General Construction Activity Storm Water Permits are required for all
storm water discharges associated with a construction activity where clearing, grading and
excavation results in land disturbance of one or more acres and for projects that are part of
a common plan. The required Waste Discharger Identification (WDID) number shall be
included on the building permit plans and public improvement plans for reference.
15. Unless otherwise approved by the Building Official, based on soil/foundation stability
analysis and recommendation from a soils engineer, the developer shall provide any
required shoring and/or notice to the owner(s) of the adjoining parcels 1 – 6 of PM SLO
17-0115 prior to wall excavations in accordance with the California Building Code and
current State legislation regarding sub-adjacent excavations.
Utilities Department
16. All utility easements dedicated to the City shall comply with the latest engineering design
standards and shall have reasonable alignments needed for maintenance of public
infrastructure.
17. Final grades and alignments of all public and 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 public improvement plans.
18. Water connection shall have a reduce pressure backflow preventor at transition from public
to private. The water system shall be a private system with public meters that are
manifolded for each of the condominiums.
19. Trash collection services shall comply with the access requirements and conditions of the
San Luis Garbage Company.
20. The proposed project shall comply with the City’s Development Standards for Solid Waste
Services.
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Resolution No. PC-XXXX-20
3700 Ranch House Road - SBDV-0826-2019
Page 6
Fire Department
21. City Standard fire hydrants shall be provided so that no exterior wall is more than 300 feet
from a fire hydrant, subject to the satisfaction of the Fire Marshal and Chief Building
Official.
Indemnification
22. 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:
AYES:
NOES:
ABSENT:
RECUSED:
The foregoing resolution was adopted this 9th day of September 2020.
____________________________________
Tyler Corey, Secretary
Planning Commission
Item 2
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3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19 VTPM SLO 2019-0081 3700 Ranch House RoadArchitectural Development Review City of San Luis Obispo, CAApplicant:Wathen Castanos Homes1446 Tollhouse Road, Suite 103Clovis, CA 93611Johnson Ave.T-1.0TITLE SHEETSHEET INDEXSP1.0 Illustrative Site PlanP1.0 - P1.6 Project DescriptionC1 Vesting Tentative Parcel Map (VTPM) Title SheetC2 Constraints and Hazards MapC3 Site Plan and StatisticsC4 Tentative Parcel MapC5 Grading and Utility PlanAS1.0 Street Scene & Building ElevationsAS2.0 Architectural Image BoardAS3.0 Rendered View- Sponza DriveAS3.1 Rendered View - Bird’s Eye A1.1 Building A Front and Rear ElevationA1.2 Building A Left and Right ElevationA1.3 Building A Floor PlanA1.4 Building A Floor PlanA2.1 Building B Front and Rear ElevationA2.2 Building B Left and Right ElevationA2.3 Building B Floor PlanA2.4 Building B Floor PlanA3.1 Building C Front and Rear ElevationA3.2 Building C Left and Right ElevationA3.3 Building C Floor PlanA3.4 Building C Floor Plan A4.1 Building D Front and Rear ElevationA4.2 Building D Left and Right ElevationA4.3 Building D Floor PlanA4.4 Building D Floor Plan A5.1 Building E Front and Rear ElevationA5.2 Building E Left and Right ElevationA5.3 Building E Floor PlanA5.4 Building E Floor Plan A6.0 Architectural and Site DetailsA6.1 Building Color and Material MatrixL1.0 Landscape Image BoardL1.1 Landscape Illustrative Site PlanL2.1 Park & Paseo EnlargementsL2.2 Site ElementsL3.1 Landscape Perspective - Park CornerL3.2 Landscape Perspective - Neighborhood ParkL3.3 Landscape Perspective - Townhome PaseoL4.1 Plant Palette - ShrubsL4.2 Plant Palette - TreesE1.0 Design Exceptions - OverviewE2.0 Edge ConditionE3.0 Wall HeightE4.0 Height MeasurementE5.0 Townhome Open SpaceOrcutt
Roa
d
Project SiteProject Location:Item 2Packet Page 32
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19SP1.0ILLUSTRATIVE SITE PLANBldg 1Type BBldg 2Type ABldg 3Type ABldg 4Type ABldg 5Type ABldg 6Type CBldg 7Type EBldg 8Type DBldg 9Type BBldg 10Type CBldg 11Type BBldg 12Type BBldg 13Type CBldg 14Type BItem 2Packet Page 33
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19PROJECT DESCRIPTIONP1.0Supplement to the ARCHITECTURAL DEVELOPMENT REVIEW APPLICATION for the Vinifera Residential Multi-family Project ORCUTT AREA SPECIFIC PLAN I. PROJECT HISTORY - OVERALL Nestled at the base of the Santa Lucia foothills, the Orcutt Area provides a variety of scenic resources for residents of the area and travelers along Orcutt Road and Tank Farm Road, including views of Righetti Hill, Islay Hill and the Santa Lucia foothills. Located along the southwestern edge of the city limits of San Luis Obispo and bounded by Orcutt Road, railroad and Tank Farm Road, the area encompasses 230 acres of land at the base of Righetti Hill. The Orcutt Area Specific Plan calls for a residential neighborhood with up to 979 homes and a variety of housing types, parks and recreational opportunities including bicycle and pedestrian paths, and natural habitat and visual resource protection in open space areas. The City envisions the area to include hillside and creek open space areas with bike and pedestrian paths, and a public park with a potential school site surrounded by residential neighborhoods. A modest community commercial retail and office zoned area is also identified. On March 2, 2010, the City Council approved the Final Draft of the Orcutt Area Specific Plan (OASP). The City Council certified the Final Environmental Impact Report (FEIR) for the project and approved the area for annexation into the City. The annexation of the Orcutt Area to the city was finalized on November 16, 2011, as a result of the November 15th special election. The Orcutt Area is now a part of the City of San Luis Obispo. The OASP and FEIR were the subject of 17 public hearings by the Commission and other City advisory bodies from 2008 to 2010. With the approval of the OASP, the Taylor Ranch/S. Morros properties were zoned as R-2-SP and R-3-SP (Medium Density & Medium-High Density Residential). The R-3-SP zoned parcel - “Vinifera” is the subject of this application. II. PROJECT HISTORY - formerly TAYLOR RANCH, currently SOUTH MORROS (R-2-SP) & VINIFERA (R-3-SP)] A. Mapping The following represents how the original ten (10) acre parcel has been subsequently subdivided over time. City Council Resolution 10462 (2013 Series) – Tract 3044 – a subdivision of the 10acres into 80 lots; Community Development Director approval of SBDV-1142-2017 – Tract Map 3044 was modified to 36 lots while Parcel Map SLO 17-0115 further subdivided Lot 36 into 7 parcels Parcel 7 is the subject property for this application. Tract 3044 Final map (FMAP-0978-2017) is in process; Vesting Tentative Parcel Map 2019-0081, submitted as part of this application is for condominium purposes for Parcel 7 of SLO 17-0115. B. Entitlements Entitlements for the S. Morros R-2-SP portion of the Taylor Ranch project area have been obtained and the single-family residential project is currently under construction. The Vinifera (R-3-SP) portion of the Taylor Ranch project area is the subject of this entitlement application. Pursuant to the 2017 Zoning Regulations the proposed 40-unit residential project is an allowed use and a “major development” which requires Architectural Review Commission review with recommendations forwarded to the Planning Commission for final entitlement review. The proposed vesting tentative parcel map (SLO 2019-0081) is considered a minor subdivision but is included with the development review and entitlement. III. ARCHITECTURAL DEVELOPMENT REVIEW SUBMITTAL – ORCUTT AREA SPECIFIC PLAN (OASP) CONFORMANCE A. Parcel Map for Condominium Purposes As noted above, parcel no. 7 was created by parcel map SLO 17-0115. This application includes an additional parcel map – SLO 2019-0081 establishing a one-lot map for condominium purposes. Based upon the City’s checklist, the plans include the requisite constraints and hazards map, a site plan and statistics, the tentative parcel map and the preliminary grading and drainage plan. With City approval of the vesting tentative parcel map, the common interest development (or) condominium plan will be processed and finalized through the California Department of Real Estate. The Declaration of Covenants, Conditions, and Restrictions (CC&Rs) – a legal document that lays out the guidelines for the planned community will be reviewed by the City Attorney, finalized and, ultimately, recorded in the County records. The project is designed to comply with the City’s Subdivision regulations (Chapter 16, and specifically §16.17 “Common Interest Subdivisions, Airspace Subdivisions and Condominium Conversions” for common interest subdivisions). The proposed 6,600 square foot park included with the development meets the common open space requirements for the condominium project. (see the “Landscape Architectural Design Concept” section below). B. The Proposed Project – Architecture & Landscape Architecture Narratives To accompany the graphics in this submittal, the following narratives provide an overview of the design from an architectural and landscape architectural perspective. 1. Architectural Design Concept The proposed architectural design presents five (5) building types supported by a combination of three (3) different unit plans for a total of forty (40) condominium units in fourteen (14) structures. The multi-family units range in size from 1,394± to 1,653± square feet. There is an expectation that new development in the Orcutt Area be well designed, internally compatible, and enhancing San Luis Obispo’s unique sense of place with a compatible mix of residence design. The architectural styles encouraged in the OASP include Craftsman, California Bungalow, and California Mission. As a proposed three-story project, the encouraged elevation themes presented in the OASP do not translate successfully into the traditional scale of each theme’s design foundations with low profile residential massing. This project is proposing three-story building elevations and massing designed in a Contemporary Craftsman style, stemming from an increasing desire of a more modern design aesthetic in the home buying market, especially in the attached home market. While this Contemporary Craftsman style presents a slight shift in elevation theme from those Item 2Packet Page 34
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19P1.1encouraged in the OASP, the five (5) proposed building elevations respect the principles of the design elements found in the OASP design guidelines, and take core design characteristics from both the Craftsman and Californian Bungalow styles. The front façade of each proposed building showcases a mixture of materials and five different color schemes that create a unique and identifying face to each building and unit’s front entry. Together, these elements present a façade that reflects a variety of scale with single to second and third story elements, as noted in the OASP. Derived from a blend of the Craftsman and California Bungalow styles the building façades emphasize a contemporary characterization of these historical styles and their use of siding and stone material, along with color and low pitched roof forms that have historic ties to the Craftsman and California Bungalow elevation styles as seen throughout the surrounding community. The Contemporary Craftsman elevation theme, as derived from elevational design elements put forth in the OASP, offers an appealing elevation design that responds to today’s current demand for exterior style while maintaining roots in a historical inspiration, that will over time, stand in unison with the varied architectural styles and creative design character reflected in San Luis Obispo’s downtown and surrounding residential areas. Five different building design types include two (2), three (3), and four (4) units per buildings. Each building is distinct either based upon colors, materials, architectural details and/or differing unit layouts. This variety will provide the home buyer an opportunity to choose a unit that will suit their individual tastes and needs. While the building elevations and floor plans respond to the current style demand, they also maintain an appearance and character that will over time, stand in unison with the varied architectural styles and creative design character reflected in the unique architectural flavor found in around San Luis Obispo. 2. Architectural Floor Plans The following tables represents the unit types, square footage, and bedroom/bath/office counts. The building type, number of units per building, and quantity of each building type is also provided. Detailed design information is also depicted on the floor plans. UNIT TYPE SIZE (square feet/SF) BEDROOMS AND BATHROOMS Unit 1 1,394 SF 4 BR/2.5 BA Unit 2 1,507 SF 3 BD/2.5 BA + Office Unit 3 1,653 SF 3 BD/2.5 BA + Office BUILDING TYPE NO. of UNITS UNIT BREAKDOWN QUANTITY OF BUILDINGS IN PROJECT A 2 Unit 3, Unit 3 4 Buildings/Building Nos. 2, 3, 4, 5, B 3 Unit 2, Unit 1 Unit 3 5 Buildings/Building Nos. 1, 9, 11, 12, 14 C 3 Unit 3R, Unit 2, Unit 3 3 Buildings/Nos. 6, 10, 13 D 4 Unit 3R, Unit 1, Unit 1R, Unit 2R 1 Building /No. 8 E 4 Unit 3R, Unit 1, Unit 1, Unit 3 1 Building /No. 7 NOTE: “R” denotes a mirrored floor plan 3. Color and Material Boards Attached, separately, are the physical color and material boards for the project. The project balances the use of traditional residential color and material palettes to a more contemporary vernacular with some modern color accents to work in harmony with the architectural design. In the spirit of creating a unique and desirable neighborhood, the various buildings portray varying front elevation massing while still staying true to the overall community design. This creates features that become unique and identifying to each unit’s front door statement, which is also embodied through the use (5) different color schemes as shown on the color and material boards. Each board contains photographs and samples of the materials and colors for the stucco body, painted blocking accents, front doors, and brick masonry elements. 4. Landscape Architectural Design Concept The proposed contemporary landscape, designed to reflect and accentuate the urban aesthetic represented by the three-story townhomes, includes a varying textural and colorful array of flowering and evergreen trees and shrubs. The project showcases the drought-tolerant, Mediterranean-style plant palette along vegetated streetscapes, at a neighborhood park, throughout paseos nestled between townhomes, and as a buffer for the neighboring single-family residences. A mixture of deciduous and evergreen street trees is planned for the perimeter streetscape along Ranch House Road and Sponza Drive. Large tree canopies and plantings provide a protective buffer between pedestrian pathways and vehicular travel. Also, a massing of trees and shrubs along the north-eastern edge of the property provides a privacy screen between Vinifera and the neighboring single-family residences. At the corner of Ranch House Road and Sponza Drive, the 6,600± square foot neighborhood park is designed to include open space accommodations for both active and passive play with a sizeable drought-tolerant turf area, hammock “grove”, built-in BBQ, and ample group seating spaces with versatile shade coverage. An area delineated by enhanced decorative pavement accommodates picnic tables for social gathering. The park’s perimeter is landscaped with an appropriate mix of trees, shrubs, and woody ground covers to create a lush, inviting, semi-private, and safe oasis. It is the hub, a central gathering space for play and relaxation, and the focal point of the proposed Vinifera community. The front entry doors at each townhome unit are connected by fully landscaped paseos. Each pedestrian-oriented paseo provides intimate gathering spaces at tables and firepits, surrounded by shade- and drought-tolerant plant material to ensure privacy and noise-reduction for nearby residences. The courtyards are illuminated by bright flowers and foliage along the decorative, paved pathways. The overall landscape design enacts low impact development (LID) and best management practices (BMPs) through energy conservation, soil regeneration, integrated pest management, mulching and species diversity. Additionally, the design of efficient automatic irrigation systems reflects the latest technology and are designed specifically for particular plant species, soils and exposure. 4. Architectural & Landscape Architectural Image Boards While the OASP Design Guidelines provide the basis for implementing the project’s design, “image boards” were created to allow for a window into the designer’s inspiration and thought process. The architectural images focus on the interpretation of the guidelines via building PROJECT DESCRIPTIONItem 2Packet Page 35
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19P1.2style, related details, and components of the proposed units. Complementing the architectural styles and promoting the Central Coast lifestyle, the landscape architecture image board reflects “outdoor rooms” that extend the interior living space and create useable communal open space, while purposefully being mindful of water conservation efforts. IV. DESIGN EXCEPTION & INCENTIVE OVERVIEW (See Sheets E1.0 – E5.0 for a graphic representation of the requested exceptions) A. Edge Conditions The Zoning Regulations § 17.70.050 addresses development standards for properties adjacent to R-1 and R-2 zoning. In this case, the proposed R-3 Vinifera project is adjacent to the R-2 South Morros single-family residential development, currently under construction. It is noteworthy that the purpose of this regulation was focused on providing protection of existing residential neighborhoods from adjacent new higher intensity development. While silent on its application to new residential communities, it has, nonetheless, been applied to the Vinifera and South Morros communities. See Sheet E2.0. Specifically, buildings 1 through 8 are adjacent to the R-2 zone. Buildings 1 through 5 are setback 28-feet to 34-feet from the property line. Buildings 7 and 8 are setback a minimum of 16-feet from the property line. Based on the edge conditions standard, the maximum building height at this setback distance is 28-feet. When the site-specific topography is incorporated into the height and setback calculation, the building height is 22 feet 8 inches above the adjacent R-2 finish floor. The setback and height ratio is met and complies with the intent of the regulations to buffer R-2 development from the height and intensity of the proposed R-3 development. B. Fences and Walls Community Design Guidelines Chapter 6.1.B.2. requires that retaining walls that are five (5) feet or higher should be dividing into two or more shorter walls with slopes not exceeding 4:1. Building 1, located in the north west corner of the project, is physically constrained to accommodate the noted requirement. In this situation, the building sits below the sidewalk elevation to accommodate grading and drainage improvements, thereby requiring a retaining wall. See Sheet E3.0. The proposed retaining wall height varies from 3-feet to 7-feet with a third of the wall ranging in heights over 5-feet. The retaining wall is visible only from the building side and not the public sidewalk. A railing is proposed at the top of wall for safety reasons, while planting, including street trees, is proposed at the sidewalk level. Additional plantings are planned at base of the wall and along the building entry pathway. This should provide for a softening effect of the wall construction and minimize the wall’s potential visual impact. C. Building Height Zoning Regulation §17.70.060 describes the methodology to determine the height of a building. In this case, the allowable building height in the R-3 zone equals thirty-five (35) feet. The regulation uses the “vertical distance from the average level of highest and lowest existing grade” methodology to determine the starting point to determine height. Since grading on the former Taylor Ranch site and related tract map improvements was comprehensive and included both the R-2 and R-3 zoned properties, this is considered the existing grade and was used to calculate the proposed buildings heights. See Sheet E4.0. Of the fourteen (14) buildings, eleven (11) of the buildings are above the allowable maximum building height. These range from 3 inches (Building 2) to 3 feet (Building 14) with an average of 1.25 feet over the allowable maximum use. It is notable that the request for the height exception is driven not by a taller building mass, but is due to the design and slope gradient of the Craftsman style roof. Additionally, and although perhaps barely perceptible, the building pads for buildings 12 and 14 require a slight increase in elevation to accommodate proper site drainage. This additional height is being requested as an affordable housing incentive per Zoning Regulation §17.140.070 (See section D. below) D. Affordable Housing Incentives The proposed project is providing five (5) low income affordable housing units (see section below for the calculations). This is 12.5% of the total number of units, therefore the project qualifies for affordable housing incentives pursuant to Zoning Regulation §17.140. This application requests the project utilize the parking requirements established in §17.140.040.K, as noted below. By utilizing the affordable housing parking requirements the proposed project is able include 4-bedroom units and supply these as low- and moderate-income affordable housing units. UNIT TYPE PARKING SPACES PER UNIT NUMBER OF UNITS PARKING SPACES REQUIRED TOTAL 4-Bedroom 2.5 9 22.5 3- Bedroom 2 31 62.0 Guest Parking 1 per 5 units 40 8.0 TOTAL PARKING SPACES REQUIRED 92 PARKING SPACES PROVIDED 98 As a qualifying affordable housing project, there is no request to utilize the standard density bonus incentive, rather an “Alternative or Additional Incentive” as outlined §17.140.070 is requested. The specific request is for an alternative incentive related to a modification of Title 17 site development standards (§17.140.070.B.1) related to the 35-foot building height maximum. As noted in in the Building Height section, eleven (11) of the buildings exceed the maximum building height by an average of 1.25 feet, due to the slope roof design and elevated building pads for site drainage purposes. The applicant requests the maximum building height standard noted in Table 2-8 of §17.20.020.A to be modified to allow for a the site and architectural specific maximum building heights. This can be achieved by applying: 1) a building by building height exception; or 3) an overall 3.0-foot building height exception. The requested modification allows the development to maintain a consistent structure design for each unit and building type which is a key efficiency measure for design, engineering, and construction of multi-unit developments and affordable housing. The consistent design also meets today’s community and market standards for quality interior space (i.e., ceiling height in smaller sized living spaces) and overall building design. 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ARCAITECTARAA DEAEAOPAENT REAIEAAAAA RANCA AOASE ROAD SAN AAIS OAISPOA CARAAAAAA AAAAAAAA AAAAAAAA AAAAAAAAPAAAV. AFFORDABLE HOUSING Vinifera’s affordable housing requirement is calculated below and based upon the City’s Housing Element (2015) Inclusionary Housing Requirement Table 2 and 2A. Project includes a total of forty (40) dwelling units. (9) four-bedroom units x 2 density units equals 18.0 (31) three-bedroom units x 1.5 density units equals 46.5 Total Density Units ....... 64.5 Therefore, 64.5 density units/2.27 acres equals 28.4 density units per net acre Average unit size: = 1,561 square feet Based on this data, the Table 2A adjustment factor is 0.75. INCOME TYPE QUANTITY CALCULATION QUANTITY ADJUSTMENT FACTOR AFFORDABLE UNITS* Moderate 10% x 40 4 75 % 3 Low 5% x 40 2 75 % 2 Low Transfer from S. Morros R-2 development 3 TOTAL NO. AFFORDABLE UNITS 8 *Affordable units required and provided. Any decimal units are rounded to the next whole number. Eight (8) of the 4-bedroom/Unit 1 floor plans are proposed as the affordable housing units. These units will be owned by the developer and rented as affordable units. VI. THE ORCUTT AREA SPECIFIC PLAN DEVELOPMENT STANDARDS, ETC. The OASP, dated March 2010, provides the framework to meet the goals and objectives in the City’s General Plan for the expansion of the Orcutt Area. The policies and standards take precedence over the more general policies and where the OASP is silent in a particular aspect, the existing General Plan and Zoning Regulations will apply. The following table represents the applicable standards from the OASP and the Zoning Regulations. ORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & Programs Response 4.1 Design Quality and Character Goal 4.1 New development in the Orcutt Area that is well designed, internally compatible and enhances San Luis Obispo’s unique sense of place. The development enhances the uniqueness of San Luis Obispo’s sense of place through architectural and landscape styles specific to the area. Policy 4.1.1 N/A Program 4.1.1a The architectural styles of Craftsman, California Bungalow, and California Mission architectural themes are strongly encouraged in the Orcutt Area . The proposed architectural style provides a modern and forward expression of the typical San Luis Obispo design aesthetic. The design amplifies the modern design elements and found in the Craftsman & California Bungalow design themes of South Morros RSF, and complements the adjacent West Creek housing development. Program 4.1.1b & c N/A Program 4.1.1d The following design standards shall apply to all R-3 and R-4 development in the Orcutt Specific Plan Area DS-5 R-3 and R-4 standards set forth in the City Zoning Ordinance shall apply in addition to the standards and guidelines provided in this section. See response to Table 2-8 of §17.20.020.A below DS-6 Parking Rear Setback: 0-5 ft All parking is greater than 15-feet from any property line. DS-7 All ground floor units will have covered porches/entries in the front (door facing common areas) of the unit. All floor plans include a covered entry door. All doors face common entry corridors/paseos. DS-8 All units adjacent to creek/riparian corridors must use open fencing, if any. N/A. Program 4.1.1e Residential R-3 and R-4 development is encouraged to observe the following guidelines in addition to the adopted ARC Community Design Guidelines: DG 4.1 Position of Structure: Where feasible, the longest portion of any structure is encouraged to face within 32 degrees of south for improved solar access. The longest façade of all buildings is orientated within 32 degrees of south. DG 4.2 Paving Materials: Alternative paving is recommended for driveways and other residential paths such as stamped/colored concrete, paving stones, tiles, and bricks. The project utilizes permeable pavers in guest parking areas. PROJECT DESCRIPTIONItem 2Packet Page 37
