HomeMy WebLinkAboutItem 4b. 175 Venture Dr. (ARCH-0084-2022)
PLANNING COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF THE R-1 PORTION (PHASE 5) OF THE AVILA RANCH
DEVELOPMENT PLAN, WHICH WOULD ALLOW UP TO 101 SINGLE-FAMILY
DWELLING UNITS
BY: John Rickenbach, Contract Planner FROM: Brian Leveille, Senior Planner
Phone Number: (805) 610-1109 Phone Number: 805-781-7166
Email: JFRickenbach@aol.com Email: bleveille@slocity.org
APPLICANT: Wathen Castanos Homes REPRESENTATIVE: Carol Florence
RECOMMENDATION
Adopt the Draft Resolution approving the R-1 portion (Phase 5) of the Avila Ranch project
based on findings and subject to conditions of approval.
1.0 COMMISSION'S PURVIEW
The Planning Commission’s role is to consider approval of the proposed R-1 portion
(Phase 5) of the approved Avila Ranch Development Plan, informed by the
recommendations of the Architectural Review Commission on design criteria. In arriving
at a decision, the Planning Commission should consider the proposal’s consistency with
the General Plan, Airport Area Specific Plan (AASP), Avila Ranch Development Plan
(ARDP), Zoning Regulations, Community Design Guidelines, and other applicable City
development standards.
2.0 PROJECT BACKGROUND
In September 2017, the City Council approved the Avila Ranch project, which envisioned
phased development of up to 720 homes and 15,000 square feet of neighborhood -serving
commercial uses on a 150-acre site on three parcels in the southern portion of the City of
San Luis Obispo, generally northeast of Buckley Road and Vachell Lane (APNs 053-259-
004, -005 and -006). The project as approved was determined to be consistent with the
City’s General Plan, Airport Area Specific Plan (as amended), and the City’s Community
Design Guidelines. It was also determined to be consistent with the County’s Airport Land
Use Plan.
The following entitlements were included as part of original project approval to facilitate
development:
Resolution 1832 (2017 Series) certifying the Final Environmental Impact Report
for the project, amending both the Airport Area Specific Plan and General Plan,
and approving Vesting Tentative Tract Map No. 3089.
Meeting Date: 8/10/2022
Item Number: 4b
Time Estimate: 60 Minutes
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Resolution 1638 (2017 Series) rezoning property at 175 Venture Drive (the
Project) from Business Park/Specific Plan Area (BP -SP) and Conservation /Open
Space/Specific Plan Area (C/OS/SP) to be consistent with the Project’s
Development Plan and with the General Plan and Airport Area Specific Plan, as
amended to enable development of 720 residential units and 15,000 square feet
of neighborhood commercial on a 150-acre site. The Project also includes 18 acres
of parks and 53 acres of designated open space.
Ordinance 1639 (2017 Series) approving the Development Agreement (DA)
between the City and Avila Ranch LLC. The Project was subsequ ently sold to
Wathen Castanos Homes, and with it, the rights and obligations associated with
the DA. The DA ensures phased and orderly development of the Project and
includes provisions for reimbursement for public infrastructure and improvements
beyond project requirements.
In addition, several other subsequent entitlements related to the Avila Ranch have already
been approved or are currently under City review, including both onsite and offsite
improvements related to the originally approved project. The se include the recordation of
the Phase 1 Final Map, various public improvements related to Phases 1 -3, approval of
the design of the R-2 product, and a variety of resource regulatory permits. A complete
list is included on Page P1.1 of project plans (Attachment B).
The applicant now requests that the Planning Commission approve the proposed design
and layout for the Low Density Residential (R-1) component of the project.
3.0 PROJECT DESCRIPTION SUMMARY
The proposed project includes 101 single-family residential units, two parks, and various
accompanying infrastructure, all of which were anticipated in the approved Avila Ranch
Development Plan. At this time, the applicant is seeking Planning Commission approval
of the project design, and whether that design is consistent with relevant City regulations,
including the Airport Area Specific Plan, Avila Ranch Development Plan and Community
Design Guidelines.
General Location: Generally
north of Buckley Road and east of
Vachell Lane.
Site Area: 150 acres for the Avila
Ranch project (current application
includes 12.8 acres within the R-
1-SP zone and 2.6 acres PF-SP
for parks)
Present Use: Vacant land
Zoning: R-1-SP and PF-SP within
the Airport Area Specific Plan
General Plan: Low Density
Residential; Parks Figure 1. Avila Ranch Project Site
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Surrounding Uses (outside the Avila Ranch Planning Area):
East: County jurisdiction; Agriculture zoning
West: M-SP (Manufacturing); C-S (Service Commercial) further west across Vachell Lane
North: M (Manufacturing); BP-SP (Business Park); warehousing & industrial uses
South: County jurisdiction; Agriculture zoning
Zoning surrounding the R-1-SP zoned land includes PF-SP, CN-SP and C/OS-SP (refer
to Figure 1, Avila Ranch Project Site).
The proposed application is for the Planning Commission concerning the design of the R-
1 component of the Avila Ranch project, which would be constructed as Phase 5 of the
project1. If approved, the R-1 product as envisioned would be developed in the framework
of existing project entitlements, subject to the policies of the General Plan, AASP, and
requirements of the Avila Ranch Development Plan. Figure 2 shows the phasing within
Avila Ranch, highlighting the R-1 area covered by the current application.2
1 Pursuant to a September 2021 Memorandum Agreement, executed between the City and applicant in
accordance with the approved Development Agreement, the project phasing can be executed out of
sequence.
2 What is shown on this figure as “Phase 1” also includes Phases 2 and 3. They are combined because
the Planning Commission previously approved the R-2 development that would occur in all three phases.
Figure 2. Project Location within the Avila
Ranch Development Plan
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In all, Phase 5 of the project would accommodate 101 dwelling units, consistent with what
is allowed under the approved Avila Ranch Development Plan. Phase 5 also includes
Park “H” and Park “I”, which were anticipated in the Development Plan. While Phase 5 is
moving ahead in the phasing sequence, the Applicant is also proposing to construct
various sequenced infrastructure improvements that would have otherwise been required
in earlier phases, including wet/dry utilities and circulation/roadways, as defined in a
recently approved Memorandum of Agreement, and noted here for reference. These
improvements are summarized on Page P1.0 of project plans (Attachment B).
Proposed Design. As prescribed in the ARDP, the proposed project includes three
approved architectural styles, Spanish (Mission), Farmhouse (Agrarian), and Craftsman.
The proposed development includes a variety of building designs, including six (6)
different plan types with three (3) different elevation s for each plan. These include a
mixture of both front loaded and alley loaded units. The floor plans range from 2,126 to
2,496 square feet, with 3 to 5 bedrooms. The largest front -loaded plan includes an
optional junior accessory dwelling unit (JADU). Additional details of the proposed project
design are included in the ARC Agenda Report of June 20, 2022 (Attachment C).
Table 1 summarizes the proposed floor plans within the R-1 zone, including key features
and the applicability of the various architectural styles. The location of each is shown on
Sheet SP2.0 of project plans (Attachment B), and in Figure 3 below. Although
Figure 3 is difficult to read at this scale, it is possible to see the relative locations of the
Alley Loaded units (in blue) and the Front -Loaded units (in brown). It is also possible to
see the variability in setbacks among the various unit types. To more easily read the
details related to the location of the different unit types within this area, please refer to
project plans (Attachment B).
Figure 3. Location of Unit Types Showing Setbacks
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Table 1. Summary of Proposed R-1 Development (Phase 5)
Cluster Units
Plan # Size Stories Bedroom /
Baths Garage Architectural
Styles
# of
Units
Alley-Loaded Units
1 2,126 SF 1 3BR / 2.5BA 2 car A, B, C 12
2 2,495 SF 2 4BR / 2.5BA
2 car +
optional
garage
A, B, C 10
TOTAL 22
Front-Loaded Units
1 1,944 SF 1 2BR / 2.5BA 2 car A, B, C 13
2 2,309 SF 2 4BR / 2.5BA
+ loft 2 car A, B, C 15
3 2,456 SF 2 4BR / 2.5BA
+ office 3 car A, B, C 19
4 2,496 SF 2 5BR / 3.5BA
+ JADU * 3 car A, B, C 32
TOTAL 79
All Phase 5 101
Architectural Style Key:
A – Spanish (Mission) B – Farmhouse C – Craftsman
* “JADU” is a junior accessory dwelling unit, per Municipal Code Section 17.156.022—
no more than 500 SF and contained entirely within a single-family residence.
4.0 PREVIOUS REVIEW
As described in Section 2.0 of this report, the City Council approved the overall Avila
Ranch project in September 2017. This included a Development Agreement,
Development Plan, VTTM 3089, and a certified Final EIR that addressed the entire
development, including the R-1 portion of the project. The approved entitlements had
been previously reviewed by the Planning Commission, Architectural Review
Commission, Parks and Recreation Commission, Bicycle Advisory Committee, and
Airport Land Use Commission, all of which informed the City Council’s decision.
Subsequent specific development plans for each phase of the project were required to
receive Architectural Review and Planning Commission approval.
4.1 ARCHITECTURAL REVIEW COMMISSION
The ARC reviewed the current Phase 5 proposal on June 20, 2022 and recommended
the Planning Commission find the project consistent with design policies and guidelines
of the ARDP, AASP, and Community Design Guidelines and the motion included a
recommendation to look at options to enhance safety and connections for crossing the
street to the bridge at Wright Bros. Way and Earhart Way (Figure 4, below) and to further
evaluate the size and functionality of the porch areas (Minutes, Attachment C).
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Both the applicant team and City Public Works Transportation staff are supportive of
exploring an appropriate design solution to facilitate safe pedestrian access at this
location and part of Public Improvement Plans (PIPs). Staff has added a condition of
approval (condition #6) to the draft resolution, requiring final design and implementation
of the safety measures at the Public Improvement (PIP) stage (draft resolution,
Attachment A). The applicant’s preliminary responses to both items also included below:
Porch Depths – While the porch/deck depths are designed wider than the ARC noted 3 -
feet, the applicant is analyzing each of the six (6) unique floorplans and will provide a
more detailed description of private opens space during their presentation to the Planning
Commission.
Pedestrian Crossing to Pedestrian Bridge – The project includes a pedestrian bridge
that traverses Tank Farm Creek and connects Phases 4 -6 to Phases 1-3. While the
design of the public improvement plans for Phases 4 & 5 are near completion, the
applicant will analyze the most appropriate and safe crossing to delineate access more
clearly to the pedestrian bridge. Working with City Public Works, Engineering and Traffic
staff, the applicant will be available to provide additional information to the Planning
Commission.
Figure 4. Corner of Wright Bros. Way and Earhart Way
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5.0 PROJECT ANALYSIS
The proposed development must be consistent with the requirements of the General Plan,
Zoning Regulations, AASP, Development Agreement, ARDP, and Community Design
Guidelines. Notably, upon its approval, the project (including the Development Agreement
and ARDP) was found to be consistent with the General Plan and AASP and is directly
referenced in the AASP. On June 20, 2022, the ARC found the project consistent with
the design-related provisions of the ARDP and CDG. Therefore, consistency with the
Development Agreement and the ARDP are the key considerations with respect to this
project, and these are the focus of the analysis that follows. This discu ssion also
considers project consistency with the City’s zoning regulations.
The Development Agreement (DA) and ARDP were intended to work together to provide
direction for the project, with the City’s Zoning Regulations used to determine
development parameters where the ARDP is either silent or open to interpretation. The
DA in particular is the overarching guidance document, which specifies the required
approach to a number of topics, including infrastructure, affordable housing, energy use
and others. As such, it is useful for determining the intent of the ARDP when provisions
of that document require interpretation, especially as the ARDP was put together without
the benefit of a detailed project design and did not always anticipate situations that arise
through the design review process. For this reason, the analysis that follows is often
framed in terms of whether the project application meets the intent of the ARDP, rather
than necessarily follows all of the specific provisions described in that do cument, some
of which may no longer be applicable or appropriate based on updated citywide
regulations (notably some of the provisions related to energy use). Other aspects of the
ARDP may be more practically achieved through the applicant’s proposal, not ably with
regard to certain site design considerations. As noted above, the ARC found the project
consistent with the intent of the ARDP with respect to design issues.
5.1 Development Agreement
Flexibility
With respect to project design within the R-1 Zone, the Development Agreement includes
several relevant provisions, the most important of which is Section 8.06, which recognizes
a need for flexibility during project implementation, and the need to potentia lly allow for
minor deviations from the Development Plan, if the project is consistent with the intent of
the Development Plan. Specifically, it states:
“…Implementation of the project may require minor modifications of the
details of the Development Plan and affect the performance of the Parties to
this Development Agreement. The anticipated refinements of the Project and
the development of the Property may require that appropriate clarifications
and refinements are made to this Development Agreement and Entitlements
with respect to the details of the performance of the City and the Developer.
The Parties desire a certain degree of flexibility with respect to those items
covered in general terms under this Development Agreement.”
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In short, the Development Agreement recognized that in order to make a project
implementable, some flexibility in interpreting the intent of certain aspects of the
Development Plan might be necessary. It is notable that when the Planning Commission
considered the R-2 aspect (Phases 1-3) of the ARDP in September 2021, it found that
project consistent with the intent of the ARDP, allowing for flexibility and minor deviations
from certain aspects of the DA.
Energy Use
Another key section of the DA concerns energy use, which could potentially affect the
project design. Section 7.07 of the Development Agreement addresses energy
requirements for the project. Specifically, Section 7.07 requires that the project “shall
provide for accelerated compliance with its the City’s Energy Co nservation Goals and its
Climate Action Plan by implementing energy conservation measures significantly above
City standards and norms.” At the time the DA was adopted in 2017, the project was
evaluated and approved in the context of the 2016 building code s, which provided for
energy conservation measures that were significantly greater than what was in place
before that time. The intent of the standards and guidelines as written below was to go
beyond that and anticipate what was to be required in the 2019 Building Energy Efficiency
Standards and the City’s Clean Energy Choice Program, which were not yet adopted at
that time. The overall intent of the Development Plan was to improve energy conservation
measures in R-1 and R-2 buildings by at least 15% over the 2016 Title 24 standards, and
at least 10% for the R-3, R-4, NC and other uses. That was also the performance standard
set forth in Section 7.07 of the DA.
Section 7.07 of The DA also requires that the project shall provide sustainability features
including:
(i) Housing that meets the 2019 net zero building and energy codes, or if the 2019
building and energy codes are not yet adopted upon building permit application,
the equivalent to the satisfaction of the Community Development Director,
(ii) implementing any future city-wide policy regarding carbon emissions reduction,
(iii) solar electric panels,
(iv) integrated power outlets for electric vehicles and electric bicycles,
(v) building design that maximizes grey water usage, and
(vi) work-at-home options with high-speed internet connectivity.
Thus, in order to comply with the DA, and meet the intent of the Development Plan, the
R-1 project must demonstrate energy conservation in excess of 15% over the 2016 Title
24 standards, and it must include sustainability features consistent with 2019 energy
codes to the satisfaction of the Community Development Director.
It is important to note that at the time the Development Agreement and Development Plan
were approved, the City expected the 2019 energy code to provide “net zero energy”
requirements. However, the California Energy Commission did not provide net zero
energy requirements in the 2019 code, and instead made a pivot to value greenhouse
gas emissions as a top priority and made changes to the energy code that allowed for all -
electric new development.
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This pivot occurred in parallel with the City’s commitments to deep reductions in
greenhouse gas emissions, prioritizing the reduction in fossil fuels (including natural gas),
and supporting the transition to all-electric buildings.3 The Development Agreement
provides the list shown above, but ultimately leaves it to the Community Development
Director to determine whether the proposed energy design is sufficient to meet
requirements.
Given the shift in state code and City policy towards operational greenhouse gas
emissions instead of net zero energy, the proposed project achieves the City’s policy
objectives and is aligned with the intent of the Development Agreement and Development
Plan. First, the project is committed to all-electric units. This is a key commitment that
ensures that as the electricity grid continues to be rapidly decarbonized, buildings in the
project will achieve operational carbon neutrality.
The applicant intends to work closely with City staff to implement these requirements. As
was the case with the recently approved R-2 portion of the Avila Ranch project, the R-1
project design will be informed by the following sustainability commitments:
LEED – ND - Compliance with the U.S. Green Building Councils Leadership in
Energy and Environmental Design for Neighborhood Development (LEED- ND)
focuses on the following areas
Green Point Rated
Advanced framing systems
Quality insulation inspections
Energy Star rated appliances
Dual zone high efficiency heat pumps for HVAC systems
High efficiency tanked heat pumps for hot water heating systems including
programmable “smart” systems to match heating with onsite solar production and
low-cost grid energy
EPA water-sense fixtures
Bicycle storage area in garages
Voucher for $750 toward an e-bike
Dedicated circuit for EV charger pre-wire
Negotiating with ZipCar for rideshare services
Housing Size and Affordability
Section 7.05 of the DA addresses the projects requirements wit h respect to providing its
share of affordable and workforce housing. By reference, it bases its requirements on
Appendix G of that document, which describes the intent of development within each
zone, both in terms of housing size and affordability.
3 For example, in 2020 Council 1) joined Central Coast Community Energy (formerly Monterey Bay
Community Energy) to access clean electricity; 2) approved Resolution 11159 (2020 Series) committing to
a carbon neutral community by 2035 and a goal of no new operational emissions from onsite energy
consumption by 2020; and 3) adopted the Clean Energy Choice Program for New Buildings, which includes
Resolution 11133 (2020 Series), that states, “it is the Policy of the City that new building should be all -
electric.”
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The R-1 portion of the Avila Ranch project includes the largest lots within the
development. Table 3 shows what the DA and Development Plan specify for the R -1
zone, and compares those to what is currently proposed:
Table 2. Comparison of Housing Requirements in the DA and ARDP to Proposed
Zoning Unit Type Square Footage
DA
(range)
DA
(avg size)
ARDP
(range)
Proposed
R-1 Alley Loaded Not
specified
2,250 SF 1,650-2,500 SF 2,126-2,495 SF
R-1 Front Loaded Not
specified
2,250 SF 1,650-2,500 SF 1,944-2,496 SF
The comparison of the DA and the Development Plan is important, because while they
are similar, they do not completely agree. But while there are minor differences, the intent
of each is to provide a range of housing sizes, generally between 1,650 and 2,500 SF for
all units, with an average size of about 2,250 SF. Conceptually, the intent of the regulatory
framework is to allow for moderately sized market rate single family homes.
While the proposed unit mix does not match either the DA or Development Plan precisely,
the mix addresses general the intent of the housing size provisions of each document.
Notably, the applicant has worked closely with City staff to develop the housing product
sizes that are proposed, balancing housing size with functionality, lot configurations, and
outdoor open space requirements. The average size of the 22 alley loaded units is 2,294
SF, and the 79 front loaded units about 2,360 SF. Overall, the average size of all units is
2,346 SF. While this is about 4% higher than envisioned in the DA, it is consistent with
the intent of the DA and Development Plan with respect to the product type compared to
other smaller more affordable units within the Avila Ranch development. The slightly
larger sized homes also address the changing needs of recent single-family home buyers,
who often seek space for a home office to provide flexibility in the work environment,
especially in the wake of the recent pandemic.
There are no inclusionary or workforce housing requirements related to affordability for
the R-1 housing set forth in the DA, which focuses affordability requirements on the
smaller lots within the higher density zones of the project.
5.2 Avila Ranch Development Plan
The Avila Ranch Development Plan (ARDP) was approved by the City Council as one of
the key project entitlements in 2017. In general, it provides the blueprint for future
development in the Avila Ranch planning area, and provides the standards and guidelines
for such development pursuant to that portion of the Airport Area Specific Plan, of which
Avila Ranch is a part. The ARDP also works in conjunction with the Development
Agreement, and in some cases, the City’s Zoning Regulations, for some project aspects
that are not otherwise addressed in the ARDP.
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At the time the ARDP was approved, it was recognized that some flexibility would be
needed to implement certain aspects of the plan, since no detailed design had come
forward at that time, and it was likely that some challenges might be presented to meet
the multiple goals set forth in the plan. In this case, the applicant has proposed design
parameters in addition to those included in the ARDP development standards for the R-
1 zone. These are shown on Sheet P1.5 within Attachment B. In staff’s view, these
proposed standards are consistent with the adopted Development Plan standards, and in
some cases clarify potential ambiguities in the standards; and the updates are consistent
with flexibility provided in the development agreement to the applicant and decision
makers to achieve the overall goals of the ARDP. In summary, the proposed design
standards are as follows:
Added 15–20 foot setback standard for lots with side-on garages, where no
standard previously existed;
Added 10-foot setback for rear porches, where no such standard previously
existed; and
Clarified garage setback standards for non-front facing garages—3 feet for alley
access lots to acknowledge the narrowness of the alley.
Staff has identified the discussion items below related to consist ency with relevant
provisions of the ARDP and CDG. Table 3 summarizes the applicable standards within
these documents, and how the project responds to them.
Table 3 discusses how the proposed project is consistent with the intent of the ARDP and
Community Design Guidelines (CDG).
Table 3. ARDP and CDG Policy Consistency Analysis
Highlighted Sections Discussion Items
Avila Ranch Development Plan – Design Framework
ARDP Standard 1.1:
Adherence to AASP Building
Orientation and Setback
Standards
The ARDP builds on the streetscape and pedestrian
orientation standards included in the AASP and
follows the intent of setback requirements included
in the Municipal Code related to the R-1 zone. The
proposed design adheres to these standards and
meets the intent of ARDP standards that relate to
these issues. Attachment B shows the relevant
standards for the R-1 zone within the ARDP. The
proposed design adheres to these requirements
related to setbacks. Also see above discussion.
ARDP Standards 1.2, 1.6 and
1.7 and related guidelines:
Building Height and Setback
relationship; driveway
orientation; open space
orientation
The intent of this standard is to avoid blocking
distant views of the background topography through
the relationship of setbacks to building height. As
designed, the project would adhere to setback
requirements of the R-1 zone as described in the
ARDP (see Attachment B).
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The project meets the intent of City requirements,
including the municipal code and applicable ARDP
standards. Also see previous discussion regarding
setbacks. Notably, many one-story buildings are
proposed to be located along the eastern and
southern edges of the site, including many on the
south side of proposed Hughes Lane, and also west
of Jespersen Road. This design will allow for more
open views to the south, and to the west for
motorists travelling along Jespersen.
