HomeMy WebLinkAboutItem 2 - ARCH-0825-2019 (3700 Ranch House)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
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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.
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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).
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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.
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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.
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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
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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.
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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
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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
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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
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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.
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Resolution No. PC-XXXX-20
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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
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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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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.
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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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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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AYES:
NOES:
REFRAIN:
ABSENT:
The foregoing resolution was passed and adopted this 9th day of September, 2020.
_____________________________
Tyler Corey, Secretary
Planning Commission
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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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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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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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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
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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. PROJECT DESCRIPTIONItem 2Packet Page 36
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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ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
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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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ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
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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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ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
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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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Minutes – Architectural Review Commission Meeting of April 6, 2020 Page 4
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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ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
Page 2
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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ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
Page 3
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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ARCH-0825-2019 & SBDV-0826-2019 (3700 Ranch House Road)
Page 4
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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09‐09‐2020 PC Meeting ‐ Staff Presentation ‐ Item 29/10/202013700 Ranch House RoadVinifera at South MorrosARCH-0825-2019, SBDV-0826-2019, & AFFH-0406-2020Review 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. September 9, 2020Applicant: WC Taylor Ranch, LLC1
09‐09‐2020 PC Meeting ‐ Staff Presentation ‐ Item 29/10/20202RecommendationFind the project consistent with the General Plan, Orcutt Area Specific Plan (OASP), Zoning Regulations, Sign Regulations, and Subdivision Regulations to approve the project, subject to findings and conditions. 2
09‐09‐2020 PC Meeting ‐ Staff Presentation ‐ Item 29/10/202033
09‐09‐2020 PC Meeting ‐ Staff Presentation ‐ Item 29/10/20204Previous Review: ARCOn April 6, 2020 the ARC reviewed the project and identified concerns for consistency with the design guidelines and provided three directional items.On July 20, 2020 the ARC found the project consistent with the OASP and CDG, no directional items or conditions were provided.4
09‐09‐2020 PC Meeting ‐ Staff Presentation ‐ Item 29/10/20205Project DescriptionMulti-family development consisting of:•(14) three-story buildings with garage parking•(40) residential units ranging from 3 to 4 bedrooms•(8) affordable units 3 moderate-income 5 low-income•(6,600 SF) common recreational areaExceptions:Fence HeightEdge Conditions Setback and BalconyBuilding HeightOpen Space Requirements5
09‐09‐2020 PC Meeting ‐ Staff Presentation ‐ Item 29/10/20206Fence Height Exception6
09‐09‐2020 PC Meeting ‐ Staff Presentation ‐ Item 29/10/20207Edge Conditions: Exceptions7
09‐09‐2020 PC Meeting ‐ Staff Presentation ‐ Item 29/10/20208Discussion ItemDiscussion Item 1: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. 8
09‐09‐2020 PC Meeting ‐ Staff Presentation ‐ Item 29/10/2020917.140.040 Alternative IncentivesThe project includes a request for an alternative incentive as concessions for providing affordable housing:Reduction to Site Development Standards - to allow for a maximum building height of 38 feet, where 35 feet is normally required.9
09‐09‐2020 PC Meeting ‐ Staff Presentation ‐ Item 29/10/202010Policy Consistency: Subdivision RegulationsPolicy Consistency and Requested ExceptionsProject is consistent with all Subdivision requirements, except for:Private open space dimensionsRequired: 10’ x 10’Proposed: 10’ x 5’Private open space per unitRequired: 100 SF per unitProposed: 36 SF per unit for six units (all other units comply)Applicant requests exceptions from these two requirements. Findings to support these exceptions have been made per Section 16.17.110.C and included in the attached resolution10
09‐09‐2020 PC Meeting ‐ Staff Presentation ‐ Item 29/10/202011Discussion ItemDiscussion Item 2:Discuss whether the proposed open space exceptions are consistent with the required findings and intent of the Subdivision Regulations.11
09‐09‐2020 PC Meeting ‐ Staff Presentation ‐ Item 29/10/202012RecommendationFind the project consistent with the General Plan, Orcutt Area Specific Plan and Zoning Regulations to approve the project, subject to findings and conditions. 12