AAAA RANCA AOASE ROAD SAN AAIS OAISPOA CAARCAITECTARAA DEAEAOPAENT REAIEARAAAAAA AAAAAAAA AAAAAAAA AAAAAAAAPAAAORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & Programs Response DG 4.3 Scale: Projects over eight units should be broken up into multiple structures. Facades over 150 feet in length should be avoided Project includes multiple structures. The largest buildings (Type D and E) consist of five (5) units with an overall length of 88-feet. DG 4.4 Façade Elements: Creation of multiple elements in the façade of two- and three-story structures to reduce the visual mass is strongly encouraged. The architectural design should break the structure into three to four distinct elements such as entry, main structure, single story element and the roof. Vertical gabled bays and roof dormers can also add variety. (See also Figures 4.5-a and 4.5-b for examples of multiple façade elements.) There are fourteen (14) individual buildings of two (2) to five (5) units per building. These smaller buildings reduce the overall massing of the project. The contemporary-style three-story townhomes provide plane and material changes to identify entries, upper floor elements (including covered decks), and multiple sloped and an articulated roof lines. DG 4.5 Roof Overhangs: A variety of hips and gables should be used, particularly on the front/street façade to further break up the mass of the structure. Roofs extended over windows for shading and associated brackets are encouraged. Secondary hipped or gabled roofs covering the entire mass of a building are preferable to mansard roofs or segments of pitched roof at the edge of the structure. The proposed contemporary design exhibits various wall planes and projections to articulate and break up the building mass, which includes roof forms taken from the craftsman design style. DG 4.6 Surface and Roofing Materials: In developments of more than four units a minimum of two material pallets are encouraged. See DG 3.8 and DG 3.9 for detailed language. The project utilizes five (5) different color schemes for building surfaces as shown on the color and material boards. This includes different roofing colors. DG 4.7 Color Palettes: In developments of over six units, it is strongly encouraged to have a minimum of two colors from different color families for each primary body material, such as stucco and/or wood. A minimum of two trim colors shall be selected for each primary color (but not necessarily used on each unit). Within an individual building, color variety should relate to a change in materials (stucco to wood) or body material to trim material. The project utilizes five (5) different color schemes as shown on the color and material boards. Each scheme has a main and accent stucco color with compatible accent colors for other materials, trims, and design elements. The schemes are in a variety of tones and colors but with an overall related color palette. DG 4.8 Solar Panels: A solar energy source such as solar panels or solar roofing is recommended per conservation/open space policies. Accommodation of roof top photovoltaic systems have been included in the project design. DG 4.9 Manufactured Housing Foundations: Foundations shall be enclosed or skirted. N/A Program 4.1.1d -2c N/A Policy 4.1.2 - 3 N/A 4.3 Landscaping Goal 4.3 An attractive and sustainable landscape pattern that unifies and enhances the quality of the development in the Orcutt Area. Policy 4.3.1 The landscape characteristics should complement the architectural styles described previously. Trees, shrubs, and groundcovers should be chosen and sited to emphasize their natural shape, form, and structure. Plants are chosen based on natural shape, form, and structure to characterize a landscape that complements the architectural style. ORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & Programs Response Policy 4.3.2 Residential and public area landscapes are encouraged to incorporate California native plant species and other non-native plant species with lower water requirements and drought hardiness. Plants that require low amounts of watering are preferable for the area to reduce the citywide demand for water. Landscapes incorporate drought-tolerant California native and non-native plant species in order to reduce the demand for water. The plant palette complies with MAWA. Policy 4.3.3 Development landscaping provided within the Specific Plan Area shall abide by the requirements of the City Arborist for construction. Requirements for tree protection include but are not limited to: construction setbacks from trees; safety fencing around trees; grading limits around the base of trees as required; and a replacement plan for trees removed including replacement at a minimum 1:1 ratio. There are no existing trees within the project area. Policy 4.3.4 Native riparian areas are sensitive to invasive plant species competing with the native species. Non-native, invasive species shall not be transferred into the riparian corridor. Turf shall be situated and maintained to avoid spreading into riparian/creek corridor or avoided completely. Due to its distance from a riparian and/or creek corridor, non-native species planted within the project area will not spread into the riparian/creek corridor. Program 4.3.4a To ensure that project landscaping does not introduce invasive non-native plant and tree species to the Specific Plan area, project proponents shall submit a final landscaping plan for review and approval of the City Arborist and Community Development Director. The California Invasive Plant Council (Cal-IPC) maintains several lists of the most important invasive plants to avoid. Project proponents are encouraged to refer to the lists when creating a plant palette for landscaping to ensure that plants on the lists are not used. Landscaping plans shall include the following information, at a minimum: Landscaping plans include plant identification information and location to ensure that invasive, non-native species are not introduced in the OASP area. x The species, diameter at breast height, location, and condition of all existing trees; No existing trees – N/A x Identification of tress that will be retained, removed, or relocated; No existing trees – N/A x Location and size of plant and tree species proposed to be planted; Refer to conceptual landscape site plan. x The location of proposed utilities, driveways, street tree locations, and the size and species of proposed street trees; and Refer to conceptual landscape site plan. x A reclaimed water irrigation plan N/A Program 4.3.4b The following plant species shall not be planted within the Specific Plan area: Arundo donax (Giant reed) Bamboo grass species (except in containers) Cortaderia species (Pampas Grass) The Landscape plans does NOT use any of these prohibited plant species. 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ARCAITECTARAA DEAEAOPAENT REAIEAAAAA RANCA AOASE ROAD SAN AAIS OAISPOA CARAAAAAA AAAAAAAA AAAAAAAA AAAAAAAAPAAAORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & Programs Response Cynodon dactylon (Bermuda grass) Eucalyptus species Hedera canariensis (Algerian ivy) Phalaris arundinacea (Ribbon grass) Toxicodendron diversiloba (Poison oak) Ricinus communis (Castor bean) Senecio mikaniodes (German ivy) Policy 4.2.5 The City of San Luis Obispo provides a list of acceptable street trees and are recommended for each street to provide a sense of place or unity in the neighborhood. The proposed street trees for the project are taken from the recommended City’s acceptable street tree list. 4.4 Lighting Goal 4.4 Maintain compatible exterior lighting. Policy 4.4.1 Exterior lighting in all portions of the Orcutt Area shall be compatible with the architectural and landscape design and not create a nuisance for adjacent and nearby neighbors. Exterior lighting will not create a nuisance for adjacent and nearby neighbors because it is compatible with the architectural and landscape design. Policy 4.4.2 All lighting within the specific plan area shall comply with the lighting standards contained in the San Luis Obispo Community Design Guidelines and the City’s night-sky ordinance. Lighting complies with standards contained in the San Luis Obispo Community Design Guidelines and the City’s night-sky ordinance. Policy 4.4.3 In addition to the overall community standards, the following standards shall apply to all outdoor illumination of streets, public spaces, and private grounds. Program 4.4.3a Orcutt Area Lighting Standards: 1. Lighting shall compliment the architectural style planned for the area. See Figure 4.3 for suggested typical lighting fixture design Selected lighting complements the architectural styles. . 2. Lighting fixtures shall not be mounted more than 16 feet high; bollards will not exceed 3 feet in height. Noted – Will be referenced on building plans 3. Lighting fixtures shall be energy efficient. Noted – Will be referenced on building plans 4. All lighting fixtures should be properly shielded to eliminate light and glare from affecting adjacent and other properties and passing vehicles or pedestrians. Noted – Will be referenced on building plans 5. Trail lighting shall be at a scale appropriate for pedestrians, utilizing bollards, although overhead lighting may be used where vandalism of bollard lights is a concern N/A 6. Illumination toward the sky shall be minimized. Noted – Will be referenced on building plans 7. Night lighting of public areas shall be kept to the minimum necessary for safety and security purposes. Safety and security night lighting is provided and kept to minimum intensity. 8. Exterior lighting within 100 feet of open space shall be shielded and aimed as needed to avoid spillover into open space areas. Decorative lighting shall be low intensity and meet City standards. Exterior lighting is consistent with Night-Sky Ordinance and are shielded and aimed as needed. Policy 4.4.4 N/A ORCUTT AREA SPECIFIC PLAN – Chapter 4 COMMUNITY DESIGN Goals, Policies, & ProgramsResponse4.5 Noise Reduction Techniques – N/A 4.6 Public Art – N/A 4.7 Energy Conservation Policy 4.7.1 Subdivision design, site planning and building design should take advantage of all reasonable opportunities to reduce energy and other resource consumption, in compliance with the General Plan Conservation and Open Space Element’s (COSE) Solar Access Policies and Standards for subdivisions and residential uses. (Refer to the COSE, Section 4.23) The project will comply with the General Plan Conservation and Open Space Element’s Solar Access Policies and Standards in order to take advantage of all opportunities to reduce energy and other resource consumption. Policy 4.7.2 New development in the Orcutt Area is encouraged to follow energy efficient project design, with emphasis on the use of daylight and solar exposure. The project follows an energy efficient project design. Program 4.7.2a The placement of a building on a site and the building itself should be designed to maximize opportunities for the optimal operation of passive systems for heating, cooling, and lighting. Sunlight should be used for direct heating and illumination whenever possible. Natural ventilation and shading should be used to cool a building. The building placement is designed to maximize opportunities for the optimal operation of heating, cooling and lighting. Program 4.7.2b The use of exterior shading devices, skylights, daylighting controls, high performance glazing that allows the transmission of light with minimal heat gain, and high thermal mass building components is encouraged. Architectural styles include components that allow the transmission of light with minimal heat gain. Program 4.7.2c Residential developments with five or more dwelling units and nonresidential projects over 5,000 square feet of gross floor area shall comply with the City’s green building certification system. (Refer to COSE Policy 5.30.7) Noted – This will be part of the building plan submittal. Program 4.7.2d City policy requires that 5% of all single-family units constructed shall utilize Photovoltaic solar collectors which can feed excess current back into the electric grid. After 2008, the use of photovoltaics for single-family units is required to increase by 4% per year until the year 2020. (As of January 2007, solar systems are eligible for incentive funds based on system performance.) N/A- project is multi-family. Policy 4.7.3 New residential and commercial construction shall achieve improved energy conservation through the use of energy efficient appliances and lighting. Energy efficient appliances and lighting will be used to improve energy consumption. Program 4.7.3a All new residential units shall incorporate Energy Star compliant appliances. Noted, appliances provided by the developer will be Energy Star compliant. Program 4.7.3b Where reasonably possible, new residential and commercial construction shall incorporate compact fluorescent light bulbs. Exceptions may be considered for exterior lights, accent lighting or special fixtures. Compact fluorescent light bulbs (or an energy-efficiency equivalent) will be incorporated where reasonably possible. PROJECT DESCRIPTIONItem 2Packet Page 39
AAAA RANCA AOASE ROAD SAN AAIS OAISPOA CAARCAITECTARAA DEAEAOPAENT REAIEARAAAAAA AAAAAAAA AAAAAAAA AAAAAAAAPAAAZONING REGULATIONS MEDIUM-HIGH DENSITY RESIDENTIAL (R-3) ZONE 17.20.020 Development Standards; Table 2-8: R-3 Zone Development Standards. See Sheet C3 for the dimensioned site plan and additional regulatory compliance information (e.g., EV, motorcycle, and bike parking, etc.). DEVELOPMENT STANDARD R-3 ZONE ADDITIONAL REGULATIONS COMMENTS Maximum Residential Density 20 units/net acre 18 units/net acre for properties within an Airport Safety Zone See also Section 17.70.040 (Density). Regardless of the density calculation, at least three density units shall be allowed on each parcel; except this shall not apply to common interest subdivisions Project is 17.6 du/ac per OASP Density Policy 3.1b. MINIMUM SETBACKS Front 10 feet See also Section 17.76.030 (Front Yard Paving) Minimum building setback is 10-feet from all streets. Interior Side and Rear See Section 17.20.020(B), Table 2-9: R-3 Zone Minimum Interior Side and Rear Setbacks Buildings are setback 16-feet to 34-feet from interior side property lines. See edge condition requirements. Corner Lot—Street Side 10 feet Minimum building setback is 10-feet from all streets. Maximum Building Height 35 feet See also Sections 17.20.020(B) (Interior Side and Rear Setback Standards) and 17.70.080 (Height Measurement and Exceptions) See project narrative for requested affordable housing incentives and sheet E4.0. Maximum Lot Coverage 60% See also Section 17.70.120 (Lot Coverage) Lot coverage is 27% (26,667 SF of building coverage on 2.27 acres) Minimum Lot Area 5,000 square feet See also Section 16.18.030 (Lot Dimensions) Property is 2.27 acres, (Condominium units are not required to meet minimum lot area.) Edge Condition Requirements See Section 17.70.050 (Edge Conditions) See project narrative for detailed edge conditions description and sheet E2.0 PROJECT DESCRIPTIONItem 2Packet Page 40
x1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 82675EXP. 09-30-2020Item 2Packet Page 41
1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 82675EXP. 09-30-2020Item 2Packet Page 42
1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 82675EXP. 09-30-2020Item 2Packet Page 43
1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 82675EXP. 09-30-2020Item 2Packet Page 44
1050 Southwood DriveSan Luis Obispo, CA 93401P 805.544.7407 F 805.544.3863NO. 82675EXP. 09-30-2020DRIVE AISLE203203± 36'-7"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"8823203202201± 36'-8"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"± 35'-0"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"OPT. LIGHT FIXTUREPER LANDSCAPE± 35'-0"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"OPT. LIGHT FIXTUREPER LANDSCAPE± 35'-0"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"OPT. LIGHT FIXTUREPER LANDSCAPE± 35'-0"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"OPT. LIGHT FIXTUREPER LANDSCAPE± 36'-9"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"OPT. LIGHT FIXTUREPER LANDSCAPE± 36'-9"9'-1"9'-1"9'-1"8'-0"8'-0"FINISH GRADE8'-0"OPT. LIGHT FIXTUREPER LANDSCAPE6/11/2020DRIVE AISLEDRIVE AISLEItem 2Packet Page 45
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19AS1.0STREET SCENE - BUILDING ELEVATIONSSTREET SCENE / BUILDING ELEVATIONS SPONZA DRIVESTREET SCENE / BUILDING ELEVATIONS RANCH HOUSE ROADItem 2Packet Page 46
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19AS2.0 ARCHITECTURAL IMAGE BOARDItem 2Packet Page 47
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19RENDERED VIEW - SPONZA DRIVEAS3.0Item 2Packet Page 48
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19AS3.1 RENDERED BIRD’S EYEItem 2Packet Page 49
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Unit 3R3 BR /2.5 BA /OFFICE1,653 S.F.23'-0"23'-0"50'-2"30'-0"Unit 33 BR /2.5 BA /OFFICE1,653 S.F.2'-6"2'-6"OFFICE12889XUP17 RDROPENTRYGARAGE204202X2050 S.H. OFFICE12889XUP17 RDROPENTRYGARAGE204202X3050 S.H. 2050 F.G.(2) 3050 S.H. (2) 3050 S.H. 2'-0"2'-0"2050 F.G.LIVING188138XDININGKITCHENPDR.DECKPANTRYUP17 RDN17 R2040 S.H. 4046 S.L. 6080 SL. GL. DR.2040 S.H. 3050 S.H. 2040 S.H. DININGKITCHENPDR.DECKPANTRY4046 S.L. 6080 SL. GL. DR.(2) 3050 S.H. 2040 S.H. (3) 3050 S.H. LIVING188138XUP17 RDN17 R(3) 3050 S.H. 3050 S.H. ELECTRICAPPLIANCEELECTRICAPPLIANCE0 8416A1.3NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 2Packet Page 52
Unit 3RUnit 3DN17 RMASTERBEDROOM1301210XMASTERBATHLAU.BA. 2BEDROOM 2100106XBEDROOM 3100118X2040 S.H. 2020 F.G.3050 S.H. 5050 S.L. 5050 S.L. (3) 3050 S.H. DN17 RMASTERBEDROOM1301210XMASTERBATHBA. 2BEDROOM 2100106XBEDROOM 3100118X2040 S.H. 3050 S.H. 5050 S.L. 5050 S.L. (3) 3050 S.H. 2020 F.G. 2020 F.G.2040 S.H. 2040 S.H. 2050 S.H. 2040 S.H. 2040 S.H. LINENLINENELECTRICAPPLIANCEALLELECTRICHVACSYSTEMELECTRICAPPLIANCEALLELECTRICHVACSYSTEMLAU.0 8416A1.4NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 2Packet Page 53
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Unit 23 BR /2.5 BA /OFFICE1,547 S.F.GARAGE225202XOFFICE12889XENTRYUP17 RUP17 RENTRYDROPDROPGARAGE204202X21'-0"21'-6"69'-11"30'-0"23'-0"ENTRYGARAGE204202XUnit 14 BR /2.5 BA1,395 S.F.Unit 33 BR /2.5 BA /OFFICE1,653 S.F.BEDROOM 48989XUP17 RDROP3050 S.H.(2) 3050 S.H. 2050 S.H. 2040 F.G. 2'-6"2'-6"OFFICE11289X(2) 3050 S.H. 2050 S.H. 2050 F.G.STORAGESTORAGEPDR ATACCESSIBLE UNIT2'-0"1'-11"2050 F.G.LIVING188138XDININGKITCHENPDR.DECKPANTRYUP17 RDN17 RDN17 RPDR.PAN.KITCHENDECKDININGLIVING1691210XDECKUP17 RUP17 RDN17 RKITCHENPDR.PAN.DININGLIVING172138X4046 S.L. (2) 3050 S.H. 2040 S.H. 2050 S.H. 4046 S.L. 6080 SL. GL. DR.6080 SL. GL. DR.(2) 3050 S.H. 2050 S.H. (2) 3050 S.H. 6080 SL. GL. DR.4046 S.L. (3) 3050 S.H. 2040 F.G.2050 S.H. 2040 S.H. 3050 S.H. 2040 S.H.ELECTRICAPPLIANCEELECTRICAPPLIANCEELECTRICAPPLIANCE0 8416A2.3NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 2Packet Page 56
DN17 RMASTERBEDROOM1301210XMASTERBATHMASTERBATHMASTERBEDROOM1101210XDN17 RLAU.BA. 2BA. 2BEDROOM 2100106XBEDROOM 3100118XBEDROOM 2102100XBEDROOM 3100100XMASTERBATHBA. 2LAU.MASTERBEDROOM116139XBEDROOM 2104100XBEDROOM 3104106XDN17 R2040 S.H. 2050 S.H. 3018 S.L. 4050 S.L. 2050 S.H. 5050 S.L. 5050 S.L. 2040 S.H. 2040 S.H. 2040 S.H. 2020 F.G.6080 SL. GL. DR.Unit 2Unit 1Unit 33050 S.H. 2040 S.H. 5050 S.L. 5050 S.L. (3) 3050 S.H. 5050 S.L. (2) 3050 S.H. 3050 S.H. LINENLINENLINENLAU.ELECTRICAPPLIANCEALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMELECTRICAPPLIANCEELECTRICAPPLIANCEALLELECTRICHVACSYSTEM0 8416A2.4NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 2Packet Page 57
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Unit 33 BR /2.5 BA /OFFICE1,653 S.F.21'-6"23'-0"71'-10"30'-0"Unit 3R3 BR /2.5 BA /OFFICE1,653 S.F.2'-6"2'-0"23'-0"Unit 23 BR /2.5 BA /OFFICE1,547 S.F.GARAGE225202XOFFICE12889XENTRYUP17 RUP17 RDROPDROPENTRYGARAGE204202X3050 S.H. 2040 F.G. OFFICE11289X3050 S.H. 2050 S.H. OFFICE12889XUP17 RDROP ENTRYGARAGE204202X2050 S.H. 2050 F.G.(2) 3050 S.H. 2040 F.G. 2050 F.G.2'-0"2'-0"LIVING188138XDININGKITCHENPDR.DECKPANTRYUP17 RDN17 RDN17 RDECKUP17 RKITCHENPDR.PAN.DININGLIVING172138X4046 S.L. 6080 SL. GL. DR.(2) 3050 S.H. 6080 SL. GL. DR.2040 F.G.2040 S.H. 4046 S.L. UP17 R2040 S.H. DININGKITCHENPDR.DECKPANTRY4046 S.L. 6080 SL. GL. DR.2040 S.H. (3) 3050 S.H. LIVING188138XUP17 RDN17 R6080 SL. GL. DR.(2)3050 S.H. 2050 F.G.2050 S.H. 3050 S.H. 2050 S.H. ELECTRICAPPLIANCEELECTRICAPPLIANCEELECTRICAPPLIANCE0 8416A3.3NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 2Packet Page 60
Unit 3Unit 3R Unit 2DN17 RMASTERBEDROOM1301210XMASTERBATHDN17 RBA. 2BEDROOM 2100106XBEDROOM 3100118XMASTERBATHBA. 2MASTERBEDROOM116139XBEDROOM 2104100XBEDROOM 3104106X2040 S.H. 2020 F.G.2040 S.H. 5050 S.L. 5050 S.L. (2) 3050 S.H. 5050 S.L. (2) 3050 S.H. 5050 S.L. DN17 RMASTERBEDROOM1301210XMASTERBATHBA. 2BEDROOM 2100106XBEDROOM 3100118X2040 S.H. 3050 S.H.5050 S.L. 5050 S.L. 2020 F.G.2020 F.G.(2) 3050 S.H. 2040 S.H. 2020 F.G.(3) 3050 S.H.2040 S.H. 2040 S.H. 2040 S.H. 2050 S.H.LINENLINENLINENLAU.ELECTRICAPPLIANCEALLELECTRICHVACSYSTEMLAU.ELECTRICAPPLIANCEALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMLAU.ELECTRICAPPLIANCE0 8416A3.4NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 2Packet Page 61
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GARAGE210204XOFFICE11289X21'-0"23'-0"87'-0"30'-6"21'-0"Unit 1R4 BR /2.5 BA1,395 S.F.Unit 2R3 BR /2.5 BA /OFFICE1,547 S.F.21'-6"2'-6"2'-6"Unit 14 BR /2.5 BA1,395 S.F.Unit 3R3 BR /2.5 BA /OFFICE1,653 S.F.ENTRYGARAGE204202XBEDROOM 48989XUP17 RDROP3050 S.H.OFFICE12889XUP17 RDROPENTRYGARAGE204202X2050 S.H. 2050 F.G.3050 S.H. UP17 RBEDROOM 48989XENTRYDROP3050 S.H.2040 F.G.2040 F.G.2040 F.G.GARAGE204202XDROP2050 S.H. ENTRYUP17 R2050 F.G.(2) 3050 S.H.PAN.DININGLIVING172138XDECK4046 S.L. 6080 SL. GL. DR.PDR.PAN.KITCHENDECKDININGLIVING1691210XUP17 RDN17 R4046 S.L. (2) 3050 S.H. 2040 S.H. PDR.PAN.KITCHENDECKDININGLIVING1691210XUP17 RDN17 R4046 S.L. (3) 3050 S.H. DININGKITCHENPDR.DECKPANTRY4046 S.L. 6080 SL. GL. DR.(2) 3050 S.H. 2040 S.H. 6080 SL. GL. DR.(2) 3050 S.H. LIVING188138XUP17 RDN17 R6080 SL. GL. DR.2040 F.G.2040 F.G.2040 S.H.(3) 3050 S.H. (2) 3050 S.H. 2040 S.H. UP17 RDN17 R2040 S.H. KITCHENPDR.ELECTRICAPPLIANCEELECTRICAPPLIANCEELECTRICAPPLIANCEELECTRICAPPLIANCE0 8416A4.3NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 2Packet Page 64
BA. 2MASTERBEDROOM116139XBEDROOM 2104100XBEDROOM 3104106X3018 S.L. 5050 S.L. Unit 1Unit 1Unit 3RMASTERBATHMASTERBEDROOM1101210XBA. 2BEDROOM 3100100XDN17 R5050 S.L. 5050 S.L. (2) 3050 S.H.MASTERBATHMASTERBEDROOM1101210XBA. 2BEDROOM 2102100XBEDROOM 3100100XDN17 R5050 S.L. 5050 S.L. 6080 SL. GL. DR.BEDROOM 2102100XDN17 RMASTERBEDROOM1301210XMASTERBATHBA. 2BEDROOM 2100106XBEDROOM 3100118X2040 S.H. 2040 S.H. 2040 S.H. 5050 S.L. 5050 S.L. (2) 3050 S.H. 2020 F.G.2050 S.H.2040 F.G.(2) 3050 S.H. 2020 F.G.2020 F.G.2040 S.H.6080 SL. GL. DR.3080 F.G.3080 F.G.2040 S.H.5050 S.L. 2050 S.H.DN17 RMASTERBATHUnit 3RLINENLINENLINENLINENLAU.ELECTRICAPPLIANCELAU.ELECTRICAPPLIANCEALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMLAU.ELECTRICAPPLIANCEALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMLAU.ELECTRICAPPLIANCE0 8416A4.4NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 2Packet Page 65
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Unit 33 BR /2.5 BA /OFFICE1,653 S.F.21'-0"23'-0"88'-6"30'-0"21'-0"Unit 14 BR /2.5 BA1,395 S.F.23'-0"Unit 1X3 BR /3 BA1,382 S.F.2'-6"Unit 3R3 BR /2.5 BA /OFFICE1,653 S.F.2'-6"OFFICE12889XUP17 RENTRYDROPGARAGE204202XENTRYGARAGE204202XPDR.UP17 RDROP(2) 3050 S.H. 2050 S.H. 2050 F.G.STORAGEENTRYGARAGE204202XBEDROOM 48989XUP17 RDROP3050 S.H.2050 S.H.OFFICE12889XUP17 RDROPENTRYGARAGE204202X2050 F.G.(2) 3050 S.H. 2050 S.H.2040 F.G.LINENLIVING188138XDININGKITCHENPDR.DECKPANTRYUP17 RDN17 RPDR.PAN.KITCHENDECKDININGLIVING1691210XUP17 RDN17 R2040 S.H. 4046 S.L. 6080 SL. GL. DR.2040 S.H. (3) 3050 S.H. 4046 S.L. (2) 3050 S.H. 2050 S.H. 2040 S.H. PDR.PAN.KITCHENDECKDININGLIVING1691210XUP17 RDN17 R4046 S.L. (3) 3050 S.H. 2050 S.H. DININGKITCHENPDR.DECKPANTRY4046 S.L. 6080 SL. GL. DR.2040 S.H. (3) 3050 S.H. LIVING188138XUP17 RDN17 R2050 S.H. (2) 3050 S.H. 2050 S.H. 2040 F.G.3050 S.H. 3050 S.H. 2050 S.H. ELECTRICAPPLIANCE0 8416A5.3NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 2Packet Page 68
Unit 3Unit 1Unit 1XUnit 3RDN17 RMASTERBEDROOM1301210XMASTERBATHMASTERBATHMASTERBEDROOM1101210XBA. 2BA. 2BEDROOM 2100106XBEDROOM 3100118XBEDROOM 3100100XDN17 R5050 S.L. 5050 S.L. 2040 S.H. 2040 S.H. 2020 F.G.(2) 3050 S.H.3050 S.H. 5050 S.L. 5050 S.L. (3) 3050 S.H. MASTERBATHMASTERBEDROOM1101210XBA. 2BEDROOM 2102100XBEDROOM 3100100XDN17 R5050 S.L. 5050 S.L. 6080 SL. GL. DR.BEDROOM 2102100XDN17 RMASTERBEDROOM1301210XMASTERBATHBA. 2BEDROOM 2100106XBEDROOM 3100118X2040 S.H. 3050 S.H. 5050 S.L. 5050 S.L. (3) 3050 S.H. 2020 F.G.2040 F.G.2050 S.H.2050 S.H. 2040 S.H. 2040 S.H. 2040 S.H. 2040 S.H. LINENLINENLINENLINENLAU.ELECTRICAPPLIANCEALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMALLELECTRICHVACSYSTEMLAU.ELECTRICAPPLIANCELAU.ELECTRICAPPLIANCELAU.ELECTRICAPPLIANCE0 8416A5.4NOTE : THIS PROJECT IS DESIGNED WITH ALL-ELECTRIC BUILDINGS TO ELIMINATE THE NEED FORFOSSIL FUEL BURNING APPLIANCES ANDEQUIPMENT. ALL-ELECTRIC BUILDINGS HELPREDUCE GREENHOUSE GAS EMISSIONS ANDIMPROVE INDOOR AIR QUALITY FOR OCCUPANTS.Item 2Packet Page 69
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19A6.0 ARCHITECTURAL & SITE DETAILSA6.0 Item 2Packet Page 70
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19A6.1BUILDINA COLOR & MATERIAL MATRIA TOWNHOMESJOB# 457-19043COLOR SELECTION CHARTPAINT:SHERWIN WILLIAMSAUGUST 12, 2019 ROOF:CERTAINTEEDREVISED JUNE 3, 2020(ALL COLORS)STONE:CREATIVE MINES*REVISED JUNE 8, 2020(ROOF TO CERTAINTEED)ROOF MEMBRANE:GRAYSCHEME 12345FASCIA, EAVES, TAILS,POTSHELVES &RAILINGSSW 6235FOGGY DAYSW 7757HIGH REFLECTIVE WHITESW 6236GRAYS HARBORSW 7020BLACK FOXSW 7055ENDURING BRONZEMAIN STUCCO SW 7672KNITTING NEEDLESSW 7672KNITTING NEEDLESSW 7636ORIGAMI WHITESW 7632MODERN GRAYSW 7547SANDBARACCENT STUCCO &ACCENT SIDINGSW 7757HIGHREFLECTIVE WHITESW 6235FOGGY DAY7508TAVERN TAUPESW 9131CORNWALL SLATESW 6207RETREATSIDINGSW 7757HIGH REFLECTIVE WHITESW 7757HIGH REFLECTIVE WHITESW 7636ORIGAMI WHITESW 9131CORNWALL SLATESW 6068BREVITY BROWNENTRY DOORSSW 6355TRUEPENNYSW 2802ROOKWOOD REDSW 2838POLISHED MAHOGANYSW 6250GRANITE PEAKSW 7615SEA SERPENTGARAGE DOORSSW 6236GRAYS HARBORSW 7757HIGH REFLECTIVE WHITESW 6236GRAYS HARBORSW 7020BLACK FOXSW 7055ENDURING BRONZESTONEFOGBANK SPLIT MODULARLUNAR SPLIT MODULARBLACK TRUFFLESPLIT MODULARBLACK TRUFFLESPLIT MODULARGREENTEASPLIT MODULARWINDOW FRAMEWHITE WHITE WHITE TAN TANROOFCHARCOAL CHARCOAL BARKWOOD WEATHERED WOODBARKWOODAWNINGS SW 6990CAVIARSW 6990CAVIARSW 6990CAVIARSW 6990CAVIARSW 6990CAVIARItem 2Packet Page 71
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19L1.0LANDSCAPE IMAAEBOARDItem 2Packet Page 72
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19L1.1ILLUSTRATIVE LANDSCAPE SITE PLANABCVIEWPOINT LEGEND VIEW A: PARK CORNER PERSPECTIVE, SEE SHEET L3.1 VIEW B: NEIGHBORHOOD PARK PERSPECTIVE, SEE SHEET L3.2 VIEW C: TOWNHOME PASEO, SEE SHEET L3.3SITE LIGHTING LEGEND POLE LIGHT, SEE SHEET L2.2 BOLLARD PATH LIGHT, SEE SHEET L2.2 4-PLEX DETAIL,SEE SHEET L2.17-PLEX DETAIL,SEE SHEET L2.1NEIGHBORHOOD PARK DETAIL, SEE SHEET L2.16-PLEX DETAIL, SEE SHEET L2.1MONUMENT SIGN SEE SHEET L2.2TYP., SEE SHEET L2.2 SEE SHEET L2.2 SEE SHEET L2.2 MAILBOX KIOSK SEE SHEET L2.2Item 2Packet Page 73
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19L2.1PARA & PASEO ENLARAEMENTS4-PLEX TOWNHOME DETAIL6-PLEX TOWNHOME DETAIL7-PLEX TOWNHOME DETAILNEIGHBORHOOD PARK DETAILItem 2Packet Page 74
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19L2.2SITE ELEMENTSTRASH ENCLOSUREMAILBOX KIOSK EXAMPLEMONUMENT SIGN CONCEPTSITE LIGHTING EXAMPLESBIKE RACK EXAMPLEPOLE LIGHTBOLLARD LIGHTItem 2Packet Page 75
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19L3.1LANDSCAPE PERSPECTIVEACORNER OA SPONAA DR. AND AARM HOUSE RD. Item 2Packet Page 76
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19L3.2LANDSCAPE PERSPECTIVEA NEIAHBORHOOD PARAItem 2Packet Page 77
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19L3.3LANDSCAPE PERSPECTIVEATOWNHOME PASEO4-PLEX TOWNHOME Item 2Packet Page 78
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19LA.1PLANT PALETTE A SHRUBSItem 2Packet Page 79
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19LA.2PLANT PALETTE A TREESItem 2Packet Page 80
3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19E1.0DESIAN EACEPTIONSOVERVIEWA1.3AAAA 2.3A AveA eAAAA AAAdiAAAAdAA0.5AAAA 0.2A AveA eAAAA AAAdiAAAAdAA1.3AAAA 2.3A AveA eAAAA AAAdiAAAAdAA0.5AAAA 0.2A AveA eAAAA AAAdiAAAAdABUILDING HEIGHT,SEE SHEET E4.0WALL HEIGHT,SEE SHEET E3.0EDGE CONDITION,SEE SHEET E2.0PRIVATE OPEN SPACE (typ.),SEE SHEET E5.0Item 2Packet Page 81
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.1917.70.050 EDGE CONDITIONSSAN LUIS OBISPO MUNICIPAL CODE (SEPT. 17, 2019)36’-8”22’-8”14’-0”23’ SETBACKPROPERTY LINEE2.0EDAE CONDITION EACEPTIONR3 MULTI-FAMILY RESIDENTIALR2 SINGLE FAMILY RESIDENTIALSECTION A-ALOT 4516’20’Project ConditionThe maximum building height is compliant with the edge condition setback requirement when the site topography is incorporated into the calculation. The setback standards for a property in a zone providing transition shall be as set forth in Table 3-3: Edge Conditions Minimum Setbacks.AASOUTH MORROSEXISTING RESIDENTIALPROPOSED VINIFERA TOWNHOMES#
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3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19CHAPTER 6.1.B.2: FENCES AND WALLSCITY OF SAN LUIS OBISPO COMMUNITY DESIGN GUIDELINES (JUNE,2010)E3.0WALL HEIAHT EACEPTIONBUILDING 16.6’ RETAINING WALLCERRO CABRILLO LANER.O.W.Tall retaining walls (five feet and higher) should be divided up into two or more shorter walls (depending on height), with the upper portion of the wall set back from the lower wall at least two feet, with the slope between the walls not exceeding 4:1.Project ConditionThe proposed wall, tapering from 7’ to 3’, has a small portion over the threshold level of 5’-0”. Due to the horizontal and vertical relationship of the public sidewalk building finished floor and entrance, tiering of this small section of the wall is infeasible. The wall allows for proper drainage and placement of utilities. Handrails and planting between the wall and public sidewalk will provide fall protection.SECTION B-BSECTION B-BSCALE: 1”=20’SCALE: 1”=20’BBWALL HEIGHTItem 2Packet Page 83
ARCHITECTURAL DEVELOPMENT REVIEW3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CARevised 06.15.20 01.28.20 12.09.19EA.0HEIAHT MEASUREMENTEACEPTION17.70.080 HEIGHT MEASUREMENT AND EXCEPTIONSSAN LUIS OBISPO MUNICIPAL CODE (SEPT. 17, 2019)Project ConditionThe average existing grade is based on current existing conditions. The topography of the existing basin is calculated to match adjacent grade as this feature will be relocated to underground chambers since the project has been reconfigured from the conceptual subdivision design.All Buildings are three-stories with all prominent building massing at or under 35 feet from the proposed building pad. Due to the design and slope gradient of the Craftsman style roof, the highest roof points are at a height of 36 feet- 9 inches or less. Additionally, for subdivision drainage functionality the building pads for Buildings 12 and 14 must be slightly elevated from the existing elevation.A. Residential and Nonresidential Building Height on Flat Lots. For flat lots and lots with an average (cross-parcel) slope of less than sixteen percent, the height of a building or structure shall be measured as the vertical distance from the average level of highest and lowest existing grade of that portion of the site covered by the building to the topmost point of the roof, including parapets but excluding features outlined in subsection C of this section. The average level of the ground is determined by adding the elevation of the lowest point of the part of the lot covered by the building to the elevation of the highest point of the part of the lot covered by the building and dividing by two. Height measurements shall be based on existing topography of the site, before grading for proposed on-site improvements.BUILDING 12BUILDING 14BUILDING HEIGHT ELEVATIONRANCH HOUSE ROADBLDG. 12 BLDG. 14Bldg. NumberBldg. TypeBuilding Height (finish floor to roof peak)Existing Average Grade ElevationBuilding Pad ElevationBuilding Height from Existing Average GradeHeight Exception Measurement1B·µ 2A·µ
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3700 RANCH HOUSE ROAD SAN LUIS OBISPO, CAARCHITECTURAL DEVELOPMENT REVIEWRevised 06.15.20 01.28.20 12.09.19E5.0TOWNHOME OPEN SPACEEACEPTIONUNIT PRIVATE OPEN SPACE PLAN - 3RD FLOOR1” = 16’-0”UNIT PRIVATE OPEN SPACE PLAN - 2ND FLOOR1” = 16’-0”UNIT PRIVATE OPEN SPACE PLAN - 1ST FLOOR1” = 16’-0”321LEGEND COMMON OUTDOOR OPEN SPACE PRIVATE OPEN SPACE UNIT PRIVATE OPEN SPACE PLAN - PASEOSN.T.S.4SEE PASEO ENLARGEMENT #4, BELOWBldg 1Unit 3Unit 2Bldg 8Unit 3Unit 2Bldg 9Unit 3Unit 2Subdivision Regulations §16.17.030.B-E, R-3 Zone Common Open SpaceSF/UnitRequired (General/Outdoor Recreation) 100/40Park (Recreation) 165Gathering50Common154TOTAL PROVIDED369Private Open SpaceSF/UnitRequired100Deck136-122Patio250-66TOTAL PROVIDED (AVERAGE) 1041) All upper floor decks have a minimum dimension of 6 feet in every direction2) All ground floor patios have a minimum dimension of 5 feet by 10 feet.Combined Open SpaceSF/UnitRequired400Common Open Space369Private Open Space104TOTAL PROVIDED473OPEN SPACE REQUIRED & PROVIDEDOPEN SPACE EXCEPTION REQUEST• Reduction of private open space requirements for 6 units (Unit types 2 and 3) with front doors facing the street, as ground-floor private open spaces are located in the street setback.• Modification of the private open space ground-floor minimum dimension to include patios with a dimension of 5 feet by 10 feet. Item 2Packet Page 85
Meeting Date: April 6, 2020
Item Number: 3
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project is a three-story residential development consisting of 40 residential dwellings
throughout 14 separate buildings, inclusive of eight units designated for affordable housing (low and
moderate income levels). The project includes a common interest subdivision to provide each of the
residential units a for-sale condominium (SLO 0081-19-) to be reviewed by the Planning Commission.