The project as designed meets the intent of
standards related to driveway and garage orientation
away from major streets, and with its paseos and
parks, meet the intent of open space orientation
standards. These are also consistent with direction
in the AASP and CDG.
ARDP Standard 7.1.2:
Required Architectural Styles
This standard requires that development use one or
more of these architectural styles: Farmhouse,
California Bungalow, Contemporary, Craftsman, or
Mission (Spanish). The project design uses three of
those five styles, distributed throughout the project.
ARDP Standard 7.1.3 and
related guidelines: Distribution
of Architectural Styles
This standard includes a detailed approach to
ensure that architectural styles are distributed
throughout the planning area. The intent is to ensure
visual variety and interest throughout, and to avoid
large enclaves of overly uniform style and
architecture. The design as envisioned includes 6
different floor plan types and 3 different elevations
for each plan, with 3 architectural styles that could
apply to any of those floor plans. The project based
on the formulas included in the standard, although
the project meets the intent of this by distributing the
variety of floor plans (and associated architectural
styles) throughout the project area. Sheets A1.0-
A6.4b demonstrate the intent of the applicant, and
show a variety of styles, colors and floor plans within
a given street scene. In addition, porches are
included in the project consistent with Guideline
7.1.3.E. (see Sheets A1.1, A2.1, A3.1, A4.1, A5.1
and A6.1)
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ARDP Standards 7.2.3, 7.3.2,
7.3.5 and related guidelines:
Scale and massing, including
the relationship between
building height and setbacks
The ARDP builds on the streetscape and pedestrian
orientation standards included in the AASP and
follows the intent of setback requirements included
in the Municipal Code related to the R-1 zone. The
proposed design adheres to these standards and
meets the intent of ARDP standards that relate to
these issues. Attachment B shows the relevant
standards for the R-1 zone within the ARDP. As
described in the previous discussion, the proposed
design and development standard updates adhere to
the intent of these requirements related to setbacks
and building heights.
ARDP Standards 7.4.1 and
7.5.1: Architectural facades
and treatment; colors and
materials
The intent of this standard to ensure that visually
prominent design details are compatible with the
overall architectural style, and that compatible colors
and materials are chosen. Key features include
entries, windows, doors, and garages. Sheet A7.0
reflects this standard, showing details related to
each of these features, which are consistent with the
applicable architectural theme. Colors and materials
proposed are shown on Sheets A7.1 through A7.3.
These reflect a variety of color and material choices
within compatible parameters. Colors range from
muted grays, whites and browns augmented by a
variety of color choices. Materials differ depending
on architectural style.
ARDP Standards 8.1.1-8.1.4:
Landscaping
The proposed project responds to these standards
with a landscape plan that enhances and
complements the architectural design, as shown on
several project sheets, notably Sheets L-1.0-L-1.6,
and the renderings shown on Sheets AS1.1-1.3.
ARDP Standards 9.3.2-9.3.8:
Lighting
The project has not yet established a formal lighting
plan, although Sheets L.1.1-L-1.5 show potential
lighting fixtures as they relate to open space areas
and development. The project will be required to
comply with the City’s night sky ordinance; however,
the ARC may provide specific direction regarding
exterior lighting for the project.
ARDP Standard 12.1: Fencing
The intent of this standard is to ensure that fencing
design does not block views of open spaces or Tank
Farm Creek. No fences would block views of the
creek. Along paseos, the applicant proposed 4-6 foot
wooden privacy fencing as shown on Sheet L-1.0.
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CDG Chapter 5 – Residential Project Design Guidelines
§ Section 5.2: Subdivision
Design and General
Residential Design Principles
This section of the CDG includes several key
principles related to integrating open space into the
design, project scale, and pedestrian orientation.
More specifically related to architectural review, the
section also calls for durable and low maintenance
finishes, the use of a variety of materials, building
articulation, and garage orientation. The project is
consistent with the intent of these principles. Sheets
A7.1-7.3 illustrate a variety of complementary colors
and materials that would be applied to the varied
design details shown on Sheets A1.0-A6.4b.
§ Section 5.5: Single-Family
Housing Design
The ARDP was previously found to be consistent
with the CDG and reflects and expands on many of
the same principles articulated in the CDG. Among
the principles articulated in this section of the CDG
include:
1. pedestrian orientation;
2. architectural variety, housing sizes and
design details;
3. variable setbacks in compliance with the
Municipal Code;
4. primary entrances facing a street,
encouraging porches to transition between
public and private spaces; and
5. garages subordinate to living spaces,
preferably not facing the primary street
entrance to the home.
The project is consistent with these principles.
Sheets L-1.1-L-1.5 shows how homes are integrated
into and have access to pedestrian paseos. Also see
the renderings in Figures 4 and 6 above. Consistent
with the ARDP, three architectural styles are
proposed throughout the project, with considerable
design variation as described above. Many garages
are oriented to the side along alleys, as shown in
Sheets A1.1 and A2.1.
Sign Regulations
15.40.485. Sign Programs
The Sign Regulations Sign Programs section allows
for flexibility and innovation of sign types proposed in
coordination with the design review of a project. The
conceptually proposed monument sign on plan set
sheet L-1.0 appears to be compatible and
complementary with the proposed development and
suitable in scale.
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Item 4b
ARCH 0084-2022
Planning Commission Report – August 10, 2022
5.3 Zoning Regulations
Although the DA and ARDP are the primary guidance documents for the proposed R -1
design, in some cases there are design provisions of the ARDP that would be difficult t o
implement without sacrificing some of the density anticipated under the approved plan.
This is particularly true with respect to the interaction of setbacks, building heights, and
lot sizes. As proposed, the project is intended to comply with City zoning requirements
for building heights and setbacks where such design challenges exist within the
framework of the ARDP. The analysis of this issue is included above in Section 5.2 and
Table 3 of this report.
6.0 ENVIRONMENTAL REVIEW
The Avila Ranch project and associated Final Environmental Impact Report (FEIR) were
respectively approved and certified by the City Council on September 19, 2017, pursuant
to Resolution No. 10832 (2017 Series). The FEIR constitutes the complete environmen tal
determination for the project, which included the Development Agreement, Development
Plan and approved VTTM 3089. The proposed R-1 design complies with previously
approved project documentation as described above. For that reason, it is in substantial
conformance with the Final EIR and prior environmental determination.
7.0 OTHER DEPARTMENT COMMENTS
The project has been reviewed by various City departments and divisions including
Planning, Engineering, Transportation, Building, Utilities, and Fire. While a number of
code requirements will apply to the project review at the building permit stage, minimal
comments were provided for project specific conditions of approval since the project is
consistent with the previously approved ARDP and tract map which has included prior
review for tract conditions and separate public improvements review which are not in the
scope of this project review.
8.0 ALTERNATIVES
1. Continue project. An action continuing the application should include direction to
the applicant and staff on pertinent issues.
2. Deny the project. Deny the proposed R-1 design by finding the project inconsistent
with the General Plan, AASP, previously approved Avila Ranch Development
Agreement, and/or the intent of the Development Plan when considered in the
context of the Development Agreement and City Zoning regulations.
9.0 ATTACHMENTS
A – Draft PC Resolution approving the project
B – Project Plans (ARCH-0084-2022)
C – ARC Agenda report and draft Minutes, June 20, 2022
D – Avila Ranch Development Agreement (relevant provisions)
E – Avila Ranch Sustainability Features
F – Avila Ranch Development Plan
G – Proposed R-1 Standards for Development
Page 39 of 349
Page 40 of 349
R _____
RESOLUTION NO. PC-XXXX-2022
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF SAN LUIS OBISPO APPROVING SITE DESIGN AND LAYOUT
FOR 101 RESIDENTIAL UNITS WITHIN THE R-1 COMPONENT OF
THE AVILA RANCH PROJECT TO BE DEVELOPED WITHIN
PHASE 5 OF THE DEVELOPMENT PLAN, AND FINDING THE
PROJECT IS EXEMPT FROM FURTHER ENVIRONMENTAL
REVIEW UNDER THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT (CEQA); AS REPRESENTED IN THE AGENDA
REPORT AND ATTACHMENTS DATED AUGUST 10, 2022, FOR
THE PROJECT LOCATED AT 175 VENTURE DRIVE (ARCH-0084-
2022)
WHEREAS, the City Council of the City of San Luis Obispo approved the Avila Ranch
Project on September 19, 2017, including a General Plan Amendment, Specific Plan Amendment,
Rezone, Development Agreement, Development Plan, Vesting Tentative Tract Map No. 3089 and
certified Final Environmental Impact Report (FEIR) under the California Environmental Quality Act
(CEQA) on September 19, 2017; and
WHEREAS, the Architectural Review Commission of the City of San Luis Obispo meeting
was conducted at 990 Palm Street, San Luis Obispo, to consider the design of the R-1 portion of the
Avila Ranch project on June 20, 2022, and made recommendations to the Planning Commission; and
WHEREAS, the Planning Commission of the City of San Luis Obispo meeting was
conducted at 990 Palm Street, San Luis Obispo, to consider approval of the design of the R-1 portion
of the Avila Ranch project on August 10, 2022; and
WHEREAS, notices of said public hearing were made at the time and in the manner required
by law; and
WHEREAS, the Planning Commission has duly considered all evidence, including the
testimony of the applicant, interested parties, and the evaluation and recommendations by staff,
presented at said hearing.
BE IT RESOLVED, by the Planning Commission of the City of San Luis Obispo as follows:
SECTION 1: Findings. Based on the recitals above and the evidence contained in the record,
the Planning Commission hereby finds that:
1. The proposed action is consistent with applicable City planning regulations, including the
General Plan, Airport Area Specific Plan, Zoning Regulations, and Community Design
Guidelines.
2. The proposed action is consistent with previously approved entitlements associated with the
Avila Ranch project, including the Development Agreement, Development Plan, and Vesting
Tentative Tract Map No. 3089; and
Page 41 of 349
PC Resolution No. _________ (2022 Series)
R ______
3. The project is consistent with Housing Element Policies 6.1 and 7.4 because the project
supports the development of more housing in accordance with the assigned Regional Housing
Needs Allocation and establishes a new neighborhood, with pedestrian and bicycle linkages
that provide direct, convenient, and safe access to adjacent neighborhoods consistent with the
Avila Ranch Development Plan; and
4. The proposed action will not adversely affect the health, safety or welfare of persons living or
working in the surrounding area.
SECTION 2: Environmental Determination. Environmental Review. The project is
consistent with the certified Final Environmental Impact Report (FEIR) for The Avila Ranch Project
and exempt from the California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines
Section 15182(c) (Residential Projects Implementing Specific Plans). On September 17, 2017, the
City Council certified the FEIR for the Avila Ranch Development Plan (ARDP) and approved the
ARDP through Council Resolutions 1638 and 1832 (2017 Series). All mitigation measures adopted
as part of the ARDP Certified FEIR that are applicable to the proposed project are carried forward
and applied to the proposed project to effectively mitigate the impacts that were previously
identified. The project is exempt from the provisions of the CEQA under Government Code §65457
because the project consists of a residential development and is consistent with the ARDP.
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:
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 Commissio n (ARCH-
0084-2022). 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 and include all conditions, mitigation measures, and development
agreement provisions as noted in Condition #2. Any change to approved design, colors,
materials, landscaping, or other conditions of approval must be approved by the Director or
Planning Commission, as deemed appropriate.
2. The project shall comply and demonstrate full conformance with all mitigation measures and
conditions applicable to the project site, as established under previous development plan
approvals from the September 19, 2017, Avila Ranch project approval (City Council Resolution
No. 1832 (2017 Series) and 1638 (2017 Series) and Ordinance No 1639 (2017 Series). This
includes all applicable requirements that relate to Phases 1 through 5 of the approved Avila
Ranch Development Plan.
3. Plans submitted for construction permits shall include elevation and detail drawings of all walls
and fences. All fences, walls, and hedges will comply with the development standards described
in the Zoning Regulations (§17.70.070 –Fences, Walls, and Hedges).
Page 42 of 349
PC Resolution No. _________ (2022 Series)
R ______
4. The location of any required backflow preventer and double-check assembly shall be shown on
all site landscaping plans and pertinent building plans. Construction plans shall also include a
scaled diagram of the equipment proposed. Any back-flow preventers and double-check
assemblies shall be located in the street yard and shall be screened using a combination of paint
color, and landscaping, and, if deemed appropriate by the Community Development Director, a
low wall.
5. Prior to occupancy of the first production unit in Phase 5, a park development phasing plan must
be submitted for review and approval by the Parks and Recreation and Public Works Directors.
6. Public Improvement Plans for Phase 5 shall include design strategies to facilitate pedestrian
crossings where the bridge over Tank Farm Creek connects with Wright Brothers Way. Final
designs for this crossing shall be to the satisfaction of the Public Works Director and may include
elements such as accessible curb ramps, pedestrian crossing warning signage, parking restrictions
to maintain clear line of sight approaching crossing, and crosswalk markings.
7. 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.
Page 43 of 349
PC Resolution No. _________ (2022 Series)
R ______
Indemnification
8. The applicant shall defend, indemnify, and hold harmless the City and/or its agents, officers and
employees from any claim, action or proceeding against the City and/or its agents, officers or
employees to attack, set aside, void or annul, the approval by the City of this project, and all
actions relating thereto, including but not limited to environmental review (“Indemnified
Claims”). The City shall promptly notify the applicant of any Indemnified Claim upon being
presented with the Indemnified Claim and the City shall fully cooperate in the defense against
an Indemnified Claim.
On motion by Commissioner _________, seconded by Commissioner _______, and on the following
roll call vote:
AYES:
NOES:
ABSENT:
The foregoing resolution was passed and adopted this ______ day of _____________ 2022.
_______________________________
Brian Leveille, Secretary
Planning Commission
Page 44 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatTITLE SHEETT-1.0Applicant:Wathen Castanos Homes735 Tank Farm Road Ste 100San Luis Obispo, CA 93401BUCKLEY RD.VACHELL LN. HWY. 101Architectural Development Review T1.0 Title SheetP1.0 - P1.5 Project DescriptionSP1.0 Illustrative Site PlanL1.0 Overall Landscape PlanL1.1 Landscape Enlargement ‘A’L1.2 Landscape Enlargement ‘B’L1.3 Landscape Enlargement ‘C’L1.4 Landscape Enlargement ‘D’L1.5 Alley Load Front Yard Example L1.6 Proposed Plant MaterialAS1.0 Conceptual Street ScenesAS1.1 Architectural Rendering -Doolittle Dr. AS1.2 Typical Paseo & Architecture RenderingAS1.3 Typical Paseo Entry & Architecture RenderingSP2.0 Pre-Plot Plan + DetailsALLEY PLAN ELEVATIONS & FLOOR PLANSA1.0 Alley Plan 1 Front ElevationsA1.1 Alley Plan 1 A- Spanish Floor PlanA1.2a Alley Plan 1 A- Spanish Elevations & Roof PlanA1.2b Alley Plan 1 A- Spanish Elevations & Roof PlanA1.3a Alley Plan 1 B- Farmhouse Elevations & Roof PlanA1.3b Alley Plan 1 B- Farmhouse Elevations & Roof PlanA1.4a Alley Plan 1 C- Craftsman Elevations & Roof PlanA1.4b Alley Plan 1 C- Craftsman Elevations & Roof PlanA2.0 Alley Plan 2 Front ElevationsA2.1 Alley Plan 2 A- Spanish Floor PlanA2.2a Alley Plan 2 A- Spanish Elevations & Roof PlanA2.2b Alley Plan 2 A- Spanish Elevations & Roof PlanA2.3a Alley Plan 2 B- Farmhouse Elevations & Roof PlanA2.3b Alley Plan 2 B- Farmhouse Elevations & Roof PlanA2.4a Alley Plan 2 C- Craftsman Elevations & Roof PlanA2.4b Alley Plan 2 C- Craftsman Elevations & Roof PlanFRONT LOAD ELEVATIONS & FLOOR PLANSA3.0 Front Load Plan 1 Front ElevationsA3.1 Front Load Plan 1 A- Spanish Floor PlansA3.2a Front Load Plan 1 A- Spanish Elevations & Roof PlanA3.2b Front Load Plan 1 A- Spanish Elevations & Roof PlanA3.3a Front Load Plan 1 B- Farmhouse Elevations & Roof PlanA3.3b Front Load Plan 1 B- Farmhouse Elevations & Roof PlanA3.4a Front Load Plan 1 C- Craftsman Elevations & Roof PlanA3.4b Front Load Plan 1 C- Craftsman Elevations & Roof PlanA4.0 Front Load Plan 2 Front Elevations A4.1 Front Load Plan 2 A- Spanish Floor PlansA4.2a Front Load Plan 2 A- Spanish Elevations & Roof PlanA4.2b Front Load Plan 2 A- Spanish Elevations & Roof PlanA4.3a Front Load Plan 2 B- Farmhouse Elevations & Roof PlanA4.3b Front Load Plan 2 B- Farmhouse Elevations & Roof PlanA4.4a Front Load Plan 2 C- Craftsman Elevations & Roof PlanA4.4b Front Load Plan 2 C- Craftsman Elevations & Roof PlanA5.0 Front Load Plan 3 Front Elevations A5.1 Front Load Plan 3 A- Spanish Floor PlansA5.2a Front Load Plan 3 A- Spanish Elevations & Roof PlanA5.2b Front Load Plan 3 A- Spanish Elevations & Roof Plan A5.3a Front Load Plan 3 B- Farmhouse Elevations & Roof PlanA5.3b Front Load Plan 3 B- Farmhouse Elevations & Roof Plan A5.4a Front Load Plan 3 C- Craftsman Elevations & Roof PlanA5.4b Front Load Plan 3 C- Craftsman Elevations & Roof PlanA6.0 Front Load Plan 4 Front Elevations A6.1 Front Load Plan 4 A- Spanish Floor PlansA6.2a Front Load Plan 4 A- Spanish Elevations & Roof PlanA6.2b Front Load Plan 4 A- Spanish Elevations & Roof Plan A6.3a Front Load Plan 4 B- Farmhouse Elevations & Roof PlanA6.3b Front Load Plan 4 B- Farmhouse Elevations & Roof PlanA6.4a Front Load Plan 4 C- Craftsman Elevations & Roof PlanA6.4b Front Load Plan 4 C- Craftsman Elevations & Roof PlanA7.0 Architectural Images & Lighting ExamplesA7.1 A. Spanish - Color and Material MatrixA7.2 B. Farmhouse - Color and Material MatrixA7.3 C. Craftsman - Color and Material MatrixSHEET INDEXProjectSiteatPage 45 of 349
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatPROJECT DESCRIPTIONP1.0Supplement to the ARCHITECTURAL DEVELOPMENT REVIEW APPLICATION for 'H2URat AVILA RANCH phase 5 – single family residential 14 February 2022, rev. 15 April 2022 I. PROJECT HISTORICAL OVERVIEW Avila Ranch (Project) implements the City’s vision for the project site as guided by the 2014 Land Use and Circulation Elements of the General Plan (LUCE). The LUCE specifically identifies the project site as a Special Focus Area that included planning and environmental design and analysis of the designation of an appropriate land use mix, the need for a variety of housing types and levels of affordability, provision of open space, parks and trails, restoration of Tank Farm Creek, protection and mitigation of impacts to agricultural resources, a circulation network and linkages to the surrounding community, and incorporation of utility and infrastructure. The Avila Ranch site encompasses three (3) adjacent parcels (APN 053-259-008, 014, and 015) totaling 150-acres. It is located at the northeast corner of Buckley Road and Vachell Lane. The Phase 5 project site is currently undeveloped and has historically been used for agriculture. Tank Farm Creek, a tributary to San Luis Obispo Creek, diagonally bisects the Project site from northeast to southwest and conveys storm water from the Chevron Tank Farm and adjacent properties to San Luis Creek. Prior to its annexation to the City in 2008, the Project site was zoned by the County of San Luis Obispo (County) for Business Park and Conservation/Open Space (COS) uses. The City’s 2005 AASP also designated the site for Business Park uses and the Project site remained zoned Business Park and COS since its annexation. However, the City’s 2014 Land Use Element of the General Plan rejected past Business Park land use designations in favor of new housing and designated the Project site as a Special Focus Area (SP-4) for provision of residential units and small-scale neighborhood commercial uses, with associated policies and performance standards that would guide future development. The following represents the entitlements received for the Project. xResolution No. 1832 (2017 Series) certifying the Final Environmental Impact Report for the Project, amending both the Airport Area Specific Plan and General Plan, and approving Vesting Tentative Tract Map No. 3089. xResolution No. 1638 (2017 Series) rezoning property at 175 Venture Drive (the Project) from Business Park/Specific Plan Area (BP-SP) and Conservation /Open Space/Specific Plan Area (C/OS/SP) to be consistent with the Project’s Development Plan and with the General Plan and Airport Area Specific Plan, as amended to enable development of 720 residential units and 15,000 square feet of neighborhood commercial on a 150-acres site. The Project also includes 18-acres of parks and 53-acres of designated open space. xOrdinance No. 1639 (2017 Series) approving the Development Agreement (DA) between the City and Avila Ranch LLC. The Project has subsequently been sold to Wathen Castanos Homes. In essence, the DA represents a negotiated agreement on important areas related to the phased and orderly development of the Project. It includes extended vesting of the development entitlements and reimbursement for public infrastructure and improvements beyond typical project requirements A. Applicant’s Request This application includes information for the Architectural Review Commission’s and Planning Commission’s review and approval of the Single-Family Residential Density (R-1) component of the project, noted as Phase 5 of the Avila Ranch development. Phase 5 also includes Park ‘H’ and Park ‘I’ . While Phase 5 is moving ahead in the phasing sequence, the Applicant is proposing to also forward later sequenced infrastructure improvements including wet/dry utilities and circulation/roadways, as defined in the recently approved Memorandum of Agreement, and noted here solely for reference. 1. Utilities a. 8-inch recycled water main along Venture Drive from Earthwood Lane to Jespersen Road, along Jespersen Road from the south end of Horizon Lane to Buckley Road, and along Buckley Road from Jespersen Road to the east boundary of the subdivision. (condition of approval (COA) #48) b. 12-inch potable water main extending along Jespersen Road from Huges lane to Buckley Road, and along Buckley Road from Jespersen Road to the east boundary of the subdivision. (COA #49). c. City utilities proposed for location/encroachment within the County portions of Buckley Road [to be completed with the Buckley Road widening improvements], Buckley Road extension [to be completed with the Buckley Road extension improvements], and Vachell Lane [to be completed with the Vachell Lane improvements]. (COA #54) d. Suburban Road, Horizon Lane, Buckley Road. Any widening of streets with existing overhead wire utilities shall include the undergrounding of the existing wiring and may include replacement of streetlight wood poles, as required by the City Engineer. (COA #62) 2. Transportation a. Project construction and infrastructure shall be completed in the sequential phase order as evaluated in the Avila Ranch Final EIR and Transportation Impact Study, or as agreed to between the City and Developer. (COA #98) b. Suburban Road improvements from Earthwood Horizon/Jespersen [to be completed prior to occupancy of 100th unit of Phase 4] (COA #102) c. South Higuera and Vachell improvements. [to be completed prior to Phase 2 occupancy] (COA #104) d. Buckley Road Bicycle Bridges at Tank Farm Creek. [to be constructed concurrently with the extension of Buckley Road to South Higuera, prior to Phase 2] (COA #109) e. Design and construction of pedestrian improvements between Los Osos Valley Road and the City Limit. [shall be completed prior to Phase 2 occupancy] (COA #111) 3. Interim Fire Station a. DA Section 7.10 – Interim Fire Station at Earthwood and Kitty Hawk to be constructed after build-out of the 361st dwelling unit. Note: Phase 1 = 179 units; Phase 4 = 197 units; Phase 5 = 101 units. Page 46 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatPROJECT DESCRIPTIONP1.1B. Previous Entitlements & Permits As noted above, the City Council certified the Environmental Impact Report (EIR) and approved amendments to the General Plan and Airport Area Specific Plan, the Vesting Tentative Tract Map in addition to various Project-related documents. In addition, the following plans have been reviewed, approved, and/or permitted to date. xConformance Determination by the County of San Luis Obispo Airport Land Use Plan, Airport Land Use Commission, xGeneral Plan Parks & Recreation Element Consistency Determination, Parks & Recreation Commission for the proposed seven (7) parks totaling 18-acres, 04 January 2017. Issued Entitlement & Permits: xPhase 1 Final Map recorded 23 December 2021 xAvila Ranch Offsite Improvements - COA 114 - FMAP-1622-2018 - Tank Farm/South Higuera xAvila Ranch - Tract 3089 - Mass Grading Plans - FMAP-1844-2018 - Onsite early grading and walls. xSidewalk on Higuera between Los Osos Valley Road and Vachell Lane – FMAP-1537-2018 - Partial improvements along Vachell Lane regarding drainage management. xHiguera Street to South Street Right-turn Extension - FMAP-1538-2018 xAvila Ranch Phase 1 Tract 3089 Improvement Plans - FMAP-1563-2018 xArchitectural Review Commission review and Planning Commission approval of the Phase 1, 2 & 3 R-2 product – Resolution No. PC-1046-2021 xFEMA Letter of Map Revision (LOMR) effective 23 December 2021 xMiscellaneous Permits: These permits authorize work within the regulatory jurisdiction of each entity. Lake &Streambed Alteration Agreement – CA Department of Fish & Wildlife Waste Discharge Permit 34018WQ35 – Regional Water Quality Control Board Buckley Road Extension – County of San Luis Obispo ENC 20200306 II. ARCHITECTURAL DEVELOPMENT REVIEW SUBMITTAL A. Avila Ranch Development Plan The Avila Ranch Development Plan (Plan), dated May 2017, was prepared in collaboration with the original applicant’s design and environmental team, City staff, and City decision-makers. While not technically a Specific Plan, it nonetheless contains many of the requisite components – Land Use Plan & Framework, Design Framework, Circulation, and Infrastructure Framework. The focus of this application is the Design Framework This section of the Plan includes design standards and guidelines specific to the Project and are meant to work in conjunction with the adopted goals, policies, standards, and guidelines found in the Airport Area Specific Plan, the City’s Community Design Guidelines, the City’s Zoning Regulations (Chapter 17 of the Municipal Code) and related documents. The City’s intent is to ensure that development is consistent with the Development Agreement and, to accomplish this objective, it requires flexibility in addressing the Development Plan standards (e.g., building orientation, architectural styles, scale/massing, landscaping, lighting, and energy use). That inherent flexibility will enable staff and the decision-makers to determine that the overall project and individual project phases are consistent with the intent of the Development Agreement and zoning regulations. Standards define actions or requirements that must be fulfilled by the Project, while Guidelines refer to methods or approaches that may be used to achieve a stated goal, but allow for flexibility and interpretation given specific conditions. The applicant has utilized the design components in the Development Plan’s Design Framework section to inform and guide the design of the single-family residences. Those components include: Building Orientation & Setbacks Pedestrian Activity Areas Parking Outdoor Use Areas Screening Preservation of Views and Scenic Resources Architecture Landscape Architecture Buildings, Signs, & Lighting Drainage Energy Conservation B. Mitigation Measures and Conditions of Approval The Avila Ranch project was approved under a certified EIR. The EIR described potential impacts and related mitigation measures. While the majority of measures relate to the physical environment (e.g., transportation improvements, biological considerations, public services, etc.), there are measures that specifically address design aspects that are under the purview of the Architectural Review Commission (ARC) and the Planning Commission (PC). The project vesting tentative tract map was approved with a set of conditions of approval that were created by all City departments, reviewed by the various City advisory bodies, and ultimately approved by the City Council. Development of the project should be consistent with these conditions, which will allow for a detailed review of the development plans to assure compliance with City plans, policies, and standards. Again, while the majority of the conditions relate to major transportation and other improvements, there are conditions that specifically address design components that are under the purview of the ARC and PC. Those specific mitigation measures and conditions of approval are noted on the table below. Table 2. Mitigation Measure and Conditions of Approval Conformance MITIGATION MEASURE orCONDITION OF APPROVAL CONFORMANCECOMMENT 32. Private street lighting may be provided along the private streets/alleys/parking areas, pocket parks, and linear parks per City Engineering Standards and/or as approved in conjunction with the final ARC approvals. Private lighting is depicted on sheets L-1.1 and L-1.2, L1.3. Shared driveway lighting consists of wall light fixtures, as shown on building elevations (See Architectural Sheets) Page 47 of 349
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatPROJECT DESCRIPTIONP1.2MITIGATION MEASURE orCONDITION OF APPROVAL CONFORMANCECOMMENT 44. The ARC plans and public improvement plans shall show the location of the proposed mail receptacles or mailbox units (MBU’s) to the satisfaction of the Postmaster and the City Engineer. The subdivider shall provide a mailbox unit or multiple units to serve all dwelling units within this development as required by the Postmaster. MBU’s shall not be located within the public right-of-way or public sidewalk area unless specifically approved by the City Engineer. Contact the Postmaster at 543-2605 to establish any recommendations regarding the number, size, location, and placement for any MBU’s to serve the several neighborhoods and occupancies. Mailbox locations are shown on sheet L-1.0. 45. Porous concrete, pavers, or other surface treatments as approved by the City Engineer shall be used for private parking areas, V-gutters, private curb and gutter, etc. to the extent feasible within the over-all drainage design for water quality treatment/retention in accordance with the specific plan and General Plan. Drainage design and plans are in compliance with the Specific Plan, General Plan, and post-construction stormwater requirements. NO-3a. R-1 and R-2 residential units planned in the area of the Project site within 300 feet of Buckley Road and R-4 units in the northwest corner of the Project site shall include noise mitigation for any potential indoor space and outdoor activity areas that are confirmed to be above 60 dBA as indicated in the Project’ s Sound Level Assessment. The following shall be implemented for residential units with noise levels exceeding 60 dBA: xOutdoor Activity Area Noise Mitigation. Where exterior sound levels exceed CNEL = 60 dBA, noise reduction measures shall be implemented, including but not limited to: xExterior living spaces of residential units such as yards and patios shall be oriented away from Project boundaries that are adjacent to noise-producing uses that exceed exterior noise levels of CNEL = 60 dBA, such as roadways and industrial/commercial activities. xConstruction of additional sound barriers/berms with noise-reducing features for affected residences. xExterior Glazing. Exterior window glazing for residential units exposed to potential noise above Ldn=60 dBA shall achieve a minimum Outdoor-Indoor Transmission Class (OITC) 24 / Sound Transmission Class (STC) 30. Glazing systems with dissimilar thickness panes shall be used. xExterior Doors Facing Noise Source. According to Section 1207.7 of the California Building Code, residential unit entry doors from interior spaces shall have a combined STC 28 rating for any door and frame assemblies. Any balcony and ground floor entry doors located at bedrooms shall have an STC 30 rating. Balconies shall be oriented away from the northwest property line. All homes that may be impacted by projected noise levels of 60 dBA or greater will be acoustically constructed utilizing Sound Transmission Class (STC) rated materials (e.g., sealing & weatherproofing, window, doors, walls, ceilings, flooring, ventilations, etc.), as noted. MITIGATION MEASURE orCONDITION OF APPROVAL CONFORMANCECOMMENT xExterior Walls. Construction of exterior walls shall consist of a stucco or engineered building skin system over sheathing, with 4-inch to 6-inch deep metal or wood studs, fiberglass batt insulation in the stud cavity, and one or two layers of 5/8-inch gypsum board on the interior face of the wall. If possible, electrical outlets shall not be installed in exterior walls exposed to noise. If not possible, outlet box pads shall be applied to all electrical boxes and sealed with non-hardening acoustical sealant. xSupplemental Ventilation. According to the California Building Code, supplemental ventilation adhering to OITC/STC recommendations shall be provided for residential units with habitable spaces facing noise levels exceeding Ldn=60 dBA, so that the opening of windows is not necessary to meet ventilation requirements. Supplemental ventilation can also be provided by passive or by fan-powered, ducted air inlets that extend from the building’s rooftop into the units. If installed, ducted air inlets shall be acoustically lined through the top-most 6 feet in length and incorporate one or more 90-degree bends between openings, so as not to compromise the noise insulating performance of the residential unit’s exterior envelope. xSound Walls. Sound walls shall be built on the north and east property lines of the Project in Phase 3 that adjoin Suburban Road. The barrier shall consist of mortared masonry. Further, proposed carports with solar canopies shall be installed around the western and northern perimeter of the R-4 units, and these units shall be setback a minimum of 100 feet from the property line. xLandscaping. Landscaping along the north and east Project site boundaries that adjoin Suburban Road shall include a line of closely space trees and shrubs with sufficient vegetative density to help reduce sound transmission. C. The Proposed Project – Architecture & Landscape Architecture Narratives To accompany the graphics in this submittal, the following narrative provides an overview of the design from an architectural and landscape architectural perspective for the proposed De Oro neighbor of R-1 homes. The Avila Ranch development includes a total of 101 R-1 units when fully built. 1. Architectural Design Concept The proposed architecture for Avila Ranch Phase 5 single-family residential project (De Oro) provides a mixture of both a front loaded, and alley loaded garage condition for a combination of six (6) different plan types with three (3) different elevations for each plan. The overall community has been designed to present a pedestrian friendly street façade and scale along the main circulation streets through the incorporation of connected paseos and neighborhood parks. The De Oro neighborhood presents a unique connection and transition of community design Page 48 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatPROJECT DESCRIPTIONP1.3with homes fronting a future commercial/mixed use parcel as well as the neighborhood park ‘H’. This transition between uses has been designed to use floor plans with alley loaded garages. With this orientation, the front doors along with the architectural design provide a backdrop to the community space through pedestrian interaction along the connecting pedestrian paseos at the both the edges and select crossing locations within neighborhood. The floor plans have been specifically designed to include a diversity of potential future homeowner’s needs from a 2,126 sq. ft. three-bedroom alley load plan up to a potential five- bedroom 2,496 sq. ft. front load plan with an optional junior accessory dwelling unit (JADU). Each plan is designed with an open plan concept along with higher ceiling heights, allowing the interior spaces to feel and live larger with natural light provided by larger window patterns. Detailed attention was given to provide a variation of plan forms and elevation massing designs that include variations in the wall plane, in wall height, and rooflines at different levels to help create an inviting and identifiable sense of place within the community. The elevations styles designated in the Avila Ranch Development Plan reflect the agricultural heritage of San Luis Obispo, as well as architectural character typically found within the city. The proposed elevation styles include Spanish (Mission), Farmhouse (Agrarian), and Craftsman. The goal in the selection of architectural styles is to aid in defining a character that both engages and identifies itself amongst the surrounding properties to the northern and southern edges of the City while maintaining a familiar impression of the De Oro neighborhood within the Avila Ranch Community Master Plan. 2. Architectural Floor Plans The following tables represent the architectural style, unit types, square footage, and bedroom/bath counts for the R-1 units. Detailed design information is also depicted on the building elevations, related floor plans, and color/material matrix. Table 3.A Single-Family Units – Alley Load Units UNIT STYLE PLAN TYPESIZE (SF)/ STORIES BEDROOMS(BR)/BATHROOMS (BA)+GARAGESA - Spanish B - Farmhouse C - Craftsman Plan 1 2,126 SF/1-Stories 3 BR/2.5 BA +2-Car Garage A - C Plan 2 2,495 SF/2-Stories 4 BR/2.5 BA + 2-Car Garage + Optional Garage Table 3.B Single-Family Units – Front Load Units UNIT STYLE PLAN TYPESIZE (SF)/ STORIES BEDROOMS (BR)/BATHROOMS (BA)+GARAGESA - Spanish B - Bungalow C - Craftsman Plan 1 1,944 SF/1-Story 2 BR/2.5 BA +2-Car Garage A - C Plan 2 2,309 SF/2-Stories 4 BR/2.5 BA + Loft + 2-Car Garage A – C Plan 3 2,456 SF/2-Stories 4 BR/2.5 BA + Office + 3-Car Garage A – C Plan 4 2,496 SF/2-Stories 5 BR/3.5 BA + JADU** + 3-Car Garage **Municipal Code §17.156.022 defines a Junior Accessory Dwelling Unit (JADU), as follows. “A unit that is no more than five hundred square feet in size and contained entirely within a single-family residence. A junior accessory dwelling unit may include separate sanitation facilities or may share sanitation facilities with the existing structure. (Ord. 1679 § 5, 2020: Ord. 1650 § 3 (Exh. B), 2018).” Municipal Code §17.86.020 and, specifically C. Junior Accessory Dwelling Units describes the general requirements, performance standards, and procedural requirements for accessory dwelling units. Specifically, this section speaks to its location – within the walls of a proposed primary dwelling unit; its size – five hundred (500) square feet; design standards – separate exterior entry, interior connection to the main living area may be maintained or removed, inclusion of an efficiency kitchen, and no additional parking required., no new utility connection of payment of impact fees; the process – ministerial review (building permit) without discretionary review; owner occupancy of either the primary residence or JADU; recordation of a Covenant Agreement; and prohibition of the JADU as a short-term rental unit. 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 present-day vernacular with color accents working in harmony with the architectural design. In the spirit of creating a unique and desirable neighborhood, each elevation design portrays a unique elevation appearance that provides variation, and yet uniformity throughout the overall community design. As shown on the color and material boards, there are four (4) different color schemes for each of the three (3) elevation styles, which will create additional variation between both the home elevations and also the exterior color. Each board contains photographs and samples of the materials and colors for the stucco body, painted blocking accents, front doors, and masonry elements. 4. Landscape Architectural Design Concept The overall landscape design concept is one that embraces connectivity and cohesiveness, that helps to encourage social interaction while providing a sense of community. The pedestrian-oriented paseos are at the heart of this community and provide access to the numerous trails that link to a wide array of parks and outdoor amenities. Page 49 of 349