The project site is within an area dedicated for medium-high density residential development within
the Orcutt Area Specific Plan (OASP), and is a part of Tract 3044 (South Morros). The project includes
the following exceptions from specific development standards: fence height exception for a 11-foot
high portion of a fence and retaining wall within the street yard where normally limited to three feet;
exception to the Edge Conditions Regulations to allow a setback of 16 feet where normally a 23 -foot
setback is required, and to allow balconies above the first floor on the building side facing an adjacent
R-2 zone; as well as minor exceptions to the open space requirements for common interest
subdivisions (which will be reviewed and considered by the Planning Commission). The project also
includes an affordable housing alternative incentive request (§ 17.140.070) for a relief of site
development standards to allow a maximum height of 37 feet, where normally limited to 35 feet . The
proposed project includes site improvements such as parking and site access upgrades, and associated
landscaping (Attachment 1, Project Plans).
General Location: The 2.27-acre project site is
located on a vacant parcel along Ranch House
Road between Cerro Cabrillo Lane and Sponza
Drive, with direct access from Cerro Cabrillo
Lane and Sponza Drive.
Present Use: Vacant Land
Zoning: Medium-High Residential (R-3-SP)
General Plan: Medium-High Residential
Surrounding Uses:
East: County low-density residential
West: Pratt Ranch (Multi-Unit)
North: West Creek (Single-Unit)
South: Jones Property (Multi-Unit)
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 3700 Ranch House Road FILE NUMBER: ARCH-0825-2019 & SBDV-0826-2019
APPLICANT: WC Taylor Ranch, LLC REPRESENTATIVE: Carol Florence
_____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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PROPOSED DESIGN
Architecture: Contemporary architectural design
Design details: Outdoor sitting area, trash enclosures, mailbox kiosks, awnings, varying roof parapets
that vary in height, retaining walls, and a monument sign.
Materials: Stucco, vertical metal siding, brick veneer, stucco awnings.
Colors: Plans provide four different color schemes (see Attachment 1, Project Plans, Sheet A6.1)
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Orcutt Area
Specific Plan (OASP), Community Design Guidelines (CDG), and applicable City Standards and 2)
provide comments and recommendations to the Planning Commission.
Orcutt Area Specific Plan: http://www.slocity.org/home/showdocument?id=4262
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, OASP, and CDG. Staff has identified the discussion items below related to consistency
with OASP Chapter 4 (Community Design), and CDG Chapter 5.4 (Multi-Family and Clustered Housing
Design). For additional information, please refer to the applicant’s responses regarding consistency
with the OASP (Attachment 1, Project Plans, Sheet P1.3).
Figure 2: Rendering of project design from Ranch House Road.
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Table 1 – Discussion Items
Highlighted Sections Discussion Items
OASP Chapter 4 – Design Guidelines
§ 4.1.1a: Architectural Styles
The OASP states that the architectural styles of Craftsman, California
Bungalow, and California Mission architectural themes are strongly
encouraged in the Orcutt Area. The architectural characteristics of
these styles highlight the historic aspects of the area while allowing
flexible design, which can be adapted to the rural nature of the site. The
ARC should discuss the proposed contemporary architectural style in
the context of adjacent projects in the neighborhood and the goals of
the OASP Design Guidelines.
§ 4.1.1e: DG 4.4 Façade Elements
The OASP states that creation of multiple elements in the façade of two-
and three-story structures to reduce the visual mass is strongly
encouraged. The architectural design should break the structure into
three to four distinct elements such as entry, main structure, single
story element and the roof. The ARC should discuss the project’s design
and whether façade elements presented provide sufficient distinction
among elements.
CDG Chapter 5 – Residential Project Design Guidelines
§ 5.4.A Site Planning
The CDG states that site planning for multi-family housing projects
should create a pleasant, comfortable and distinct place for residents,
without the project “turning its back on the surrounding
neighborhood.” Higher density projects should be designed either with
ground floor units having individual sidewalk entrances, or as courtyard
projects with at least one significant pedestrian entrance from the
street sidewalk. The ARC should discuss whether additional access
should be provided to Ranch House Road from the project site, and if
additional access is to be provided, which locations would be the
priority.
§ 5.4.C.1 Façade and Roof
Articulation
The CDG states that a structure with three or more attached units
should incorporate significant wall and roof articulation to reduce
apparent scale. The ARC should discuss the proposed side elevations of
each structure to determine whether sufficient articulation is provided
that reduces the apparent scale of the project as seen from the public
right of way and from adjacent properties. Specifically attention should
be given to the façade materials along the ground level.
§ 5.4.C.2 Scale
The CDG states that structures with greater height may require
additional setbacks at the ground floor level and/or upper levels
(stepped-down) along the street frontage so they do not shade adjacent
properties or visually dominate the neighborhood. While the project
height is comparable to the maximum heights allowed in the vicinity,
the project’s position on the site topography contributes to the overall
bulk of the project in the context of the neighborhood. The ARC should
discuss the project’s scale and mass while considering the site’s
topography, and discuss whether upper level step backs are necessary
to reduce the perceived scale of the project within the neighborhood.
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Zoning Regulations Section 17.70.050 – Edge Conditions
§ 17.70.050.D.3 Upper Level
Open Space Orientation and
Setbacks
The Edge Conditions Section of the Zoning Regulations prohibits
balconies and terraces above the first floor on the building side facing
the lower density residential zoning, however, due to the topography
of the lots the proposed second floor balconies are provided at height
equivalent to the ground level of the properties within the R-2 zone (see
Attachment 1, Project Plans -Sheet E2.0). The ARC should discuss
whether the proposed balconies along the North property line present
any conflicts with the CDG regarding the privacy of adjacent residential
uses with consideration of existing topography. The ARC should provide
a recommendation to the Planning Commission on whether the
balconies should be eliminated or not.
PROJECT STATISTICS
Table 1 – Zoning Regulations Project Statistics
Site Details Proposed Allowed/Required*
Setbacks
Street Yard
Side Yard
10 feet
16 feet
10 feet
10 feet
Edge Conditions
Setback along R-2 zone
16 feet**
23 feet
Monument Sign
Max Height
Max Area
5 feet
20 sq. ft.
6 feet
20 sq. ft.
Density Units 40 40.86
Maximum Height of Structures 37 feet** 35 feet
Max Building Coverage 27% 60%
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
98
8 EV Ready, 42 EV Capable
8 Short Term, 80 Long Term
85
8 EV Ready, 42 EV Capable
8 Short Term, 80 Long Term
Environmental Status
Project is consistent with the certified Final EIR for Orcutt Area Specific
Plan and Exempt from the California Environmental Quality Act (CEQA),
pursuant to CEQA Guidelines Section 15182 (Residential Projects
Implementing Specific Plans).
*2019 Zoning Regulations
** The ARC will provide a recommendation to the PC and the PC will ultimately determine if the findings
can be made to support each exception.
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 OASP Design Guidelines
and Community Design Guidelines.
6.2 Continue the project. An action continuing the application should include direction to th e
applicant and staff on pertinent issues.
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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, OASP, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1. Project Plans
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, April 6, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, April
6, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith,
Christie Withers and Chair Allen Root
Absent: None
Staff: Senior Planner Shawna Scott 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
February 10, 2020.
ACTION: MOTION BY COMMISSIONER WITHERS, SECOND BY COMMISSIONER
BELLER, CARRIED 5-0-1 (Commissioner Smith abstaining) to approve the minutes of the
Regular Architectural Review Commission meeting of February 10, 2020.
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Minutes – Architectural Review Commission Meeting of April 6, 2020 Page 2
PUBLIC HEARINGS
2.Project Address: 1030 Orcutt; Case #: ARCH-0556-2019; Zone: C-S; Jules Rogoff,
Laundry Express, owner/applicant. Development review of a three-story mixed-use project
within the Commercial Services zone, consisting of 15 residential units on a site with an
existing 1,587-square foot laundromat. The project includes the following requests: street yard
setback reduction for 10 feet where 15 feet is normally required, ground floor residences within
the first 50 feet of floor area adjacent to the street, tandem parking, and a 5% shared parking
reduction to reduce the required parking by one space. The project is categorically exempt
from environmental review (CEQA).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Randy Dettmer, and Applicant/Owner, Jules Rogoff, responded to
Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
SMITH, CARRIED 4-2-0 (Commissioners DeMartini and Withers dissenting) to recommend
that the Planning Commission approve the project with the following recommendations:
Consider additional glazing and horizontal siding to provide greater articulation and
interest along the street facade (south elevation) and the north elevation.
Consider accent colors on doors, window frames, and other elements to provide greater
contrast/interest.
Consider eliminating the proposed roof system to provide for a solar panel array, roof
system may be replaced by cornice or another detailed element.
Improve access to bicycle parking by re-aligning with the garage door of the workshop
space.
Provide clarification on the uses within the workshop area to ensure compatibility with
noise limitations in proximity to residential uses.
Provide more clarification of the colors and materials consistent with the colors and
materials board.
Provide clarification to ensure parking spaces are reserved for required parking and not the
private use of the workshop area.
Consider widening the vertical siding element along the proposed stair tower to improve
proportionality of the feature.
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Minutes – Architectural Review Commission Meeting of April 6, 2020 Page 3
3.Project Address: 3700 Ranch House; Case # ARCH-0825-2019 and SBDV-0826-2019;
Zone: R-3-SP; WC Taylor Ranch, LLC, owner/applicant. Development review of a three-
story condominium project consisting of 40 residential units throughout 14 separate buildings
within Tract 3044 (South Morros), as part of the Orcutt Area Specific Plan. The project
includes exceptions from the following specific development standards: fence height exception
for a portion of a fence and retaining wall within the street yard of 13 feet in height, where
normally limited to 3 feet, an exception to the side yard setback of 16 feet where normally a
23 foot setback is required, as well as minor exceptions to the open space requirements for
common interest subdivisions. The project also includes an affordable housing alternative
incentive request for relief of site development standards to allow a maximum height of 37 fee
for two buildings, where normally limited to 35 feet. The project is in consistent with
previously adopted Mitigated Negative Declaration ER-137-11, City Council Resolution No
10462 (2013 Series)
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
Applicant representatives, Carol Florence and David Kosco, with Oasis Associates, Inc.,
responded to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
PICKENS, CARRIED 6-0-0 to continue review of the project to a date uncertain, with the
following recommendations to the applicant:
Redesign the architectural style of the project to incorporate and respect the architectural
styles identified in the Orcutt Area Specific Plan (OASP) in consideration of compatibility
of neighboring projects and the historical context and vision of the OASP.
The revised architectural style should apply articulation equally to each elevation and
incorporate materials and colors that reflect a more traditional architectural style as
reference in the OASP and as demonstrated in the neighboring approved projects.
The applicant shall provide additional renderings of the project to provide a better
perspective of the architectural form of the structures in consideration of their context on
the site. Consider additional renderings along the streetscape and as viewed from the
interior of the site.
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4.Project Address: 3885 South Higuera; Case #: ARCH-0805-2019; Zone: M-SP; Tank
Farm Center LLC, applicant. Review of a Sign Program for the Public Market at Bonetti
Ranch as required by prior Architectural Review with exceptions to the sign standards relating
to proposed wall, hanging, monument and directory signs.
Assistant Planner Cassidy McSurdy presented the staff report and responded to Commissioner
inquiries.
Applicant representative, Sean Beauchamp, and Owner/Applicant, Taylor Judkins, responded
to Commissioner inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER DEMARTINI, SECOND BY
COMMISSIONER WITHERS, CARRIED 6-0-0 to approve the project as presented with the
inclusion of the Staff Recommendation:
Plans submitted for a sign permit shall include colors and materials of all signs for
determination of compatibility with the structure upon which they are placed. In addition,
no sign shall allow for internally lit cabinet or channel lettering as required by previous
Cultural Heritage Committee (CHC) Resolution No. 1008-16.
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 8:57 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, April 20, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 04/20/2020
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Meeting Date: July 20, 2020
Item Number: 1
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project is a three-story residential development consisting of 40 residential dwellings
throughout 14 separate buildings, inclusive of eight units designated for affordable housing (low- and
moderate-income levels). The project includes a common interest subdivision to provide each of the
residential units a for-sale condominium (SLO 0081-19) to be reviewed by the Planning Commission.
The project site is within an area dedicated for medium-high density residential development within
the Orcutt Area Specific Plan (OASP) and is a part of Tract 3044 (South Morros). The project includes
the following exceptions from specific development standards: fence height exception for a 11-foot
high portion of a fence and retaining wall within the street yard where normally limited to three feet;
exception to the Edge Conditions Regulations to allow a setback of 16 feet where normally a 23 -foot
setback is required, and to allow balconies above the first floor on the building side facing an adjacent
R-2 zone; as well as minor exceptions to the open space requirements for common interest
subdivisions (which will be reviewed and considered by the Planning Commission). The project also
includes an affordable housing alternative incentive request (§ 17.140.070) for a relief of site
development standards to allow a maximum height of 38 feet, where normally limited to 35 feet. The
proposed project includes site improvements such as parking and site access upgrades, and associated
landscaping (Attachment 1, Project Plans).
General Location: The 2.27-acre project site is
located on a vacant parcel along Ranch House
Road between Cerro Cabrillo Lane and Sponza
Drive, with direct access from Cerro Cabrillo
Lane and Sponza Drive.
Present Use: Vacant Land
Zoning: Medium-High Residential (R-3-SP)
General Plan: Medium-High Residential
Surrounding Uses:
East: County low-density residential
West: Pratt Ranch (Multi-Unit)
North: West Creek (Single-Unit)
South: Jones Property (Multi-Unit)
FROM: Shawna Scott, Senior Planner BY: Kyle Bell, Associate Planner
PROJECT ADDRESS: 3700 Ranch House Road FILE NUMBER: ARCH-0825-2019 & SBDV-0826-2019
APPLICANT: WC Taylor Ranch, LLC REPRESENTATIVE: Carol Florence
_____________________________________________________________________________________________________
For more information contact: (Kyle Bell) at 781-7524 or kbell@slocity.org
Figure 1: Subject Property
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PROPOSED DESIGN
Architecture: Contemporary architectural design
Design details: Outdoor sitting area, trash enclosures, mailbox kiosks, awnings, shed roof system that
varies in height, retaining walls, and a monument sign.
Materials: Stucco, horizontal lap-siding, brick and stone veneers, metal awnings.
Colors: Plans provide five different color schemes (see Attachment 1, Project Plans, Sheet A6.1)
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with the Orcutt Area
Specific Plan (OASP), Community Design Guidelines (CDG), and applicable City Standards and 2)
provide comments and recommendations to the Planning Commission.
Orcutt Area Specific Plan: http://www.slocity.org/home/showdocument?id=4262
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
BACKGROUND
The ARC reviewed the project on April 6, 2020 and continued the project to a date uncertain to address
concerns for consistency with the OASP (Attachment 2, ARC Report and Minutes 4.6.20). During their
review the ARC identified three directional items to the applicant to address specific concerns related
to the architectural style and design of the structures, as discussed in detail in the section below.
DESIGN GUIDELINES/DISCUSSION ITEMS
The ARC recommended three directional items to be reviewed and evaluated prior to taking final
action on the project. The applicant has updated the project plans and made the following changes in
response to the directional items:
ARC Directional Item #1: Redesign the architectural style of the project to incorporate and respect the
architectural styles identified in the OASP in consideration of compatibility of neighboring projects and
the historical context and vision of the OASP.
Response: The OASP states that the architectural styles of Craftsman, California Bungalow, and
California Mission architectural themes are strongly encouraged in the Orcutt Area. The architectural
characteristics of these styles highlight the historic aspects of the area while allowing flexible design,
which can be adapted to the rural nature of the site. The applicant revised the architectural style of
the project to reflect elements of these styles as well as consideration of site context and neighboring
development known as West Creek (which was approved on April 3, 2017 with a deviation from the
typical architectural styles found in the OASP to allow for a more contemporary design). The previous
design which incorporated flat roofs have been modified to provide a variety of shed roof systems,
which did increase the overall height of each building by approximately one foot, the requested
exceptions have been updated to reflect the modified request (see Project Plans Sheet E4.0). The
previous metal siding was also replaced by horizontal siding similar to elements found in the California
Bungalow and Craftsman architectural styles. The brick and tile elements have been replaced with
more detailed stonework at the base of the structures, intended to balance each building’s mass and
scale to provide a higher quality pedestrian level experience.
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ARC Directional Item #2: The revised architectural style should apply articulation equally to each
elevation and incorporate materials and colors that reflect a more traditional architectural style as
referenced in the OASP and as demonstrated in the neighboring approved projects.
Response: The applicant has revised the project design to incorporate design details consistently to
each elevation, with colors and materials that are more traditional and compatible with neighboring
development, including but not limited to; composite shingle roofs, horizontal lap siding, exposed
rafters, and divided light windows.
ARC Directional Item #3: The applicant shall provide additional renderings of the project to provide a
better perspective of the architectural form of the structures in consideration of their context on the
site. Consider additional renderings along the streetscape and as viewed from the interior of the site.
Response: The previous plans only provided three renderings of the project, the applicant has updated
the project plans to reflect the new design and provided two additional renderings to provide greater
context of the relationship between structures on site, see Sheets AS3.0 and AS3.1 on the project
plans.
Figure 2: (Top) Original rendering from Ranchhouse Road, (bottom) revised architectural design.
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PROJECT STATISTICS
Table 1 – Zoning Regulations Project Statistics
Site Details Proposed Allowed/Required*
Setbacks
Street Yard
Side Yard
10 feet
16 feet
10 feet
10 feet
Edge Conditions
Setback along R-2 zone
16 feet**
23 feet
Monument Sign
Max Height
Max Area
5 feet
20 sq. ft.
6 feet
20 sq. ft.
Density Units 40 40.86
Maximum Height of Structures 38 feet** 35 feet
Max Building Coverage 27% 60%
Total # Parking Spaces
Electric Vehicle Parking
Bicycle Parking
98
8 EV Ready, 42 EV Capable
8 Short Term, 80 Long Term
85
8 EV Ready, 42 EV Capable
8 Short Term, 80 Long Term
Environmental Status
Project is consistent with the certified Final EIR for Orcutt Area Specific
Plan and Exempt from the California Environmental Quality Act (CEQA),
pursuant to CEQA Guidelines Section 15182 (Residential Projects
Implementing Specific Plans).
*2019 Zoning Regulations
** The ARC will provide a recommendation to the PC and the PC will ultimately determine if the findings
can be made to support each exception.
ACTION ALTERNATIVES
6.1 Recommend approval of the project based on consistency with the OASP Design Guidelines
and Community Design Guidelines. 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 OASP Design Guidelines
and Community Design Guidelines.
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, OASP, CDG, Zoning Regulations or other policy documents.
ATTACHMENTS
1. Project Plans
2. Previous ARC Report and Minutes 4.6.20
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, July 20, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, July
20, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith,
Vice Chair Christie Withers and Chair Allen Root
Absent: None
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
PUBLIC HEARING
1.Project Address: 3700 Ranch House; Case # ARCH-0825-2019 and SBDV-0826- 2019;
Zone: R-3-SP; WC Taylor Ranch, LLC, owner/applicant. Continued review of a three-
story condominium project consisting of 40 residential units throughout 14 separate buildings
within Tract 3044 (South Morros), as part of the Orcutt Area Specific Plan. The project
includes exceptions from the following specific development standards: fence height exception
for a portion of a fence and retaining wall within the street yard of 13 feet in height, where
normally limited to 3 feet, an exception to the side yard setback of 16 feet where normally a
23 foot setback is required, as well as minor exceptions to the open space requirements for
common interest subdivisions. The project also includes an affordable housing alternative
incentive request for relief of site development standards to allow a maximu m height of 38
feet, where normally limited to 35 feet. The project is in consistent with previously adopted
Mitigated Negative Declaration ER-137-11, City Council Resolution No 10462 (2013 Series).
Associate Planner Kyle Bell presented the staff report and responded to Commissioner
inquiries.
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Minutes – Architectural Review Commission Meeting of July 20, 2020 Page 2
Applicant representatives, Carol Florence and Michael Stone, responded to Commissioner
inquiries.
Public Comments:
None
End of Public Comment--
ACTION: MOTION BY COMMISSIONER BELLER, SECOND BY COMMISSIONER
DEMARTINI CARRIED 6-0-0, to recommend that the Planning Commission approve the
project based on consistency with Orcutt Area Specific Plan Guidelines and Community
Design Guidelines, with the following recommendations to the applicant:
Consider lower contrast colors at the vertical wall element to compliment at least one major
adjoining surface
At the park add usable nodes or spaces within the buffer zone
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:00 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, August 3, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 08/03/2020
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Meeting Date: September 9, 2020
Item Number: 3
PLANNING COMMISSION AGENDA REPORT
SUBJECT: Development Review of a Minor Subdivision of one parcel into two lots, with
exceptions from the minimum lot area and lot width standards; construction of two
duplex buildings (four total dwelling units), with associated site improvements, with
exception requests to side and rear setback standards; and adoption of a Mitigated
Negative Declaration of environmental impact for the project.
ADDRESS: 1230 Monte Vista Place BY: Walter Oetzell, Assistant Planner
FILES: ARCH-0115-2020 Phone: 781-7593
SBDV-0182-2020 e-mail: woetzell@slocity.org
EID-0199-2020 FROM: Brian Leveille, Senior Planner
RECOMMENDATION: Adopt a resolution (Attachment 1), approving the project and Mitigated
Negative Declaration of environmental impact, subject to findings and conditions of approval.
SITE DATA
SUMMARY
MVP, LLC proposes to subdivide one parcel of about ¼ acre (9.868 square feet) in area into two
parcels and to construct two new three-story duplex buildings, each accommodating two four-
bedroom dwellings, for a total of four dwelling units in the project. The applicant requests approval
of minor exceptions to minimum lot area and lot width standards, and to building setback
standards, to facilitate subdivision and development of the property.
Applicant MVP, LLC
Representative Aisling Burke, Ten Over Studio
General Plan High Density Residential
Zoning High-Density Residential (R-4)
Site Area 0.23 acres
Environmental
Status
CEQA Initial Study and
Mitigated Negative Declaration
of environmental impact
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1.0 COMMISSION PURVIEW
As provided by Subdivision Regulations § 16.04.020 (A) (3), the
Planning Commission will review tentative maps for minor
subdivisions with requested exceptions to subdivision standards
and take final action. The Community Development Director has
determined the project to be minor, for purposes of Development
Review, and staff have reviewed the proposed new buildings for
consistency with the City’s Community Design Guidelines, as
further discussed within this report. Multiple applications for the
same project are reviewed and acted upon by the highest review
authority (Zoning § 17.102.020 (E) (2)), and the Commission will
review this project for its consistency with policies and goals of the
General Plan, with applicable development standards and
regulations of the Zoning Regulations, Subdivision Regulations,
and with adopted Design Guidelines.
2.0 PROJECT STATISTICS
2.1 Site Details
Parcel 1 Parcel 2
Development Standards Proposed Required Proposed Required
Density (Density Units) 8 8 8 8
Setback - Front 10 10 10 10
Setback-Interior Side and Rear (@ bldg. height)
Minimum 6 ft 5 5
@ 14-17 ft 6-9 ft 6 7-10 ft 6
@ 18-22 ft 6-9 ft1 7 7-10 ft 7
@ 23-26 ft 6-9 ft1 8 7-10 ft1 8
@ 27-31 ft 6-9 ft1 9 7-10 ft1 9
@ 32-35 ft (N/A) 10 7-10 ft1 10
Height 31 ft 35 ft 34 ft 35 ft
Lot Coverage 48% 60% 30% 60%
Vehicle Parking Spaces 52 6 8 6
Bicycle Parking Spaces 4 4 4 4
Environmental Review Mitigated Negative Declaration
1 Discretionary Exception requested (Zoning Regulations § 17.70.170 (D) (2) (e)). See Figure 2.
2 One parking space under Building 2 is to be made available by agreement to occupants of Building 1
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2.2 Subdivision Design Standards
Parcel 1 Parcel 2
Standard Proposed Required Proposed Required
Lot Area (square feet) 4,6451 5,000 5,223 5,000
Lot Depth 102 80 114 80
Lot Width 451 50 461 50
1 Exception to standard requested (Subdivision Regulations § 16.23.010)
3.0 EVALUATION
3.1 General Plan
The Land Use Element (LUE) and Housing Element of the City’s General Plan set out policies
and programs that promote infill development and redevelopment efforts that contribute positively
to existing residential neighborhoods. Relevant policies include:
LUE §2.2.7 – Neighborhood Enhancement. The City shall promote infill development,
redevelopment, rehabilitation, and adaptive reuse efforts that contribute positively to
existing neighborhoods and surrounding areas.
Housing Element § 6.10 – Housing Production. To help meet the Quantified Objectives
(for Housing Production), the City will support residential infill development and promote
higher residential density where appropriate.
Figure 1: 1230 Monte Vista Place (Rendering, from Monte Vista)
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Housing Element § 6.17 – Housing Production. Encourage residential development
through infill development and densification within City Limits and in designated
expansion areas over new annexation of land.