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatPROJECT DESCRIPTIONP1.4Each pedestrian paseo is individually marked by a decorative entry patio with pilaster column, identifying each home’s address along the well-lit meandering paseo pathway. A low height semi-private decorative fence surrounds the perimeter of most homes’ front yards and offers a chance for social interaction between neighbors, with an entry gate allowing access into each front yard or porch. A taller, solid fence encloses the rear and side yards and provides further homeowner privacy. The pedestrian paseos, front yards and neighborhood streetscapes are planted with a mix of deciduous and evergreen trees, to provide shade during the summer months and solar access during the winter. Flowering shrubs and perennials, grasses, and groundcover provide an attractive, drought-tolerant mix of colors and textures to provide year-round interest while reducing water use. Within the paseos, swaths of decomposed granite weave in with the plant material to provide additional interest and water use reduction. Each of the neighborhood’s streets are identified with its own signature specimen canopy tree, adding a distinctive feel to each street. Each home’s lot showcases the drought-tolerant, Mediterranean-style plant palette along the vegetated streetscapes and alleys. 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 water demand, soils and exposure. III.AFFORDABLE (INCLUSIONARY) HOUSING The Development Agreement describes the long-term housing affordability component of the Avila Ranch project, including design and development strategies to provide lower cost housing. These strategies include the design and construction of a range of housing sizes and types, while providing a greater number of inclusionary housing units than required by the City’s Inclusionary Housing Ordinance. A total of seventy-one (71) inclusionary units required for the overall development of the project. Sixty-seven (67) units are distributed among the R-2, R-3, and R-4 product types, with the remaining four (4) to be fulfilled via in-lieu fees at time of development of the commercial component of the project. Additionally, there are twenty-five (25) R-2 units provided as a Workforce Housing Incentive Program (“WHIP”) to provide housing within the Workforce Housing income category. IV.AIRPORT LAND USE PLAN During the land use entitlement and project approval process, the project was reviewed by the Airport Land Use Commission (ALUC), as they are required to make a determination of consistency with the applicable Airport Land Use Plan policies. On December 21, 2016, the ALUC determined that the project was consistent with the ALUP, with conditions related to limiting the development to 720 dwelling units, non-residential density to 93 persons in the S-1b safety zone, FAA review of tall structures, appropriate noise mitigation, restrictions on uses that may interfere with airport operations, avigation easement, and appropriate disclosures for future residents. In March 2021, the ALUC approved the Amended and Restated San Luis Obispo County Regional Airport Land Use Plan. While the majority of the original ALUC conditions apply, the safety zone have dramatically changed. Where the project was originally in safety area S-1b, the majority of the project is currently within Zone 6 – Traffic Pattern Zone with a small portion in safety Zone 4 – the Outer Approach and Safety Zone. Zone 4 encompasses the part of Avila Ranch that will remain in open space/agriculture. Where S-1b previously restricted residential density, as noted above, there is no residential density limit in Zone 6, while Zone 4’s residential density was increased to 0.5 dwelling units/acre. Figure 1 Airport Land Use Plan Safety Zones Safety Zone 4 Safety Zone 3 Safety Zone 2 Safety Zone 1 Avila Ranch Page 50 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatLow Density Residential Lot and Building Standards (R-1)EXAMPLESThese sketches show basic lot layouts based on the standards listed in the text and in the table below. Not all features shown in the sketches are standards (for example, 2-car garages are not required).STANDARDS(Minimums) (A)STREET ACCESS (NO ALLEY)ALLEY ACCESS ONLYTYPICAL CORNER/WIDE LOT W/ SIDE-ON GARAGELot AreaLot WidthCorner Lot WidthLot DepthLot CoverageBuilding Height (B)5,000 sf50 ft55 ft90 ft40% Max.30 ft5,000 sf50 ft55 ft90 ft40% Max.30 ft5,000 sf50 ft55 ft90 ft45% Max.30 ft4,500 sf45 ft50 ft80 ft50% Max.30 ftNote: Approved Vesting Tentative Tract Map 3089 includes developable R-1 parcels with lot area, width, and/or depth less than the minimum standards. Front SetbackHouseGarage, carportFront Porch15 ft20 ft10 ft15 ft15 ft10 ft15 ft15 ft to 20 ft (C)10 ft15 ftN/A 10 ftRear SetbackHouseGarage, carportRear Porch15 ftN/A10 ft15 ft5 ft10 ft15 ftN/A10 ft(from alley)15 ft3 ft10 ftSide SetbackHouseStreet (house/garage)Garage, carport5 ft10 ft5 ft5 ft10 ft5 ft5 ft10 ft5 ft5 ft10 ft5 ftA- Final Map(s) to include any parcel-specific encroachments into setback and/or easements based on map and lotting configurations beyond elements allowed per Zoning Regulation §17.70.170 (Allowed Projections into Setback Area). See Zoning Regulation for Assessory Dwelling Unit (ADU & JADU) development standards (Zoning Regulation §17.86.020). Second floor setbacks shall match ground floor setbacks.B- Building Height is measured from finished grade.C- Setback for garage side elevations facing streetfront is 15 feet. Setback for garages with openings facing street is 20 feet. Public StreetPublic StreetPublic Street or PaseoPublic StreetAlley Easementoptional. garagePublic StreetPublic StreetPROJECT DESCRIPTIONP1.5AVILA RANCH DEVELOPMENT PLAN JANUARY 20227KHDIRUHPHQWLRQHG/RZ'HQVLW\5HVLGHQWLDO/RWDQG%XLOGLQJ6WDQGDUGV 5 KDYHEHHQPRGL¿HGDQGUHÀHFWWKHLQWHQWRIWKHRULJLQDO'HYHORSPHQW3ODQVWDQGDUGVPage 51 of 349
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatILLUSTRATIVE SITE PLANSP1.0BUCKLEY ROADWRIGHT BROS. WY.HUGHES LN.DOOLITTLE DR.VENTURE DRIVEVACHELL LANEJESPERSEN RD.YEAGER CT.EARHART WY.COLEMAN LN.JESPERSEN ROADPHASE 1/R-2 (APPROVED)FUTURE PHASE 4TLE DR.PHASE 5FUTURE PHASE 6FUTURE PH. 6312ABSCALE: 1”=300’0 150’ 300’ 450’LEGEND PH. 5 PROJECT AREA (R-1PRODUCT) FUTURE PHASES, N.A.P STREET SCENE ELEVATION, REFER TO SHEET AS1.0 PARK / ARCHITECTURAL RENDERING, SEE SHEET AS1.1 to AS1.4NOTE: DEVELOPMENT OF PHASES MAY BE NON-SEQUENTIAL1PARK ‘H’PARK ‘I’OPEN SPACEOPEN SPACELANDSCAPED BERM (PH. 1)PHASE 1/R-2 (APPROVED)APage 52 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022OVERALL LANDSCAPE PLANL-1.0DRY FARMINGDRY FARMINGTANK FARM CREEKTANK FARM CREEKDOOLITTLE DR.PARK ‘H’PARK ‘I’PASEOPASEOPASEOPASEOPASEOOPEN SPACEOPEN SPACELANDSCAPED BERM (PH.1)HUGHES LN.WRIGHT BROS. WY.BUCKLEY ROADEARTHWOOD DR.EARHEART WY.YEAGER CT.JESPERSEN RD.SCALE: 1”=200’0 100’ 200’ 300’PROPOSED RESIDENTIAL STREET TREESPistacia chinensis / CHINESE PISTACHESIZE: 24” BOX WUCOLS: L DECIDUOUS, FALL COLORUlmus parv. ‘Sempervirens’ / EVERGREEN ELM SIZE: 24” BOX WUCOLS: L EVERGREEN, BROAD CANOPYZelkova serrata / SAWLEAF ZELKOVASIZE: 15 GAL WUCOLS: L DECIDUOUS, BROAD CANOPYLophostemeon confertus / BRISBANE BOXSIZE: 15 GAL WUCOLS: L EVERGREEN, UPRIGHTMAILBOX KIOSKKiosks are equipped with up to 19 front loading tenant mail compartments, 2 parcel locker compartments, and 1 drop slot. There may be more than one unit at each location, depending on addresses served.Final mailbox kiosk locations shall be approved by the Postmaster and be ADA compliant.MMMMMMMLOCATION OF PROPOSED PROJECT MONUMENT SIGN, SEE EXAMPLE, LEFTPROPOSED ILLUMINATED MONUMENT SIGNMAXIMUM SIGN AREA ALLOWED: 24 SQ. FT. (EXCLUSIVE OF SUPPORT STRUCTURE). FINAL VERSION (COLORS, FONTS, MATERIALS) MAY VARY. RR.PPPARKPARKIIPASEOPASEOM))))))MMMMMMEARTHWOOD DR.EARTHWOOD DR.FUTUREPHASESCOMMERCIALCOMMERCIALPARK ‘G’MULTI-FAMILY PHASES 1, 2 & 3PHASES 1, 2 & 3LANDSCAPE ENLARGEMENT ‘A’,CORNER LOT CONDITION. SEE SHEET L-1.1LANDSCAPE ENLARGEMENT ‘B’, STANDARD LOT CONDITION.SEE SHEET L-1.2LANDSCAPE ENLARGEMENT ‘D’, REAR YARD SLOPE CONDITION.SEE SHEET L-1.4LANDSCAPE ENLARGEMENT ‘C’, SEE SHEET L-1.3PED. BRIDGEPROPOSED FENCING TYPES4’ TALL SOLID- FRONT YARDS AND ALONG PASEOS (SEE SHEETS L-1.1 TO L-1.4 FOR LOCATIONS).4’ TALL SOLID WITH 2’ LATTICE- YARDS ALONG PARKS, CREEK, AND OPEN SPACE. (SEE PLAN, ABOVE, FOR LOCATIONS).6’ TALL SOLID- PRIVATE REAR AND SIDE YARDS (SEE SHEETS L-1.1 TO L-1.4 FOR LOCATIONS).Page 53 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022LANDSCAPE ENLARGEMENT ‘A’L-1.1883319191919331310101010101515161616161010101022181818189LIMITED DRIVEWAY ACCESS POINT(S) PARKWAY LANDSCAPING, TYP.STREET TREES, TYP.TRAFFIC CALMING BULBOUTS, TYP.ACCESSIBLE SIDEWALK, TYP.SIDEWALK ACCESS TO TOWN CENTERTRAFFIC CALMING BULBOUTS, TYP.999145666111112677776666EARHEART WY.YEAGER CT.WRIGHT BROTHERS WAY20’PEDESTRIANEASEMENT10’PEDESTRIANEASEMENTPRELIMINARY PASEO MAWA/ETWU CALC’SFOR DEVELOPER-INSTALLED LANDSCAPEEXAMPLE OF PASEO ENTRY PILASTER / ARBOR11FRONT LOAD PLAN 4FRONT LOAD PLAN 3FRONT LOAD PLAN 4ALLEY LOAD PLAN 2PHASE 6- COMMERCIALPHASE 6- COMMERCIALOPEN SPACEALLEY LOAD PLAN 2ALLEY LOAD PLAN 2ALLEY LOAD PLAN 1FRONT LOAD PLAN 31KEYNOTE LEGEND1 PASEO LANDSCAPING, EQUAL MIX OF LOW WATER-USE PLANTS WITH DECOMPOSED GRANITE AS PART OF EACH LOT WITHIN PASEO EASEMENT2 FRONT YARD LANDSCAPING BY HOMEOWNER3 PRIVATE YARDS BY HOMEWONER4 NOT USED5 4’ TALL WOOD FENCE WITH GATE, WHERE SHOWN6 6’ TALL WOOD FENCE WITH GATE, WHERE SHOWN7 TRASH BIN LOCATION, TYP. 8 MEANDERING CONCRETE PASEO WALK9 6’ SQ. FRONT GATE ENTRY NODE10 PARKWAY LANDSCAPING AS PART OF PUBLIC IMPR. PLANS11 PASEO ENTRY PATIO WITH ADDRESSING PILASTER / ARBOR12 CLUSTER MAILBOX UNIT, AT BACK OF SIDEWALK13 SHARED ALLEY14 ALLEY ACCENT SHRUBS, TYP. 15 PASEO TREE, TYP. 16 FRONT YARD TREE, TYP. 17 PASEO BOLLARD DIRECTIONAL LIGHT18 FRONT YARD LANDSCAPING BY DEVELOPER19 COVERED PORCH OPTION#NOTE: FENCING THAT BORDERS UNMANAGED BRUSH-COVERED LANDS WILL BE CONSTRUCTED OF NON-COMBUSTIBLE MATERIALS.EXAMPLE OF PASEO BOLLARD LIGHTWITH ADJUSTABLE LED LIGHT DISTRIBUTION. (COMPLIES WITH NIGHT SKY PRESERVATION ORDINANCE 17.70.100)17M10’20’15’10’15’2510’15’2SETBACKS SHOWN ARE TYPICAL, PER DEVELOPMENT STANDARDSPage 54 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022LANDSCAPE ENLARGEMENT ‘B’L-1.2777774333331333331818215151515151515222225559911125141499666666666666EARHEART WY.20’ PEDESTRIANEASEMENT22E20’ PEDESTRIANEASEMENTFRONT LOAD PLAN 3FRONT LOAD PLAN 4FRONT LOAD PLAN 4PARK ‘H’ALLEY LOAD PLAN 1 ALLEY LOAD PLAN 2ALLEY LOAD PLAN 1ALLEY LOAD PLAN 2ALLEY LOAD PLAN 1ALLEY LOAD PLAN 2111010161018881119191919191911KEYNOTE LEGEND1 PASEO LANDSCAPING, EQUAL MIX OF LOW WATER-USE PLANTS WITH DECOMPOSED GRANITE AS PART OF EACH LOT WITHIN PASEO EASEMENT2 FRONT YARD LANDSCAPING BY HOMEOWNER3 PRIVATE YARDS BY HOMEWONER4 PEDESTRIAN CROSSWALK5 4’ TALL SOLID WOOD FENCE WITH ENTRY GATE, WHERE SHOWN6 6’ TALL SOLID WOOD FENCE WITH GATE, WHERE SHOWN7 TRASH BIN LOCATION, TYP. 8 MEANDERING CONCRETE PASEO WALK9 6’ SQ. FRONT GATE ENTRY NODE10 PARKWAY LANDSCAPING AS PART OF PUBLIC IMPR. PLANS11 PASEO ENTRY PATIO WITH ADDRESSING PILASTER / ARBOR12 CLUSTER MAILBOX UNIT, AT BACK OF SIDEWALK13 SHARED ALLEY14 ALLEY ACCENT SHRUBS, TYP. 15 PASEO TREE, TYP. 16 FRONT YARD TREE, TYP. 17 PASEO BOLLARD DIRECTIONAL LIGHT18 FRONT YARD LANDSCAPING BY DEVELOPER 19 COVERED PORCH OPTION#M10’PEDESTRIANEASEMENT10’20’15’10’15’10’15’SETBACKS SHOWN ARE TYPICAL, PER DEVELOPMENT STANDARDS15Page 55 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022LANDSCAPEENLARGEMENT ‘C’L-1.3KEYNOTE LEGEND1 PASEO LANDSCAPING, EQUAL MIX OF LOW WATER-USE PLANTS WITH DECOMPOSED GRANITE AS PART OF EACH LOT WITHIN PASEO EASEMENT2 FRONT YARD LANDSCAPING BY DEVELOPER3 PRIVATE YARDS BY HOMEWONER4 COVERED PORCH, TYP. 5 4’ TALL SOLID WOOD FENCE WITH ENTRY GATE, WHERE SHOWN6 6’ TALL SOLID WOOD FENCE WITH GATE, WHERE SHOWN7 TRASH BIN LOCATION, TYP. 8 MEANDERING CONCRETE PASEO WALK9 6’ SQ. FRONT GATE ENTRY NODE10 PARKWAY LANDSCAPING AS PART OF PUBLIC IMPR. PLANS11 PASEO ENTRY PATIO WITH ADDRESSING PILASTER / ARBOR12 CLUSTER MAILBOX UNIT, AT BACK OF SIDEWALK13 NOT USED14 PEDESTRIAN CROSSWALK15 PASEO TREE, TYP. 16 FRONT YARD TREE, TYP. 17 PASEO BOLLARD DIRECTIONAL LIGHT #DOOLITTLE DRIVE833333331010151516161622101051112777715’PEDESTRIANEASEMENTFRONT LOAD PLAN 4FRONT LOAD PLAN 3FRONT LOAD PLAN 2FRONT LOAD PLAN 4PARK ‘I’FRONT LOAD PLAN 31122MM12116666146110’20’15’10’20’15’SETBACKS SHOWN ARE TYPICAL, PER DEVELOPMENT STANDARDSPage 56 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022LANDSCAPEENLARGEMENT ‘D’L-1.4KEYNOTE LEGEND1 PASEO LANDSCAPING, EQUAL MIX OF LOW WATER-USE PLANTS WITH DECOMPOSED GRANITE AS PART OF EACH LOT WITHIN PASEO EASEMENT2 FRONT YARD LANDSCAPING BY DEVELOPER3 PRIVATE YARDS BY HOMEWONER4 COVERED PORCH OR PATIO, TYP. 5 4’ TALL SOLID WOOD FENCE WITH ENTRY GATE, WHERE SHOWN6 6’ TALL SOLID WOOD FENCE WITH GATE, WHERE SHOWN7 TRASH BIN LOCATION, TYP. 8 MEANDERING CONCRETE PASEO WALK9 NOT USED10 PARKWAY LANDSCAPING AS PART OF PUBLIC IMPR. PLANS11 PASEO ENTRY PATIO WITH ADDRESSING PILASTER / ARBOR12 CLUSTER MAILBOX UNIT, AT BACK OF SIDEWALK13 LANDSCAPED BERM (PART OF PHASE 1)14 APPROX. 3’ TALL RETAINING WALL15 NOT USED16 FRONT YARD TREE, TYP. 17 PASEO BOLLARD DIRECTIONAL LIGHT #HUGHES LN.477443331313210161616161610101022251866141466661112M61FRONT LOAD PLAN 1FRONT LOAD PLAN 3FRONT LOAD PLAN 410’
20’
15’SETBACKS SHOWN ARE TYPICAL, PER DEVELOPMENT STANDARDSPage 57 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022ALLEY LOAD FRONT YARD EXAMPLEL-1.51189981121211111213333333344555566661 PASEO LANDSCAPING, AS PART OF EACH LOT, BY DEVELOPER2 NOT USED3 ALTERNATIVE PRIVATE YARD LANDSCAPE DESIGN SCENARIO, BY HOMEOWNER4 COVERED PORCH, TYP. 5 4’ TALL SOLID WOOD FENCE WITH GATE, WHERE SHOWN6 6’ TALL FENCE WITH GATE, WHERE SHOWN7 NOT USED8 MEANDERING CONCRETE PASEO WALK9 6’ SQ. FRONT GATE ENTRY NODE10 PASEO BOLLARD DIRECTIONAL LIGHT 11 FRONT YARD TREE, TYP. 12 PASEO TREE, TYP. #KEYNOTE LEGENDPage 58 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022PROPOSED PLANT MATERIALL-1.6PROPOSED PLANT LIST - PASEOS AND LOTSEVERGREEN TREES ARBUTUS ‘MARINA’ / MARINA STRAWBERRY 24” BOX L LOW-BRANCH, FLOWERING MAGNOLIA GRAND. ‘LITTLE GEM’ / MAGNOLIA 15 GAL M WHITE BARK, UPRIGHT FORMOLEA EUROPAEA ‘SWAN HILL’ / FRUITLESS OLIVE 24” BOX L ROUNDED FORMDECIDUOUS TREESCERCIS OCCIDENTALIS / WESTERN REDBUD 24” BOX L LOW-BRANCH, FLOWERINGCOTINUS COGGYGRIA / SMOKEBUSH 24” BOX L SMALL COLOR ACCENTPYRUS CALLERYANA ‘CHANTICLEER’ / ORNAMENTAL PEAR 15 GAL M WHITE FLOWERSMEDIUM SHRUBSARCTOSTAPHYLOS ‘HOWARD MCMINN’ / MANZANITA 5 GAL L CA. NATIVE, PINK FLOWERSBERBERIS THUNB. ‘ROSE GLOW’ / JAPANESE BARBERRY 5 GAL L BURGUNDY FOLIAGE CARPENTERIA CALIFORNICA / BUSH ANENOME 5 GAL L CA. NATIVE, WHITE FLOWERSLEUCADENDRON ‘SAFARI SUNSET’ / SAFARI CONEBUSH 5 GAL L RED NEW GROWTHOLEA ‘LITTLE OLLIE’ / DWARF OLIVE 5 GAL L ROUNDED FORMCOPROSMA REPENS ‘PICTURATA’ / MIRROR PLANT 5 GAL L VARIEGATED FOLIAGESMALL SHRUBSCISTUS ‘SUNSET’ / MAGENTA ROCKROSE 5 GAL L MAGENTA FLOWERSNANDINA DOMESTICA ‘GULFSTREAM’ / HEAVENLY BAMBOO L RED/ORANGE NEW GROWTHPOLYGALA FRUTIC. ‘PETITE BUTTERFLIES’/ SWEET PEA SHRUB L PURPLE FLOWERSROSA ‘FLOWER CARPET’ / FLOWER CARPET ROSE 5 GAL M FLOWERINGTEUCRIUM X LUCIDRYS / GERMANDER 5 GAL L LAVENDER FLOWERSWESTRINGIA FRUIT. ‘MORNING LIGHT’ / COAST ROSEMARY 5 GAL L YELLOW/GREEN FOLIAGEPERENNIALSANIGOZANTHOS CTVS. / KANGAROO PAW 1 GAL L FLOWERINGKNIPHOFIA ‘SHINING SCEPTER’ / RED HOT POKER 1 GAL M ORANGE FLOWERSLAVANDULA SPS. / LAVENDER 1 GAL L PURPLE FLOWERSLIMONIUM PEREZII / SEA LAVENDER 1 GAL L PURPLE FLOWERSPENSTEMON CLTVS. / PENSTEMON 1 GAL L FLOWERINGSALVIA SPS. / SAGE 1 GAL L FLOWERINGACCENTSAGAVE ATTENUATA / FOXTAIL AGAVE 5 GAL L SUCCULENTCORDYLINE ‘RED STAR’ / CABBAGE PALM 15 GAL L RED FOLIAGE, VERTICAL PHORMIUM CLTVS. / NEW ZEALAND FLAX 5 GAL L STRAP-SHAPED LEAVESYUCCA ‘COLOR GUARD’ / VARIEGATED ADAM’S NEEDLE 5 GAL L YELLOW/GREEN LEAVESORNAMENTAL GRASSESLOMANDRA LONGIFOLIA ‘BREEZE’ / BLUE OAT GRASS 1 GAL L GREEN FOLIAGECAREX TESTACEA / ORANGE SEDGE 1 GAL L ORANGE FOLIAGEHELICTOTRICHON SEMPERVIRENS / BLUE OAT GRASS 1 GAL L BLUE FOLIAGE FOLIAGECALAMAGROSTIS ‘KARL FOERSTER’ / FEATHER REED GRASS 1 GAL L VERTICAL TAN STALKSMUHLENBERGIA LINDHEIMERI / LINDHEIMER’S MUHLY 1 GAL L STRAW COLORED STALKSGROUNDCOVERARCTOSTAPHYLOS ‘EMERALD CARPET’ / MANZANITA 1 GAL L WHITE FLOWERSCISTUS SALVIIFOLIUS / ROCKROSE 1 GAL L WHITE FLOWERSCOPROSMA KIRKII / KIRK’S COPROSMA 1 GAL L GREEN FOLIAGECORREA ‘DUSKY BELLS / AUSTRALIAN FUCHSIA 1 GAL L PINK FLOWERSROSMARINUS OFFIC. ‘PROSTRATUS’ / TRAILING ROSEMARY 1 GAL L BLUE FLOWERSSENECIO MANDRALISCAE / BLUE CHALKSTICKS 1 GAL L BLUE SUCCULENT*WUCOLS (WATER USE CLASSIFICATIONS OF LANDSCAPE SPECIES) IS A GUIDE TO HELP IDENTIFY IRRIGATION WATER NEEDS OF PLANT SPECIES. DEVELOPED BY THE UNIVERSITY OF CALIFORNIA COOPERATIVE EXTENSION, CALIFORNIA DEPARTMENT OF WATER RESOURCES, 2000. FINAL PLANT MATERIAL SECECTION WILL INCLUDE FIRE-RESISTIVE TREE, SHRUB AND GROUNDCOVER SPECIES. ABCDEFGHYIJKLMNOPQRXSTUVW WUCOLS* NOTESWATER CONSERVATION STATEMENTTHE CONCEPTUAL LANDSCAPE PLAN, CONCURRENT WITH THE PLANTING AND IRRIGATION CONSTRUCTION DOCUMENTS, PLAN INSTALLATION, RELATED SPECIFICATIONS AND NOTES, QUALIFIES THIS PROJECT AS ONE WHICH EMBRACES THE FOLLOWING CURRENT WATER CONSERVATION TECHNOLOGY AND METHODOLOGIES: 1. UTILIZATION OF STATE OF THE ART IRRIGATION CONTROLLER(S) ALLOWING FOR PRECISION INCREMENTAL WATER SCHEDULING IN ALL HYDROZONES. 2. USE OF DRIP-TYPE AND/OR MICROSPRAY SYSTEMS ONLY. 3. INTEGRATED PLANT DESIGN. PLANT PALETTES HAVE BEEN FORMED TO REFLECT PARALLEL WATERING REQUIREMENTS WITHIN EACH HYDROZONE GROUP. 4. PLANTS INSTALLED WITH MOISTURE RETENTIVE SOIL AMENDMENTS, ENABLING STRONG ROOT AND PLANT GROWTH, WITH THE USE OF LESS WATER. 5. 3” DEEP MULCHING OF ALL PLANT BASINS AND PLANTING AREAS, INHIBITING EVAPORATION. 6. USE OF LOW WATER USE PLANTS. CONCEPT NOTES1. PLANT MATERIAL WAS CHOSEN FOR ITS COMPATABILITY WITH THE MACRO/MICROCLIMATIC CONDITIONS OF THE REGION AND SITE; TOLERANCE OF WIND; TOLERANCE OF DROUGHT CONDITIONS; LONGEVITY; SCREENING CAPABILITIES; AND OVERALL ATTRACTIVENESS. 2. IRRIGATION SYSTEM SHALL BE DESIGNED FOR MAXIMUM WATER EFFICIENCY AND SHALL INCLUDE AN AUTOMATIC CONTROLLER, BACKFLOW PREVENTION DEVICE, AND LOW-GALLONAGE HEADS FOR TURF AND LARGE GROUND COVER AREAS. A DRIP-TYPE SYSTEM SHALL BE USED WHERE APPROPRIATE. TREES SHALL BE IRRIGATED ON SEPARATE BUBBLER SYSTEMS. 3. PLANT MATERIAL QUANTITIES, NARRATIVE SPECIFICATIONS, SITE DETAILS, AND MATERIAL DEFINITIONS WILL BE DETERMINED AND NOTED ON THE CONSTRUCTION DRAWINGS. PROPOSED PLANT PHOTOSAGMSBHNTCIOUDJPVEKQWFLRXYPage 59 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatCONCEPTUAL STREET SCENESAS1.0AELEVATIONS FRONTING PARK ‘I’ PASEOELEVATIONS ALONG HUGHES LANEBAPage 60 of 349
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatARCHITECTURAL RENDERING DOOLITTLE DR.AS1.11RENDERING KEYPage 61 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatTYPICAL PASEO & ARCHITECTURE RENDERINGAS1.22RENDERING KEYPage 62 of 349