The proposed project is consistent with these policies, as it redevelops a site within an existing
high-density residential neighborhood to its maximum permitted density, directing development
within City Limits and within higher density areas as encouraged by Housing Element Policy 6.10
and Program 6.17. It also replaces an older multi-unit structure lacking in architectural character
with contemporary buildings designed for consistency with the current Community Design
Guidelines.
3.2 Subdivision Regulations
The property is to be divided into two parcels by Minor Subdivision (see Tentative Map,
Attachment 2), to allow for the construction of a new duplex building on each of the resulting
parcels. Consistent with the intent of the Subdivision Design Standards (Subdivision Regulations
Ch. 16.18), the new parcels are compatible with the existing neighborhood, as they are created
from an existing residential parcel, already integrated into the area’s development pattern, on an
existing street, and will provide improved frontage improvements for site access and pedestrian
facilities.
Exceptions: Lot Area and Width. Although the parcels are of a size and shape that is generally
consistent with the neighborhood pattern, Parcel 1 has an irregular shape, due to the unusual “half
cul-de-sac” street alignment and the unusual curved course of the easterly property boundary. The
irregular shape results in a lesser area when compared to the area that would result from a more
regular rectangular lot shape. Nevertheless, the area of Parcel 1, at 4,654 square feet, is 93% of the
minimum lot area for the zone, and so the requested exception is considered minor in nature.
Similarly, the easterly and westerly boundaries of the original parcel converge at shallow angles
toward each other, constricting lot width as the property narrows toward the rear of the site. As a
result, total width of the original parcel at its northerly boundary (rear lot line) is just short of 100
feet, and so each resulting parcel measures slightly less than the minimum 50-foot width standard
for the Zone. At 45 and 46 feet in width (rounded values), the width of each parcel is at least 90%
of the minimum standard for the zone.
Draft findings in support of the requested exceptions from Subdivision Design Standards, as
provided by § 16.23.010 of the Subdivision Regulations are provided in the Draft Resolution
(Attachment 1, Findings 3-6).
3.3 Zoning Regulations
The project has been reviewed against applicable development standards and parking standards
set out in the City’s Zoning Regulations (see Project Statistics, above). While consistent with
nearly all applicable standards (see Site Details above), the applicant has requested minor
exceptions from setback standards, to allow reduced setbacks at the upper floor of each building.
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Setback Exceptions. As depicted in Figure 2 below, and more completely in project plans
(Attachment 3, Sheets A1.2 through A1.4), portions of the upper floor of each building encroach
into the standard setback, with encroachment ranging between 1 and 3 feet, where the required
setback ranges between 7 and 10 feet (see Site Details, above). As provided by Zoning Regulations
§ 17.70.170 (D)(2)(e), exceptions to these setback standards may be allowed under certain
circumstances. In conjunction with the minimum 5-foot setback requirement applicable in this
zone, building separation in excess of 10 feet will be maintained from adjoining development. The
volume of space occluded by these projections is minimal, and the buildings are arranged in a
north-south orientation, such that the projections will have a negligible effect on solar access.
Findings 9-11 of the Draft Resolution (Attachment 1) are provided in support of the requested
exceptions.
Parking. The unusual shape of Parcel 1 constrains its developable area such that it is impractical
to provide all required parking spaces for Building 1 directly underneath that building. Five spaces
are provided under Building 1, and one additional parking space is to be made available under
Building 2 by an Off-Site Parking Agreement. Eight parking spaces are provided under Building 2,
satisfying the requirement for those two units (six-spaces), providing one space for Building 1
occupants, and leaving one extra parking space available. A condition of approval (Condition #3)
is provided in the Draft Resolution to address this arrangement.
3.4 Design Guidelines
The proposed buildings are generally rectangular in form, topped by a gently-sloping roof, and
detailed in a contemporary style. (see Figure 1; and Project Plans, Attachment 3). Smooth stucco
and horizontally-oriented HardiePlank siding in white and grey tones are the primary surface
materials (see Figure 3). Wall surfaces are relieved by changes in wall plane, large window
openings, and balconies. As encouraged by Community Design Guidelines and described in the
Draft Resolution findings (Attachment 1) the design of the project is consistent with the site design
and architecture in the vicinity (CDG § 5.3). Common use of space between the proposed buildings
for site access and access to parking logically locates site elements for efficient operation
(CDG § 2.1), and the buildings exhibit proper proportion, harmony, simplicity, rhythm, and
balance (CDG § 2.2)and are of a height consistent with surrounding development (CDG §5.3).
Figure 2: Building Section, depicting areas of setback exception
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4.0 ENVIRONMENTAL REVIEW
An Initial Study was conducted for the project according to the provisions of the California
Environmental Quality Act (CEQA). Based on the Initial Study, several environmental factors
were identified to be potentially affected by this project: Air Quality, Cultural Resources, Hazards
and Hazardous Materials, Noise, Tribal and Cultural Resources, and Utilities and Service Systems.
The applicant has agreed to implementation of mitigation measures that would avoid the effects or
mitigate potential impacts from this project to a less than significant level. A Mitigated Negative
Declaration of environmental impact (MND) was prepared and circulated for review between
August 6, 2020 and August 26, 2020.1 No comments were received in response to circulation of
the MND. The Initial Study and Mitigated Negative Declaration shall constitute the complete
environmental determination for this project.
5.0 CONCURRENCES
The project plans were reviewed by several City departments and divisions (Building,
Engineering, Fire, Natural Resources, Transportation, and Utilities). Comments received have
been incorporated into conditions of approval within the Draft Resolution.
6.0 ALTERNATIVES
1. Continue consideration of the application to a future date, with specific direction to staff
and the project applicant on pertinent issues or necessary information.
2. Deny the project, based on findings of inconsistency with the General Plan, Zoning
Regulations, Community Design Guidelines, or other applicable policies and regulations.
7.0 ATTACHMENTS
1. Draft Resolution
2. Vesting Tentative Map SLO 20-0006
3. Project Plans
1 Initial Study and Mitigated Negative Declaration of environmental impact for the project is available on the City’s
website at: www.slocity.org/government/department-directory/community-development/documents-
online/environmental-review-documents/-folder-2098
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R ______
RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA, APPROVING VESTING TENTATIVE
TRACT MAP SLO-20-006 CREATING TWO PARCELS, WITH
EXCEPTIONS FROM MINIMUM LOT AREA AND MINIMUM LOT
WIDTH STANDARDS, GRANTING DEVLOPMENT REVIEW
APPROVAL FOR A MULTI-UNIT RESIDENTIAL DEVELOPMENT
COMPRISED OF FOUR DWELLINGS IN TWO NEW DUPLEX
BUILDINGS, WITH EXCEPTIONS FROM INTERIOR SIDE AND REAR
SETBACK STANDARDS, AND ADOPTING A MITIGATED NEGATIVE
DECLARATION OF ENVIRONMENTAL IMPACT FOR THE PROJECT,
IN THE HIGH-DENSITY RESIDENTIAL (R-4) ZONE (SBDV-0821-2020;
ARCH- 0155-2020; EID-0199-2020)
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web
based public hearing on September 9, 2020, pursuant to a proceeding instituted under applications
SBDV-0115-2020, ARCH-0155-2020, and EID-0199-2020, MVP, LLC, applicant; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; 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;
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of
San Luis Obispo as follows:
SECTION 1. Findings. Based upon all the evidence, the Planning Commission makes the
following findings regarding the project:
1.The proposed subdivision, together with the provisions for its design and improvement, is
consistent with the General Plan. The subdivision provides for redevelopment of a site to
provide housing in a developed area designated for high-density residential development,
integrated into the existing development pattern and utilizing existing streets and public
services. The parcels created by the subdivision meet the design standards set out in
Subdivision Regulations Chapter 16.18, except that one parcel measures 355 square feet
less in area that the 5,000 square-foot minimum area standard due to its irregular shape,
and the resulting parcels have widths of 45 feet and 46 feet, where 50 feet is the minimum
width standard; minor exceptions allowable under Subdivision Regulations, subject to the
additional findings set out in this section.
2.The design of the subdivision provides for future passive or natural heating or cooling
opportunities in the subdivision. The resulting parcels are oriented in a generally north-
south alignment that enhances the potential for solar exposure for the proposed buildings,
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and the proposed buildings will be set back from each other and from property lines to
allow for air and circulation and enhance passive or natural cooling opportunities.
3. The property to be divided is of such size and shape that it is impractical in the particular
case to conform to the strict application of the design standards for minimum lot area and
lot width set out in Subdivision Regulations. The original parcel has an unusual shape in
which the easterly and westerly property lines converge at shallow angles toward each
other, constricting lot width as the property narrows slightly toward the rear of the site, and
in which the unusual “half cul-de-sac” street alignment combined with the unusual curved
course of the easterly property boundary constrain the area of the parcel, when compared
with a more conventional regular rectangular lot shape.
4. The cost to the subdivider of strict or literal compliance with lot area and width standards
is not the sole reason for granting the modifications. The modifications are requested
primarily to realize the full opportunity for development of the property that would
otherwise be available except for the unusual size and shape of the property, as described
in Finding 3 above.
5. The modifications will not be detrimental to the public health, safety and welfare, or be
injurious to other properties in the vicinity. The requested exceptions represent reductions
by 10% or less in lot area and lot width standards, which do not have the potential to present
detrimental hazards that would impact public health, safety, and welfare.
6. Granting the modifications is in accord with the intent and purposes of the City’s
Subdivision Regulations, and is consistent with the General Plan and with all applicable
specific plans or other plans of the City. The parcels resulting from the proposed
subdivision will be provided with adequate access, frontage, and developable area,
consistent with the intent of the design requirements set out in Subdivision Regulations
Chapter 16.18.
7. The proposed project is consistent with the goals and policies of the Land Use Element
(LUE) of the City's General Plan applicable to development in a High-Density Residential
Area. High Density Residential areas provide for attached dwellings in two- and three-
story buildings, appropriate in locations near Cal Poly (LUE Table 1). The proposed
buildings are sited and arranged to be integrated with the existing neighborhood and
designed at a scale and in an architectural style that is compatible with the neighborhood
character (LUE § § 2.3.5 & 2.3.9). As encouraged by Housing Element Program 6.17 for
Housing Production, the project provides residential development through infill
development and densification within City Limits rather than by new annexation of land.
8. As conditioned, the project conforms to the standards set forth in the City's Zoning
Regulations. The proposed new structures will provide Multi-Unit Dwellings, a permitted
uses in the High-Density Residential (R-4) Zone (§ 17.10.020) and are designed and sited
in a manner consistent with Property Development Standards (Zoning Regulations
§ 17.22.020, Ch. 17.70). Minor exceptions to setback standards have been requested as
provided by Zoning Regulations § 17.70.170 (D)(2)(e) and are appropriate for this project
because they involve an insignificant portion of total available solar exposure.
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9. The Side and Rear Setback Building Height Exceptions requested pursuant to Zoning
Regulations § 17.70.170 (D)(2)(e) are consistent with the character of the neighborhood.
They will allow for limited portions of the upper floor of the proposed new three-story
buildings to encroach modestly, up to three feet, into the standard upper-floor setback,
while providing for setbacks that exceed the minimum 5-foot standard. These minor
encroachments preserve the buildings’ conventional rectangular form, to be consistent in
scale and form with that of surrounding development.
10. The proposed Side and Rear Setback Building Height Exceptions provide adequate
consideration of any potential adverse effects on surrounding properties. The exceptions
involve limited portions of the upper floor of each building, and preserve building setbacks
that are deep enough to maintain adequate solar access for neighboring property.
11. While site characteristics or existing improvements make strict adherence to the Side and
Rear Setback Building Height Standards impractical or infeasible, the project nonetheless
conforms with the intent of the City’s Zoning Regulations. The exceptions allow the
structures to maintain appropriate proportion and form while providing separation of
building masses, air circulation, and solar access, consistent with the intent of setback
standards set out in Zoning Regulations.
12. The project is consistent with the City's Community Design Guidelines. It is compatible
with site design and architecture in the vicinity, and logically locates site elements for
efficient operation (§ 2.1). Proposed new construction exhibits proper proportion,
harmony, simplicity, rhythm, and balance (§ 2.2). The height of the buildings is consistent
with surrounding development. Stucco and horizontally-oriented fiber-cement siding are
used as primary wall surface materials, which are compatible with adjacent buildings and
those in the immediate neighborhood (§ 5.3), which similarly employ wood and stucco
materials.
SECTION 2. Environmental Review. An Initial Study and Mitigated Negative
Declaration of environmental impact (IS/MND) have been prepared in accordance with the
California Environmental Quality Act CEQA) to evaluate the potential environmental effects of
the proposed project. The Planning Commission hereby adopts the IS/MND, based on
incorporation of the following mitigation measures, which will reduce potential environmental
impacts to less than significant.
Air Quality
AQ-1 During all construction activities and use of diesel vehicles, the applicant shall implement the following idling
control techniques:
1. Idling Restrictions Near Sensitive Receptors for Both On- and Off-Road Equipment.
a. Staging and queuing areas shall not be located within 1,000 feet of sensitive receptors if feasible;
b. Diesel idling within 1,000 feet of sensitive receptors shall not be permitted;
c. Use of alternative fueled equipment shall be used whenever possible; and,
d. Signs that specify the no idling requirements shall be posted and enforced at the construction site.
2. California Diesel Idling Regulations. On-road diesel vehicles shall comply with Section 2485 of Title 13
of the California Code of Regulations. This regulation limits idling from diesel -fueled commercial motor
vehicles with gross vehicular weight ratings of more than 10,000 pounds an d licensed for operation on
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highways. It applies to California and non-California based vehicles. In general, the regulation specifies
that drivers of said vehicles:
a. Shall not idle the vehicle’s primary diesel engine for greater than 5 minutes at any lo cation, except
as noted in Subsection (d) of the regulation; and,
b. Shall not operate a diesel-fueled auxiliary power system (APS) to power a heater, air conditioner, or
any ancillary equipment on that vehicle during sleeping or resting in a sleeper berth for greater than
5.0 minutes at any location when within 1,000 feet of a restricted area, except as noted in
Subsection (d) of the regulation.
Signs must be posted in the designated queuing areas and job sites to remind drivers of the 5-minute idling
limit. The specific requirements and exceptions in the regulation can be reviewed at the following website:
www.arb.ca.gov/msprog/truck-idling/2485.pdf.Mitigation Measures]
AQ-2 During all construction and ground-disturbing activities, the applicant shall implement the following
particulate matter control measures and detail each measure on the project grading and building plans. In
addition, the contractor or builder shall designate a person or persons to monitor the fugitive dust emissions
and enhance the implementation of the measures as necessary to minimize dust complaints, reduce visible
emissions below the APCD’s limit of 20% opacity for no greater than 3 minutes in any 60 minute period.
Their duties shall include holiday and weekend periods when work ma y not be in progress. The name and
telephone number of such persons shall be provided to the City Community Development Department prior
to commencement of construction. The name and telephone number of such persons shall be provided to the
APCD Compliance Division prior to the start of any grading, earthwork or demolition.
a. Reduce the amount of disturbed area where possible.
b. Use of water trucks or sprinkler systems in sufficient quantities to prevent airborne dust from leaving the
site and from exceeding the SLOAPCD’s limit of 20% opacity for greater than 3 minutes in any 60 -
minute period. Increased watering frequency would be required whenever wind speeds exceed 15 miles
per hour. Reclaimed (non-potable) water should be used whenever possible.
c. All dirt stockpile areas (if any) shall be sprayed daily and covered with tarps or other dust barriers as
needed.
d. Permanent dust control measures identified in the approved project revegetation and landscape plans
shall be implemented as soon as possible, following completion of any soil-disturbing activities.
e. Exposed grounds that are planned to be reworked at dates greater than 1 month after initial grading shall
be sown with a fast germinating, non-invasive, grass seed and watered until vegetation is established.
f All disturbed soil areas not subject to revegetation shall be stabilized using approved chemical soil
binders, jute netting, or other methods approved in advance by the SLOAPCD.
g. All roadways, driveways, sidewalks, etc. to be paved shall be completed as soon as possible. In addition,
building pads shall be laid as soon as possible after grading unless seeding or soil binders are used.
h. Vehicle speed for all construction vehicles shall not exceed 15 miles per hour on any unpaved surface at
the construction site.
i. All trucks hauling dirt, sand, soil, or other loose materials, are to be covered or shall maintain at least 2
feet of freeboard (minimum vertical distance between top of load and top of trailer) in accordance with
California Vehicle Code Section 23114.
j. “Track Out” is defined as sand or soil that adheres to and/or agglomerates on the exterior surfaces of
motor vehicles and/or equipment (including tires) that may then fall onto any highway or street as
described in California Vehicle Code Section 23113 and California Water Code Section 13304. To
prevent track out, designate access points and require all employees, subcontractors, and others to use
them. Install and operate a “track-out prevention device” where vehicles enter and exit unpaved roads
onto paved streets. The track-out prevention device can be any device or combination of devices that are
effective at preventing track out, located at the point of intersection of an unpaved area and a paved
road. Rumble strips or steel plate devices need periodic cleaning to be effective. If paved roadways
accumulate tracked out soils, the track-out prevention device may need to be modified;
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k. Sweep streets at the end of each day if visible soil material is carried onto adjacent paved roads. Water
sweepers shall be used with reclaimed water where feasible. Roads shall be pre-wetted prior to sweeping
when feasible.
l. All PM10 mitigation measures required should be shown on grading and building plans.
m. The contractor or builder shall designate a person or persons whose responsibility is to ensure any
fugitive dust emissions do not result in a nuisance and to enhance the implementation of the mitigation
measures as necessary to minimize dust complaints and reduce visible emissions below the SLOAPCD’s
limit of 20% opacity for greater than 3 minutes in any 60-minute period. Their duties shall include
holidays and weekend periods when work may not be in progress (for example, wind -blown dust could
be generated on an open dirt lot). The name and telephone number of such persons shall be provided to
the SLOAPCD Compliance Division prior to the start of any grading, earthwork, or demolition (Contact
Tim Fuhs at 805-781-5912).
AQ-3 Prior to initiation of ground-disturbing activities, the applicant shall retain a registered geologist to conduct
a geologic evaluation of the property, including sampling and testing for NOA in full compliance with
SLOAPCD requirements and the CARB ATCM for Construction, Grading, Quarrying, and Surface Mining
Operations (17 CCR 93105). This geologic evaluation shall be submitted to the City Community
Development Department upon completion. If the geologic evaluation determines that the project would not
have the potential to disturb NOA, the applicant must file an Asbestos ATCM exemption request with the
SLOAPCD.
AQ-4 If naturally occurring asbestos (NOA) is determined to be present onsite, proposed earthwork and
construction activities shall be conducted in full compliance with the various regulatory jurisdictions
regarding ACM, including the ARB Asbestos Air Toxics Control Measure (ATCM) for Construction,
Grading, Quarrying, and Surface Mining Operations (93105) and requirements stipulated in the National
Emission Standards for Hazardous Air Pollutants (40 CFR 61, Subpart M – Asbestos; NESHAP). These
requirements include, but are not limited to, the following:
a. Written notification, within at least 10 business days of activities commencing, to the SLOAPCD;
b. Preparation of an asbestos survey conducted by a Certified Asbestos Consultant; and
c. Implementation of applicable removal and disposal protocol and requirements for identified NOA.
AQ-5 Prior to initiation of demolition/construction activities, the applicant shall implement the following measures
to reduce the risk associated with disturbance of ACM and lead-coated materials that may be present within
the existing structure onsite:
a. Demolition of the on-site structure shall comply with the procedures required by the National Emission
Standards for Hazardous Air Pollutants (40 CFR 61, Subpart M – Asbestos) for the control of asbestos
emissions during demolition activities. SLOAPCD is the delegated authority by the U.S. EPA to
implement the Federal Asbestos NESHAP. Prior to demolition of on-site structures, SLOAPCD shall be
notified, per NESHAP requirements. The project applicant shall submit proof that SLOAPCD has been
notified prior to demolition activities to the City Community Development Department.
b. If during the demolition of the existing structure, p aint is separated from the construction materials (e.g.,
chemically or physically), the paint waste shall be evaluated independently from the building material
by a qualified hazardous materials inspector to determine its proper management. All hazardous
materials shall be handled and disposed of in accordance with local, state, and federal regulations.
According to the Department of Toxic Substances Control (DTSC), if the paint is not removed from the
building material during demolition (and is not chippin g or peeling), the material can be disposed of as
non-hazardous construction debris. The landfill operator shall be contacted prior to disposal of lead -
based paint materials. If required, all lead work plans shall be submitted to SLOAPCD at least 10 days
prior to the start of demolition. The applicant shall submit proof that paint waste has been evaluated by a
qualified hazardous waste materials inspector and handled according to their recommendation to the
City Community Development Department.
Monitoring Program: These measures shall be incorporated into project grading and building plans for review
and approval by the City Community Development Department. Compliance shall be verified by the City during
regular inspections, in coordination with the County of San Luis Obispo Air Pollution Control District, as necessary.
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The applicant shall submit the geologic evaluation detailed in measure AQ-3 and documentation showing compliance
with measures AQ-4 and AQ-5 to the City Community Development Department upon completion and prior to
issuance of grading permits.
AQ-6 Portable equipment and engines 50 horsepower (hp) or greater require California statewide portable
equipment registration (issued by the Air Resources Board) or an Air District Permit. The followin g list is
provided as a guide to equipment and operations that may have permitting requirements, but should not be
viewed as exclusive:
• Power screens, conveyors, diesel engines, and/or crushers;
• Portable generators and equipment with engines that are 50 hp or greater;
• Internal combustion engines;
• Unconfined abrasive blasting operations;
• Concrete batch plants;
• Rock and pavement crushing;
• Tub grinders; and,
• Trommel screens.
Cultural Resources
CR-1 In the event historic, or archeological resources and/or human remains are unearthed or discovered during
any construction activities, the following standards shall apply:
a) Construction activities shall cease, and the City Community Development Department shall be
notified so that the extent and location of discovered materials may be recorded by a qualified specialist
(paleontologist, historian, archaeologist) and disposition of artifacts may be accomplished in accordance with
state and federal law.
b) If human remains are unearthed, the applicant shall noti fy the City Community Development
Department and shall comply with State Health and Safety Code Section 7050.5, which requires that no
further disturbance shall occur until the County of San Luis Obispo Coroner has made a determination of
origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be
notified of the find immediately. If the human remains are determined to be Native American, the County
Coroner will notify the Native American Heritage Commission within 24 hours, which will determine and
notify a Most Likely Descendant (MLD). The MLD shall complete the inspection of the site within 48 hours
of notification and may recommend scientific removal and nondestructive analysis of human remains and
items associated with Native American burials.
Monitoring Program: These conditions shall be noted on all grading and construction plans. The City Community
Development Department shall verify compliance, including preparation and implementation of the Monitoring Plan,
and review and approval of cultural resources monitoring reports documenting compliance with required mitigation
measures.
Noise
N-1 For the entire duration of the construction phase of the project, the following Best Management Practices
(BMPs) shall be adhered to:
1. Stationary construction equipment that generates noise that exceeds 60 dBA at the project boundaries
shall be shielded with the most modern noise control devises (i.e. mufflers, lagging, and/or motor
enclosures).
2. Impact tools (e.g., jack hammers, pavement breakers, rock drills, etc.) used for project construction shall
be hydraulically or electrically powered wherever possible to avoid noise associated with compressed -
air exhaust from pneumatically powered tools.
3. Where use of pneumatic tools is unavoidable, an exhaust muffler on the compressed -air exhaust shall be
used.
4. All construction equipment shall have the manufacturers’ recommended noise abatement methods
installed, such as mufflers, engine enclosures, and engine vibration insulators, int act and operational.
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5. All construction equipment shall undergo inspection at periodic intervals to ensure proper maintenance
and presence of noise control devices (e.g., mufflers, shrouding, etc.).
N-2 Construction plans shall note construction hours, truck routes, and all construction noise Best Management
Practices (BMPs) on project plans, which shall be reviewed and approved by the City Community
Development Department prior to issuance of grading/building permits. The City shall provide and post signs
stating these restrictions at construction entry sites prior to commencement of construction and maintained
throughout the construction phase of the project. All construction workers shall be briefed at a pre -
construction meeting on construction hour limitations and how, why, and where BMP measures are to be
implemented.
N-3 Construction activities shall be conducted so that the maximum noise levels at affected properties will not
exceed 75 dBA for single-family residences where feasible.
N-4 For all construction activity at the project site, additional noise attenuation techniques shall be employed as
needed to ensure that noise levels are maintained within levels allowed by the City of San Luis Obispo
Municipal Code, Title 9, Chapter 9.12 (Noise Control). Such techniques shall include, but are not limited to:
• Sound blankets shall be used on noise-generating equipment.
• Stationary construction equipment that generates noise levels above 65 dBA at the project boundaries
shall be shielded with a barrier that meets a sound transmission class (a rating of how well noise barriers
attenuate sound) of 25.
• All diesel equipment shall be operated with closed engine doors and shall be equipped with factory -
recommended mufflers.
• The movement of construction-related vehicles, with the exception of passenger vehicles, along
roadways adjacent to sensitive receptors shall be limited to the hours between 7:00 A.M. and 7:00 P.M.,
Monday through Saturday. No movement of heavy equipment shall occur on Su ndays or official
holidays (e.g., Thanksgiving, Labor Day).
• Temporary sound barriers shall be constructed between construction sites and affected uses.
N-5 The project contractor shall inform residents and business operators at properties within 300 feet of the
project of proposed construction timelines and noise complaint procedures to minimize potential annoyance
related to construction noise. Signs shall be in place prior to and throughout grading and construction
activities informing the public that no ise-related complaints shall be directed to the construction manager
prior to the City’s Community Development Department.
Monitoring Program: These measures shall be incorporated into project grading and building plans for review
and approval by the City Community Development Department. Compliance shall be verified by the City during
regular inspections.
SECTION 3. Action. The Planning Commission hereby grants final approval to the
project, subject to the following conditions:.
Planning
1. Plan conformance. Final project design and construction drawings submitted for
construction permits to complete this project shall be in substantial compliance with the
project plans approved under this application, and with the conditions of approval herein.
Any change to approved design, colors, materials, landscaping, or conditions of approval
must be approved by the Director or Planning Commission, as deemed appropriate.
2. Limited exception. Exceptions granted under this approval are limited to those for
minimum lot area for Parcel 1 and minimum lot width for Parcels 1 and 2, as depicted and
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described in Vesting Tentative Map SLO 20-0006, and for the Side and Rear Setbacks as
depicted in Sheet A1.2 of plans submitted for this project with application
ARCH-0115-2020. Modification of these exceptions shall be subject to review and
approval by the Planning Commission.
3. Colors and materials. Plans submitted for construction permits will clearly indicate, on
building elevation drawings, the colors and materials of all building surfaces, trim, and
detail.
4. Exterior lighting. The locations of all exterior lighting, including lighting on the structure,
bollard style landscaping or path lighting, shall be included in plans submitted for a
building permit. All wall- mounted lighting fixtures shall be clearly called out on building
elevations included as part of working drawings. All wall-mounted lighting shall
complement building architecture. The lighting schedule for the building shall include a
graphic representation of the proposed lighting fixtures and cut-sheets on the submitted
building plans. The selected fixture(s) shall be shielded to ensure that light is directed
downward consistent with the requirements of the City’ s Night Sky Preservation standards
contained in Chapter 17.23 of the Zoning Regulations.
5. Mechanical and electrical equipment. Mechanical and electrical equipment shall be located
internally to the building. With submittal of working drawings, the applicant shall include
sectional views of the building, which clearly show the sizes of any proposed condensers
and other mechanical equipment. If any condensers or other mechanical equipment is to be
placed on the roof, plans submitted for a building permit shall confirm that parapets and
other roof features will provide adequate screening. A line- of-sight diagram may be
required to confirm that proposed screening will be adequate.
6. Backflow devices. 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. Equipment, including the backflow 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.
7. Final landscape plan. 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.
Engineering Development Review
8. The subdivision shall be recorded with a final map. The map preparation and
monumentation shall be in accordance with the city’s Subdivision Regulations,
Engineering Standards, and the Subdivision Map Act. The parcel map shall use U.S.
Customary Units in accordance with the current City Engineering Standards.
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9. The map exhibits and legal descriptions shall be prepared by a California Licensed Land
Surveyor or Civil Engineer authorized to practice land surveying.
10. Park In-Lieu fees shall be paid for the proposed new dwelling units/lots prior to map
recordation. Credit for the existing units will be applicable.
11. A separate subdivision improvement or miscellaneous public improvement plan is not
required. The building plan submittal may be used to show some or all of the required
private on-site subdivision improvements. Improvements 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 and inspection of the public subdivision/development
improvements and map in accordance with the most current fee resolution.
12. 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 parcel 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 parcel if
applicable. Any utility relocations, demolitions, and/or other on-site work shall be
completed with proper permits and receive final inspection approvals prior to recordation
of the parcel map.
13. Gas service may not be required to each parcel 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 parcel(s).
14. The proposed water service lateral(s), meter sizing, and private service laterals shall be
sized in accordance with the approved fire sprinkler plans.
15. Any easements including but not limited to provisions for all public and private utilities,
access, grading, drainage, storm drain systems, 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.