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatTYPICAL PASEO ENTRY & ARCHITECTURE RENDERINGAS1.33RENDERING KEYPage 63 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatPRE-PLOT PLAN + DETAILSSP2.0A. EXAMPLE OF SETBACK VARIATION BETWEEN LOTS FRONT EDGE OF HOUSE, PORCH OR GARAGEHUGHES LANEBUCKLEY ROADEXISTING LANDSCAPED BERMSEE SECTION A-ADOOLITTLE DRIVEPARK ‘H’PARK ‘I’OPEN SPACEOPEN SPACEOPEN SPACEOPEN SPACEWRIGHT BROS. WY. EARHEART WAYJESPERSON ROADYEAGER CT.FRONT PORCHREAR PORCHHOUSEHOUSEGARAGEB. TYPICAL LOT SETBACKS 1”=20’STREET10’ YARDTOTAL UNITS: 101ALLEY LOAD: 22FRONT LOAD: 79 ALLEY LOAD UNITS % of Total PLAN 1: 12 12% PLAN 2: 10 10% FRONT LOAD UNITS % of Total PLAN 1: 13 13% PLAN 2: 15 15% PLAN 3: 19 19% PLAN 4: 32 31%1-STORY HOMES: 25 25%2-STORY HOMES: 76 75%D. PROJECT STATISTICSGARAGEGARAGEHOUSEHOUSEPORCHPORCHC. UNIT TYPE KEYFRONT LOAD UNIT (FL)ALLEY LOAD UNIT (AL)12STORY #PLAN #AL1FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL22FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL42FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL32FL42FL42FL42FL42FL42FL42FL42FL42FL41FL11FL11FL11FL11FL11FL11FL11FL11FL11FL11FL11FL11FL11AL11AL11AL11AL11AL11AL11AL11AL11AL11AL11AL11AL12AL22AL22AL22AL22AL22AL22AL22AL22AL22AL2E. SECTION A-A: FROM BUCKLEY ROAD TO HUGHES LANE In response to Development Plan – Site Planning and Organization. 1.0 Building Orientations and Setbacks item , Standard 1.11, as it relates to sound mitigation, the following will be implemented for the Phase 5 R-1 units within 300 feet of Buckley Road. See also MM NO-3a. • Exterior Glazing. Exterior window glazing for residential units exposed to potential noise above Ldn=60 dBA is proposed to achieve a minimum Outdoor-Indoor Transmission Class (OITC) 24 / Sound Transmission Class (STC) 30. Glazing systems with dissimilar thickness panes will be used. • Exterior Walls. Construction of exterior walls is proposed to consist of a stucco or engineered building skin system over sheathing, with 4-inch to 6-inch-deep metal or wood studs, fiberglass batt insulation in the stud cavity, and one or two layers of 5/8-inch gypsum board on the interior face of the walls. If possible, electrical outlets will not be installed in exterior walls exposed to noise. If not possible, outlet box pads will be applied to all electrical boxes and sealed with non-hardening acoustical sealant. • Exterior Doors Facing Noise Source. Based upon Section 1207.7 of the California Building Code (CBC), residential unit entry doors from interior spaces are proposed to have a combined STC 28 rating for any door and frame assemblies. Any balcony and ground floor entry doors located at bedrooms are proposed to have an STC 30 rating. • Supplemental Ventilation. Based upon the CBC, supplemental ventilation adhering to OITC/STC recommendations is proposed for residential units with habitable spaces facing noise levels exceeding Ldn=60 dBA, so that the opening of windows is not necessary to meet ventilation requirements.F. PROPOSED NOISE LEVEL REDUCTION (NLR) METHODS35’ CREEK SETBACK35’ CREEK SETBACK35’ CREEK SETBACKPage 64 of 349
0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA - S P A N I S HB - F A R M H O U S E C - C R A F T S M A NA1.0Page 65 of 349
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE AT MIN. LOT46.98%LOT COVERAGE2,584 SQ. FT.COVERED PORCH135 SQ. FT.OPT. COVERED REAR PORCH252 SQ. FT.2 - CAR GARAGE457 SQ. FT.TOTAL LIVING2,126 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 1A5 0 . 0 0 ' M I N1 1 0 . 0 0 ' M I N15'-0"82'-0"10'-0"5'-0"5'-0"10'-0"GARAGE215204XOPT.COVEREDREAR PORCH180140XGREATROOM214158XDINING19386XBEDROOM 2134100XBA. 2KITCHENBEDROOM 3134100XENTRYLAU.OFFICE128106XPDR.PRIMARYBEDROOM180140XPANTRYPRIMARYBATHOPT. DR.OPT. DR.OPT. LOWER CABS.WINDOWATCORNERLOTWINDOWATCORNERLOTOPT. 10080 SL. GL. DR.3'-0"A L L E Y E AS E M E N THIGH GLASSCOVEREDPORCH0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.11ST FLOORPage 66 of 349
REARFENCE LINE10'-1"8'-0"±19'-0"FINISH GRADETOP OF RIDGE21441054:124:123:124:124:124:124:124:12FRONTA10'-1"8'-0"±19'-0"FINISH GRADETOP OF RIDGE2146525FENCE LINELEFT10'-1"8'-0"±19'-0"FINISH GRADETOP OF RIDGE2514101052FENCE LINERIGHT10'-1"8'-0"±19'-0"FINISH GRADETOP OF RIDGE251014520 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.2aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING21441052146525251410105225101452Page 67 of 349
OPT. REAR ELEV AT COVERED REAR PORCHFENCE LINE10'-1"8'-0"±21'-4"FINISH GRADE214454:124:123:124:124:124:124:124:12FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"8'-0"±21'-4"FINISH GRADETOP OF RIDGE251014520 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.2bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING2144525101452Page 68 of 349
REARFENCE LINE10'-1"8'-0"±19'-8"FINISH GRADETOP OF RIDGE1410715413:128:128:125.5:125.5:125.5:125.5:12FRONTB10'-1"8'-0"±19'-8"FINISH GRADETOP OF RIDGE17718999189515LEFTFENCE LINE10'-1"8'-0"±19'-8"FINISH GRADETOP OF RIDGE51141051517999RIGHTFENCE LINE10'-1"8'-0"±19'-8"FINISH GRADETOP OF RIDGE971515141010 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.3aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING141071541177189991895155114105151799997151514101Page 69 of 349
FENCE LINE10'-1"8'-0"±22'-11"FINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH14715413:128:128:125.5:125.5:125.5:125.5:12FENCE LINE10'-1"8'-0"±22'-11"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH15151010 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.3bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING14715411515101Page 70 of 349
REARFENCE LINE10'-1"8'-0"±17'-4"FINISH GRADETOP OF RIDGE1410411574:124:124:124:124:124:124:12FRONTC10'-1"8'-0"±17'-4"FINISH GRADETOP OF RIDGE67151151816LEFTFENCE LINE10'-1"8'-0"±17'-4"FINISH GRADETOP OF RIDGE5114105157616RIGHTFENCE LINE10'-1"8'-0"±17'-4"FINISH GRADETOP OF RIDGE515718166141010 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.4aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING14104115767151151816511410515761651571816614101Page 71 of 349
FENCE LINE10'-1"8'-0"±19'-8"FINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH14411574:124:124:124:124:124:124:12FENCE LINE10'-1"8'-0"±19'-8"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH5157161010 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA1.4bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1441157515716101Page 72 of 349
0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA - S P A N I S HB - F A R M H O U S E C - C R A F T S M A NA2.0Page 73 of 349
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE MIN. LOT30.65%LOT COVERAGE1,686 SQ. FT.COVERED PORCH76 SQ. FT.OPT. COVERED REAR PORCH198 SQ. FT.3 - CAR GARAGE470 SQ. FT.TOTAL LIVING2,495 SQ. FT.2ND FLOOR1,278 SQ. FT.1ST FLOOR1,217 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE4 BEDROOMS / 2.5 BATHSPLAN 2A3'-0"5 0 . 0 0 ' M I N1 1 0 . 0 0 ' M I N18'-0"28'-0"12'-6"38'-6"5'-0"25'-0"UP18 RGARAGE205209XOPT. GARAGE189120XGREATROOM166154XENTRYPANTRYOPT. COVEREDREAR PORCH170120XKITCHENDINING186108XFLEX SPACE /OPT.BEDROOM 5w/ BA. 3120160XDROP15'-6"OPT. DR.OPT. DR.OPT. CABINETS10'-0"± 244 SQ. FT.7'-6"PDR.5'-0"10'-0"A L L E Y E A S E M E N TOPT. 8080 SL. GLS. DR.COVEREDPORCHDN17 RBEDROOM 2100100XBA. 2BEDROOM 3120100XPRIMARYBEDROOM162154XPRIMARYBATHLAU.OPT. DECKOPT. 10080 SL. GL. DR. @ OPT. DECKLOFT / OPT.BEDROOM 4100186XLINENHIGHWDW.HIGHWDW.HIGHWDW.UP18 RBEDROOM 5120160XDROPOPT. BEDROOM 5IN LIEU OF FLEX SPACEBA. 3BEDROOM 4100108XOPT. BEDROOM 4IN LIEU OF LOFT0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.11ST FLOOR2ND FLOORPage 74 of 349
REARFENCE LINE10'-1"9'-1"8'-0"8'-0"±25'-8"1'-0"HEELFINISH GRADETOP OF RIDGE251014424:124:124:124:123.5:123.5:123.5:123.5:122:124:124:124:124:123.5:12FRONTA10'-1"9'-1"8'-0"8'-0"±25'-8"1'-0"HEELFINISH GRADETOP OF RIDGE25146132LEFTFENCE LINE10'-1"9'-1"8'-0"8'-0"±25'-8"1'-0"HEELFINISH GRADETOP OF RIDGE251410105210RIGHTFENCE LINE10'-1"9'-1"8'-0"8'-0"±25'-8"1'-0"HEELFINISH GRADETOP OF RIDGE2214105550 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.2aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING2510144225146132251410105210221410555Page 75 of 349
OPT. REAR ELEV AT COVERED REAR PORCHFENCE LINE10'-1"9'-1"8'-0"8'-0"±25'-8"1'-0"HEELFINISH GRADETOP OF RIDGE2514424:124:124:124:123.5:123.5:123.5:123.5:122:124:124:124:124:123.5:123.5:12OPT. RIGHT ELEV AT COVERED REAR PORCHFENCE LINE10'-1"9'-1"8'-0"8'-0"±25'-8"1'-0"HEELFINISH GRADETOP OF RIDGE22105550 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.2bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING2514422210555Page 76 of 349
REARFENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"FINISH GRADETOP OF RIDGE14410157158:124:128:128:124:124:124:125:125:124:128:124:12FRONTB10'-1"9'-1"8'-0"8'-0"±27'-5"FINISH GRADETOP OF RIDGE197187916157LEFTFENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"FINISH GRADETOP OF RIDGE5114105179718RIGHTFENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"FINISH GRADETOP OF RIDGE115161879140 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.3aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1441015715197187916157511410517971811516187914Page 77 of 349
FENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"FINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH144157158:124:128:128:124:124:124:125:125:124:128:124:123.5:12FENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH1150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.3bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING14415715115Page 78 of 349
REARFENCE LINE9'-1"9'-1"8'-0"8'-0"±26'-9"1'-0"HEELFINISH GRADETOP OF RIDGE1441017754:124:124:124:124:124:124:124:124:124:124:12FRONTC9'-1"9'-1"8'-0"8'-0"±26'-9"1'-0"HEELFINISH GRADETOP OF RIDGE116181261575LEFTFENCE LINE10'-1"9'-1"8'-0"8'-0"±26'-9"1'-0"HEELFINISH GRADETOP OF RIDGE51141051571618116RIGHTFENCE LINE9'-1"9'-1"8'-0"8'-0"±26'-9"1'-0"HEELFINISH GRADETOP OF RIDGE161816514100 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.4aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1441017751161812615755114105157161811616181651410Page 79 of 349
FENCE LINE9'-1"9'-1"8'-0"8'-0"±26'-9"1'-0"HEELFINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH14417754:124:124:124:124:124:124:124:124:124:124:123.5:12FENCE LINE9'-1"9'-1"8'-0"8'-0"±26'-9"1'-0"HEELFINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH16165100 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA2.4bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING14417751616510Page 80 of 349
0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA - S P A N I S HB - F A R M H O U S E C - C R A F T S M A NA3.0Page 81 of 349
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE MIN. LOT35.85%LOT COVERAGE2,406 SQ. FT.COVERED PORCH80 SQ. FT.OPT. COVERED REAR PORCH210 SQ. FT.2 - CAR GARAGE463 SQ. FT.TOTAL LIVING1,944 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE2 BEDROOMS / 2.5 BATHSPLAN 1A5 0 . 0 0 ' M I N1 3 3 . 0 0 ' M I N15'-0"70'-0"15'-0"20'-0"DINING / OPT.BEDROOM 3 /OPT. OFFICE114140X10'-1" CLG.48'-0"KITCHENPANTRYOPT. COVEREDREAR PORCH156136XGARAGE205204XENTRYBA. 2GREATROOM180184XFLEX SPACE /OPT. DINING100138XLAU.BEDROOM 2116112XPRIMARYBATHPRIMARYBEDROOM139136XCOVEREDPORCHLINENOPT. DR.OPT. 10080 SL. GL. DR.PDR.HIGHWDW.DROPLINENBA. 2BEDROOM 3116120XOPT. BEDROOM 3IN LIEU OF DININGLINEN0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.11ST FLOORPage 82 of 349
FENCE LINEREAR10'-1"8'-0"±19'-9"FINISH GRADETOP OF RIDGE10524:124:124:124:124:124:12FRONTA10'-1"8'-0"±19'-9"2'-9"HEELFINISH GRADETOP OF RIDGE13142645FENCE LINELEFT10'-1"8'-0"±19'-9"FINISH GRADETOP OF RIDGE521413102FENCE LINERIGHT10'-1"8'-0"±19'-9"FINISH GRADETOP OF RIDGE10522140 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.2aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1052131426455214131021052214Page 83 of 349
FENCE LINEOPT. REAR ELEV AT COVERED REAR PORCH10'-1"8'-0"FINISH GRADE±22'-0"TOP OF RIDGE10524:124:124:124:12FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"8'-0"±22'-0"FINISH GRADETOP OF RIDGE105220 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.2bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105210522Page 84 of 349
FENCE LINEREAR10'-1"8'-0"±19'-10"FINISH GRADETOP OF RIDGE1051158:123:124:124:124:124:128:12FRONTB10'-1"8'-0"±19'-10"1'-6"HEELFINISH GRADETOP OF RIDGE1418194715FENCE LINELEFT10'-1"8'-0"±19'-10"1'-6"HEELFINISH GRADETOP OF RIDGE5114710115918FENCE LINERIGHT10'-1"8'-0"±19'-10"FINISH GRADETOP OF RIDGE1051114790 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.3aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING10511514181947155114710115918105111479Page 85 of 349
FENCE LINE10'-1"8'-0"±22'-1"FINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH1051158:123:124:124:128:12FENCE LINE10'-1"8'-0"±22'-1"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH105110 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.3bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING10511510511Page 86 of 349
FENCE LINEREAR10'-1"8'-0"±19'-9"FINISH GRADETOP OF RIDGE10517154:124:124:124:124:124:124:12FRONTC10'-1"8'-0"±19'-9"1'-2"HEELFINISH GRADETOP OF RIDGE181411745612FENCE LINELEFT10'-1"8'-0"±19'-9"1'-2"HEELFINISH GRADETOP OF RIDGE711418101155FENCE LINERIGHT10'-1"8'-0"±19'-9"FINISH GRADETOP OF RIDGE1051114187150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.4aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1051715181411745612711418101155105111418715Page 87 of 349
FENCE LINE10'-1"8'-0"FINISH GRADE±22'-0"TOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH10517154:124:124:124:124:12FENCE LINE10'-1"8'-0"±22'-0"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH105117150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA3.4bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105171510511715Page 88 of 349
0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA - S P A N I S HB - F A R M H O U S E C - C R A F T S M A NA4.0Page 89 of 349
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE MIN. LOT39.94%LOT COVERAGE1,889 SQ. FT.COVERED PORCH179 SQ. FT.OPT. COVERED REAR PORCH258 SQ. FT.2 - CAR GARAGE468 SQ. FT.TOTAL LIVING2,309 SQ. FT.2ND FLOOR887 SQ. FT.1ST FLOOR1,422 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE4 BEDROOMS / 2.5 BATHS / LOFTPLAN 2A5 0 . 0 0 ' M I N9 5 . 0 0 ' M I N14'-6"49'-6"5'-0"40'-0"5'-0"UP18 RGREAT ROOM272148XGARAGE206220XKITCHENLAU.PRIMARYBEDROOM160130XPANTRYPRIMARYBATH31'-0"20'-0"PDR.OPT. REAR PORCH236110X18'-0"ENTRYCOVEREDPORCHLOFT166120XDN18 RBEDROOM 2116108XBEDROOM 3116122XBEDROOM 4114112XBA. 2LINEN0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.11ST FLOOR2ND FLOORPage 90 of 349
FENCE LINEREAR10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±25'-10"8"HEELFINISH GRADETOP OF RIDGE1052143:123:123:12
3:12 4:124:124:124:124:124:124:124:124:124:12FRONTA10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±25'-10"8"HEELFINISH GRADETOP OF RIDGE14245FENCE LINELEFT10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±25'-10"8"HEELFINISH GRADETOP OF RIDGE5214102FENCE LINERIGHT10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±25'-10"8"HEELFINISH GRADETOP OF RIDGE105220 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.2aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING10521414245521410210522Page 91 of 349
FENCE LINEOPT. REAR ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±25'-10"8"HEELFINISH GRADETOP OF RIDGE9'-1"10523:123:123:12
3:12 4:124:124:124:124:124:124:124:124:124:123.5:12FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±25'-10"8"HEELFINISH GRADETOP OF RIDGE105220 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.2bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105210522Page 92 of 349
FENCE LINEREAR10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-10"FINISH GRADETOP OF RIDGE10511473:125:125:125:127:12
7:125:125:125:125:12FRONTB10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-10"FINISH GRADETOP OF RIDGE115741816FENCE LINELEFT10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-10"FINISH GRADETOP OF RIDGE5114101151816FENCE LINERIGHT10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-10"FINISH GRADETOP OF RIDGE10511790 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.3aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105114711574181651141011518161051179Page 93 of 349
FENCE LINE10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-10"FINISH GRADETOP OF RIDGE9'-1"OPT. REAR ELEV AT COVERED REAR PORCH105173:125:125:125:127:12
7:125:125:125:125:123.5:12FENCE LINE10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-10"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH105110 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.3bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1051710511Page 94 of 349
FENCE LINEREAR10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-1"10"HEELFINISH GRADETOP OF RIDGE10517153:12 3:123:12 4:124:124:124:124:124:124:12FRONTC10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-1"10"HEELFINISH GRADETOP OF RIDGE181414576FENCE LINELEFT10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-1"10"HEELFINISH GRADETOP OF RIDGE7114181011556FENCE LINERIGHT10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-1"10"HEELFINISH GRADETOP OF RIDGE10511187150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.4aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105171518141457671141810115561051118715Page 95 of 349
FENCE LINE10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-1"10"HEELFINISH GRADETOP OF RIDGE9'-1"OPT. REAR ELEV AT COVERED REAR PORCH10517153:12 3:123:12 4:124:124:124:124:124:124:123:12FENCE LINE10'-1"9'-1"8'-0"Hdr. Ht.8'-0"Hdr. Ht.±27'-1"10"HEELFINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH105117150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA4.4bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105171510511715Page 96 of 349
0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA - S P A N I S HB - F A R M H O U S E C - C R A F T S M A NA5.0Page 97 of 349
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONLOT COVERAGE MIN. LOT36.63%LOT COVERAGE1,765 SQ. FT.COVERED PORCH36 SQ. FT.OPT. COVERED REAR PORCH191 SQ. FT.3 - CAR GARAGE641 SQ. FT.TOTAL LIVING2,456 SQ. FT.2ND FLOOR1,333 SQ. FT.1ST FLOOR1,123 SQ. FT.FLOOR AREA TABLE3 - CAR GARAGE4 BEDROOMS / 2.5 BATHS / OFFICEPLAN 3A5 0 . 0 0 ' M I N9 5 . 0 0 ' M I N17'-0"52'-0"5'-0"40'-0"5'-0"UP18 RENTRYPDR.OPT. COVEREDREAR PORCH186104XDINING102108XOFFICE / OPT.BEDROOM 5130122X10'-1" CLG.GREATROOM182150XPANTRYGARAGE210204XKITCHENOPT. 10080 SL. GL. DR.26'-0"20'-0" 106180XSTORAGEOPT. BATH 3LINENDROPOPT. LOWERCABSCOVEREDPORCHPRIMARYBEDROOM182150XDN18 RLAU.BA. 2PRIMARYBATHBEDROOM 4 /OPT. LOFT106120XBEDROOM 3102120XBEDROOM 2102109XLINENOPEN TOBELOWOPT. DECKOPT. SL. GLS. DR. AT DECKOPT. BEDROOM 5 w/ BA. 3IN LIEU OF OFFICE AND PDR.BEDROOM 5130100X10'-1" CLG.BA. 3LINENLAU.BEDROOM 3102120XBEDROOM 2102109XLINENOPEN TOBELOWLOFT106208XOPT. LOFTIN LIEU OF BEDROOM 40 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.11ST FLOOR2ND FLOORPage 98 of 349
FENCE LINEREAR10'-1"9'-1"8'-0"8'-0"±26'-10"1'-0"HEELFINISH GRADETOP OF RIDGE10524:124:123:124:123:12
3:12
4:124:124:124:124:124:124:124:124:123:124:12FRONTA10'-1"9'-1"8'-0"8'-0"±26'-10"1'-0"HEELFINISH GRADETOP OF RIDGE142451719FENCE LINELEFT10'-1"9'-1"8'-0"8'-0"±26'-10"1'-0"HEELFINISH GRADETOP OF RIDGE102145171911FENCE LINERIGHT10'-1"9'-1"8'-0"8'-0"±26'-10"1'-0"HEELFINISH GRADETOP OF RIDGE1052214190 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.2aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1052142451719102145171911105221419Page 99 of 349
FENCE LINEOPT. REAR ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"8'-0"±26'-10"1'-0"HEELFINISH GRADETOP OF RIDGE10524:124:123:124:123:12
3:12
4:124:124:124:124:124:124:124:124:123:124:123.5:12FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"8'-0"±26'-10"1'-0"HEELFINISH GRADETOP OF RIDGE10522190 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.2bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING10521052219Page 100 of 349
FENCE LINEREAR10'-1"9'-1"8'-0"8'-0"±28'-3"FINISH GRADETOP OF RIDGE1051153:123:12
7:127:127:125:125:125:12FRONTB10'-1"9'-1"8'-0"8'-0"±28'-3"FINISH GRADETOP OF RIDGE9418161157FENCE LINELEFT10'-1"9'-1"8'-0"8'-0"±28'-3"FINISH GRADETOP OF RIDGE1410716915FENCE LINERIGHT10'-1"9'-1"8'-0"8'-0"±28'-3"FINISH GRADETOP OF RIDGE1411051570 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.3aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING10511594181611571410716915141105157Page 101 of 349
FENCE LINE10'-1"9'-1"8'-0"8'-0"±28'-3"FINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH1051153:123:12
7:127:127:125:125:125:123.5:12FENCE LINE10'-1"9'-1"8'-0"8'-0"±28'-3"FINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH15150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.3bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1051151515Page 102 of 349
FENCE LINEREAR10'-1"9'-1"8'-0"8'-0"±27'-5"1'-4"HEELFINISH GRADETOP OF RIDGE10517154:124:124:124:124:124:124:124:124:124:124:12FRONTC10'-1"9'-1"8'-0"8'-0"±27'-5"1'-4"HEELFINISH GRADETOP OF RIDGE1814145671217FENCE LINELEFT10'-1"9'-1"8'-0"8'-0"±27'-5"1'-4"HEELFINISH GRADETOP OF RIDGE7114181011556FENCE LINERIGHT10'-1"9'-1"8'-0"8'-0"±27'-5"1'-4"HEELFINISH GRADETOP OF RIDGE10511187156140 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.4aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING1051715181414567121771141810115561051118715614Page 103 of 349
FENCE LINEOPT. REAR ELEV10'-1"9'-1"8'-0"8'-0"±27'-5"1'-4"HEELFINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH10517154:124:124:124:124:124:124:124:124:124:124:123.5:12FENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"1'-4"HEELFINISH GRADETOP OF RIDGEOPT. RIGHT ELEV AT COVERED REAR PORCH105117150 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA5.4bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105171510511715Page 104 of 349
0 8416TRACT 3089PHASE 5SAN LUIS OBISPO, CAA - S P A N I S HB - F A R M H O U S E C - C R A F T S M A NA6.0Page 105 of 349
LOT COVERAGE MIN. LOT37.20%LOT COVERAGE1,767 SQ. FT.COVERED PORCH33 SQ. FT.OPT. COVERED REAR PORCH171 SQ. FT.3 - CAR GARAGE628 SQ. FT.TOTAL LIVING2,496 SQ. FT.2ND FLOOR1,380 SQ. FT.1ST FLOOR1,116 SQ. FT.FLOOR AREA TABLE3 - CAR GARAGE5 BEDROOMS / 3.5 BATHSPLAN 4ALOT COVERAGE MIN. LOT 38.95%LOT COVERAGE1,850 SQ. FT.JADU COVERED PORCH84 SQ. FT.JADU381 SQ. FT.COVERED PORCH33 SQ. FT.OPT. COVERED REAR PORCH171 SQ. FT.2 - CAR GARAGE462 SQ. FT.TOTAL LIVING2,295 SQ. FT.2ND FLOOR1,380 SQ. FT.1ST FLOOR915 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE5 BEDROOMS / 3.5 BATHSPLAN 4 with JADU5 0 . 0 0 ' M I N9 5 . 0 0 ' M I N15'-0"65'-0"15'-0"24'-0"OPT. COVEREDREAR PORCH19090XGARAGE206220XGARAGE /OPT. JADU160103XBEDROOM 5102108XUP18 RGREATROOM166152XDINING110152XKITCHENPDR.ENTRYBA. 3PANTRYSTORAGE5'-0"40'-0"5'-0"CABS. BELOWCOVEREDPORCHDN18 RBEDROOM 4100114XBEDROOM 2102100XBEDROOM 3100124XPRIMARYBEDROOM166166XLAU.LOFT125118XBA. 2OPT. DECKOPEN TOBELOWLINENPRIMARYBATHOPT. SL. GLS. DR. AT DECKSLEEPING12686XPDR.BA. 3OPT. JADUIN LIEU OF GARAGE AND BEDROOM 5LINENLIVING140106XCOVERED PORCH0 841630895611ST FLOOR2ND FLOORPage 106 of 349
FENCE LINEREAR10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE1014253:124:124:124:123:12
4:124:124:124:124:124:124:124:12FRONTA10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE142456FENCE LINELEFT8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE9'-1"9'-1"1021454214FENCE LINERIGHT10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE102250 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA6.2aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING101425142456102145421410225Page 107 of 349
FENCE LINEOPT. REAR ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE253:124:124:124:124:123:12
4:124:124:124:124:124:124:123.5:12FENCE LINEOPT. LEFT ELEV AT COVERED REAR PORCH8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE9'-1"9'-1"1021454214FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"8'-0"1'-0"HEELFINISH GRADE225FRONT ELEVATION AT OPT. JADU A1/4"=1'-0"10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE1425LEFT ELEVATION AT OPT. JADU8'-0"8'-0"1'-0"HEELFINISH GRADE9'-1"9'-1"105102RIGHT ELEVATION AT OPT. JADU10250 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA6.2bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING25102145421422514251051021025Page 108 of 349
8:12 6:124:126:126:126:128:12
8:12
8:12
6:126:12FRONT B1/4"=1'-0"10'-1"9'-1"8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGE41811415FENCE LINEREAR10'-1"9'-1"8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGE105114FENCE LINELEFT8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGE9'-1"9'-1"14101847591FENCE LINERIGHT10'-1"9'-1"8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGE9110181570 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA6.3aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING10511441871141514101847591911018157Page 109 of 349
6:128:126:124:126:126:128:12
8:12
8:12
6:126:123.5:1210'-1"9'-1"8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGEFRONT ELEVATION AT OPT. JADU B1/4"=1'-0"188'-0"8'-0"1'-0"HEELFINISH GRADELEFT ELEVATION AT OPT. JADU9'-1"9'-1"181RIGHT ELEVATION AT OPT. JADU9110FENCE LINE10'-1"9'-1"8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH1051FENCE LINE8'-0"8'-0"±29'-8"1'-0"HEELFINISH GRADETOP OF RIDGE9'-1"9'-1"OPT. LEFT ELEV AT COVERED REAR PORCH141847591FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"8'-0"1'-0"HEELFINISH GRADE11570 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA6.3bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING18181911010511418475911157Page 110 of 349
FENCE LINEREAR10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE1051144:124:124:124:124:124:124:123.5:123.5:124:124:12FRONTC10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE1814145671214FENCE LINELEFT8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE9'-1"9'-1"1710155614FENCE LINERIGHT10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE10571181156560 84160 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA6.4aMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING105114181414567121614171810161556141057118115656Page 111 of 349
4:124:124:124:124:124:124:123.5:123.5:124:124:123.5:12FRONT ELEVATION AT OPT. JADU C1/4"=1'-0"10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE18141567128'-0"8'-0"1'-0"HEELFINISH GRADELEFT ELEVATION AT OPT. JADU9'-1"9'-1"1181656RIGHT ELEVATION AT OPT. JADU1051156FENCE LINE10'-1"9'-1"8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGEOPT. REAR ELEV AT COVERED REAR PORCH1051FENCE LINE8'-0"8'-0"±27'-5"1'-0"HEELFINISH GRADETOP OF RIDGE9'-1"9'-1"OPT. LEFT ELEV AT COVERED REAR PORCH17155614FENCE LINEOPT. RIGHT ELEV AT COVERED REAR PORCH10'-1"9'-1"8'-0"8'-0"1'-0"HEELFINISH GRADE571115560 8 164TRACT 3089PHASE 5SAN LUIS OBISPO, CAA6.4bMATERIAL LEGEND1. COMPOSITION ROOF2. CONCRETE 'S' TILE ROOF3. METAL ROOF4. ROLL-UP GARAGE DOOR5. SAND FINISH STUCCO6. CEMENTITIOUS HORIZONTAL SIDING7. CEMENTITIOUS BOARDAND BATTON SIDING8. CEMENTITIOUS SHINGLE SIDING9. CEMENTITIOUS TRIM10. STUCCO OVER FOAM TRIM11. WOOD GRAIN CORBEL12. COMPOSITE SHUTTER13. WOOD BRACKET14. LIGHT FIXTURE15. GABLE END DETAIL16. WOOD POST17. POT SHELF18. BRICK VENEER19. METAL AWING20. METAL RAILING18141567121181656105115610511715561457111556Page 112 of 349
TRACT 3089PHASE 5SAN LUIS OBISPO, CAA7.0Page 113 of 349
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatA. Spanish - Color and Material MatrixA7.1SCHEMES 1-4 ARE ‘A’ ELEVATIONSTRANSITIONAL SPANISHSCHEME # 1 2 3 4FASCIA, EAVES, TAILS, HEADERS,BEAMS, POSTS, PANELS, KICKERS& GARAGE DOORS SW 7510CHATEAU BROWNSW 6068BREVITY BROWNSW 7026GRIFFINSW 9182ROJOMARRONSHUTTERS & ENTRY DOORSW 7664STEELY GRAYSW 6194BASILSW 7595SOMMELIERSW 0032NEEDLEPOINT NAVYBASE STUCCOSW 7566WESTHIGHLAND WHITESW 7011NATURAL CHOICESW 7532URBAN PUTTYSW 9111ANTLER VELVETSIDING--------------- --------------- --------------- ---------------STONE--------------- --------------- --------------- ---------------BRICK--------------- --------------- --------------- ---------------MORTAR--------------- --------------- --------------- ---------------‘S’ ROOF TILE1HSCS3280MONTE SERENO1HBCS3270TESORO BLEND1HBCS6330SALERNO CLAY1HBCS6464CA MISSION BLENDFLAT ROOF--------------- --------------- --------------- ---------------METAL ROOFZINC GRAY ZINC GRAY WEATHERED COPPERSTORM GRAYWINDOW FRAMEESPRESSO ESPRESSO ESPRESSO ESPRESSOGUTTERS & DOWNSPOUTBRONZE BEAVER BROWNWEATHERED BRONZEMUSKETPage 114 of 349
TRACT 3089 R-1 LAND USES (PHASE 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrroooooooooooooooooooooooooooooooooooooooooooooooooooooatB. Farmhouse - Color and Material MatrixA7.2SCHEME #FASCIA, EAVES, TAILS, HEADERS,BEAMS, POSTS, PANELS, KICKERS& GARAGE DOORS SHUTTERS & ENTRY DOORBASE STUCCOSIDINGSTONEBRICKMORTAR‘S’ ROOF TILEFLAT ROOFMETAL ROOFWINDOW FRAMEGUTTERS & DOWNSPOUTSCHEMES 5-8 ARE ‘B’ ELEVATIONSFARMHOUSE5678SW 7005PURE WHITESW 7551GREEK VILLASW 7075WEB GRAYSW 7019GAUNTLET GRAYSW 6990CAVIARSW 6236GRAYS HARBORSW 6076TURKISH COFFEESW 7076CYBERSPACESW 9165GOSSAMER VEILSW 7638JOGGIN PATHSW 7065ARGOSSW 7044AMAZING GRAYSW 7005PURE WHITESW 6207RETREATSW 7075WEB GRAYSW 7019GAUNTLET GRAYARTIC HEWN STONEFOUNDATION HEWN STONEARTIC HEWN STONETALUS HEWNSTONE--------------- --------------- --------------- ------------------------------ --------------- --------------- ------------------------------ --------------- --------------- ---------------ANTIQUE SLATEWEATHERED WOODANTIQUE SLATEBARKWOODMIDNIGHT BRONZEWEATHERED COPPERMIDNIGHT BRONZESTORM GRAYWHITE WHITE TAN TANWHITE WHITE OLD TOWNE GRAYBRONZEPage 115 of 349
TRACT 3089 R-1 LAND USES (PHASES 5)SAN LUIS OBISPO, CAARCHITECTURAL & DEVELOPMENT REVIEW14 February 2022Revised 15 April 2022De OroDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee OOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOOrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrrooooooooooooooooooooooooooooooooooooooooooooooooooooooatC. Craftsman- Color and Material MatrixA7.3SCHEME #FASCIA, EAVES, TAILS, HEADERS,BEAMS, POSTS, PANELS, KICKERS& GARAGE DOORS SHUTTERS & ENTRY DOORBASE STUCCOSIDINGSTONEBRICKMORTAR‘S’ ROOF TILEFLAT ROOFMETAL ROOFWINDOW FRAMEGUTTERS & DOWNSPOUTSCHEMES 9-12 ARE ‘C’ ELEVATIONSCRAFTSMAN9101112SW 7626ZURICH WHITESW 7568NEUTRAL GROUNDSW 7040SMOKEHOUSESW 7010WHITE DUCKSW 7602INDIGO BATIKSW 6090JAVASW 7749LAUREL WOODSSW 6230RAINSTORMSW 7542NATURELSW 7644GATEWAY GRAYSW 7012CREAMYSW 6157FAVORITE TANSW 9164ILLUSIVE GREENSW 6165CONNECTEDGRAYSW 7051ANALYTICAL GRAYSW 7550RESORT TANECHO RIDGEPRO-FIT ALPINE LEDGESTONEPHEASANTPRO-FIT ALPINE LEDGESTONEUMBER CREEK PRO-FIT ALPINE LEDGESTONECHARDONNAYPRO-FIT ALPINE LEDGESTONEHIGH DESERTUSED BRICKHIGH DESERTUSED BRICKHIGH DESERTUSED BRICKHIGH DESERTUSED BRICKORCOKHAKIORCOKHAKIORCOKHAKIORCOKHAKI--------------- --------------- --------------- ---------------ANTIQUE SLATEWEATHERED WOODBARKWOOD BARKWOOD--------------- --------------- --------------- ---------------WHITE WHITE TAN WHITEWEATHERED BRONZEWHITE MUSKET WEATHERED BRONZEPage 116 of 349
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: REVIEW OF THE R-1 PORTION (PHASE 5) OF THE AVILA RANCH
DEVELOPMENT PLAN, WHICH WOULD ALLOW UP TO 101 SINGLE-FAMILY
DWELLING UNITS
PROJECT ADDRESS: 175 Venture Drive BY: John Rickenbach, Contract Planner
Phone Number: (805) 610-1109
Email: JFRickenbach@aol.com
FILE NUMBER: ARCH-0084-2022 FROM: Brian Leveille, Senior Planner
APPLICANT: Wathen Castanos Homes REPRESENTATIVE: Carol Florence
RECOMMENDATION
Review the proposed R-1 (Phase 5) development of the previously approved Avila Ranch
project in terms of its consistency with the Airport Area Specific Plan, Avila Ranch
Development Plan, Community Design Guidelines and provide comments and
recommendations to the Planning Commission.
1.0 PROJECT BACKGROUND
In September 2017, the City Council approved the Avila Ranch project, which envisioned
phased development of up to 720 homes and 15,000 square feet of neighborhood -serving
commercial uses on a 150-acre site on three parcels in the southern portion of the City of
San Luis Obispo, generally northeast of Buckley Road and Vachell Lane (APNs 053-259-
004, -005 and -006). The project as approved was determined to be consistent with the
City’s General Plan, Airport Area Specific Plan (as amended), and the City’s Community
Design Guidelines. It was also determined to be consistent with the County’s Airport Land
Use Plan.
The following entitlements were included as part of original project approval to facilitate
development:
Resolution 1832 (2017 Series) certifying the Final Environmental Impact Report
for the project, amending both the Airport Area Specific Plan and General Plan,
and approving Vesting Tentative Tract Map No. 3089.
Resolution 1638 (2017 Series) rezoning property at 175 Venture Drive (the
Project) from Business Park/Specific Plan Area (BP -SP) and Conservation /Open
Space/Specific Plan Area (C/OS/SP) to be consistent with the Project’s
Development Plan and with the General Plan and Airport Area Specific Plan, as
amended to enable development of 720 residential units and 15,000 square feet
of neighborhood commercial on a 150-acre site. The Project also includes 18 acres
of parks and 53 acres of designated open space.
Meeting Date: 6/20/2022
Item Number: 4a
Time Estimate: 45 Minutes
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Ordinance 1639 (2017 Series) approving the Development Agreement (DA)
between the City and Avila Ranch LLC. The Project was subsequently sold to
Wathen Castanos Homes, and with it, the rights and obligations associated with
the DA. The DA ensures phased and orderly development of the Project and
includes provisions for reimbursement for public infrastructure and improvements
beyond project requirements.
In addition, several other subsequent entitlements related to the Avila Ranch have already
been approved or are currently under City review, including both onsite and offsite
improvements related to the originally approved project. These include the recordation of
the Phase 1 Final Map, various public improvements related to Phases 1 -3, and a variety
of resource regulatory permits. A complete list is included on Page P1.1 of the application
package, which is included as Attachment A to this report.
The applicant now requests that the ARC review and the Planning Commission approve
the proposed design and layout for the Low Density Residential (R-1) component of the
project.
2.0 PROJECT DESCRIPTION AND SETTING
The proposed project includes 101 single-family residential units, two parks, and various
accompanying infrastructure, all of which were anticipated in the approved Avila Ranch
Development Plan. At this time, the applicant is seeking ARC’s recommendations related
to the project design, and whether that design is consistent with relevant City regulations,
including the Airport Area Specific Plan, Avila Ranch Development Plan and Community
Design Guidelines.
General Location: Generally north
of Buckley Road and east of Vachell
Lane.
Site Area: 150 acres for the Avila
Ranch project (current application
includes 12.8 acres within the R-1-
SP zone and 2.6 acres PF-SP for
parks)
Present Use: Vacant land
Zoning: R-1-SP and PF-SP within
the Airport Area Specific Plan
General Plan: Low Density Residential; Parks
Surrounding Uses (outside the Avila Ranch Planning Area):
East: County jurisdiction; Agriculture zoning
West: M-SP (Manufacturing); C-S (Service Commercial) further west across Vachell Lane
North: M (Manufacturing); BP-SP (Business Park); warehousing & industrial uses
South: County jurisdiction; Agriculture zoning
Figure 1. Avila Ranch Project Site
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Zoning surrounding the R-1-SP zoned land includes PF-SP, CN-SP and C/OS-SP (refer
to Figure 1, Avila Ranch Project Site).
The proposed application is for ARC to consider and make recommendations to the
Planning Commission concerning the design of the R-1 component of the Avila Ranch
project, which would be constructed as Phase 5 of the project. If approved, the R-1
product as envisioned would be developed in the framework of existing project
entitlements, subject to the policies of th e General Plan, AASP, and requirements of the
Avila Ranch Development Plan. Figure 2 shows the phasing within Avila Ranch,
highlighting the R-1 area covered by the current application.
In all, Phase 5 of the project would accommodate 101 dwelling units, consistent with what
is allowed under the approved Avila Ranch Development Plan . Phase 5 also includes
Park “H” and Park “I”, which were anticipated in the Development Plan. While Phase 5 is
moving ahead in the phasing sequence, the Applicant is also proposing to construct
various sequenced infrastructure improvements that would have otherwise been required
in earlier phases, including wet/dry utilities and circulation/roadways, as defined in a
recently approved Memorandum of Agreement, and noted here for reference. These
improvements are summarized on Page P1.0 of the application package, which is
included as Attachment A to this report.
Figure 2. Project Location within the Avila Ranch Development Plan
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3.0 PROPOSED DESIGN
Architecture: Spanish (Mission), Farmhouse (Agrarian), Craftsman
Design details: Flat roofs, porches, shutters, and a variety of design features to provide
articulation and architectural interest.
Materials: stucco, stone, brick, mortar, with various siding and roofing materials, including
tile, composition and metal.
Color: Muted earth colors, featuring grays, browns, blues, reds and greens.
The applicant’s proposed development would include 101 R-1 units and is known as De
Oro at Avila Ranch. The following narrative provides an overview of the design from an
architectural and landscape architectural perspective.
Architectural Design Concept
The proposed development includes a variety building designs, including six (6) different
plan types with three (3) different elevations for each plan. These include a mixture of
both front loaded and alley loaded units. These are shown in detail on Sheets A1.0
through A6.4b of Attachment A.
The overall community is designed to present a pedestrian friendly street façade and
scale along the residential streets through the incorporation of connected paseos and
neighborhood parks. The neighborhood is located in a key transition area, situated
between a future commercial/mixed use parcel as well as the neigh borhood Park ‘H’.
Thus, its design facilities pedestrian connectivity between these uses. One outcome of
this is to include floor plans with alley loaded garages. With this orientation, the design is
intended to provide uncluttered visual cues encouraging use of the connecting pedestrian
paseos along with key street crossing locations.
The floor plans range from 2,126 to 2,496 square feet, with 3 to 5 bedrooms. The largest
front-loaded plan includes an optional junior accessory dwelling unit (JADU). Each plan
is designed with an open plan concept along with higher ceiling heights, allowing the
interior spaces to feel spacious, particularly with natural light provided by large windows.
The designs provide variations in wall planes, wall heights, and rooflines at different levels
to help create visual interest and diversity.
The proposed architectural styles are consistent with those shown in the approved Avila
Ranch Development Plan. These include Spanish (Mission), Farmhouse (Agrarian), and
Craftsman, which reflect the history of San Luis Obispo, as well as architectural character
typically found within the City. At the same time, the R-1 neighborhood, which consistent
with the overall character of the greater community, is intended to be visually distinct from
the nearby higher density housing within Avila Ranch in order to create clearly identifiable
neighborhood.
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Table 1 (below) summarizes the proposed floor plans within the R-1 zone, including key
features and the applicability of the various architectural styles. The location of each is
shown on Sheet SP2.0 of Attachment A, and in Figure 3 below. Although Figure 3 is
difficult to read at this scale, it is possible to see the relative locations of the Alley Loaded
units (in blue) and the Front-Loaded units (in brown). It is also possible to see the
variability in setbacks among the various unit types. To more easily read the details
related to the location of the different unit types within this area, please refer to Attachment
A.
Table 1. Summary of Proposed R-1 Development (Phase 5)
Cluster Units
Plan # Size Stories Bedroom/Baths Garage Architectural
Styles
# of
Units
Alley-Loaded Units
1 2,126 SF 1 3BR / 2.5BA 2 car A, B, C 12
2 2,495 SF 2 4BR / 2.5BA 2 car + optional garage A, B, C 10
TOTAL 22
Front-Loaded Units
1 1,944 SF 1 2BR / 2.5BA 2 car A, B, C 13
2 2,309 SF 2 4BR / 2.5BA + loft 2 car A, B, C 15
3 2,456 SF 2 4BR / 2.5BA + office 3 car A, B, C 19
4 2,496 SF 2 5BR / 3.5BA + JADU * 3 car A, B, C 32
TOTAL 79
All Phase 5 101
Architectural Style Key:
A – Spanish (Mission) B – Farmhouse C – Craftsman
* “JADU” is a junior accessory dwelling unit, per Municipal Code Section 17.156.022—no more than 500 SF and
contained entirely within a single-family residence.