16. A 10’ Street Tree easement and 10’ PUE shall be shown and noted on the map along Monte
Vista street frontage.
17. A separate public pedestrian easement may be required behind the new or redeveloped
driveway approach(es) to accommodate the ADA sidewalk extension(s).
18. 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
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by the preparation and approval of a subdivision improvement plan. A subdivision
agreement and guarantee will be required for this process.
19.An Operation and Maintenance Manual 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.
20.The final map shall include reference to the project soils report in accordance with the
subdivision regulations. The report may be included on the cover sheet of the map or could
be included on an “additional map sheet”.
21.The building plan submittal shall show and label all property lines, dedications, public
easements, and private easements in accordance with the parcel map. The building plans
shall show and label all existing and proposed survey monumentation for reference. The
plan shall note the required monument preservation or replacement for any disturbed
monuments
22.The building plan submittal shall show and label all existing and proposed frontage
improvements and sidewalk furniture located within the public right-of-way to scale on the
site plan for reference. Improvements to be shown include but are not limit ed to curb,
gutter & sidewalk, driveway approaches, catch basins, curb ramps, fire hydrants, street
lights, utility poles, parking meters, curb and street painting, overhead and underground
utility services, utility vaults, water meter vaults, water and sewer services, utility
abandonments, street signs, sidewalk underdrains, fences, retaining walls, landscape
improvements, and street trees. Plan must differentiate between existing frontage
improvements and new frontage improvements. New improvements shall include reference
to the applicable Engineering Standards.
23.Projects involving the construction of new structures require that complete frontage
improvements be installed and that existing improvements be up graded per City
Engineering Standards. MC 12.16.050.
24.Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall
be repaired or replaced to the satisfaction of the Public Works Director. Contact this office
to set up a site visit to discuss sections to be repaired or replaced. All areas to be repaired
or replaced shall be shown on the building plan submittal for reference.
25.The subdivision improvement plans may be included within the building permit plan set.
Separate record drawings (as-built) plans may be required at the completion of the project.
A separate subdivision improvement plan review fee will be required based on the fee
schedule in effect at the time of plan submittal. A separate encroachment permit will be
required to cover the required Public Works Department inspections.
26.The building permit submittal shall show and note compliance with the Post Construction
Stormwater Regulations and the City’s Drainage Design Manual. This project is
considered to be a common plan and is not a single-family residential project for purposes
of evaluating the Performance Requirement triggers. The altered and/or replaced frontage
improvements shall be included in the area analysis. Unless the net impervious area is less
than 5000 square feet, compliance with Performance Requirement 2 will be expected.
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27. The building plan submittal shall include an operations and maintenance manual as
required for the Post Construction Stormwater improvements, if applicable. A private
stormwater conveyance agreement will be required and shall be recorded prior to final
inspection approvals.
28. Provide compliance with the grading ordinance of the adopted building code. Provide a
summary drainage report or note on the plans the pre vs. post drainage analysis for the 2
through 100-year storm. Improved or diverted drainage shall not be directed across the
side or rear property lines unless conveyed in an existing waterway, or a drainage
easement.
29. The building plan submittal shall include a complete grading and drainage plan for this
project. The plan shall show the existing and proposed contours and/or spot elevations to
clearly depict the proposed grading and drainage. Show and label the high point elevation
or grade break at the yard areas and drainage arrows to show the proposed drainage.
Include the FF of the residences/garage, patio finish surface elevations, finish grade
elevations, and yard drainage.
30. The building submittal shall include a complete site utility plan. The utility plan shall show
all existing and proposed on-site and off-site utilities. Show the location of all overhead
and underground utilities along with the location of any utility company meters. Show all
existing and proposed improvements located within the public right-of-way if applicable.
31. New wire utility services 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 wood utility poles.
32. Unless otherwise waived by the City Engineer, the existing fire hydrant located along the
project frontage shall be upgraded to current City Standards.
33. Unless otherwise waived by the City Engineer a new streetlight shall be installed.
Requirements would be in accordance with Engineering Standards.
34. Development of the driveway and parking areas shall comply with the Parking and
Driveway Standards for dimensions, maneuverability, slopes, drainage, and materials.
Alternate paving materials are recommended for surface parking lots for water quality
and/or quality control purposes. Alternate paving material shall be approved to the
satisfaction of the Planning Division.
35. The building plan submittal shall show all existing trees to be removed and trees to be
retained. The plan shall show any neighboring trees with canopies/root zones within the
area of construction disturbance. Tree preservation measures shall be shown and noted on
the building plans to the satisfaction of the City.
36. Safety pruning may be required for any existing street trees depending upon the scope of
proposed work and required construction activities. If required, any existing street trees
along the property frontage shall be safety pruned to the satisfaction of the City Arborist
prior to permit issuance.
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37. Street trees are generally required at the rate of one tree per each 35 lineal feet of frontage.
The City Arborist shall approve the proposed tree species based on the location, soils type,
and overhead wiring conflicts. The City Arborist shall review and approve the tree species
for the newly planted parkway trees prior to acceptance as satisfying the street tree
requirement.
Fire
38. Prior to commencement of demolition activities, a Lead and Asbestos Abatement Report
shall be submitted for review, to the satisfaction of the Fire Marshal.
39. Final plans for construction permits to complete this project shall demonstrate that all
exterior construction methods and materials comply with Chapter 7A of the California
Building Code for exposure to wildfire.
Utilities
40. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
41. Any existing sewer lateral that is reused shall be inspected per Chapter 13.08.395 of the
City’s Municipal Code. The subdivider shall submit the inspection to the Utilities
Department prior to final recordation of subdivision.
42. A separate water meter shall be provided for each new parcel per Chapter 13.04.120 of the
City’s Municipal Code. Each unit shall have its own water meter and must be placed per
the Engineering Standards. Water service meter(s) shall be adequately sized to s erve the
project's proposed units.
43. Recycled water shall be used for major construction activities, such as grading and dust
control as required under Prohibited Water Uses; Chapter 17.07.070.C of the City’s
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program.
44. Final plans for construction permits to complete this project shall include a calculation of
the landscaped area (expressed in square feet), and shall demonstrate compliance with the
City’s Water Efficient Landscape Standards (SLOMC Ch. 17.87), including provision of a
Maximum Applied Water Allowance calculation where applicable.
45. Final plans for construction permits to complete this project shall include sufficient detail
about solid waste storage and collection facilities to verify compliance with the City’s
Development Standards for Solid Waste and with access requirements of the City’s
franchise waste hauler (San Luis Garbage Company). Separate refuse bins shall be
accommodated within the site for waste, recycling, and organics.
Indemnification
46. The Owner/Applicant shall defend, indemnify and hold harmless the City or its agents or
officers and employees from any claim, action or proceeding against the City or its agents,
officers or employees, to attack, set aside, void, or annul, in whole or in part, the City's
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approval of this project. In the event that the City fails to promptly notify the Owner /
Applicant of any such claim, action or proceeding, or that the City fails to cooperate fully
in the defense of said claim, this condition shall thereafter be of no further force or effect.
Upon motion of _______________________, seconded by _______________________,
and on the following roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was adopted this _____ day of _____________________ 2020.
____________________________________
Tyler Corey, Secretary
Planning Commission
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ATTACHMENT 2Item 3Packet Page 120
MONTE VISTA APARTMENTSENTITLEMENT PACKAGE, 08/28/20Prepared by TEN OVER STUDIOATTACHMENT 3Item 3Packet Page 121
CONTACTSindexCLIENTMONTAGE DEVELOPMENT23945 CALABASAS ROAD, SUITE 116, CALABASAS, CA 91302CONTACT: STEPHEN ROSSsross@montagedev.comARCHITECT TEN OVER STUDIO539 MARSH ST., SAN LUIS OBISPO, CA 93401805.541.1010CONTACT: AISLING BURKE aislingb@tenoverstudio.comPROJECT INFO & DATA T1.0CONTEXTUAL SITE PLAN T1.1PRELIM. GRADING AND DRAINAGE PLAN C1PRELIM. UTILITY PLAN C2LANDSCAPE PLAN L1.0PLANT PALETTE L1.1IRRIGATION CALCULATIONS L1.2DEMOLITION SITE PLAN A1.0ARCHITECTURAL SITE PLAN A1.1SETBACK SITE PLAN A1.2SITE SECTIONS A1.3 TO A1.4BUILDING 1 FIRST FLOOR PLAN A2.0BUILDING 1 SECOND FLOOR PLAN A2.1BUILDING 1 THIRD FLOOR PLAN A2.2BUILDING 1 ROOF PLAN A2.3BUILDING 2 FIRST FLOOR PLAN A2.4BUILDING 2 SECOND FLOOR PLAN A2.5BUILDING 2 THIRD FLOOR PLAN A2.6BUILDING 2 ROOF PLAN A2.7BUILDING ELEVATIONS A3.0MATERIAL BOARD A3.1PROJECT IMAGE A6.0ATTACHMENT 3Item 3Packet Page 122
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20T1.0BICYCLE PARKING REQ'DUNIT COUNT (OR SF) RESIDENTIAL 42 / UNIT+GST 1 / 5 UNITS 1 2 / UNIT 8TOTAL18PROVIDED TOTAL1028BICYCLE PARKING CALCULATIONSSHORT TERM LONG TERMTOTAL BICYCLEHWY 101CHORRO ST.FOOTHILL BLVD.CAL POLYCAMPUSCALIFORNIA BLVD.PROJECT LOCATION1230 MONTE VISTA PLACEVICINITY MAPNBUILDING 01OCCUPANCY5CONSTRUCTION TYPE9%SPRINKLER SYSTEM'STORIES PROPOSEDHEIGHT PROPOSED
BUILDING AREA SF6)BUILDING 02OCCUPANCY5CONSTRUCTION TYPE9%SPRINKLER SYSTEM'STORIES PROPOSEDHEIGHT PROPOSED
BUILDING AREA SF6)BUILDING INFOBUILDING 01 COV'D DECK SF LIVING SFGARAGE SF STORAGE SF BLDG. TOTAL),567)/225 6(&21')/225 7+,5')/225 0 3266 1406 0 4672BUILDING 02 COV'D DECK SF LIVING SFGARAGE SF STORAGE SF BLDG. TOTAL),567)/225 6(&21')/225 7+,5')/225 0 4974 2150 100 7224BUILDING AREA352-(&7'(6&5,37,217KLVSURMHFWSURSRVHVWKHGHPROLWLRQRIDQH[LVWLQJVWRU\DSDUWPHQWEXLOGLQJDQGSDUNLQJORWIRU QHZVWRU\GXSOH[EXLOGLQJV(DFKEXLOGLQJFRQWDLQV VLQJOHVWRU\UHVLGHQFHVRYHUJDUDJHSDUNLQJ7KHH[LVWLQJORWLVWREHVSOLWLQWRWZR5]RQHGORWVSHUDVHSDUDWHDSSOLFDWLRQ 6/2TOTAL DENSITY: 8DENSITY CALC UNIT TYPESTUDIO 0 0.5 01 BEDROOM 0 0.66 02 BEDROOM 0 1 03 BEDROOM 0 1.5 04+BEDROOM 2 2 4TOTAL PROPOSED PER PARCEL 4DENSITYALLOW. DENSITY: 4 PER PARCELPROPOSED DENSITY: 4 PER PARCELUNIT COUNT DU FACTORDENSITY CALCULATIONSTOTAL DENSITY ALLOWEDLOT SIZE: 2 PARCELS1230 MONTE VISTA PL, SAN LUIS OBISPO, CA 93405APN052-071-022CURRENT USERESIDENTIAL APARTMENTS9868 SF .23 ACRE4645 SF .11 ACRE5223 SF .12 ACREMAX SITE COVERAGEALLOWABLE60%PROPOSED38%MAX COVERAGE LOT AALLOWABLE60%PROPOSED48%MAX COVERAGE LOT BALLOWABLE60%PROPOSED30%FARALLOWABLEN/APROPOSEDN/ADENSITYALLOWABLE4/PARCEL, 2 PARCELSPROPOSED8HEIGHT LIMITALLOWABLE35'-0"PROPOSEDBLDG 1: 31'-3"BLDG 2: 34'-3"ADJACENT ZONESNORTHR-4EASTR-4SOUTHR-4WESTR-4SETBACKSFRONT10'-0"SIDEVARIES: 5'-0" @ 1-13' HEIGHT, 10'-0" @ 35' HEIGHTREARVARIES: 5'-0" @ 1-13' HEIGHT, 10'-0" @ 35' HEIGHTSETBACK EXCEPTIONS REFER TO A1.2, A4.0, & A4.1 FOR SETBACK EXCPETIONS AND LOCATIONSENTITLEMENTS/USE PERMIT REQUIREDN - PLANNING COMMISSION APPROVAL ONLYPRELIMINARY LOT A SIZEPRELIMINARY LOT B SIZELAND USE REQUIREMENTS ZONINGOVERLAY ZONESSPECIFIC AREA DESIGN GUIDELINESOVERALL LOT SIZER-4N/AN/AADDRESSPROPOSED USERESIDENTIAL DUPLEXESALLOWED USE IN ZONEYPARKING REQUIRED USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIREDBUILDING 1 4-BED 2 0.75 / BED 6BUILDING 2 4-BED 2 0.75 / BED 6GUEST 4 1 / 5 UNITS 0REQUIRED TOTAL 12PROVIDED TOTAL 13EV REQUIRED USE # OF UNITS EV FACTOR EV REQUIREDRESIDENTIAL 4 1 / UNIT 4REQ'D TOTAL 4PROVIDED TOTAL 7MOTORCYCLE USE # OF SPACES PARKING FACTOR MOTORCYCLE REQ'DRESIDENTIAL 131 / 20 @ 10+SPCS 1REQ'D TOTAL 1PROVIDED TOTAL1PARKING CALCULATIONSNOTE: BUILDING 1 PROVIDES (5) PARKING SPACES AND BUILDING 2 PROVIDES (8). THE PROJECT WILL BE RECORDING A SHARED PARKING AGREEMENT FOR BUILDING 1 TO UTILIZE THE EXTRA PARKING IN BUILDING 2. ATTACHMENT 3Item 3Packet Page 123
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20T1.1CONTEXTUAL SITE PLANSCALE: N.T.S.NEXISTING BUILDING ON SITE TO BE DEMOLISHEDSINGLE STORY HOUSE2-STORY APARTMENT BUILDING 3-STORY APARTMENT BUILDING2-STORY APARTMENT BUILDING2-STORY APARTMENT BUILDING142536Our site is primarily surrounded by student housing and the Cal Poly campus. The buildings range from 1 to 3 stories. The surrounding buildings combine stucco with horizontal and vertical siding with trim details. The material palette mixes a lot of tans and browns.SUMMARY OF CONTEXTCAL POLY CAMPUSCALI
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:::2+2+2+2+2+2+2+2+2+2+2+2+2+2+2+2+:::::::::::::::::1415151644177666717181818181819202021202122222222236666666666666666666666666666666666666666666666666624 3,498 SQ.FT.ONE STORY - SINGLE FAMILY (R-4)14'-0" TALL ONE STORY12'-0" TALL ONE STORY15'-0" TALL 697 SQ.FT.ONE STORY GARAGE13'-0" TALL FURNISH & INSTALL STABILIZEDCONSTRUCTION ENTRANCESTOCKPILE OF DEMOLISHEDMATERIALSEXACT SEWER LOCATION TO BE LOCATED IN THE FIELD29'-4"14'-9"6'-6"9'-11"3'-7"3'-1"GAS #GAS #GAS #GAS #GAS #PG&E #PG&E #PG&E #PG&E #PG&E #ELECGASD=39°25'30" R=40.00' L=27.52'D=39°02'00" R=49.60' L=33.79'N18°03'44"E 10.88'N59°31'44"E 49.75'DEMOLITION FLOOR PLAN LEGENDAREA TO BE DEMOLISHEDKEYNOTES(E) PROPERTY LINE(E) CURB AND SIDEWALK PROTECT IN PLACE. CONTRACTOR SHALL REPAIR ANY DAMAGED CURB, GUTTER,OR SIDEWALK WHICH IS DAMAGED DURING DEMOLITION TO THE SATISFACTION OF THE PUBLIC WORKSDEPARTMENT. REFER TO CIVIL SHEETS(E) EXISTING CONCRETE DRIVEWAY APRON TO BE REMOVED. REPLACE WITH NEW SIDEWALK DURINGCONSTRUCTION TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR. SEE PROPOSED CIVIL PLANS FORPROJECT.(E) BUILDING TO BE REMOVED(E) CONCRETE WALK TO BE REMOVED(E) FENCE TO BE REMOVED AND REPLACED IN LIKE-KIND AS REQUIRED FOR (N) WORK, REFER TOLANDSCAPE SHEETS(E) CMU WALL TO REMAIN, PORTIONS TO BE REMOVED AS REQUIRED FOR GRADING(E) FIRE HYDRANT TO BE REPLACED WITH WET BARREL HYDRANT(E) EUCALYPTUS TREE ON ADJACENT PROPERTY WITH CANOPY EXTENDING OVER PROPERTY LINE; TREEMAY REQUIRE TRIMMING AND MAINTANENCE(E) 18" PEPPER TREE TRUNK TO BE REMOVED AND REPLACED, REFER TO LANDSCAPE SHEETS(E) 22" PEPPER TREE TO BE REMOVED, REFER TO LANDSCAPE SHEETS(E) 20" PEPPER TREE TO BE REMOVED, REFER TO LANDSCAPE SHEETS(E) RED CURB TO REMAIN123456789101112130N81/8" = 1'-0"SCALE:421161DEMOLITION SITE PLAN1. DUST CONTROL SHALL BE MAINTAINED TO THESATISFACTION OF THE CITY OF SAN LUIS OBISPO.2. CONSTRUCTION NOISE WILL COMPLY WITHMUNICIPAL CODE SECTION 9.12 AND IS LIMITED TOTHE HOURS SPECIFIED IN THE NOISE REGULATIONS.3. EXISTING WATER METER (1) ARE TO BEREMOVED, SALVAGED, & RETURNED TO THE CITYFOR CREDITS TOWARDS THE NEW WATER METERS.EXISTING WATER SERVICES TO BE ABANDONED PERCURRENT CITY STANDARD 6050.4. A SEPARATE ENCROACHMENT PERMIT ISREQUIRED FOR ANY WORK IN THE PUBLIC RIGHT OFWAY OR WITHIN CITY EASEMENTS FORCONNECTIONS TO PUBLIC UTILITIES. WORKREQUIRING AN EN ENCROACHMENT PERMITINCLUDES, BUT IS NOT LIMITED TO, DEMOLITIONS,UTILITIES, WATER, SEWER, FIRE SERVICELATERALS, CURBS, GUTTER, SIDEWALKS,DRIVEWAY APPROACHES, STORM DRAINIMPROVEMENTS, STREET TREE PLANTING ORPRUNING, CURB RAMPS, STREET PAVING, ANDPEDESTRIAN PROTECTION OR CONSTRUCTIONSTAGING IN THE RIGHT OF WAY.5. "REMODELING OR DEMOLITION OF PRE-1978STRUCTURES WITHOUT USING LEAD SAFE WORKPRACTICES IS A VIOLATION OF THE CALIFORNIAHEALTH AND SAFETY CODE SECTION 105256.CONTRACTORS, REMODELERS, AND PAINTERS AREREQUIRED TO USE "LEAD-SAFE" WORK PRACTICESPURSUANT TO TITLE 17, CALIFORNIA CODE OFREGULATIONS SECTION 36050. CONSTRUCTIONDEBRIS KNOW TO CONTAIN LEAD-BASED PAINTMUST BE DISPOSED AT AN APPROVED LOCATION.CONTACT UTILITIES CONSERVATION AT 781-7213.6. ALL WORK SHALL BE IN CONFORMANCE THE2016 EDITIONS OF THE CALIFORNIA BUILDINGCODES BASED ON THE 2015 IBC, 2015 UMC & 2015UPC, THE 2016 EDITION OF THE CALIFORNIAELECTRICAL CODE BASED ON THE 2014 NEC ANDTHE 2016 CALIFORNIA GREEN BUILDING CODE.7. EROSION CONTROL MEASURES SHALL BEIMPLEMENTED AND MAINTAINED DURING ALLCONSTRUCTION OR DEMOLITION AND GROUNDDISTURBING ACTIVITIES PER THE CITY OF SAN LUISOBISPO STANDARDS.8. THE OWNER/CONTRACTOR SHALL BERESPONSIBLE FOR PLACEMENT OF SAFETY DEVICESSUCH AS FENCING, BARRICADES, SAFETY TAPE,ETC., AND SHALL FOLLOW ALL APPLICABLEINDUSTRIAL SAFETY REGULATIONS.9. PER 2016 CBC SECTION 3307.1 / ADJOININGPROPERTY SHALL BE PROTECTED FROM DAMAGEDURING DEMOLITION ACTIVITY. THE PERSONCAUSING THE EXCAVATION TO BE MADE SHALLPROVIDE WRITTEN NOTICE TO THE OWNERS OF THEADJOINING PROPERTY ADVISING THEM THAT THEEXCAVATION WILL BE MADE AND THE ADJOININGBUILDINGS WILL BE PROTECTED. NOTIFICATIONSHALL BE DELIVERED NOT LESS THAN 10 DAYSPRIOR TO THE SCHEDULED BUILDINGS BEINGPROTECTED. NOTIFICATION SHALL BE DELIVEREDNOT LESS THAN 10 DAYS PRIOR TO THESCHEDULED START DATE.10. WASTE MATERIALS SHALL BE REMOVED IN AMANNER WHICH PREVENTS INJURY OR DAMAGE TOPERSONS, ADJOINING PROPERTIES AND PUBLICRIGHTS-OF-WAY PER 2016 CBC 3302.2.11. ALL WORK LOCATED WITHIN THE PUBLICRIGHT-OF-WAY OR WITHIN THE JURISDICTION OFTHE UTILITIES AND PUBLIC WORKS DEPARTMENTSSHALL COMPLY WITH THE MOST CURRENT EDITIONOF THE ENGINEERING STANDARD SPECIFICATION(2016).12. ANY SECTIONS OF THE DAMAGED ORDISPLACED CURB, GUTTER & SIDEWALK, ORDRIVEWAY APPROACH SHALL BE REPAIRED ORREPLACED TO THE SATISFACTION OF THE PUBLICWORKS DIRECTOR.13. CONTACT THE PUBLIC WORKS INSPECTIONHOTLINE AT 781-7554 WITH AT LEAST A 48 HOURNOTICE FOR ANY REQUIRED ENCROACHMENTPERMIT INSPECTION OR FINAL INSPECTION.14. THE ADJOINING STREET SHALL BE CLEANED BYSWEEPING TO REMOVE DIRT, DUST, MUD, ANDCONSTRUCTION DEBRIS AT THE END OF EACH DAY.15. A TRAFFIC AND PEDESTRIAN CONTROL PLANSHALL BE SUBMITTED TO THE PUBLIC WORKSDEPARTMENT FOR REVIEW AND APPROVAL PRIORTO ENCROACHMENT PERMIT ISSUANCE.16. ANY EXISTING SURVEY MONUMENTS SHALL BEPROTECTED IN PLACE OR SHALL BE TIED OUT BY ALICENSED LAND SURVEYOR PRIOR TODISTURBANCE AND THEN REPLACED PRIOR TOOCCUPANCY IN ACCORDANCE WITH SECTION 8771OF THE CALIFORNIA BUSINESS AND PROFESSIONSCODE.17. EROSION CONTROL MEASURES SHALL BEIMPLEMENTED AND MAINTAINED TO THESATISFACTION OF THE BUILDING OFFICIAL ANDPUBLIC WORKS DIRECTOR DURING ALLDEMOLITIONS, CONSTRUCTION AND GROUNDDISTURBING ACTIVITIES.18. CONTACT THE CITY ARBORIST AT 781-7023 TOREVIEW THE PROPOSED TREE PROTECTIONMEASURES PRIOR TO COMMENCING WITH ANYDEMOLITION, GRADING, OR CONSTRUCTION. ANYSAFETY PRUNING OR THE CUTTING OFSUBSTANTIAL ROOTS SHALL BE APPROVED BY THECITY AND COMPLETED BY THE CITY APPROVEDARBORIST. CONTACT THE CITY ARBORIST AT781-7023 AT LEAST 48 HOURS PRIOR TOCONSTRUCTION IN AREAS WHERE TREEPROTECTION AND INSPECTION IS REQUIRED.19. HAND DIGGING IS REQUIRED WITHIN THE DRIPLINE OF TREES TO REMAIN; ANY EXPOSED ROOTSSHALL BE OBSERVED BY CITY ARBORIST BEFOREREMOVING. CONTACT CITY ARBORIST RON COMBSAT 781-7023 BEFORE COMMENCING WITHCONSTRUCTION, GRADING, OR EXCAVATIONS.(E) WATER METER TO BE SALVAGED. CONTRACTOR SHALL REMOVE THE ONSITE WATER PIPING TO METER.WATER LATERALS SHALL BE ABANDONED AT THE CITY MAIN PER CITY STANDARD IN ACCORDANCE WITHGENERAL NOTE #3. CONTACT CITY UTILITY DEPARTMENT FOR WATER METER REMOVAL.14(E) BOLLARDS TO PROTECT (E) FIRE HYDRANT15(E) WATER VALVE TO REMAIN16(E) ASPHALT DRIVEWAY AREA TO BE REMOVED17(E) CONCRETE HARDSCAPE TO BE REMOVED18(E) (5) GAS METERS TO BE REMOVED BY GAS COMPANY19INSTALL TEMPORARY 6'-0" HIGH CHAIN LINK FENCE WITH SCREENING PRIOR TO THE START OF DEMOLITION.20INSTALL NEW SCREENING TO EXISTING FENCING PRIOR TO THE START OF DEMOLITION. (E) FENCING VARIESIN HEIGHT FROM 6'-0" TO 10'-0".21GENERAL DEMOLITION NOTESFURNISH AND INSTALL FIBER ROLL AT PERIMETER OF SITE.22(E) (5) ELECTRICAL METERS TO BE REMOVED BY PG&E.23(E) SEWER LATERALS SHALL BE ABANDONED AT THE MAIN PER CITY ENGINEERING STANDARDS UNLESSOTHERWISE APPROVED FOR REUSE. ANY SEWER LATERAL TO BE REUSED SHALL BE TELEVISED ANDREVIEWED FOR APPROVAL PRIOR TO THE BUILDING PERMIT ISSUANCE.24A1.0demolition SITE PLANSCALE: N.T.S.NATTACHMENT 3Item 3Packet Page 130
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A1.1architectural SITE PLANSCALE: 1/16” = 1’-0”NKEYNOTES1. (E) PROPERTY LINE2. (N) LOT SPLIT PROPERTY LINE3. (E) CURB AND SIDEWALK4. (N) DRIVEWAY APRON5. (N) MOTORCYCLE PARKING SPACE6. (N) SHORT TERM BIKE PARKING, TYP. OF (2) SPACES7. (N) EV CAPABLE SPACE WITHIN RES. GARAGE, TYP. OF (1) SPACE PER GARAGE FOR A TOTAL OF (7) SPACES8. 64 GAL TRASH RECEPTACLE TYP. OF (6), 64 GAL RECYCLING RECEPTACLE TYP. OF (6), AND 32 GAL ORGANICS RECEPTACLE TYP. OF (6), WITHIN RES. GARAGES9. (N) LONG TERM BIKE RACK WITHIN RES. GARAGE, TYP. OF (2) SPACES PER GARAGE FOR A TOTAL OF (14) SPACES10. LINE OF BUILDING ABOVE11. (E) TREES12. (E) FIRE HYDRANT TO REMAIN13. (N) TREE, REFER TO LANDSCAPE PLAN14. (E) POWER POLE, REFER TO UTILITY SHEETS15. (E) SITE WALL16. (N) PG&E TRANSFORMER AND BOLLARDS17. (N) PAVERS PER CIVIL18. SETBACK, REFER TO A1.219. (E) REDCURB TO REMAIN. PAINT (N) CURB THAT REPLACED DEMOLISHED DRIVEWAY APRON RED TO MATCH20. (E) TURNAROUND TO BE PAINTED RED21. (18) BINS TO BE STORED FOR PICK-UP ALONG RED CURB, AT LEAST 3’-0” CLEAR OF (E) FIRE HYDRANT22. (N) DECOMPOSED GRANITE PATH5'-0"5'-0"UPEVCAPABLEMONTE VISTA PLACE
ADJACENT PROPERTYAPN: 052-071-014ADJACENT PROPERTYAPN: 052-071-028UP26'-0"7'-0"SETBACK26'-0"26'-412"26'-0"CAR BACKUP13'-0"SETBACK27528027227327427627727827913'-0"SETBACK7'-1"SETBACK8'-3"SETBACK91'-0"14'-4"SETBACK10'-0"FRONT YARDSETBACKWHWHWH WHEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLE3A3.02A3.05A3.06A3.01A3.0BUILDING #1FIRST FLOOR1371 SQ. FT.BUILDING #2FIRST FLOOR2150 SQ. FT.GARAGE(UNIT 102)GARAGE(UNIT 101)GARAGE(UNIT 201 & 102 SHARED)GARAGE(UNIT 201)GARAGE(UNIT 202)GARAGE(UNIT 202) 1230 MONTE VISTA PLACEAPN: 052-071-022SEE A2.0SEE A2.1GARAGE(UNIT 102)STOR.100 SQ. FT.-A1.2-A1.34A3.0M5'-0"
SIDE YARD
SETBACK
SIDE YARD SETBACKS10'-0"PROPERTY LINE 111.54'PROPERTY LINE 91.04'PROPERTY LINE 45.33'LOT 'B'LOT 'A'FRONT YARDSETBACKLOWEST POINT =+/-277.3'LOWEST POINT =+/-275.2'HIGHEST POINT= +/-278.0'HIGHEST POINT= +/-281.8'8'-6"5'-0"3'-8"143789105611212141513131617192120899221818±28'-0"13131313ATTACHMENT 3Item 3Packet Page 131
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A1.2SETBACK SITE PLANSCALE: 1/16” = 1’-0”NKEYNOTES1. (E) PROPERTY LINE2. (N) PROPOSED PROPERTY LINE3. LINE OF BUILDING ABOVE4. REQUIRED SETBACK IN RELATION TO HEIGHT, PER SAN LUIS OBISPO ZONING REGULATIONS 17.22.020.B, REFER TO T1.0, A4.0, AND A4.15'-0"5'-0"MONTE VISTA PLACE
ADJACENT PROPERTYAPN: 052-071-014ADJACENT PROPERTYAPN: 052-071-02826'-0"7'-0"SETBACK26'-0"26'-412"13'-0"SETBACK13'-0"SETBACK7'-1"SETBACK8'-3"SETBACK91'-0"14'-4"SETBACK10'-11"SETBACK10'-9"SETBACK6'-4"SETBACK6'-7"SETBACK7'-0"
SETBACK 1230 MONTE VISTA PLACEAPN: 052-071-0225'-0"
SIDE YARD
SETBACK
SIDE YARD SETBACKS10'-0"PROPERTY LINE 111.54'PROPERTY LINE 91.04'PROPERTY LINE 45.33'LOT 'B'LOT 'A'FRONT YARDSETBACKBUILDING #1SEE A2.0BUILDING #2SEE A2.1A9'-0"
SETBACKB
12'-1112"SETBACKEXCEPTION5'-1"SETBACKEXCEPTION15'-2"SETBACKEXCEPTIONCD9'-7"SETBACKDF21'-212"SETBACK EXCEPTION21'-212"SETBACK EXCEPTION8'-0"SETBACKD8'-1"SETBACK EXCEPTIONE48'-7"SETBACK EXCEPTIONFG21'-212"SETBACK EXCEPTION21'-212"SETBACK EXCEPTION9'-0"SETBACK11'-012"SETBACKEXCEPTION10'-3"SETBACK132435'-0"8'-0"9'-0"10'-0"45'-0"6'-0"7'-0"8'-0"9'-0"SETBACK site plan LEGEND SETBACK EXCEPTION REQUESTED,REFER TO T1.0, A4.0 AND A4.1SETBACKSA. HEIGHT: 31’-3” MIN. SETBACK REQUIRED: 9’-0” MIN. SETBACK PROVIDED: 7’-0” (VARIES) MAX. SETBACK EXCEPTION: 2’-0” (VARIES)B. HEIGHT: 31’-3” MIN. SETBACK REQUIRED: 9’-0” MIN. SETBACK PROVIDED: 6’-7” (VARIES) MAX. SETBACK EXCEPTION: 2’-5” (VARIES)C. HEIGHT: 31’-1” MIN. SETBACK REQUIRED: 9’-0” MIN. SETBACK PROVIDED: 6’-4” (VARIES) MAX. SETBACK EXCEPTION: 2’-8” (VARIES)D. HEIGHT: 33’-0” MIN. SETBACK REQUIRED: 10’-0” SETBACK PROVIDED: 8’-0” SETBACK EXCEPTION: 2’-0”E. HEIGHT: 34’-1” MIN. SETBACK REQUIRED: 10’-0” MIN. SETBACK PROVIDED: 8’-6” (VARIES) MAX. SETBACK EXCEPTION: 1’-6”(VARIES)F. HEIGHT: 34’-3” MIN. SETBACK REQUIRED: 10’-0” SETBACK PROVIDED: 7’-0” SETBACK EXCEPTION: 3’-0”G. HEIGHT: 34’-2” MIN. SETBACK REQUIRED: 10’-0” SETBACK PROVIDED: 9’-0” SETBACK EXCEPTION: 1’-0”ATTACHMENT 3Item 3Packet Page 132
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A1.3SITE SECTIONSCALE: 1/8” = 1’-0”BUILDING 1BUILDING 28'-0"9'-0"9'-0"1'-6"1'-6"1'-3"34'-2" HIGH BUILDING HT.10'-0" @ 32'-35'35'-0" MAX. ALLOW.ABOVE A.N.G.10'-0" SETBACKREQUIREDPL VARIES1'-0" SETBACKEXCEPTIONSLOPE1/2:12SLOPE1/2:129'-0" SETBACKPROVIDED10'-0" SETBACKREQUIRED2'-0" SETBACKEXCEPTION8'-0" SETBACKPROVIDED32'-1112" LOW BUILDING HT.10'-0" @ 32'-35'10'-212"278.9' FF279.2' FF8'-0"9'-0"9'-0"1'-6"1'-6"1'-3"10'-1"31'-012" HIGH BUILDING HT.9'-0" @ 27'-31'35'-0" MAX. ALLOW.ABOVE A.N.G.29'-1112" LOW BUILDING HT.9'-0" @ 27'-31'6'-4" SETBACKPROVIDED(@ CLOSEST POINT)276.6' AVERAGE NATURAL GRADE311.2' MAX. ALLOWABLE HEIGHTSLOPE1/2:12279.5' AVERAGE NATURAL GRADE315.15' MAX. ALLOWABLE HEIGHT310.5' ROOF310.8' ROOF9'-0" SETBACKREQ'D & PROVIDEDSETBACK VARIESFROM 6'-4" TO 7'-0"278.0' HIGH POINT275.2' LOW POINT276.6' ANG281.8' HIGH POINT277.3' LOW POINT279.5' ANG5'-0"SETBACK5'-0"SETBACK5'-0"SETBACK5'-0"SETBACK9'-0" SETBACKREQUIRED2'-8" SETBACKEXCEPTIONSLOPE3/4:12site section LEGEND SETBACK EXCEPTION REQUESTED,REFER TO T1.0 AND A1.2ATTACHMENT 3Item 3Packet Page 133
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A1.4SITE SECTIONSCALE: 1/8” = 1’-0”BUILDING 1BUILDING 28'-0"9'-0"9'-0"1'-6"1'-6"1'-3"34'-3" HIGH BUILDING HT.10'-0" @ 32'-35'35'-0" MAX. ALLOW.ABOVE A.N.G.10'-0" SETBACKREQUIREDPL VARIES3'-0" SETBACKEXCEPTIONSLOPE1/2:12SLOPE1/2:127'-0" SETBACKPROVIDED10'-0" SETBACKREQUIRED2'-0" SETBACKEXCEPTION8'-0" SETBACKPROVIDED32'-1112" LOW BUILDING HT.10'-0" @ 32'-35'10'-312"278.9' FF279.2' FF8'-0"9'-0"9'-0"1'-6"1'-6"1'-3"10'-3"31'-212" HIGH BUILDING HT.9'-0" @ 27'-31'35'-0" MAX. ALLOW.ABOVE A.N.G.29'-1112" LOW BUILDING HT.9'-0" @ 27'-31'6'-7" SETBACKPROVIDED(@ CLOSEST POINT)276.6' AVERAGENATURAL GRADE311.2' MAX.ALLOW. HEIGHT279.5' AVERAGE NATURAL GRADE315.15' MAX. ALLOWABLE HEIGHT310.5' ROOF310.8' ROOF9'-0" SETBACKREQ'D & PROVIDEDSETBACK VARIESFROM 6'-7" TO 12'-0"278.0' HIGH POINT275.2' LOW POINT276.6' ANG281.8' HIGH POINT277.3' LOW POINT279.5' ANG5'-0"SETBACK5'-0"SETBACK5'-0"SETBACK5'-0"SETBACK9'-0" SETBACKREQUIRED2'-5" SETBACKEXCEPTIONSLOPE1/2:12SLOPE3/4:12site section LEGEND SETBACK EXCEPTION REQUESTED,REFER TO T1.0 AND A1.2ATTACHMENT 3Item 3Packet Page 134
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.0building 1 first floor planSCALE: 1/8” = 1’-0”NEV CAPABLEUP37'-112"65'-212"4'-512"5'-10"4'-0"19'-712"8'-512"4'-512"16'-1"FIRST FLOOR1406 SQ. FT.GARAGE(UNIT 102)GARAGE(UNIT 101)GARAGE(UNIT 102)8'-512"20'-512"20'-512"15'-10"26'-412"21'-11"4'-0"26'-412"8'-1"21'-312"WH WHEV CAPABLE EV CAPABLE65'-212"15'-10"7'-9"10'-2"11'-112"64 GAL TRASH BIN64 GAL RECYCLING BIN32 GAL ORGANICS BIN, TYP.WALL MOUNTEDVERTICAL BIKE RACKTYP. OF (2) SPACESPER RACKWALL MOUNTEDHORIZONTAL BIKE RACKTYP. OF (1) SPACE PERRACK12341234ABCDEABCDEATTACHMENT 3Item 3Packet Page 135
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.1building 1 second floor planSCALE: 1/8” = 1’-0”NWDNUP30'-412"19'-712"5'-10"13'-1"2'-312"16'-1"8'-512"13'-012"12'-9"12'-1112"4'-512"2'-312"5'-712"5'-512"4'-0"13'-1"5'-712"5'-512"12'-912"19'-912"8'-512"SECOND FLOOR - UNIT 1011633 SQ. FT.BEDROOM 310'-8" X 11'-0"BATH 2BEDROOM 210'-10" X 12'-4"BEDROOM 110'-10" X 12'-4"BATH 3BEDROOM 410'-8" X 11'-0"BATH 1BATH 4LIVINGKITCHEND3'-912"37'-112"65'-212"3'-112"10'-012"2'-312"11'-112"56'-9"30'-412"12341234ABCDEABCDEATTACHMENT 3Item 3Packet Page 136
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.2building 1 third floor planSCALE: 1/8” = 1’-0”NDNTHIRD FLOOR - UNIT 1021633 SQ. FT.WBEDROOM 310'-8" X 11'-0"BEDROOM 210'-10" X 12'-4"BEDROOM 110'-10" X 12'-4"BEDROOM 410'-8" X 11'-0"LIVINGKITCHEND3'-912"3'-112"10'-012"2'-312"11'-112"30'-412"19'-712"5'-10"13'-1"2'-312"16'-1"8'-512"13'-012"12'-9"12'-1112"4'-512"2'-312"5'-712"5'-512"4'-0"13'-1"5'-712"5'-512"12'-912"19'-912"8'-512"37'-112"65'-212"56'-9"30'-412"BATH 2BATH 3BATH 1BATH 412341234ABCDEABCDEATTACHMENT 3Item 3Packet Page 137
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.3building 1 rOOF planSCALE: 1/8” = 1’-0”Nroof plan LEGEND APPROX. LOCATION FOR FUTURE PV PANELS: +/- 1,240 SF34'-412"17'-712"5'-2"16'-9"8'-512"2'-0"30'-412"2'-512"2'-0"2'-0"56'-9"2'-0"6'-512"2'-0"69'-212"69'-212"34'-412"12341234ABCDEABCDE37'-112"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"2'-0"%8,/',1*522)ATTACHMENT 3Item 3Packet Page 138
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.4building 2 first floor planSCALE: 1/8” = 1’-0”NGARAGE(UNIT 102 & 201 SHARED)GARAGE(UNIT 202)UP21'-512"21'-512"5'-0"WHWH5'-0"91'-0"FIRST FLOOR2150 SQ. FT.GARAGE(UNIT 202)GARAGE(UNIT 201)STORAGE100 SQ. FT.4'-612"4'-612"20'-1012"20'-7"8'-1"20'-1012"20'-7"41'-512"41'-512"26'-0"26'-0"91'-0"EV CAPABLE EV CAPABLE EV CAPABLE EV CAPABLE10'-8"10'-212"10'-412"8'-612"10'-212"10'-212"10'-212"10'-412"10'-212"64 GAL TRASH BIN64 GAL RECYCLING BIN32 GAL ORGANICS BIN, TYP.WALL MOUNTEDVERTICAL BIKE RACKTYP. OF (2) SPACESPER RACK, TYP.123456123456ABCDEABCDEATTACHMENT 3Item 3Packet Page 139
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.5building 2 second floor planSCALE: 1/8” = 1’-0”NBUILDING #2SECOND FLOOR - UNIT 2012487 SQ. FT.13'-512"3'-912"UPDNW/D21'-212"13'-9"3'-912"31'-0"21'-212"W/D5'-712"10'-512"16'-1012"10'-312"5'-4"21'-212"13'-9"13'-512"5'-4"14'-11"8'-1"14'-712"5'-712"21'-212"BEDROOM 220'-4" X 13'-2"FAMILYKITCHENLIVINGDINING OFFICEBEDROOM 120'-4" X 13'-2"BEDROOM 420'-4" X 13'-2"BEDROOM 320'-4" X 13'-2"48'-7"48'-7"91'-0"31'-0"BATH 1BATH 3BATH 4BATH 2123456123456ABCDEABCDEATTACHMENT 3Item 3Packet Page 140
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.6building 2 third floor planSCALE: 1/8” = 1’-0”NDNBUILDING #2THIRD FLOOR - UNIT 2022487 SQ. FT.13'-512"3'-912"21'-212"13'-9"3'-912"31'-0"21'-212"5'-712"10'-512"16'-1012"10'-312"5'-4"21'-212"13'-9"13'-512"5'-4"14'-11"8'-1"14'-1112"5'-312"21'-212"48'-7"48'-7"91'-0"31'-0"W/DW/DBEDROOM 220'-4" X 13'-2"FAMILYKITCHENLIVINGBATH 1DINING OFFICEBEDROOM 120'-4" X 13'-2"BEDROOM 420'-4" X 13'-2"BEDROOM 320'-4" X 13'-2"BATH 3BATH 4BATH 2123456123456ABCDEABCDEATTACHMENT 3Item 3Packet Page 141
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A2.7building 2 roof planSCALE: 1/8” = 1’-0”N%8,/',1*522)2'-0"31'-0"2'-0"2'-0"31'-0"35'-0"2'-0"91'-0"2'-0"2'-0"2'-0"21'-212"95'-0"48'-7"95'-0"35'-0"123456123456ABCDEABCDE21'-212"2'-0"roof plan LEGEND APPROX. LOCATION FOR FUTURE PV PANELS: +/- 1,907 SFATTACHMENT 3Item 3Packet Page 142
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20FIRST FLOOR0'-0"SECOND FLOOR9'-6"THIRD FLOOR20'-0"MAX. BLDG HEIGHT31'-4"MAX. ALLOW. BLDG HEIGHT35'-0"A3.0building elevationsSCALE: 1/16” = 1’-0”1. BUILDINGS 1 AND 2 NORTH ELEVATIONS2. BUILDING 1 EAST ELEVATION4. BUILDINGS 1 AND 2 SOUTH ELEVATIONS3. BUILDING 1 WEST ELEVATION5. BUILDING 2 EAST ELEVATION6. BUILDING 2 WEST ELEVATIONATTACHMENT 3Item 3Packet Page 143
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A3.1MATERIAL BOARDSITE WHITEPEPPERCORNBOOTHBAY BLUEDOORS AND WINDOWS, AWNINGS, GARAGEBRONZEWALL SCONCEBRONZESTUCCO SIDINGSW 7070HARDIEPLANK LAP SIDINGJAMES HARDIE CEDARMILLSTUCCO SIDINGSW 7674WIRE TRELLISATTACHMENT 3Item 3Packet Page 144
539 Marsh StreetSan Luis Obispo, CA805.541.1010info@tenoverstudio.comMONTE VISTA APARTMENTSSAN LUIS OBISPO, CADATE: 08/28/20A6.0VIEW FROM CUL DE SACCALIFORNIA BLVD.MONTE VISTA PL.ATTACHMENT 3Item 3Packet Page 145
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PLANNING COMMISSION AGENDA REPORT
SUBJECT: Review of a new 100% affordable housing development required to satisfy the
inclusionary housing requirement for tract 2428. The project consists of five, two-story structures
containing a total of 38 low-income affordable units, a community room, and leasing office, on a site
designated for affordable housing. The project includes requested alternative incentives for the
provision of 38 low-income affordable housing units, including an 89% density bonus and a proposed
reduction in setback requirements, consisting of a setback of four feet where five feet is the minimum
required within the Planned Development (PD) overlay zone.
PROJECT ADDRESS: 3065 Lucca Lane BY: Kyle Van Leeuwen, Assistant Planner
Phone Number: (805) 781-7091
FILE NUMBER: ARCH-0095-2020 & E-mail: kvanleeuwen@slocity.org
AFFH- 00096-2020 FROM: Tyler Corey, Principal Planner
RECOMMENDATION
Adopt the Draft Resolution (Attachment 1) approving the new inclusionary housing development
consisting of 38 low-income affordable units, a community room, and leasing office subject to
findings and conditions of approval.
SITE DATA
BACKGROUND AND SUMMARY
Vesting Tentative Tract Map No. 2428 was originally approved in 2007, which approved 178 lots.
Consistent with the City’s Inclusionary Housing Ordinance, the developer was required to provide
for the creation of 26 affordable housing units within the project and did so by agreeing to dedicate
five lots to the Housing Authority. In 2017 the final map for phase two of the tract, which included
the affordable housing lots, was approved by City Council. At that time, a protected plant species was
identified on one of the affordable housing lots and lot lines were adjusted to accommodate its
protection. In order to retain the overall square footage required to fulfill the inclusionary housing
requirement, the developer dedicated two additional lots for affordable housing.
Applicant San Luis Obispo Non-Profit Housing
Corporation
Representative Aisling Burke, Ten Over Studio
Zoning Medium-Density Residential, Specific Plan
and Planned Development Overlay zone
(R-2-SP-PD)
General Plan Medium Density Residential
Site Area ~1.21 acres
Environmental
Status
Project is consistent with the Final
Program Environmental Impact Report for
the Margarita Area Specific Plan and the
Mitigated Negative Declaration for Tract
Map #2428 (Toscano Development)
Meeting Date: September 9, 2020
Item Number: 4
Figure 1: Project location
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The proposed project will fulfill the required inclusionary housing component of the tract, and
consists of five new two-story structures, which will contain 38 low-income affordable units, a
community room, and a leasing office. The residential units provided will be a mix of sizes including
ten three-bedroom, ten two-bedroom, and 18 one-bedroom units. The project site is within the
Toscano residential development, on the seven lots dedicated for affordable housing units, and will
be accessed from San Vincenzo Drive by way of Lucca Lane. The project is within the Margarita
Area Specific Plan1 (MASP) and part of a Planned Development overlay, which covers all of the
Toscano Development. The project proposes 44 surface parking spaces, with 20 compact spaces and
14 spaces provided in a tandem arrangement. The project also provides a play area and outdoor
amenity space for tenant use.
The project is proposed as a 100% affordable housing project and includes a request for two
affordable housing alternative incentives: 1) an 89% density bonus, and 2) an exception to the
minimum setback requirements of the Planned Development overlay to allow a four-foot setback
where five feet would normally be required (Attachment 2, Project Plans).
1.0 COMMISSION’S PURVIEW
Review project for consistency with the General Plan, MASP, Zoning Regulations, Planned
Development ordinance, Community Design Guidelines (CDG) and applicable City development
standards and guidelines. Planning Commission (PC) review is required for residential developments
1 Margarita Area Specific Plan: https://www.slocity.org/home/showdocument?id=4070
Figure 2: Rendering of project design as seen from parking area within the site
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with more than ten units (Zoning Regulations § 17.106.030) and for projects that include affordable
housing alternative incentive requests (Zoning Regulations § 17.140.070).
2.0 PROJECT STATISTICS
The project site is within a Planned Development overlay (PD) and a specific plan overlay (SP). Each
overlay, and their associated regulatory documents, provide varying standards applicable to the
project. Where the PD overlay provides a specific standard (setback, density, etc.) that standard takes
precedent (Attachment 3). Where the PD ordinance does not provide a specific standard, the specific
plan standards are applied. Where the PD and specific plan do not provide a specific standard, the
Zoning Regulations standards are applied.
Site Details Proposed Allowed/Required
Street Setback (from center line) 15’ -4” feet 15’ (total easement width)
Side Setback 3 4’* 5’
Density (units/acre) 2 28.6 (89% Bonus)* 16
Maximum Height of Structures 1 29 feet 35 feet
Max Building Coverage 3 31% 75%
Total # Parking Spaces 1 44 38
Environmental Status Project is consistent with previously approved environmental
reviews for the Planned Development Overlay and tract map
12019 Zoning Regulations - 2Margarita Area Specific Plan - 3Planned Development ordinance
*Incentive or exception requests for PC consideration
3.0 PREVIOUS REVIEWS
The Architectural Review Commission (ARC) reviewed the proposed project on June 15, 2020 and
unanimously recommended the PC find the project consistent with the CDG and MASP Design
Guidelines (Attachment 4, ARC Staff Report and Meeting Minutes). During their review, the ARC
provided the following additional comments and recommendations:
• Provide screening at second floor decks, possibly in the form of semi-solid deck railings.
• Consider speed control or traffic calming measures on Lucca Lane.
• Require buffer and screening between tandem parking and the adjacent neighbors.
• The Planning Commission should consider connectivity of circulation on this site and public
transit opportunities to serve this site.
• Consider expanding landing and weather protection aspects at the top of stairs on building
one.
4.0 PROJECT ANALYSIS
The proposed development must be consistent with the General Plan, MASP, Zoning Regulations,
Planned Development ordinance, CDG and applicable City development standards and guidelines
(PD, Attachment 3). Staff has evaluated the project’s consistency with relevant requirements and
has found it to be in substantial compliance, as discussed in this analysis.
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4.1 Consistency with the General Plan
The Housing Element (HE) provides programs and policies that speak specifically to supporting
affordable housing projects. The HE directs decisionmakers to promote higher densities2 and
incentivize affordable housing through density bonuses3. The project is also consistent with
Conservation and Open Space Element (COSE) Policy 4.4.34, 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.
4.2 Consistency with the PD Overlay, MASP, and Zoning Regulations
The project design must comply with the requirements and standards of the PD ordinance, which
approved the overlay, the requirements of the MASP and the Zoning Regulations, as applicable. The
project complies with lot coverage, building height, and street setback requirements for the location
and zone (see Section 2.0 Project Statistics).
Density: The applicant is requesting a density bonus of 89 percent. The site, zoned R-2-SP-PD, has
an allowed density of 18.4 units based on the site’s net acreage (16 units per acre). The applicant is
requesting an 89% density bonus as an alternative incentive for providing affordable housing units.
This density bonus increases the total number of density units to 34.78 for the site (30.24 units per
acre). The MASP limits the locations of density bonuses within Residential Development Areas due
to the need for consistency with the County Airport Land Use Plan; density bonuses are only available
in the areas identified in Figure 5 of the MASP. The project is completely with in this identified area.
To receive the 89% density bonus as an alternative incentive, the applicant must dedicate a certain
percentage of the initially allowed units as affordable housing. In this instance, the project will be
100% affordable. Density bonus percentages for projects that include low-income dedicated units are
calculated based on the rates of increase set by Table 8-2 of the Zoning Regulations (see Zoning
Regulations §17.140.040(D).). Table 8-2 lists bonus percentages for dedications up to 20% and
associated density bonuses up to 35%. Therefore when an applicant is providing a percentage of units
that is more than 20%, a density bonus larger than 35% can be requested as an alternative incentive
(as outlined in Zoning Regulations § 17.140.040(E)), and staff would expand Table 8-2 to establish
the total density bonus that could be attained. By expanding Table 8-2, staff has determined that the
applicant could receive up to a 155% density bonus for a 100% affordable project. For this project,
the applicant is asking for an 89% density bonus, which is less than the 155% bonus the project could
request, per the expanded Table 8-3.
Side Setbacks: The PD ordinance requires that a setback no less than five feet be provided for all non-
street fronting building walls. The applicant is requesting to reduce this required setback for Building
3 to approximately four feet, adjacent to the eastern pedestrian path. The proposed setback reduction
for Building 3 will not alter the overall character of the neighborhood because only a corner of the
structure will be setback less than five feet, landscaping will be provided between the pedestrian path
and the structure, and the reduction will not deprive any adjacent property of views or reasonable
solar access, based on the location of the building.
2 Housing Element Policy 6.10: To help meet the Quantified Objectives, the City will support residential infill development and
promote higher residential density where appropriate.
3 Housing Element Program 6.19: Continue to incentivize affordable housing development with density bonuses, parking
reductions and other development incentives, including City financial assistance.
4 COSE Policy 4.4.3 Compact, high-density housing: The City will promote higher-density, compact housing to achieve more
efficient use of public facilities and services, land resources, and to improve the jobs/housing balance.
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Parking: The Zoning Regulations Section 17.140.040K (Low-income housing parking) provides
alternative parking requirements for a project that provides exclusively very low or low-income
housing based on one car and one bicycle space per dwelling unit. Section 17.90.040K also provides
the opportunity for the parking requirements to be met by tandem parking. Total required parking for
the project includes 38 vehicle parking spaces and 38 bicycle spaces; the project provides 44 vehicle
parking spaces on site, and 50 bicycle parking spaces. The community room and a leasing office have
also been included in the required parking table shown on the project plans; however, these accessory
spaces do not require dedicated parking spaces.
4.3 Architectural Review Commission Directional Items
The ARC unanimously recommended approval of the architectural design with the following
directional items to be addressed in the final design of the project:
ARC Directional Item #1: Provide screening at second floor decks, possibly in the form of semi-solid
deck railings.
This directional item is intended to provide additional privacy for balconies and reduce the impacts
of visual clutter created by items that often accumulate on balconies. While the intent of this direction
is to address a valid concern, providing semi-solid deck railings may be inconsistent with the Tuscan
architectural style of the project. The Planning Commission should consider the trade-off between
providing a consistent style for the structure as a whole and the possible visual impacts of open
balconies, and if this direction from ARC should be included as a condition of approval.
ARC Directional Item #2: Consider speed control or traffic calming measures on Lucca Lane.
This directional item was in response to concerns raised by neighboring residents during the ARC
hearing. The larger Toscano Development incorporates traffic calming strategies, including bulb-
outs, choke-downs, and tabletops within the development. Additionally, staff has included Condition
#6, requiring an additional traffic calming measure, such as a speedbump or tabletop, to be installed
near the entrance to the site, which would address the ARC’s comment.
ARC Directional Item #3: Require buffer and screening between tandem parking and the adjacent
neighbors.
This directional item was in response to the concerns of neighboring residences to the west of the site,
and the possibility that vehicle headlights would be directed into adjacent backyards and homes when
parking in the tandem parking area. Condition #7 has been added requiring a low wall, fencing, or
other form of permanent improvement to prevent this intrusion of light from parking vehicles, which
would address the ARC’s comment.
ARC Directional Item #4: The Planning Commission should consider connectivity of circulation on
this site and public transit opportunities to serve this site.
This directional item for Planning Commission’s consideration is regarding transit services in the area
and the potential options to provide a connection to the pedestrian and bicycle pathway to the west of
the site, through the Conservation/Open Space parcel.
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The Public Works Transit Division has communicated that although no route changes or additional
transit stops are currently planned for the immediate five-year horizon, some re-evaluation may occur
as other developments in the area progress. Specifically, new route options will be created when the
Prado Road overpass is completed. Currently the nearest transit stop is located at 3220 South Higuera,
approximately 0.6 mile from the project site. The MASP does identify in its Circulation Plan locations
for potential bus stops. The closest of these identified potential spots is located near the corner of
Cherry Lane and Junipero Way, which would be approximately 0.3 mile from the site (see Figure 3,
Circulation Plan, Margarita Area Specific Plan).
Pedestrian access to the residential units is provided through the bicycle and pedestrian path located
to the east of the site. This path not only connects to San Vincenzo (the nearest public street) but is
also in line with the pedestrian and bicycle path that connects to Calle Jazmin, which then connects
to Margarita Avenue. While providing an additional connection to the west that would utilize the
other pedestrian and bicycle path may be desirable, this would also create conflicts with past
approvals.
There are two inconsistencies that expanding pedestrian and/or bicycle access will create. First, the
MASP Circulation Plan specifically calls out the path along the eastern drainage parcel, which then
connects to Calle Jazmin, as the identified bike route to connect to Margarita Avenue (see Figure 3,
Circulation Plan, Margarita Area Specific Plan). Second, creating a connection to the west would be
inconsistent with the approved site plan for the development as a whole, which was approved in
accordance with the adopted environmental review of the tract map; a Mitigated Negative Declaration
(MND) which included the current project site and use. The MND included analysis of wetlands and
sensitive areas for plant and wildlife species. Creating a connection would result in disturbance within
designated Conservation/Open space lots, which were established for the protection of sensitive
resources and are not within the project site.
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ARC Directional Item #5: Consider expanding landing and weather protection aspects at the top of
stairs on building one.