Figure 3. Location of Unit Types Showing Setbacks
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Figures 4 through 6 show various renderings of the proposed development concept from
different locations on the project site, and how the various architectural and design
elements would interact with parks and pedestrian paseos. The intent of the overall
design is to mix architectural styles and floor plans throughout the development consistent
with the intent of the Development Plan. Additional design details, including project
elevations, are included in the application package (Attachment A, Sheets A1.0 through
A6.4b)
Figure 4. Project Rendering
Figure 4. Perspective view to the northwest
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Color and Materials
There are four (4) different color schemes for each of the three (3) elevation styles, which
is intended to create additional variation between both the home elevations and also the
exterior color (see Sheets A7.1 through A7.3 within Attachment A for the color and
materials). Each board contains photographs and samples of the materials and colors for
the stucco body, painted blocking accents, front doors, and masonry elements.
Figure 5. Project Rendering Figure 6. Project Rendering
Figures 5 & 6. View to the south/southeast
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Landscape Design Concept
The overall landscape design concept is intended to accentuate connectivity and
cohesiveness throughout the neighborhood. The pedestrian-oriented paseos are at the
heart of this community and provide access to the numerous trails that link to a wide array
of parks and outdoor amenities. Sheets L-1.0 through L-1.6 within Attachment A shows
the proposed landscape design of the project.
Each pedestrian paseo is individually marked by a decorative entry patio with pilaster
column, identifying each home’s address along the well-lit meandering paseo. The
pedestrian paseos, front yards and neighborhood streetscapes are planted with a mix of
deciduous and evergreen trees, to provide shade during the summer months and solar
access during the winter. The project incorporates a drought-tolerant, Mediterranean-
style plant palette along the vegetated streetscapes and alleys.
4.0 FOCUS OF REVIEW
The Architectural Review Commission’s (ARC’s) role is to review the proposed project in
terms of consistency with the Airport Area Specific Plan (AASP), Avila Ranch
Development Plan (ARDP) Avila Ranch Development Plan (ARDP), Community Design
Guidelines and applicable City Standards. The ARC should also provide comments and
recommendations to the Planning Commission concerning the proposed project design,
focusing on building architecture and layout.
5.0 DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan,
Zoning Regulations, AASP, ARDP and CDG. Notably, upon its approval, the project
(including the ARDP) was found to be consistent with the General Plan and AASP, and
is directly referenced in the AASP. The ARDP was also previously considered by the ARC
in the context of the CDG. Therefore, consistency with the ARDP is the key consideration
for ARC with respect to this project, although relevant aspects of the CDG will be
highlighted in the analysis that follows. For development within Avila Ranch, the AASP
defers to the design standards included in the ARDP. Attachment B from the ARDP
summarizes the design standards for R-1 development.
The applicant has proposed an update to ARDP development standards to the R -1 zone
to clarify and update requirements that are applicable to the proposed project. These are
shown on Sheet P1.5 within Attachment A. In staff’s view, these proposed updates are
consistent with the intent of the adopted Development Plan standards, and in some cases
clarify potential ambiguities in the standards; and the updates are consistent with flexibility
provided in the development agreement to the applicant and decision makers to achieve
the overall goals of the ARDP. In summary, the proposed modifications are as follows:
Added 15–20 foot setback standard for lots with side-on garages, where no
standard previously existed;
Added 10-foot setback for rear porches, where no such standard previously
existed; and
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Clarified garage setback standards for non-front facing garages—3 feet for alley
access lots to acknowledge the narrowness of the alley.
Staff has identified the discussion items below related to consistency with relevant
provisions of the ARDP and CDG. Table 2 summarizes the applicable standards within
these documents, and how the project responds to them.
Table 2. Discussion Items
Highlighted Sections Discussion Items
Avila Ranch Development Plan – Design Framework
ARDP Standard 1.1: Adherence to
AASP Building Orientation and
Setback Standards
The ARDP builds on the streetscape and pedestrian orientation
standards included in the AASP, and follows the intent of
setback requirements included in the Municipal Code related to
the R-1 zone. The proposed design adheres to these standards
and meets the intent of ARDP standards that relate to these
issues. Attachment B shows the relevant standards for the R-1
zone within the ARDP. The proposed design adheres to these
requirements related to setbacks. Also see above discussion.
ARDP Standards 1.2, 1.6 and 1.7 and
related guidelines: Building Height
and Setback relationship; driveway
orientation; open space orientation
The intent of this standard is to avoid blocking distant views of
the background topography through the relationship of
setbacks to building height. As designed, the project would
adhere to setback requirements of the R-1 zone as described in
the ARDP (see Attachment B). The project meets the intent of
City requirements, including the municipal code and applicable
ARDP standards. Also see previous discussion regarding
setbacks. Notably, many one-story buildings are proposed to be
located along the eastern and southern edges of the site,
including many on the south side of proposed Hughes Lane, and
also west of Jespersen Road. This design will allow for more
open views to the south, and to the west for motorists
travelling along Jespersen.
The project as designed meets the intent of standards related
to driveway and garage orientation away from major streets,
and with its paseos and parks, meet the intent of open space
orientation standards. These are also consistent with direction
in the AASP and CDG.
ARDP Standard 7.1.2: Required
Architectural Styles
This standard requires that development use one or more of
these architectural styles: Farmhouse, California Bungalow,
Contemporary, Craftsman, or Mission (Spanish). The project
design uses three of those five styles, distributed throughout
the project.
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ARDP Standard 7.1.3 and related
guidelines: Distribution of
Architectural Styles
This standard includes a detailed approach to ensure that
architectural styles are distributed throughout the planning
area. The intent is to ensure visual variety and interest
throughout, and large enclaves of overly uniform style and
architecture. The design as envisioned includes 6 different floor
plan types and 3 different elevations for each plan, with 3
architectural styles that could apply to any of those floor plans.
The project based on the formulas included in the standard,
although the project meets the intent of this by distributing the
variety of floor plans (and associated architectural styles)
throughout he project area. Sheets A1.0-A6.4b demonstrate
the intent of the applicant, and show a variety of styles, colors
and floor plans within a given street scene. In addition, porches
are included in the project consistent with Guideline 7.1.3.E.
(see Sheets A1.1, A2.1, A3.1, A4.1, A5.1 and A6.1)
ARDP Standards 7.2.3, 7.3.2, 7.3.5
and related guidelines: Scale and
massing, including the relationship
between building height and setbacks
The ARDP builds on the streetscape and pedestrian orientation
standards included in the AASP, and follows the intent of
setback requirements included in the Municipal Code related to
the R-1 zone. The proposed design adheres to these standards
and meets the intent of ARDP standards that relate to these
issues. Attachment B shows the relevant standards for the R-1
zone within the ARDP. As described in the previous discussion,
the proposed design and development standard updates
adhere to the intent of these requirements related to setbacks
and building heights.
ARDP Standards 7.4.1 and 7.5.1:
Architectural facades and treatment;
colors and materials
The intent of this standard to ensure that visually prominent
design details are compatible with the overall architectural
style, and that compatible colors and materials are chosen.
Key features include entries, windows, doors, and garages.
Sheet A7.0 reflects this standard, showing details related to
each of these features, which are consistent with the
applicable architectural theme. Colors and materials proposed
are shown on Sheets A7.1 through A7.3. These reflect a variety
of color and material choices within compatible parameters.
Colors range from muted grays, whites and browns
augmented a variety of color choices. Materials differ
depending on architectural style.
ARDP Standards 8.1.1-8.1.4:
Landscaping
The proposed project responds to these standards with a
landscape plan that enhances and complements the
architectural design, as shown on several project sheets,
notably Sheets L-1.0-L-1.6, and the renderings shown on Sheets
AS1.1-1.3.
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ARDP Standards 9.3.2-9.3.8: Lighting
The project has not yet established a formal lighting plan,
although Sheets L.1.1-L-1.5 show potential lighting fixtures as
they relate to open space areas and development. The project
will be required to comply with the City’s night sky ordinance;
however, the ARC may provide specific direction regarding
exterior lighting for the project.
ARDP Standard 12.1: Fencing
The intent of this standard is to ensure that fencing design does
not block views of open spaces or Tank Farm Creek. No fences
would block views of the creek. Along paseos, the applicant
proposed 4-6 foot wooden privacy fencing as shown on Sheet
L-1.0.
CDG Chapter 5 – Residential Project Design Guidelines
§ Section 5.2: Subdivision Design and
General Residential Design Principles
This section of the CDG includes several key principles related
to integrating open space into the design, project scale, and
pedestrian orientation. More specifically related to
architectural review, the section also calls for durable and low
maintenance finishes, the use of a variety of materials, building
articulation, and garage orientation. The project is consistent
with the intent of these principles. Sheets A7.1-7.3 illustrate a
variety of complementary colors and materials that would be
applied to the varied design details shown on Sheets A1.0-
A6.4b.
§ Section 5.5: Single-Family Housing
Design
The ARDP was previously found to be consistent with the CDG,
and reflects and expands on many of the same principles
articulated in the CDG. Among the principles articulated in this
section of the CDG include:
1. pedestrian orientation;
2. architectural variety, housing sizes and design details;
3. variable setbacks in compliance with the Municipal
Code;
4. primary entrances facing a street, encouraging porches
to transition between public and private spaces; and
5. garages subordinate to living spaces, preferably not
facing the primary street entrance to the home.
The project is consistent with these principles. Sheets L-1.1-L-
1.5 shows how homes are integrated into and have access to
pedestrian paseos. Also see the renderings in Figures 4 and 6
above. Consistent with the ARDP, three architectural styles are
proposed throughout the project, with considerable design
variation as described above. Many garages are oriented to the
side along alleys, as shown in Sheets A1.1 and A2.1.
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Sign Regulations
15.40.485. Sign Programs
The Sign Regulations Sign Programs section allows for flexibility
and innovation of sign types proposed in coordination with the
design review of a project. The conceptually proposed
monument sign on plan set sheet L-1.0 appears to be
compatible and complementary with the proposed
development and suitable in scale.
6.0 ENVIRONMENTAL REVIEW
The Avila Ranch project and associated Final Environmental Impact Report (FEIR) were
respectively approved and certified by the City Council on September 19, 2017, pursuant
to Resolution No. 10832 (2017 Series). The FEIR constitutes the complete environmen tal
determination for the project, which included the Development Agreement, Development
Plan and approved VTTM 3089. The proposed R-1 design complies with previously
approved project documentation as described above. For that reason, it is in substantial
conformance with the Final EIR and prior environmental determination.
7.0 ACTION ALTERNATIVES
7.1 Continue the project to a hearing date certain, or uncertain. An action
continuing the application should include direction to the applicant and staff on
pertinent issues.
7.2 Recommend the Planning Commission find the project inconsistent with the
AASP, ARDP Design Framework and Community Design Guidelines. The
ARC’s recommendation will be forwarded to the Planning Commission for final
action. This action may include recommendations for design modifications
and/or conditions of approval to achieve potential consistency with the ARDP
Design Framework and Community Design Guidelines.
8.0 ATTACHMENTS
A - Project Plans (ARCH-0084-2022)
B - Avila Ranch Development Plan R-1 Development Standards
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1
Architectural Review Commission Minutes
June 20, 2022, 5:00 p.m.
Council Chambers, 990 Palm Street, San Luis Obispo
Architectural Review
Commissioners
Present:
Commissioner Kelley Abbas, Commissioner Michael Clark,
Commissioner Jacob Domine, Vice Chair Brian Pineda (arrived
at 5:30 p.m.), Chair Ashley Mayou
Absent: Commissioner Robert Arens, Commissioner Michael DeMartini
City Staff Present: Senior Planner Brian Leveille, Deputy City Clerk Kevin Christian
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Architectural Review Commission was
called to order on June 20, 2022 at 5:02 p.m. in the Council Chambers at City
Hall, 990 Palm Street, San Luis Obispo, by Chair Mayou.
2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
End of Public Comment--
3. CONSENT
3.a CONSIDERATION OF MINUTES - APRIL 18, 2022 ARCHITECTURAL
REVIEW COMMISSION MINUTES
Motion By Commissioner Clark
Second By Commissioner Abbas
To approve the Architectural Review Commission Minutes of April 18, 2022.
Ayes (4): Commissioner Abbas, Commissioner Clark, Commissioner Domine,
and Chair Mayou
Absent (3): Commissioner Arens, Commissioner DeMartini, and Vice Chair Pineda
CARRIED (4 to 0)
Page 129 of 349
2
4. PUBLIC HEARINGS
4.a 175 VENTURE (ARCH-0084-2022) REVIEW OF THE R-1 PORTION
PHASE 5) OF THE AVILA RANCH DEVELOPMENT PLAN, WHICH
WOULD ALLOW UP TO 101 SINGLE-FAMILY DWELLING UNITS
Senior Planner Brian Leveille introduced Contract Planner John
Rickenbach, who presented the staff report.
Applicant representatives Carol Florence and Michael Stone provided a
brief overview of the overall project, a focused presentation on
development area Phase 5, and responded to questions raised by the
Commission.
Chair Mayou opened the Public Hearing
Public Comments:
None
End of Public Comment--
Chair Mayou closed the Public Hearing
Motion By Chair Mayou
Second By Commissioner Clark
Find the project consistent with the design policies and guidelines of
Airport Area Specific Plan, Avila Ranch Development Plan, and the
Community Design Guidelines, and provide the following
recommendations to the Planning Commission for final approval:
Evaluate the size and functionality of the porches.
Look at options to enhance safety and connections for crossing the
street to the bridge at Wright Bros. and Earhardt Way
Ayes (5): Commissioner Abbas, Commissioner Clark, Commissioner
Domine, Vice Chair Pineda, and Chair Mayou
Absent (2): Commissioner Arens, and Commissioner DeMartini
CARRIED (5 to 0)
Page 130 of 349
3
5. COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Senior Planner Brian Leveille provided an update of upcoming projects.
6. ADJOURNMENT
The meeting was adjourned at 5:53 p.m. The next rescheduled Regular Meeting
of the Architectural Review Commission will be held on July 11, 2022 at 5:00
p.m. in the Council Chambers at City Hall, 990 Palm Street, San Luis Obispo.
The Regular Meeting of July 4, 2022 will be cancelled due to the Independence
Day Holiday.
APPROVED BY ARCHITECTURAL REVIEW COMMISSION: 07/18/2022
Page 131 of 349
Page 132 of 349
Recording Fees Exempt Pursuant to
Government Code § 27383.
Recording Requested By And
When Recorded Mail to:
City of San Luis Obispo
c/o City Clerk
990 Palm Street
San Luis Obispo, California 93401
183247.1
2017053192
Tommy Gong
San Luis Obispo - County Clerk -Recorder11/17/2017 01:41 PM
Recorded at the request of:
PUBLIC
Titles: 1 Pages: 124
Fees: $0.00
Taxes: $0.00
Total: $0.00
DEVELOPMENT AGREEMENT
BY AND BETWEEN
THE CITY OF SAN LUIS OBISPO
101
AVILA RANCH, LLC
RELATING TO
THE AVILA RANCH SPECIFIC PLAN
The "AVILA RANCH DEVELOPMENT AGREEMENT")
As Adopted by the San Luis Obispo City Council
on October 3, 2017 by Ordinance No. 1639 (2017 Series)
REC.EIVED
NOV 2 0 2017
SLO CITY CLERK
Dgo-7c[ Page 133 of 349
copy of which figure is attached here as Exhibit F. The land to be dedicated or reserved may be
comprised of multiple properties, and may be located in the City or unincorporated County
territory. Avila Ranch may satisfy a portion of this requirement through the payment of an in lieu
fee to the City or, with the City's approval, to a land conservation organization. If land is
dedicated in the form of a Conservation Easement, the terms and conditions shall be approved by
the City, together with a correspondent and contemporaneous baseline conditions report. If land
is to be dedicated in fee simple title, the City shall have the opportunity to conduct due diligence
inspections, including but not limited to, Phase I Environmental Site Assessment (and subsequent
assessment as may be necessary), title review, and physical site inspections; the City may reject
any such dedications based on its due diligence inspections, which shall not be construed as a
waiver of the dedication requirements herein.
Section 7.05. Affordable Housing and Workforce Housing and Related Programs. Avila Ranch
shall provide affordable housing for the Project as described in Exhibit G. Avila Ranch shall also
provide workforce housing and shall implement the local preference "SLO Workers First"
program, owner occupancy restrictions and down payment assistance program as described in
Exhibit G.
Section 7.07. Energy.
a) Avila Ranch shall provide for accelerated compliance with the City's Energy
Conservation Goals and its Climate Action Plan by implementing energy
conservation measures significantly above City standards and norms by providing
for solar PV energy generation for 100 percent of onsite electrical demand as
described in Section 13 of the Design Framework of the Development Plan. The
Project shall also include energy efficiency standards in excess of the current
Building Code.
b) Developer shall provide sustainability features as described in Section 13 of the
Design Framework of the Development Plan, including: (i) housing that meets the
2019 net zero building and energy codes or, if the 2019 building and energy codes
are not yet adopted upon building permit application, the equivalent to the
satisfaction of the Community Development Director, (ii) implementing any
future city-wide policy regarding carbon emissions reduction, (iii) solar electric
panels, (iv) integrated power outlets for electric vehicles and electric bicycles, (v)
building design that maximizes grey water usage, and (vi) work -at-home options
with high-speed internet connectivity.
Section 7.08. Water.
a) Avila Ranch shall provide for accelerated compliance with the Climate Action
Plan through by implementing special water conservation measures to reduce the
usage of potable water by Avila Ranch households to 35 percent below the
current City-wide average as described in Section 13 of the Development Plan.
b) Avila Ranch shall comply with the California Water Code and the regulations
imposed by the City before or after the Effective Date in its capacity as the
23
183247.1
Page 134 of 349
Section 4.01.1, the aspect of Applicable Law to be amended by the approval shall not apply to
the City's consideration of the application.
Section 8.02. General Plan and AASP Amendments. The parties anticipate that Avila Ranch may
request amendments to the General Plan or the AASP to respond to changing circumstances and
conditions. City is not obligated to approve any such application and may, in the exercise of its
legislative discretion, approve, deny or propose conditions or modifications thereto, including
conditions or modifications that might otherwise be prohibited by the vested rights provided by
this Development Agreement. Avila Ranch shall be afforded a reasonable opportunity to review
any such proposed conditions and modifications and to withdraw its application for a General
Plan amendment or AASP amendment (in which case neither Avila Ranch's proposed
amendments nor the City's proposed modifications shall become effective).
Section 8.03. CEQA Compliance.
Section 8.03.01. MMRP Application. When conducting an environmental review of any
application for an Approval, City shall review the Mitigation Monitoring and Reporting Program
adopted in connection with the Development Plan and Avila Ranch EIR (the "MMRP") to
determine if any mitigation measure contained in the MMRP as to the portion of the Property
subject to this Development Agreement should be incorporated into the design of, or added as a
condition of approval to, such Approval.
Section 8.04. Life of Approvals. Any Approval issued by City, including vesting maps as
defined in Section 8.05 below, shall continue in effect without expiration until the later of. (i) the
expiration or earlier termination of this Development Agreement or (ii) the date upon which such
Approval would otherwise expire under the laws of the State of California.
Section 8.05. Vesting Maps. The ordinances, standards and policies applicable to any vesting
tentative map, vesting parcel map, vesting subdivision map or any other type of vesting map
Vesting Map'.') under California Government Code section 66474.2, and the ordinances,
policies and standards vested under any Vesting Map pursuant to California Government Code
section 66498.1(b) shall be those established as Applicable Law under this Agreement. If this
Development Agreement terminates before the expiration of any Vesting Map or the vested rights
provided thereby, such termination of this Development Agreement shall not affect Avila
Ranch's right to proceed with development under such Vesting Map in accordance with the
ordinances, policies and standards so vested under the Vesting Map. Notwithstanding the
foregoing, no Vesting Map shall extend Applicable Law beyond the stated term of this
Development Agreement (and the rules, regulations and official policies of City applicable to
that portion of the Property covered by such Vesting Map shall become those in effect as of the
expiration of such term) except as otherwise agreed by City and Avila Ranch; provided, however,
that City and Avila Ranch may agree to an extension of the term of this Development Agreement
with respect to the area covered by any such Vesting Map.
Section 8.06. Need for Flexibility. The provisions of this Development Agreement require a
close degree of cooperation between the City and Developer. Implementation of the Project may
require minor modifications of the details of the Development Plan and affect the performance of
the Parties to this Development Agreement. The anticipated refinements of the Project and the
27
183247.1
Page 135 of 349
development of the Property may require that appropriate clarifications and refinements are
made to this Development Agreement and the Entitlements with respect to the details of the
performance of the City and the Developer. The Parties desire to retain a certain degree of
flexibility with respect to those items covered in general terms under this Development
Agreement.
ARTICLE 9. AMENDMENTS
Section 9.01. Amendments of Agreement.
Section 9.01.1. General. This Development Agreement maybe amended from time to time only
upon the mutual written consent of City and Avila Ranch and in compliance with section
17.94.190 of the City's zoning ordinance; provided, however, that in connection with the transfer
of any portion of Avila Ranch's Rights and/or Obligations under this Development Agreement to
another person, entity, or organization pursuant to the provisions of Article 13 below, Avila
Ranch, such transferee and City may agree that the signature of such transferee may be required
to amend this Development Agreement insofar as such amendment would materially alter the
Rights and/or Obligations of such transferee hereunder. In no event shall the signature or consent
of any "Non -Assuming Transferee" (as defined in Section 13.03 below) be required to amend
this Agreement.
Section 9.01.2. Future Approvals Do Not Require Amendments to Agreement. Except as the
Parties may otherwise agree, no amendment of this Development Agreement shall be required in
connection with the issuance of any Approval, or an amendment to the MMRP. Any Approval
issued after the Effective Date as to a portion of the Property shall be incorporated automatically
into this Development Agreement and vested hereby. City shall not, however, amend or issue
any Approval unless Avila Ranch requests such an amendment or issuance from City unless
otherwise permitted by this Agreement.