The project plans show a five-foot by five-foot area at the top of the stairways to the upper unit of
Building 1, which is partially covered and protected by the roof line. The Planning Commission
should discuss if this area should be required to be expanded or if more covered area should be
provided at the top of these stairs.
4.0 ENVIRONMENTAL REVIEW
On October 12, 2004, the City Council certified the Final Program EIR for the Margarita Area
Specific Plan through Council Resolution 9615 (2004 Series).
On July 3, 2007, the City Council adopted Resolution No. 9917, adopting a Mitigated Negative
Declaration (MND), and approving the project’s Vesting Tentative Tract Map (TR, PD, and ER 98-
06). On April 15, 2014, the City Council reviewed an Addendum to the MND in connection to
proposed modifications to the conditions of approval for Vesting Tentative Tract Map #2428 and
found that no changes to the previously adopted mitigation measures were warranted. City Council
Figure 3: Circulation Plan, Margarita Area Specific Plan
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Resolution No. 10514 (2014 Series) restated all mitigation measures and provided updated conditions
of approval for the project. City Council Resolution No. 10514 includes Condition #77 which requires
that Lots 171-175 of Tract #2428 be dedicated for affordable housing to provide for the required
affordable units of the Toscano development. Minor modifications to the approved tract map were
included with the final map approval of the development Phase 2 (Resolution No. 10825), one
outcome of these changes was the required dedication of lots was increased from five to seven lots.
The project is consistent with the adopted Mitigated Negative Declaration for Tract Map #2428, all
mitigation measures adopted as part of the MASP EIR and Subsequent MND that are applicable to
the proposed project are carried forward and applied to the proposed project to effectively mitigate
the impacts that were previously identified.
5.0 OTHER DEPARTMENT COMMENTS
All City Departments have reviewed the project and have provided comments that are incorporated
into the staff report and recommended resolution as conditions of approval.
6.0 ALTERNATIVES
6.1 Continue the item. An action to continue the item should include a detailed list of additional
information or analysis required.
6.2 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, MASP, Zoning
Regulations, Planned Development ordinance, CDG or other policy documents. Should the
Planning Commission want to pursue this alternative, staff recommends that the specific
findings under Government Code §§ 65915(d)(1)(B) and (d)(3) be adequately addressed.
7.0 ATTACHMENTS
1. Draft Resolution
2. Project Plans
3. Planned Development Ordinance (No. 1506, 2007)
4. ARC Staff Report and Meeting Minutes 6.15.20
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RESOLUTION NO. PC-XXXX-20
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
SAN LUIS OBISPO, CALIFORNIA, APPROVING AN INCLUSIONARY
HOUSING DEVELOPMENT CONSISTING OF FIVE, TWO-STORY
STRUCTURES CONTAINING A TOTAL OF 38 LOW-INCOME
AFFORDABLE UNITS, A COMMUNITY ROOM AND LEASING OFFICE,
AND ALTERNATIVE INCENTIVES FOR AFFORDABLE HOUSING
INCLUDING AN 89% DENSITY BONUS AND A RELAXATION OF
DEVELOPMENT STANDARDS TO ALLOW A SETBACK OF FOUR
FEET WHERE FIVE FEET IS THE STANDARD, IN ACCORDANCE
WITH THE MITIGATED NEGATIVE DECLARATION ER-98-06, AS
REPRESENTED IN THE STAFF REPORT AND ATTACHMENTS DATED
SEPTEMBER 9, 2020 (3065 LUCCA LANE ARCH-0095-2020/AFFH-0096-
2020)
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chamber of City Hall, 990 Palm Street, San Luis Obispo, California, on April 15,
2014, approving modified conditions of approval for Vesting Tentative Tract Map 2428 adopted
through City Council Resolution No. 10514 (2014 Series) originally approved through City
Council Resolution No. 9917 (2007 Series) pursuant to a proceeding instituted under MOD/TR/ER
121-13, Margarita Ranch SLO, LLC, applicant; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo
conducted a web-based public hearing on June 15, 2020, recommending the Planning Commission
find the project consistent with the Community Design Guidelines and Margarita Area Specific
Plan Design Guidelines, pursuant to a proceeding instituted under ARCH-0095-2020, and AFFH-
0096-2020, San Luis Obispo Non-Profit Housing Corporation, applicant; and
WHEREAS, the Planning Commission of the City of San Luis Obispo conducted a web-
based public hearing on September 9, 2020, pursuant to a proceeding instituted under ARCH-
0095-2020, and AFFH-0096-2020, San Luis Obispo Non-Profit Housing Corporation, applicant;
and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; 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.
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 approval to the
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project (ARCH-0095-2020 & AFFH-0096-2020), based on the following findings:
1. The project will not be detrimental to the health, safety, and welfare of persons living or
working at the site or in the vicinity because the project will be compatible with site
constraints and the scale and character of the neighborhood.
2. The project is consistent with the Housing Element because the project provides a variety of
residential types, sizes, and styles of dwellings (HE 5.4). The project supports Housing
Element Policies related to inclusion and expansion of affordable housing units within the
City (HE 1.1, 1.2, 2.1, 2.2, 7.1, 7.2, and 8.1).
3. The project is consistent with the Margarita Area Specific Plan because the project site is one
of two sites dedicated to provide a minimum of 40 affordable dwellings within the housing
tracts of the western enclave of the Margarita Area (Tract 2343, 2353, & 2428), and the
proposed project will provide 38 units with the remainder provided on the second site.
4. The project fulfills Condition #77 of Council Resolution No. 10514 (2014 Series), which
requires the development of affordable housing units within Tract 2428 (Toscano
Development), and is consistent with Council Resolution 10825 (2017 Series) which
approved the final map that created the seven lots dedicated to the Housing Authority and are
proposed to be developed.
5. The design of the project is consistent with the Community Design standards of the Margarita
Area Specific Plan and 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.
Density Bonus
6. The requested density bonus is consistent with Housing Element Program 2.17, which
encourages the City to consider residential densities above the state density bonus allowance
for projects providing housing for low-income households.
7. The requested density bonus is consistent with the intent of Housing Element Policy 6.10 and
Program 6.19, because it promotes higher residential densities and incentivizes affordable
housing by providing a density bonus.
8. The requested density bonus is consistent with 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, land resources, and to improve the City’s jobs/housing
balance.
9. The Margarita Area Specific Plan limits the locations of density bonuses within Residential
Development Areas due to the need for consistency with the County Airport Land Use Plan,
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and density bonuses are only available in the areas identified in Figure 5 of the Plan. The
location of the proposed structures is within the area identified in Figure 5 of the Margarita
Specific Plan and is therefore consistent with the County Airport Land Use Plan.
10. The proposed project will provide quality affordable housing consistent with the intent of
Chapter 17.140 of the Municipal Code, and the requested density bonus and reduction to site
development standards is necessary to facilitate the production of affordable housing units.
Setback Exception
11. The proposed project will provide for affordable housing units consistent with the intent of
Chapter 17.140 of the Zoning Regulations, and the requested reduction to site development
standards, allowing a setback of four feet where five feet is the standard requirement of the
Planned Development Ordinance, is necessary to facilitate the production of the affordable
housing.
12. The proposed setback of four feet will not alter the overall character of the neighborhood
because only a corner of the structure will be setback less than five feet, landscaping will be
provided between the pedestrian path and the structure, and based on the location of the
building, the reduction will not deprive any adjacent property of views or reasonable solar
access.
SECTION 2. Environmental Review. On October 12, 2004, the City Council certified the
Final Program EIR for the Margarita Area Specific Plan through Council Resolution 9615 (2004
Series). On July 3, 2007, the City Council adopted Resolution No. 9917, adopting a Mitigated
Negative Declaration (MND), and approving the project’s Vesting Tentative Tract Map (TR, PD,
and ER 98-06). On April 15, 2014, the City Council reviewed an Addendum to the MND in
connection to proposed modifications to the conditions of approval for Vesting Tentative Tract
Map #2428 and found that no changes to the previously adopted mitigation measures were
warranted. City Council Resolution No. 10514 (2014 Series) restated all mitigation measures and
provided updated conditions of approval for the project. City Council Resolution No. 10514
includes Condition #77 which requires that Lots 171-175 of Tract #2428 be dedicated for
affordable housing to provide for the required affordable units of the Toscano development. Minor
modifications to the approved tract map were included with the final map approval of the
development Phase 2 (Resolution No. 10825), one outcome of these changes was the required
dedication of lots was increased from five to seven lots. The project is consistent with the adopted
Mitigated Negative Declaration for Tract Map #2428, all mitigation measures adopted as part of
the MASP EIR and Subsequent MND that are applicable to the proposed project are carried
forward and applied to the proposed project to effectively mitigate the impacts that were previously
identified.
SECTION 3. Action. The 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
Item 4
Packet Page 223
Resolution No. PC-xxxx-20
3065 Lucca Lane, ARCH-0095-2020 & AFFH-0096-2020
Page 4
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-
0095-2020). 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 reviewed by the
Architectural Review Commission and approved by the Director or Planning Commission, as
deemed appropriate.
2. 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 presented at the Planning Commission Hearing on September 9,
2020.
3. Plans submitted for a building permit shall include recessed window details 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.
4. 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.
5. 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.
6. Plans submitted for a building permit shall include a speed bump, tabletop, or other traffic
calming measure near the vehicle entrance to the site, to the satisfaction of Transportation
Division of the Public Works Department and Community Development Director.
Item 4
Packet Page 224
Resolution No. PC-xxxx-20
3065 Lucca Lane, ARCH-0095-2020 & AFFH-0096-2020
Page 5
7. Plans submitted for a building permit shall show a low wall, fence, or other form of permanent
improvement near the western edge of the site, adjacent to the tandem parking spaces, to
prevent the intrusion of light into nearby homes from vehicle headlights. A section exhibit
shall be provided to confirm that the feature would block light intrusion.
Engineering Division – Public Works/Community Development
8. The underlying lots shall be merged prior to building permit issuance. A separate Lot Merger
application shall be submitted to the Planning Division to merge the lots.
9. The building plan submittal shall show and label all existing property lines and easements in
accordance with the map for Tract 2428.
10. The building plan submittal shall include a complete grading and drainage plan showing all
existing and proposed contours, walls, grading setbacks, and any wall/fence combinations.
Wall/fence combinations shall conform with fence height requirements unless otherwise
approved by the Planning Division.
11. The grading plan and supporting drainage report submitted with the building plans shall show
and note compliance with the Drainage Design Manual and Post Construction Stormwater
Regulations.
12. The building plan submittal shall include a complete site utility plan showing all existing and
proposed utilities along with any modifications to the existing infrastructure.
13. Prior to occupancy of the new structures, the developer shall restore all existing improvements
damaged or affected during the development of the site, in accordance with the Tract 2428
improvement plans including any private Home Owners Association (HOA) improvements.
Separate encroachment permit inspection fees may be required for the Public Works
Department inspection/re-inspection of the original subdivision improvements.
14. The building plan submittal shall show and note compliance with the Parking and Driveway
Standards unless otherwise approved by the Planning Division. The building plan submittal
shall include a Parking Management Plan. The plan shall be approved to the satisfaction of
the Planning Division and Transportation Division of Public Works.
15. The building plan submittal, site development plans, and/or landscape plans shall clarify how
access controls will be implemented along the creek corridor located westerly of the
development. Any proposed plantings and/or fencing shall be approved to the satisfaction of
the Planning Division and Sustainability & Natural Resources Official. If approved for
deferral, a separate covenant agreement may be required to allow for future access controls
implementation to eliminate or reduce encroachment or transit through the creek/riparian
corridor.
Item 4
Packet Page 225
Resolution No. PC-xxxx-20
3065 Lucca Lane, ARCH-0095-2020 & AFFH-0096-2020
Page 6
16. The building plan submittal shall include a construction management plan to minimize
impacts to the existing developed neighborhood including both the public and private
improvements, roadways, and driveways. The plan shall be approved to the satisfaction of
the Planning Division and Transportation Division of the Public Works Department
Building Division – Community Development
17. 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.
Transportation Division – Public Works
18. The property management for the site shall ensure that tandem parking spaces be assigned to
a single unit. Plans submitted for a building permit shall show how these spaces will be
designated.
19. The property management for the site shall ensure that a bike sharing program is provided to
the residents of the development. Prior to occupancy, the applicant shall work with the
Transportation Division to develop an appropriate program and provide a document detailing
the program to the Community Development Department.
Utilities Department
20. The construction plans for sewer and water services shall be in accordance with the
engineering design standards in effect at the time the building permit is approved.
21. The proposed utility infrastructure shall comply with the latest engineering design standards
effective at the time the building permit is issued and shall have reasonable alignments needed
for maintenance of public infrastructure along public roads.
22. The site is within the City’s Water Reuse Master Plan area and landscape irri gation for the
project shall utilize recycled water. The project shall connect to the 8” HDPE recycled water
main in San Vincenzo Drive to serve the site with recycled water.
23. The project’s estimated total water use (ETWU) to support new ornamental landscaping shall
not exceed the project’s maximum applied water allowance (MAWA). Information shall be
submitted during the Building Permit Review Process for review and approval by the Utilities
Department prior to issuance of a Building Permit to support required water demand of the
project’s proposed landscaping.
24. Potable city water shall not be used for major construction activities, such as grading and dust
control, as required under Prohibited Water Uses, Chapter 17.07.070.C of the City’s
Item 4
Packet Page 226
Resolution No. PC-xxxx-20
3065 Lucca Lane, ARCH-0095-2020 & AFFH-0096-2020
Page 7
Municipal Code. Recycled water is available through the City’s Construction Water Permit
program.
25. Projects generating more than two cubic yards of total waste shall comply with AB 1826, and
local waste management ordinance to reduce greenhouse gas emissions.
26. Trash enclosure(s) shall conform the requirements by the San Luis Garbage Company and
refuse bins shall be sized to provide a reasonable level of service. Separate refuse bins shall
be accommodated within the site for the three (3) waste streams, trash, recycling, and
organics.
27. Onsite 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.
Indemnification
28. 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 ________________, seconded by _________________, and on the following
roll call vote:
AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 9th day of September 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
Item 4
Packet Page 227
TOSCANO
INCLUSIONARY
HOUSING
entitlements PACKAGE, 09/01/20
Prepared by TEN OVER STUDIO
The Toscano Inclusionary Housing Project is designed to bring 38 new affordable residential
units to the South Hills area of San Luis Obispo. The buildings are designed to fit in with the
existing architectural style of the surrounding neighbors. The site creates new connections to
an existing pedestrian pathway and creates pockets of community space that highlight views of
the South Hills.
Item 4
Packet Page 228
CLIENT
HASLO
487 LEFF ST, SAN LUIS OBISPO, CA 93401
CONTACT: MICHAEL BURKE
mburke@haslo.org
ARCHITECT
TEN OVER STUDIO
539 MARSH ST., SAN LUIS OBISPO, CA 93401
805.541.1010
CONTACT: AISLING BURKE
aislingb@tenoverstudio.com
PROJECT INFO & DATA T1.0 TO T1.1
CONTEXTUAL SITE MAP T1.2
CONTEXTUAL IMAGES T1.3
PRELIM. GRADING & DRAINAGE PLAN C1.0
PRELIM. UTILITY PLAN C2.0
PRELIM. SITE CROSS SECTION C3.0
LANDSCAPE PLAN L1.0
LANDSCAPE PALETTE L1.1
LANDSCAPE PRECEDENTS L1.2
IRRIGATION CALCULATIONS L1.3
SITE PLAN A1.0
BUILDING 01 FIRST FLOOR PLAN A2.0
BUILDING 01 SECOND FLOOR PLAN A2.1
BUILDINGS 02 - 04 FIRST FLOOR PLAN A2.2
BUILDING 05 FIRST FLOOR PLAN A2.3
BUILDINGS 02 - 05 SECOND FLOOR PLAN A2.4
BUILDINGS 01 - 05 ROOF PLANS A2.5
BUILDING 01 ELEVATIONS A3.0
BUILDING 05 ELEVATIONS, 02 - 04 SIM. A3.1
SITE ELEVATIONS A3.2
MATERIAL BOARD A3.3
BUILDING SECTIONS A4.0
ENLARGED FLOOR PLANS A5.0 TO A5.2
PROJECT IMAGES A6.0 TO A6.2
CONTACTS
index
Item 4
Packet Page 229
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 T1.0
VICINITY MAP
SOUTH HILLS OPEN SPACE
N
MARGARITA AV
E
.
SAN VINCENZO DR.LUCCA LANEPRA
D
O
R
D
.S. HIGUERA ST.PROJECT LOCATION
3051, 3053, 3055, 3057, 3058, 3065, AND 3067 LUCCA LANE
APN's
CURRENT USE N/A
50300 SF 1.15 ACRE
MAX SITE COVERAGE ALLOWABLE 60%PROPOSED 32.1%, 16157 SF
FAR ALLOWABLE N/A PROPOSED N/A
DENSITY ALLOWABLE 16/ACRE PROPOSED 30.12/ACRE
AFFORDABLE UNITS PROPOSED 38
INCENTIVES PURSUED DENSITY BONUS
SETBACK REDUCTION
HEIGHT LIMIT ALLOWABLE 35' MAXIMUM PROPOSED 28'-8" MAXIMUM
ADJACENT ZONES NORTH EAST SOUTH WEST
R-2 C/OC R-2 C/OS
SETBACKS FRONT 15' DWELLING, 10' FRONT PORCH OR 20' 17.18.020.A
MEDIUM DENSITY SIDE 5' MINUMUM, REFER TO 17.18.020.B TABLE 2-7
REAR 5' MINUMUM, REFER TO 17.18.020.B TABLE 2-8
LAND USE REQUIREMENTS
ZONING
OVERLAY ZONES
SPECIFIC AREA DESIGN GUIDELINES
COMBINED LOT SIZE
R-2
SP-PD
MARGARITA AREA SPECIFIC PLAN
ADDRESS
PROPOSED USE MULTI-UNIT RESIDENTIAL
ALLOWED USE IN ZONE Y
ENTITLEMENTS/USE PERMIT REQUIRED N
053-025-038; 053-025-039; 053-025-040; 053-025-041;
053-025-042; 053-025-043; 053-025-044
BUILDING 01
OCCUPANCY R-2, A, B
CONSTRUCTION TYPE V-B
SPRINKLER SYSTEM NFPA 13
STORIES PROPOSED 2
HEIGHT PROPOSED 28'-4"
BUILDING AREA SF 5585 SF
BUILDINGS 02-05
OCCUPANCY R-2
CONSTRUCTION TYPE V-B
SPRINKLER SYSTEM NFPA 13
STORIES PROPOSED 2
HEIGHT PROPOSED 28'-8"
BUILDING AREA SF 5675 SF
BUILDING INFO
PROJECT DESCRIPTION
The project site is an inclusionary housing parcel(s) of a previously approved housing subdivison. The project
proposes (5) buildings consisting of (38) low income affordable housing units. The project provides a common
area and leasing office of approximately 1009 sf, a play area of approximately 624 sf, and an outdoor amenity
space of approximately 750 sf for tenant use.
(44) parking spaces will be provided on site and will serve the tenant and common area uses of the project. The
proposed tandem spaces will be assigned by the on-site manager, prioritizing three bedroom units.
The project will comply with the Tax Credit Large Family Standard by providing minimum 25% of two bedrooms,
minimum 25% of three bedrooms, (10) units of each respectively, and the remaining (18) as one bedroom units.
This project is located within the City of San Luis Obispo's Airport Area Zone, and the Margarita Area Specific
Plan. The project will require review and approval from the Architectural Review Commission hearing and
Planning Commission hearing.
This project is asking for the following affordable housing concessions:
- Density bonus of 89%
- Setback reduction
A lot merger is forthcoming under a separate planning application to merge 7 parcels into 1.
Item 4
Packet Page 230
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 T1.1
DENSITY CALC UNIT TYPE
STUDIO / 1 BED 14 0.5 7
1 BEDROOM >600 SF 4 0.66 2.64
2 BEDROOM 10 1 10
3 BEDROOM 10 1.5 15
4+BEDROOM 0 2 0
TOTAL PROPOSED 38 34.64
DENSITY BONUS
PROPOSED DENSITY:30.12 UNITS/ACRE
89%
18.40 UNITS
DENSITY
DENSITY ALLOWED: 16 / ACRE
DENSITY ALLOWED:
UNIT COUNT DU FACTOR
DENSITY CALCULATIONS
TOTAL DENSITY ALLOWED COMBINE LOT SIZE: 1.15 ACRE
REQUESTED DENSITY BONUS:
% LOW INCOME UNITS:100%
BUILDING 01 COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTAL
FIRST FLOOR 0 2898 0 0 2,898
SECOND FLOOR 0 2687 0 0 2,687
0 5585 0 0 5585
BUILDINGS 02 - 05 COV'D DECK SF MAIN OCC. SF INCIDENTAL SF ACCESSORY SF BLDG. TOTAL
FIRST FLOOR 0 2876 0 0 2,876
SECOND FLOOR 0 2799 0 0 2,799
0 5675 0 0 5675
BUILDING AREA
BLDG. TOTAL
BUILDING 01 5,585
BUILDING 02 5,675
BUILDING 03 5,675
BUILDING 04 5,675
BUILDING 05 5,675
SITE TOTAL 28,285
SITE BUILDING AREA
PARKING PROVIDED
RESIDENTIAL USE UNIT COUNT (OR SF) PARKING FACTOR SPACES REQUIRED
1 BEDROOM 18 1 / UNIT 18
2 BEDROOM 10 1 / UNIT 10
3 BEDROOM 10 1 / UNIT 10
BUSINESS 1009 SF 1 SPACE / 300 SF 3
GUEST/COMM.N/A - NOT REQ'D 3
REQUIRED TOTAL 41
PROVIDED TOTAL 44
COMPACT*20
STANDARD 20
ACCESSIBLE 4
ADA SPACES USE # OF SPACES ADA FACTOR ADA REQUIRED
RESIDENTIAL 44 1 / 25 SPACES 2
REQ'D TOTAL 2
PROVIDED TOTAL 1 VAN, 1 STD
EV READY REQ'D USE # OF REQ'D PKG FACTOR EV READY REQ'D
ZONING MULTIFAMILY 44 10% OF SPACES 4
REQ'D TOTAL 4
PROVIDED TOTAL 1 VAN, 1 STD, 2 EV
EV CAPABLE REQ'D USE # OF REQ'D PKG FACTOR EV CAPABLE REQ'D
ZONING
(MORE RESTRICTIVE)
MULTIFAMILY 44 50% OF REQ'D SPCS 22
REQ'D TOTAL 22
PROVIDED TOTAL 22
MOTORCYCLE USE # OF SPACES PARKING FACTOR MOTORCYCLE REQ'D
RESIDENTIAL 44 1 / 20 @ 10+SPCS 2
REQ'D TOTAL 2
PROVIDED TOTAL 2
PARKING CALCULATIONS
*50% ALLOWED TO BE COMPACT IN RESIDENTIAL APARTMENT PROJECTS PER SLO CITY
ENGINEERING STANDARD 2230
BICYCLE PARKING REQ'D
UNIT COUNT (OR SF)
RESIDENTIAL
BUILDING 01 6 6 1 / UNIT 6
BUILDING 02 8 8 1 / UNIT 8
BUILDING 03 8 8 1 / UNIT 8
BUILDING 04 8 8 1 / UNIT 8
BUILDING 05 8 8 1 / UNIT 8
BUSINESS 1009 1 1 / 1000 SF 1
GUEST 11 N/A - NOT REQ'D 11
REQUIRED TOTAL 39 1 38
PROVIDED TOTAL 50 12 38
BICYCLE PARKING CALCULATIONS
SHORT TERM LONG TERMTOTAL BICYCLE
Item 4
Packet Page 231
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 T1.2
contextual SITE map
N
Item 4
Packet Page 232
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 T1.3
CONTEXTUAL IMAGES
Our site is surrounded by newly constructed residences,
with more under cosntruction. The buildings range from 2
to 3 stories. The surrounding material pallette is bright-
colored stucco and stone with tile roofs and tuscan-style
details such as shutters, arched windows and doors, and
wood accents.
SUMMARY OF CONTEXT
Item 4
Packet Page 233
GRADING LEGEND
GENERAL LEGEND
STORM DRAIN LEGEND:
99
100
GRADING LEGEND
GENERAL LEGEND
STORM DRAIN LEGEND:
99
100
44 43 42 41 40 39 38 37
36353433323130292827262524232221
20
19
18
17
16
15
1413
1211
109
87
65
43
21
M
UP UP
UP
UP
COMPACTCOMPACT COMPACT COMPACT
M
EV
READY
EV
READY
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
UP
UP
MAILBOXES
FF 178.50
FF 178.45
FF 177.90
FF 177.80FF 176.70
GRADING KEY NOTES:
00 20'40'
20'SCALE: 1" =
C1.0
PRELIMINARY
GRADING &
DRAINAGE PLAN
Item 4
Packet Page 234
GENERAL LEGENDGENERAL LEGENDGENERAL LEGEND
STORM DRAIN LEGEND:
WATER LEGEND:
SANITARY SEWER LEGEND:
DRY UTILITY LEGEND:
STORM DRAIN LEGEND:
WATER LEGEND:
SANITARY SEWER LEGEND:
DRY UTILITY LEGEND:
STORM DRAIN LEGEND:
44 43 42 41 40 39
38 37
36353433323130292827262524232221
20
19
18
17
16
15
1413
1211
109
87
65
43
21
M
UP UP
UP
UP
COMPACTCOMPACT COMPACT COMPACT
M
EV
READY
EV
READY
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
UP
UP
MAILBOXES
FF 178.50
FF 178.45
FF 177.90
FF 177.80FF 176.70
WATER KEY NOTES
CAUTIONARY KEY NOTES
UTILITY GENERAL NOTES
SANITARY SEWER KEY NOTES
STORM DRAIN KEY NOTES
WATER KEY NOTES
C2.0
PRELIMINARY
UTILITY PLAN
00 20'40'
20'SCALE: 1" =
Item 4
Packet Page 235
44 4342 4140 3938373635343332313029282726252423MUPUPUPCOMPACTCOMPACTCOMPACT COMPACTEVREADYEVREADYEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEUPUPMAILBOXESElevationStation
BUILDING 01
FF 178.50
BUILDING 04
FF 177.80
DESIGNED BY:
CHECKED BY:
ISSUED BY:
DATE:
DAP
KDG
KDG
09/01/2020
00 20'40'
20'SCALE: 1" =
PRELIMINARY SITE
CROSS SECTION
C3.0
Item 4
Packet Page 236
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20
LANDSCAPE PLAN
SCALE: 1” = 30’-0”
N
L1.0
KEYNOTES
1. LOW LANDSCAPE WALL
2. SHADED SEATING / GATHERING SPACE
3. SCREENING VEGETATION
4. PRIVATE BALCONY / PATIO, TYP.
5. MAIN PEDESTRIAN ENTRY
6. PARKING LOT LIGHTING
7. SITE / STRUCTURAL RETAINING WALL
8. OPEN METAL ROD FENCING
9. WOOD SCREEN FENCING
OPEN METAL ROD FENCING
WOOD SCREEN FENCING
(TYP)
(TYP)
L1
LANDSCAPE LIGHTING SCHEDULE
MARK MFR REMARKS CATALOG MUNBER VOLTAGE WATTAGE LAMPING MOUNTING
L1 TBD PARKING LOT
LIGHTING, MAX.
HEIGHT 12'
-- - LED CONCRETE
FOOTING
L2 TBD OUTDOOR PATHWAY
LIGHTING
-- - LED CONCRETE
FOOTING
L1
L1
L2
L1
L1
L2
L2 L2
L2
L2
L2L2
L2
L2
L2
L2
L2
L2
L1NO
PARKING
EV CHARGINGONLYEV CHARGINGONLYUP
UP
MAILBOXES
UP UP UPUP
BUILDING 05-C
5675 SF
BUILDING 04-B
5675 SF
BUILDING 01-A
5585 SF
BUILDING 02-B
5675 SF
BUILDING 03-A
5675 SF
PLAY
AREA
640 SF
ALLEY
LUCCA LANEPRIVATEPARKING
44 SPACES
PRIVATE RESIDENCE
DRAIN
A
GE
PEDESTRIAN TRAIL& GREENWAYPRIVATE RESIDENCE
PRIVATE RESIDENCE
PRIVATE RESIDENCE
SOUTH HILLS73
1
1
5
2
4
4
3 3
3
3
3
8
99
9
8
8
8
9
6 (TYP)
Item 4
Packet Page 237
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 L1.1
LANDSCAPE palette
plant palette plant SCHEDULE
hardscape palette LIGHTING palette
sweet bay
concrete-stamped or salted
finish, integral color
parking lot lighting
max. height 12’
pathway lighting options
paver: belgard cambridge
pattern: cobble
color: 50/50 - toscana/
victorian
block: split face block
color: Margarita cbrw
cream brown
decomposed granite
tan OR GREY, stabilized
deer grass
gray lavender cottonwhite sage
COAST LIVE OAKcallery pear
jasmine
pink rockrose
bee’s bliss sage lavender
OLIVEbrisbane box
rosemary
mock orange
amole
TREES QTY BOTANICAL / COMMON NAME REMARKS
9 Laurus nobilis / Sweet Bay SIZE: 10`-20` WIDE, 20-30` TALL
WUCOLS PF: .1 - .3
20 Lophostemon confertus / Brisbane Box SIZE: 15`-25` WIDE, 40-60` TALL
WUCOLS PF: .4 - .6
18 Olea europaea `Swan Hill` TM / Swan Hill Olive SIZE: TO 25` TALL & WIDE
WUCOLS PF: <.1
27 Pittosporum tobira / Mock Orange SIZE: 8`-12` WIDE, 12`-16` TALL
WUCOLS PF: .1 - .3
6 Pyrus calleryana / Ornamental Pear SIZE: TO 50` TALL & WIDE
WUCOLS PF: .4-.6
7 Quercus agrifolia / Coast Live Oak SIZE: TO 40` TALL & WIDE
WUCOLS PF: <.1
SHRUB AREA BOTANICAL / COMMON NAME
Low Water Use Shrubs and Grasses
PLANT SCHEDULE Item 4
Packet Page 238
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 L1.2
LANDSCAPE PRECEDENTS
Item 4
Packet Page 239
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20
Instructions Plant Water Use
Type Plant Factor
Cells with blue background are for entering data Very Low 0 - 0.1
Results show in cells with tan background Low 0.1 - 0.3
Errors will show in RED text.Moderate 0.3 - 0.6
High 0.6 - 1.0
1) Enter Plant Factor (PF)
The plant factor used shall be from WUCOLS or from horticultural researchers with
academic institutions or professional associations as approved by the California
Department of Water Resources (DWR). (23 CCR § 492.4)Hydrozone
Plant Water Use
Type (low,
moderate, high)
Plant Factor
(PF)
Hydrozone Area
(HA) (ft2) Without
SLA
Enter Irrigation
Type (PF x HA (ft2))/IE
Zone 1 Low 0.30 2,472 Drip Irrigation 915.56
2) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low 0.20 13,452 Drip Irrigation 3321.48
Zone 3
3) Select Irrigation Type from drop-down menu.Zone 4
Drip System Irrigation Efficiency (IE) 0.81 Zone 5
Spray System Irrigation Efficiency (IE) 0.75 Zone 6
Zone 7
4) ETWU results show at the bottom of the page Zone 8
Zone 9
Total Landscape Area (LA) must be equal to the LA in the MAWA calculator.Zone 10
ETWU must be equal to or less than MAWA. Mistakes will show in RED.Zone 11
Zone 12
Zone 13
Zone 14
Zone 15
Zone 16
Zone 17
Zone 18
Zone 19
Zone 20
HA Area 15,924 4,237.04
SLA
Total LA 15,924
Results:MAWA= 237,837.7
ETWU= 115,061.0 Gallons
153.8 HCF (Hundred Cubic Feet) per year
0.3531 Acre-feet per year
Estimated Total Water Use
Enter Values in Blue Cells
Tan Cells Show Results
ETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA]
L1.3
IRRIGATION CALCULATIONS
Type of Project Residential
ETo of City from MWELO data 43.80 ETo (inches/year)
Overhead Landscape Area (ft2)
15924 Drip Landscape Area (ft2)
SLA (ft2)
Total Landscape Area 15,924 ft2
as
as
ere turf
Results:
(ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA]237,837.7 Gallons per year
318 HCF (Hundred Cubic Feet) per year
0.730 Acre-feet per year
San Luis Obispo
Tan Cells Show Results
Enter Value in Blue Cells
Maximum Applied Water Allowance Calculations
Item 4
Packet Page 240
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A1.0
78'-6"57'-10"55'-4"4'-10"SETBACK14'-0"
17'-0"
20'-5"4'-2
1
2"SE
TBACK
6'-10"
SETBACK20'-812"SETBACK20'-5"SETBACK20'-2"SETBACK20'-2"SETBACK11'-512"
SETBACK
5
'
-
5
"
4'-2"5'-0"5'-0"9'-10"
12'-8"10'-8"4'-6"5'-0"32'-212"
23'-3"
22'-0"
7'-6"
NO
PARKING
EV CHARGINGONLYEV CHARGINGONLY20'-5"
44 43 42 41 40 39
38 37
36353433323130292827262524232221
20
19
18
17
16
15
1413
1211
109
87
65
43
21
M
UP UP
UP
UP
UP 20'-1012"SETBACK4'-6"4'-1"9'-8"
6'-10"15'-0" PRIVATESLOPE EASEMENT15'-5"5'-0" UTILITYEASEMENT5'-0"4'-0" UTILITY &
PEDESTRIAN EASEM
E
N
T
COMPACT
15'-5"7'-6"COMPACT COMPACT
COMPACTCOMPACT
COMPACTCOMPACT COMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTCOMPACTM 21'-5"SETBACKUP
BUILDING 01-A
5585 SF
BUILDING 02-B
5675 SF
BUILDING 03-A
5675 SF
BUILDING 04-B
5675 SF
BUILDING 05-C
5675 SF
ALLEY
LUCCA LANEPRIVATEPLAY
AREA
624 SF
PARKING
44 SPACES
5
6
RESIDENCE ADJACENT RESIDENCE
ADJACENT RESIDENCE
ADJACENT RESIDENCE
ADJACENT
7
10
2
1
4
3
8
9
9
1
A3.0
2
A3.0
3
A3.0
4
A3.0
1
A3.1
4
A3.1
3
A3.0
REFER TO A2.0 - A2.1
REFER TO A2.2 - A2.3, SIM.
REFER TO A2.2 - A2.3, SIM.
REFER TO A2.2 - A2.3REFER TO A2.2 - A2.3
2
A3.1
EV
READY
EV
READY
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
EV
CAPABLE
EVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEEVCAPABLEA
B
C
D
E
1 BEDROOM
605 SQ. FT.
1 BEDROOM
605 SQ. FT.1 BEDROOM605 SQ. FT.1 BEDROOM605 SQ. FT.
10
1010
11
10
1
A3.2
2
A3.2
3
A4.05
A4.0
4
A4.0
2
A4.0
1
A4.0 SOUTH HILLS
12
12
N
SCALE: 1" = 30'-0"03015 60
1 SITE PLAN
SITE PLAN
SCALE: 1” = 30’-0”
N
KEYNOTES
1. PRIVATE BALCONY / PATIO, TYP.,
SCREEN PATIOS WITH LANDSCAPING
2. MAIN PEDESTRIAN ENTRY
3. SITE / STRUCTURAL RETAINING WALL
4. (E) ALLEY AND PEDESTRIAN
CONNECTION TO PEDESTRIAN TRAIL
5. TRANSFORMER
6. TRASH ENCLOSURE AND PAIR GATES
WITH ADA ACCESS AT BACK; SIZED
FOR (3) 4-YARD DUMPSTERS FOR
TRASH, RECYCLING, AND ORGANICS
7. FIRE TRUCK TURNAROUND
8. (E) PEDESTRIAN / BIKE PATH
9. (E) DRAINAGE SWALE
10. SHORT TERM BIKE PARKING, TYP. OF
(2) SPACES FOR A TOTAL OF (10)
SPACES
11. MAILBOXES, TYP. OF (3) FOR (39)
BOXES
12. FENCE AND LANDSCAPING TO
SCREEN TANDEM PARKING SPACES,
REFER TO L1.0 LANDSCAPE PLAN
SETBACKS
REFER TO A4.0 SECTIONS
A. SETBACK: 5’-5”
ALLOWED HEIGHT: 1’ – 12’
ACTUAL HEIGHT: 8’-6”
B. SETBACK: 11’-6”
ALLOWED HEIGHT: 23’ – 24’
ACTUAL HEIGHT: 20’-3”
C. SETBACK: 6’-10”
ALLOWED HEIGHT: 1’ – 12’
ACTUAL HEIGHT: 17’-6”
HEIGHT EXCEPTION:
ADJACENT TO OPEN SPACE
D. SETBACK: 4’-2”
REQ’D MIN. SETBACK: 5’-0”
EXCEPTION: ADJACENT TO
OPEN SPACE
ALLOWED HEIGHT: 1’ – 12’
ACTUAL HEIGHT: 20’-4”
HEIGHT EXCEPTION:
ADJACENT TO OPEN SPACE
E. SETBACK: 4’-10”
ALLOWED HEIGHT: 1’ – 12’
ACTUAL HEIGHT: 24’-9”
SETBACK CONCESSION REQUEST
BUILDING COLOR LEGEND
REFER TO A3.3 MATERIAL BOARD
COLOR SCHEME A:
BUILDINGS 1 & 3
COLOR SCHEME B:
BUILDINGS 2 & 4
COLOR SCHEME C:
BUILDING 5
Item 4
Packet Page 241
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A2.0
BUILDING 01 first FLOOR PLAN
SCALE: 3/32” = 1’-0”
N
LEASING
OFFICE
133 SQ. FT.
ADA
BATHROOM
75 SQ. FT.
COMMUNITY ROOM
1009 SQ. FT.
UP
UP
3 BEDROOM
902 SQ. FT.
2 BEDROOM
775 SQ. FT.
28'-112"
38'-712"39'-8"
11'-612"10'-512"24'-6"78'-312"
19'-2"5'-0"16'-6"1'-612"47'-612"4'-10"
24'-412"10'-512"15'-8"8'-1112"5'-0"
38'-712"34'-10"5'-0"3'-0"3'-0"17'-312"13'-6"1'-012"23'-012"39'-612"1 2 3 4 5 6 7 8
1 2 3 4 5 6 7 8
A
B
C
D
E
F
G
H
A
B
C
D
E
F
G
H
9'-0"
9'-0"3'-0"MECH./
ELEC.
65 SQ. FT.
LAUNDRY
147 SQ. FT.
MAILBOXES
Item 4
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539 Marsh Street
San Luis Obispo, CA
805.541.1010
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A2.1
BUILDING 01 second FLOOR PLAN
SCALE: 3/32” = 1’-0”
N
DN
DN
2 BEDROOM
775 SQ. FT.
3 BEDROOM
902 SQ. FT.
1 BEDROOM
485 SQ. FT.
1 BEDROOM
531 SQ. FT.
DECK
DECK
28'-112"
29'-712"39'-8"
11'-612"10'-512"7'-2"24'-6"69'-312"
12'-0"5'-0"16'-6"1'-612"4'-10"
24'-412"10'-512"11'-312"12'-0"1'-4"
5'-0"24'-712"34'-10"5'-0"3'-0"14'-0"5'-0"16'-6"1'-012"47'-612"22'-612"17'-0"2'-0"3'-0"2'-0"1 2 3 4 5 6 7 8
1 2 3 4 5 6 7 8
A
B
C
D
E
F
G
H
A
B
C
D
E
F
G
H 23'-012"Item 4
Packet Page 243
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20
SCALE: 3/32” = 1’-0”
A2.2
N BUILDING 04 first FLOOR PLAN,
buildings 02 & 03 sim.
1 BEDROOM
571 SQ. FT.
2 BEDROOM
854 SQ. FT.
MECH./ELEC.
100 SQ. FT.
FIRE RISER
47 SQ. FT.
PATIO
PATIO
PATIO
PATIO
UP
3 BEDROOM
1021 SQ. FT.4'-3"23'-712"10'-11"22'-11"33'-10"13'-2"10'-512"4'-6"26'-0"12'-0"66'-212"66'-212"1 2 3 5 6
1 2 3 5 6
53'-0"
6'-0"17'-5"3'-7"
20'-612"5'-0"6'-512"
21'-0"3'-0"
56'-0"24'-1"4'-112"A
B
C
D
E
F
G
A
B
C
D
E
F
G
56'-0"
26'-0"
3'-0"
4
4
24'-0"8'-9"1 BEDROOM
605 SQ. FT.38'-0"Item 4
Packet Page 244
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20
SCALE: 3/32” = 1’-0”
A2.3
N
BUILDING 05 first FLOOR PLAN4'-3"23'-712"10'-11"22'-11"33'-10"13'-2"10'-512"4'-6"26'-0"12'-0"66'-212"38'-0"66'-212"1 2 3 5 6
1 2 3 5 6
53'-0"
6'-0"17'-5"3'-7"
20'-612"5'-0"6'-512"
21'-0"3'-0"
56'-0"24'-1"4'-112"A
B
C
D
E
F
G
A
B
C
D
E
F
G
56'-0"
26'-0"
3'-0"
4
4
24'-0"8'-9"ELEC.
73 SQ. FT.
FIRE RISER
47 SQ. FT.
PATIO
PATIO
PATIO
PATIO
MECH.
66 SQ. FT.
UP
3 BEDROOM
933 SQ. FT.
1 BEDROOM
501 SQ. FT.
1 BEDROOM
533 SQ. FT.
2 BEDROOM
738 SQ. FT.
Item 4
Packet Page 245
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A2.4
BUILDINGs 04 & 05 second FLOOR PLAN,
buildings 02 & 03 sim.
SCALE: 3/32” = 1’-0”
N
DECK
DECK
DECK
DECK
DN
1 BEDROOM
627 SQ.FT.4'-3"23'-712"10'-11"10'-11"33'-10"13'-2"10'-512"4'-6"26'-0"12'-0"66'-212"38'-0"66'-212"1 2 3 5 6
1 2 3 5 6
6'-0"
17'-5"3'-7"
20'-612"
5'-0"
6'-512"
21'-0"3'-0"
56'-0"24'-1"4'-112"A
B
C
D
E
F
G
A
B
C
D
E
F
G
51'-0"
26'-0"
3'-0"
4
4
2'-0"12'-0"12'-1"12'-0"24'-0"
2'-0"
24'-0"8'-9"2 BEDROOM
738 SQ. FT.
3 BEDROOM
933 SQ. FT.
1 BEDROOM
501 SQ. FT.
Item 4
Packet Page 246
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A2.5
preliminary solar placement
SCALE: N.T.S.
N BUILDINGs 01 - 05 roof plans
buildings 04 & 05building 03building 02building 01
Item 4
Packet Page 247
539 Marsh Street
San Luis Obispo, CA
805.541.1010
info@tenoverstudio.com
TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A3.0
SECOND FLOOR
11'-0"
FIRST FLOOR
0'-0"
MAX. ALLOWABLE BLDG. HEIGHT
35'-0"
MAX. EAVE HEIGHT
24'-9"
MAX. RIDGE HEIGHT
28'-4"
87654321
8 7 6 5 4 3 2 1 H G F E D C B A
HGFEDCBA
4. EAST ELEVATION
2. west ELEVATION
BUILDING 01 elevations
SCALE: 3/32” = 1’-0”
3. north ELEVATION
1. south ELEVATION
Item 4
Packet Page 248
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A3.1
SECOND FLOOR
11'-0"
FIRST FLOOR
0'-0"
MAX. ALLOWABLE BLDG. HEIGHT
35'-0"
MAX. EAVE HEIGHT
24'-9"
MAX. RIDGE HEIGHT
28'-8"
1 2 3 4 5 6
123456 G F E D C B A
GFEDCBA
4. south ELEVATION
2. north ELEVATION
SCALE: 3/32” = 1’-0”
BUILDING 05 elevations, buildings 02 - 04 sim.
3. EAST ELEVATION
1. west ELEVATION
Item 4
Packet Page 249
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A3.2
building 5
SCALE: 1/16” = 1’-0”
site elevations
building 4building 3
1. SOUTH elevation
2. NORTH elevation
building 2building 1
COLOR SCHEME A
COLOR SCHEME A
COLOR SCHEME B COLOR SCHEME C
COLOR SCHEME B
Item 4
Packet Page 250
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A3.3
MATERIAL BOARD
SIMILAR TO EXISTING
TBD - LOCALLY SOURCED
SIMILAR TO EXISTING
MATCHES EXISTING
SIMILAR TO EXISTING
MATCHES EXSITING
DECORATIVE TILE RISERS
ALTERNATING PATTERN AND COLOR
STONE SIDING - ALL BUILDINGS
CULTURED STONE BY BORAL, PRO-FIT LEDGESTONE
SOUTHWEST BLEND
ROOF TILE
MCA SUPERIOR CLAY ROOFING TILE
OLD SANTA BARBARA BLEND
STUCCO SIDING
COLOR SCHEME A: BUILDINGS 01 & 03
INTEGRAL STUCCO, COLOR TO MATCH SW 7104
STUCCO SIDING
COLOR SCHEME C: BUILDING 05
INTEGRAL STUCCO, COLOR TO MATCH SW 7078
STUCCO SIDING
COLOR SCHEME B: BUILDINGS 02 & 04
INTEGRAL STUCCO, COLOR TO MATCH SW 0068
Item 4
Packet Page 251
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A4.0
4'-10"
SETBACK
23'-812" BLDG. HT.@ SETBACK4'-10"
SETBACK
24'-812" BLDG. HT.@ SETBACK35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.28'-512" MAX. BLDG. HT.176.72' A.N.G.
177.8' FF 35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.29'-512" MAX. BLDG. HT.174.63' A.N.G.
176.7' FF9'-0"11'-0"9'-0"9'-0"11'-0"9'-0"180.95' A.N.G.178.5' FF 35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.20'-212" BLDG. HT.@ SETBACK24'-812" MAX. BLDG. HT.21'-812"
SETBACK 8"3'-612"7'-1034"1'-4"183.58' A.N.G.
178.45' FF 17'-6" BLDG. HT.@ SETBACK6'-912"
SETBACK
35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.23'-6" MAX. BLDG. HT.SETBACK EXCEPTION,
REFER TO A1.0
REQUIRED SIDE SETBACK, REFER TO
CITY OF SLO ZONING REGULATIONS
17.18.020.B TABLE 2-7
35'-0" MAX. ALLOW. BLDG. HT.ABOVE A.N.G.24'-7" MAX. BLDG. HT.180.22' A.N.G.177.9' FF
SETBACK EXCEPTION,
REFER TO A1.0
20'-4" @ SETBACK5'-2"
SETBACK
9'-0"11'-0"9'-0"9'-0"11'-0"9'-0"9'-0"11'-0"9'-0"BUILDING SECTIONS
01
02
03
0405
1. building 1
NORTH-SOUTH SECTION
2. building 2
EAST-WEST SECTION
3. building 3
NORTH-SOUTH SECTION
4. building 4
NORTH-SOUTH SECTION
5. building 5
NORTH-SOUTH SECTION
Item 4
Packet Page 252
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A5.0
enlarged floor plans
1. THREE BEDROOM UNIT
TYPICAL BUILDINGS 2-5
2. three bedroom unit
TYPICAL BUILDING 1
CL
KITCHENLIVING
ROOM
BED 1
BED 2 BED 3
CL CL
BATH
BED 1
BED 2
BED 3
BATH
KITCHEN
LIVING
ROOM
CL
CL
CL
SCALE: 3/16” = 1’-0”
Item 4
Packet Page 253
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A5.1
enlarged floor plans
1. TWO BEDROOM UNIT
TYPICAL BUILDING 1
2. TWO bedroom unit
TYPICAL BUILDING 2-5
SCALE: 3/16” = 1’-0”
KITCHEN
LIVING
ROOM
BED 1
BED 2
CL
CL
BATH
LIVING
ROOM
KITCHEN
BATH
BED 1
BED 2
CL
CL
Item 4
Packet Page 254
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A5.2
enlarged floor plans
1. ONE BEDROOM UNIT
TYPICAL BUILDING 1
2. ONE bedroom unit 3. ONE bedroom unit
TYPICAL BUILDING 1 TYPICAL BUILDING 2-5
SCALE: 3/16” = 1’-0”
BED 1
LIVING
ROOM
LIVING
ROOM
LIVING
ROOM
BED 1 BED 1
KITCHEN
KITCHEN
KITCHEN
CL CL CL
BATH
BATH BATH
Item 4
Packet Page 255
539 Marsh Street
San Luis Obispo, CA
805.541.1010
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20 A6.0
AERIAL VIEW
01
02
03
0405
Item 4
Packet Page 256
539 Marsh Street
San Luis Obispo, CA
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20
01
02
03
0405
A6.1
VIEW FROM sidewalk
Item 4
Packet Page 257
539 Marsh Street
San Luis Obispo, CA
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TOSCANO SUBDIVISION
SAN LUIS OBISPO, CA
DATE: 09/01/20
01
02
03
0405
A6.2
VIEW FROM pedestrian site entry
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Meeting Date: June 15, 2020
Item Number: 2
Item No. 1
ARCHITECTURAL REVIEW COMMISSION REPORT
1.0 PROJECT DESCRIPTION AND SETTING
The proposed project consists of five new two-story structures, which will contain 38 low income
affordable units, a community room, and a leasing office. The residential units provided will be mix of
sizes including ten three-bedroom, ten two-bedroom, and 18 one-bedroom units. The new structures
are proposed within the Toscano residential development, on lots dedicated for affordable housing
units, and will be accessed from San Vincenzo Drive by way of Lucca Lane. The project is within the
Margarita Area Specific Plan (MASP) and part of Planned Development overlay, which covers all of the
Toscano Development. The project proposes 44 surface parking spaces, with 20 compact spaces and
14 spaces provided in a tandem arrangement. The also project provides a play area and outdoor
amenity space for tenant use.
The project is proposed as a 100% affordable housing project and includes two affordable housing
incentives requests, which are subject to Planning Commission review: 1) a standard incentive, 80%
density bonus; and 2) an alternative incentive, exception to the minimum setback requirements of the
Planned Development overlay to allow a four-foot setback where five feet would normally be required
(Attachment 1, Project Plans). The Planning Commission will review these aspects of the proposal at
an upcoming commission hearing.
General Location: The 1.21-acre project site is
comprised of seven existing parcels with access from
San Vincenzo Drive, by way of Lucca Lane, which is a
private street. The project site is flanked on the east and
west by dedicated open space (drainage and pedestrian
trails). The uses of the two adjacent properties to the
north and three properties to the south are single family
residences, either built or under construction. The
property has a slight slope from south to north, as the
area leads up to South Hills Open Space. The project site
is within an area of the MASP where affordable housing
density bonuses are available.
Present Use: Undeveloped lots
Zoning: Medium-Density Residential, Specific Plan and
Planned Development Overlay zone (R-2-SP-PD)
FROM: Shawna Scott, Senior Planner BY: Kyle Van Leeuwen, Assistant Planner
PROJECT ADDRESS: 3065 Lucca Lane FILE NUMBER: ARCH-0095-2020, AFFH-0096-2020
APPLICANT: Scott Smith, San Luis Obispo REPRESENTATIVE: Aisling Burke, Ten Over Studio
Non-Profit Housing Corporation
____________________________________________________________________________________________________
For more information contact: (Kyle Van Leeuwen) at 781-7091 or kvanleeuwen@slocity.org
Figure 1: Subject Property
Item 4
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ARCH-0095-2020, AFFH-0096-2020
3065 Lucca Lane
Page 2
General Plan: Medium Density Residential
Surrounding Uses:
East: Dedicated Open Space
West: Dedicated Open Space
North: Single-Unit Dwellings (under construction)
South: Single-Unit Dwellings
2.0 PROPOSED DESIGN
Architecture: Tuscan Style
Design details: Two-story structures with one-, two-, and three-bedroom units, and a 1,009-square
foot community room and leasing office, with outdoor amenities including a children’s play area.
Structures feature low-pitched roofs, window awnings, porches, and balconies, with exterior stairs for
access to second floor units.
Materials: Stucco and stone exterior walls, clay tile roofs, and decorative tiles on external stairways.
Colors: Cotton White, Copen Blue (light green), Minute Mauve
Figure 2: Rendering of project design as seen from parking area within the site
Item 4
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ARCH-0095-2020, AFFH-0096-2020
3065 Lucca Lane
Page 3
3.0 FOCUS OF REVIEW
The ARC’s role is to review the project in terms of its consistency with the Margarita Area Specific Plan,
Community Design Guidelines and applicable City policies and standards. As noted above, the
proposed affordable housing incentive requests for a reduced setback 80% density bonus will be
reviewed by the Planning Commission at a subsequent hearing.
Margarita Area Specific Plan: https://www.slocity.org/home/showdocument?id=4070
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
4.0 MARGARITA AREA SPECIFIC PLAN AND COMMUNITY DESIGN GUIDELINES
DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, Margarita Area Specific Plan (MASP) and Community Design Guidelines (CDG). While the
architectural styles identified in the MASP are preferred, .the specific plan does not mandate a specific
design but instead encourages flexibility in design with an emphasis on details and construction
materials leading to environmentally superior projects, including higher density and increased
affordability. The MASP does state that building designs must be consistent with the CDG. Staff has
identified and focused the discussion items below related to consistency with the CDG.
Highlighted Sections Discussion Items
Chapter 5 – Residential Project Design
§5.2.E.2 Open space and
natural features
The project is located between two areas dedicated as open space. The ARC
should discuss how well the project is designed to provide maximum visibility
of these areas.
§5.2.F Exterior finish
materials (c.)
The project primarily utilizes two materials, stucco and stone, on the exterior
of the structures, to providing visual interest. The ARC should discuss whether
all sides of the structure employ the same materials, design details, and
window treatments, ensuring that the structure looks like the same building
from all sides.
§5.4.B Parking and
driveways (2.)
Entrance to the project site is by way of an existing private street consisting
primarily of pavers, and the project proposes the use of pavers for the parking
spaces. The ARC should discuss if the paving treatments proposed create an
attractive entry drive to the site.
§5.4.C.3 Balconies porches
and patios
The project includes the use of patios and balconies for the residences. The
ARC should discuss whether their use efficiently breaks up large wall masses
and adds human scale to the structures.
§5.4.C.5 Exterior stairways
The ARC should discuss if the external stairways provide residents and visitors
protection from weather, and if the materials and accents match the main
structure.
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ARCH-0095-2020, AFFH-0096-2020
3065 Lucca Lane
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5.0 PROJECT STATISTICS
The project site is within a Planned Development overlay (PD) and a specific plan overlay (SP). Each
overlay, and their associated regulatory documents, provide varying standards applicable to the
project. Where the Planned Development overlay provides a specific standard (setback, density, etc.)
that standard takes precedent (Attachment 2). Where the Planned Development does not provide a
specific standard, the specific plan standards are applied. Where the Planned Development and
specific plan do not provide a specific standard, the Zoning Regulations standards are applied.
Site Details Proposed Allowed/Required
Street Setback (from center line) 15’ -4” feet 15’ (total easement width)
Side Setback 3 4’* 5’
Density (units/acre) 2 28.6 (80% Bonus)* 16
Maximum Height of Structures 1 29 feet 35 feet
Max Building Coverage 3 31% 75%
Total # Parking Spaces 1 44 41
Environmental Status Project is consistent with previously approved environmental
reviews for the Planned Development Overlay and tract map
12019 Zoning Regulations - 2Margarita Area Specific Plan - 3Planned Development ordinance
*Incentive or exception requests for PC consideration
6.0 ACTION ALTERNATIVES
6.1 Recommend approval of the project, based on consistency with the Margarita Area Specific
Plan and Community Design Guidelines.
6.2 Continue the project. An action continuing the application should include specific direction
to the applicant and staff on pertinent issues, including references to design guidelines.
6.3 Recommend denial of the project based on inconsistency with the Margarita Area Specific
Plan and Community Design Guidelines. An action recommending denial should cite the basis
of the recommendation and reference inconsistency with the General Plan, CDG, MASP,
Zoning Regulations or other policy documents.
7.0 ATTACHMENTS
1. Project Plans
2. City Council Ordinance No. 1506 (2007)
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, June 15, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday, June
15, 2020 at 5:00 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Mandi Pickens, Micah Smith,
Vice Chair Christie Withers and Chair Allen Root
Absent: None
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
End of Public Comment--
PUBLIC HEARING
1.Project Address: 3065 Lucca (Toscano Development); Case #: ARCH -0095-2020 &
AFFH-0096-2020; Zone: R-2-SP-PD; Housing Authority of San Luis Obispo,
owner/applicant. Review of a new inclusionary housing development consisting of five, two-
story structures containing a total of 38 low-income affordable units, community room, and
leasing office, on a site designated for affordable housing. The project includes an 80% density
bonus, as a standard incentive for projects consisting of 100% affordable housing. The project
also includes a reduction in setback requirements, requested as an alternative incentive,
allowing a setback of four feet, where five feet is the minimum required within the Planned
Development (PD) overlay zone. This project is consistent with the Mitigated Negative
Declaration approved with the PD rezone and Map No. 2428 (CEQA).
Assistant Planner Kyle Van Leeuwen presented the staff report and responded to
Commissioner inquiries.
Applicant representative, Joel Snyder, responded to Commissioner inquiries.
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Minutes – Architectural Review Commission Meeting of June 15, 2020 Page 2
Public Comments:
Dave Menghrajani
Gail Ryff
Shelby Ohyama
End of Public Comment--
ACTION: MOTION BY COMMISSIONER WITHERS FAILED FOR LACK OF A
SECOND.
ACTION: MOTION BY COMMISSIONER PICKENS SECOND BY COMMISSIONER
WITHERS, CARRIED 6-0-0, to recommend that the Planning Commission approve the
project with the following recommendations:
Provide screening at second floor decks (semi-solid deck railings)
Consider speed control (traffic calming)
Require buffer and screening between tandem parking and the adjacent neighbors
Recommend the Planning Commission consider connectivity of circulation on this site
and public transit opportunities to serve this site
Consider expanding landing and weather protection at top of stairs on Building one
COMMENT AND DISCUSSION
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:28 p.m. The next Regular meeting of the Architectural Review
Commission is scheduled for Monday, July 7, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: 07/06/2020
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