ARTICLE 10. ANNUAL REVIEW
Section 10.01. Annual Review
a) The Community Development Director shall annually and concurrently conduct
i) the MMRP Evaluation as set forth in Section 11.01; and (ii) the Development
Agreement Review as set forth in Section 11.02 (collectively, the "Annual
Review"). With respect to the MMRP Evaluation, if the Community Development
Director determines that mitigation measures adopted by City in connection with
its approval of the AASP and the Zoning are not being implemented as set forth in
the MMRP, the Community Development Director shall take any appropriate
remedial action as described in Section 11.01 below. Further, the Community
Development Director shall incorporate the results of the MMRP Evaluation into
the review of any applications for Approvals that are submitted following
completion of an Annual Review.
183247.1
Page 136 of 349
Exhibit G
Affordable & Workforce Housing Plan
Affordable Housing Plan
The Avila Ranch project will encourage long term housing affordability by including design and develop
ment strategies that serve to provide lower cost housing, by including a range of housing sizes and types
that are not typically provided in the community, and by providing a greater number of lower income
inclusionary units than required by the City lnclusionary Housing Ordinance. Since the price of houses
over time is most closely related to the size of the dwelling unit, the size of the lot, and costs of mainte
nance, the project has concentrated on lowering the overall size of market rate dwelling units, and reduc
ing lot size for market rate units.
Within each of the residential zones there will be dwelling unit sizes ranging from 550 square foot studios
to 1,150 square foot family apartments in the R-4 area, to 2,500 square foot single family detached units
in the R-1 development area. A predominant individual share of the project is in small lot single family R-
2 units (297 out of 720) and attached single family ownership and rental R-3 units (197 units out of 720).
Consequently, the average size of the units across the development is approximately 1,525 square feet.
Maintenance expenses, to the extent feasible, will be included in a Community Facilities District to reduce
the necessity for Homeowner's Associations, and the higher costs associated with that maintenance and
governance structure. Landscape maintenance and cost of water and utilities will also be reduced because
of the drought tolerant landscaping, smaller lots and other sustainable and cost reducing features.
The City's Housing Element provides incentives to develop housing in a denser pattern (R3/R4), and with
smaller unit sizes to encourage affordability across the low, mod and workforce income ranges. These
incentives include reduced inclusionary housing requirements for denser projects and for projects with
lower dwelling unit square footages. Conversely, more inclusionary housing is required for projects with
dwelling units that exceed unit sizes of 2,000 square feet. Table 2A of the Housing Element contains these
adjustment factors.
According to the City's lnclusionary Housing Ordinance and Table 2A, the inclusionary housing require
ment for the residential component of the project is a total of 67 units, with 22 low and 45 moderate
income units. The project proposes to meet and exceed the residential component requirement by
providing 32 lower income units and 35 moderate income units as show in Table 1 below, which will pro
vide for deeper affordability and more lower income units than required. In addition, the commercial
component of the project requires a total of 4 units, with 1 low and 3 moderate income units. The project
proposes to meet commercial component requirement by either constructing the units in the project or
by paying an affordable housing in-lieu fee.
Page 137 of 349
Table 1
Inclusionary Housing Requirements
Units Required and Units Provided
The Avila Ranch project will address housing affordability in several ways, most notably through the design
itself, which includes cluster development and many medium and high-density housing units (197 R-3
units and 125 R-4 units), as well as R-2 units that have floor areas that are well below the typical average
for single-family detached units in the community.
The City's Inclusionary Housing Requirement will be addressed through deed restrictions on some low
income and moderate -income units to be constructed by Avila Ranch, while others will be provided by
dedicating and donating improved land to a non-profit affordable housing provider. However, should an
affordable housing provider fail to construct the units, the obligation to provide for the 24 deed -restricted
low-income affordable housing units remains with Avila Ranch to complete. The following highlights are
summarized from the Development Plan:
Mix of Residential Densities and Small Lots. There is an intentional mix of residential densities in the
Avila Ranch project that includes a range of R-1 lot sizes, R-2 "four -packs", "six-packs", and "eight -
pack" cluster units, and R-3 and R-4 multifamily dwellings, with an emphasis on smaller lot, higher
density units. R-2 small lot single family detached units comprise over forty percent of the residential
units (with building living areas ranging from 1,050 SF for a 213/16 unit to 2,200 SF 36/26 unit), and
medium density and above units will comprise over 85 percent of the units in the project. The average
unit size across the entire project is less than 1,550 square feet.
Units Avg Size Total Floor Net Net Den- Density Density
Area Acres sity Units Units/Acre
R-1 Alley 33 2,250 74 250 4.7 7.02 33 7.02
R-1 Front 68 2,250 153,000 8.07 8.43 68 8.43
R-2 Pocket Cottage 76 1,200 91,200 5.67 13.40 76 13.40
R-2 Standard 221 1,750 386,750 21.62 10.22 221 10.22
R-3 Duplex 38 1,750 66,500 4.13 9.20 57 13.80
R-3 Townhome 159 1,375 218,625 6.49 24.50 173 26.66
R-4 Apartments 125 850 106,250 4.39 28.47 115 26.20
Neighborhood Commercial 15,000 1.85
Total 720 1,525 1,096,575 55.07 13.07 743 13.49
Nominal Requirement 108
HE Table 2A Adjustment 41 Constructed Fee Total
Commercial 4
Requirement: 71 Provided: 67 71
Low 23 32 1 33
Moderate 48 35 3 38
The Avila Ranch project will address housing affordability in several ways, most notably through the design
itself, which includes cluster development and many medium and high-density housing units (197 R-3
units and 125 R-4 units), as well as R-2 units that have floor areas that are well below the typical average
for single-family detached units in the community.
The City's Inclusionary Housing Requirement will be addressed through deed restrictions on some low
income and moderate -income units to be constructed by Avila Ranch, while others will be provided by
dedicating and donating improved land to a non-profit affordable housing provider. However, should an
affordable housing provider fail to construct the units, the obligation to provide for the 24 deed -restricted
low-income affordable housing units remains with Avila Ranch to complete. The following highlights are
summarized from the Development Plan:
Mix of Residential Densities and Small Lots. There is an intentional mix of residential densities in the
Avila Ranch project that includes a range of R-1 lot sizes, R-2 "four -packs", "six-packs", and "eight -
pack" cluster units, and R-3 and R-4 multifamily dwellings, with an emphasis on smaller lot, higher
density units. R-2 small lot single family detached units comprise over forty percent of the residential
units (with building living areas ranging from 1,050 SF for a 213/16 unit to 2,200 SF 36/26 unit), and
medium density and above units will comprise over 85 percent of the units in the project. The average
unit size across the entire project is less than 1,550 square feet.
Page 138 of 349
Pocket Cottage Units. The Plan includes 76 "Pocket Cottage" units, which are intended to meet the
needs of young professionals, empty nesters and young families. These units have floor plans ranging
from 1,050 to 1,300 square feet in 2611/113, 2BR/2B and 3BR/2B configurations. These units, like the
other cluster units, are arranged around a common landscaped courtyard, and will have access from
a common driveway. These,smaller units also have a one -car garage and an adjacent uncovered guest
parking space. This parking reduction is justified by the lower expected occupancy for these smaller
units and the multimodal features of the overall development. A portion of these units will be re-
served for income -qualified workforce households through the Workforce Housing Incentive Program
WHIP) described below. Nine of the Pocket Cottage units (5 2 -bedroom and 4 3 -bedroom units)
would be dedicated for Moderate Income, and 13 of these units (6 2-bedroom/1-bath units and 7 3-
bedroom/2-bath units) will be dedicated for the project's Workforce Housing Incentive Program
WHIP) program described below. The nine inclusionary moderate -income units will be provided on
in Phases 1 and 3 of the project on Lots 37, 51, 65, 76, 91, 121, 364, 378 and 392. The Workforce units
in the Pocket Cottage series will be provided on Lots 32, 46, 60, 74, 79, 89, 90, 117, 365, 379, 393, 315
or 316.
R-3 Units and Inclusionary Housing Requirements. The project includes 197 R-3 multifamily units on
11 acres that range in size from 700 square foot for -sale and for -rent studios to 1,750 square foot
duplexes. The R-3 portion will include eighteen (18) for -sale moderate -income units (10 2-bedroom/1-
bath units and 8 3 -bedroom, 2 -bath units) and twelve (12) WHIP units (6 2-bedroom/1-bath units and
6 3-bedroom/2-bath units). The inclusionary units will be provided on Lot 405 as part of the first 80
R-3 townhomes (and the first 116 R-3 units overall), and the 12 Workforce units will be provided on
Lot 407.
R-4 Housing_ and Affordable Housing Development. Finally, the project will include a substantial
number of apartment units that are near employment and shopping at Suburban and Higuera. The R-
4 apartment portion of the project will be directly served by an on -street transit stop and will be within
walking distance of nearby shopping. A 1.2 acre portion of R-4 project will be dedicated to an afford-
able housing provider (Lot 300 of the VTM) at the time that the final map for Phase 1 is recorded to
address the local need for lower income housing and to satisfy, in part, the project's inclusionary
housing requirements. The lot shall include 24 lower income units. However, should an affordable
housing provider fail to construct the units, the obligation to provide for the 24 deed -restricted low-
income affordable housing units on the lot remains with Avila Ranch to complete. Unit sizes in the R-
4 apartment portion will range from 550 square foot studios to 1,150 square foot units for larger
families. The site to be dedicated is adequate to meet the affordable housing requirement, plus addi-
tional potential units. This site will be improved as part of Phase 1 of the project since it is served by
Earthwood, and can be conveyed to the affordable housing provider during Phase 1. Its development
is not dependent on the completion of improvements in Phase 3 of the project (where it is located),
and construction can start on it after the Buckley Road Extension improvements are completed. This
will allow completion of these low income inclusionary units early in the project, rather than leaving
them to the end. In addition, eight (8) Low Income 2-bedroom/1-bath and eight (8) Moderate Income
2-bedroom/1-bath units will be provided on Lot 301, a market rate apartment development.
Neighborhood Commercial. The 1.8 -acre Neighborhood Commercial portion of the project will gen-
erate a requirement for four additional inclusionary units (1 lower income and 3 moderate income).
Page 139 of 349
Development of this site is anticipated 10+ years, and will be based on market demand. Most of the
NC site is currently located in ALUP Safety Zone S-1-13 that precludes residential development; how-
ever, there is a 0.25 -acre portion of Lot 603 that is outside and that can accommodate residential
development. The project will include the four inclusionary units in its design, if possible, and subject
to the restrictions of the Specific Plan. If that is infeasible, the project will pay an affordable housing
in -lieu fee per the Inclusionary Housing Ordinance and Table 2 of the Housing Element.
Overall, the project will provide a total of thirty-two (32) low and thirty-five (35) Moderate Income inclu-
sionary units compared to the city's requirement for twenty-two (22) Low Income units and forty-five (45)
Moderate Income units. The inclusionary housing product mix has been intentionally skewed toward the
low-income units to ensure that this income group is adequately represented in the project, and to rec-
ognize that the moderate -income groups have adequate market rate opportunities in the R-3, R-2 Pocket
Cottage and R-4 rental portions of the project. Table 2 shows the phasing of the affordable units, and
Exhibit 1 shows the location of these units.
Table 2
Assisted Affordable Housing Phasing Plan
Phase
Program 1 2 3 4 5 6* Total
Low Income Rentals 24 8 1 33
Mod Income Rentals 8 3 11
Moderate Income For -Sale 6 3 18 27
Workforce For -Sale -WHIP 13 12 25
Other Market Rate Work-
force
For Sale 36 18 70 124
Rental 83 86 169
Total 79 120 186 385
Units in Phase 179 29 214 197 101 4 724
Total -Inclusionary Low 33
Total -Inclusionary Mod 38
Total -Workforce WHIP 25
Total --Market Rate Work- 293
force
Total 389
Phase 6 represents the Commercial Development and associated Inclusionary Housing Requirement. This will be
met either by development of units within the commercial project or by payment of affordable housing in -lieu fee
Page 140 of 349
Workforce Housing Plan
A special four -point program will be provided to create workforce housing and increase the supply of
housing available to local employees. This program will include providing local preferences for individuals
who work within the City of San Luis Obispo and immediately surrounding area the priority to purchase
or rent a residence within the Project, owner -occupancy restrictions in the single-family detached units,
and a special Workforce Housing Incentive Program which will provide deed -restricted units for workforce
housing eligible households (households earning 121-160% of the Area Median income). This workforce
housing program seeks to target the Project to local employees, reduce the influence of investors in the
limitation of housing choice and availability, provide a down payment assistance program for Workforce
Income families, and provide a certain number of units that will be deed -restricted. The elements of the
program are as follows:
Local Preference (" SLO Workers First"]. Program 10.4 of the City's Housing Element encourages res-
idential developers to "...sell or rent their projects to those residing or employed in the City first before
outside markets." Further, the City and project applicants recognize that one of the principal reasons
for the designation of additional residential land in the community in the 2014 Land Use and Circula-
tion Element update was to address the current jobs -housing imbalance. One direct and effective
way of achieving this is to provide priority for existing employees to rent or purchase residences within
the Project. To that end, an interest list has been developed for the Project. Currently, seventy per-
cent (70%) of those on the interest list work in the San Luis Obispo area. Avila Ranch agrees to give
first preference to rent or purchase a residence within the Project to local employees identified on
the interest list. For purposes of this program, the term "local employees" shall include individuals
who are employed in business that are located in geographic areas that are customarily included in
the City's annual jobs -housing balance analysis in its General Plan Status Report. These areas include
the City's corporate limits and areas outside the City limits such as Cal Poly, California Men's Colony,
Cuesta College, agricultural lands within the Edna Valley area and business parks on South Broad
Street. New employees to businesses in these geographic areas with bonafide employment offers will
be considered "local employees" as well. Avila Ranch agrees to maintain and update the interest list
through full build -out of the Project. City and Avila Ranch agree that, operationally, this program will
be administered as follows:
Avila Ranch shall maintain the interest list and shall separate and prioritize names of local
employees based on interest in product type.
When product becomes available, usually 270-360 days prior to certificate of occupancy
assuming a 180 -day construction period), Avila Ranch shall notify those individuals of the
opportunity to purchase a residence starting with the "top of the list." Those individuals
shall have approximately 60 days to get pre -qualified to purchase the residence and to
provide Avila Ranch with proof that the individual is a local employee and the time notice
i.e. paycheck or bonafide offer of employment from a local employer.)
If an individual fails to get pre -qualified or fails to provide Avila Ranch with proof of local
employment within the time periods above, then Avila Ranch may remove or put that
name at the end of the interest list.
Page 141 of 349
d. Except for the multi -family apartments, Avila Ranch agrees not to sell any units within the
Project to any individual without first offering the unit to a local employee who is on the
interest list for that product type. Upon exhausting all local employees on the interest list
for a product type, Avila Ranch agrees to give priority in the sale of such units to individ-
uals residing in the County (but within Fair Housing constraints and state and local regu-
lations), and finally to individuals from outside the county.
Nothing herein shall preclude Avila Ranch from notifying multiple individuals with the opportunity to
purchase a residence and prioritizing the purchase and sale based on "first in line" principles. Nothing
herein shall preclude Avila Ranch from taking all reasonable actions necessary in order to facilitate
the sale of units within the Project provided such actions are consistent with the "SLO Workers First"
program described herein. Avila Ranch shall, upon request, update the City on its implementation of
this program and provide City with the interest list and proof of employment for all sales made under
this program.
City and Avila Ranch acknowledge that this program described above will accomplish three important
objectives: 1) use new housing to address the current imbalance between existing jobs and housing;
2) ensure that, to the maximum extent practicable, that the increased housing in San Luis Obispo
results in a decline in the current commute traffic; and, 3) reduce competition from outside buyers in
the initial offering and sales.
Owner -Occupancy Restrictions. Avila Ranch agrees to include restrictions in the purchase agreement
and Covenants Conditions and Restrictions (CC&Rs) for the single family detached units (R-1 and R-2)
substantially in the form as set forth in Attachment "A" requiring these units to be restricted to owner -
occupants only for the first five years after sale. In the case of units with Accessory Dwelling Units
ADUs), the Principal Dwelling or the ADU will need to be occupied by the property owner. The final
form of these agreements will be determined at the time of development of the first final map, and
will provide for appropriate monitoring and enforcement. This component of the CC&Rs may not be
modified without the City's written consent. The City of San Luis Obispo shall be a designated third
party beneficiary to these contractual rights and shall have the right to enforce the owner occupancy
requirement. Enforcement and monitoring of the owner occupancy requirement on all single-family
dwellings however, Avila Ranch and/ or in coordination with a qualified housing non-profit. Upon re-
quest, Avila Ranch shall provide City with any information related to Avila Ranch's implementation
and enforcement of this program.
Workforce Housing Incentive Program (WHIP). Avila Ranch agrees to provide 25 deed restricted
units, including thirteen (13) Pocket Cottage units and twelve (12) R-3 Townhomes, to families in the
Workforce Housing category, defined by the City of San Luis Obispo as household incomes of 121% to
160% of Area Median Income (AMI). This program would require that eligible households have in-
comes no greater than 160% of the then -current Area Median Income (AMI) (Currently estimated at
133,000 per year) and are income -certified by the Housing Authority of San Luis Obispo or other
qualified housing non-profit. For these units, prices would be limited to no more than that required
to achieve an Index of Affordability ("Index") of 31 percent (cost of housing including mortgage prin-
cipal, mortgage interest, taxes and insurance divided by 140% of AMI). The Housing Element does
not specify an Index of Affordability for Above Moderate household; however, the proposed index is
consistent with the requirements of Policy 2.2 of the Housing Element which specifies a 30% Index for
Page 142 of 349
Moderate Income units, with FHA guidelines, and recognizes the energy and occupancy costs savings
proposed as part of the "Net Zero" features of the project. The maximum purchase price would be
equal to 5.65 times (140% of 4.05 multiplier) the median income for each household size. For exam-
ple, the current 4 -person (3 bedroom) median household is $83,200 and the associated maximum
price of a 3 -bedroom unit would be $470,200, and the maximum purchase price for a two-bedroom
unit would be $423,200. These units would have to be occupied by an income qualifying Workforce
Housing household for a minimum of ten (10) years; if resold within this ten-year period, the units
would need to be sold to another income -qualifying Workforce Housing buyer, and the ten-year af-
fordability period would reset. Thirteen (13) of these Workforce units (6 2-bedroom/1-bath units and
7 3-bedroom/2-bath units) will be provided in the R-2 Pocket Cottage portion of the development and
twelve (12) units will be provided in the R-3 Townhome portion of the project (6 2-bedroom/1-bath
units and 6 3-bedroom/2-bath units). The Workforce units in the Pocket Cottage series will be pro-
vided on Lots 32, 46, 60, 74, 79, 89, 90, 117, 365, 379, 393, 315 or 316, and the 12 Workforce units
will be provided as on Lot 407 (see Exhibit 1).
The deed restrictions and enforcement would be administered in the same manner that the City does
the inclusionary housing requirements. More specifically, prior to recordation of any final map for the
Project, Avila Ranch shall enter into and record an Affordable Housing Agreement and Declaration of
Restrictive Covenants on title for the Property per City form incorporating the affordability provisions
set forth herein. Avila Ranch and City acknowledge that as each workforce housing unit is constructed,
a note and deed of trust would be recorded against title to the unit per City form. Avila Ranch acknowl-
edges that the note will be in the amount of the difference between the fair market value of the unit
and the restricted sale price and will be in favor of City. The City of San Luis Obispo Community Devel-
opment Department shall monitor all deed -restricted WHIP units.
Down Payment Assistance Program. Avila Ranch agrees to provide a matching down payment assistance
DPA) of five percent of the purchase price up to $20,000 as a "silent second" on the initial sale of the 25
Workforce homes. These units would have to be occupied by an income qualifying Workforce Housing
household for a minimum of ten (10) years; if resold within this ten-year period, the units would need to
be sold to another income qualifying Workforce Housing buyer and the 10 -year deed restriction would
reset to 10 more years with the new buyer of the home. The DPA loan would be repaid upon sale of the
unit or refinancing, and the proceeds would be placed in a revolving loan fund to assist future workforce,
moderate, or lower income home buyers in Avila Ranch. Unlike a reduction in price that would be cap-
tured by a future seller at the end of the affordability term, this assistance would continue throughout
the life of the funds to assist buyers in the development. -The intent is that these funds will be used in
conjunction with the initial 25 Workforce units, but these funds could be used for any income qualifying
household who purchases a home in Avila Ranch after the initial ten-year workforce affordability period.
This will establish a revolving loan fund of approximately $500,000 to be administered by the City of San
Luis Obispo.
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AVILA RANCH ENERGY GUIDELINES
The Avila Ranch Energy Guidelines are designed to promote sustainability, affordability, and a
healthy home environment for our clients. The Development plan, as approved, has some
inconsistencies with current codes updates; for instance, the 2019 code update did not adopt a
ZERO NET ENERGY threshold. The CEC (California Energy Council) did not deem ZERO NET
ENERGY to be a cost effective solution for homebuyers. The Majority of updates to section 13 is
focused on solar and the language around “ZERO NET”. We feel these homes will be designed
with the RIGHT SIZE solar design, which is an avg of 19-30% above the current t-24 requirements.
Current t-24 min requirements have about 50-53% usage offset, with our increase in size we will be
offsetting around 70-80% of electrical usage. Other minor changes included tweaks to the
language around the REACH CODE and minor crhanges to Advanced framing methods. Some of
the methods provided in the original DP were neither cost affective or structurally sound.
1. BUILDING DESIGNS
SOLAR
o Maximized the solar size for each plan type while being able to stay compliant
with T-24 and competing with all requirements and lot constraints.
o See below for breakdown of each plan – we are able to increase the size of the
photovoltaic design by 19% to 30% above the current 2019 title 24 code
requirements. We believe this is the RIGHT SIZE SYSTEM for these homes.
Avila Ranch - ALL Electric
Plan Stories Sq. Ft
PROPOSED
Right Sized
Solar
System Size
2019 Code Title
24 Code
Minimum Size
% above code
minimum size
compliance
Plan 1 - cluster 2 1848 2.80 kW 2.28 21%
Plan 2 - cluster 2 1898 2.80 kW 2.28 21%
Plan 3- cluster 2 2069 3.15 kW 2.61 20%
Plan 4 - cluster 2 2273 3.15 kW 2.64 19%
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Plan 1 - cottage 2 1167 2.45 kW 1.86 30%
Plan 2 - cottage 2 1611 2.80 kW 2.23 24%
Plan 3 - cottage 2 1723 2.80 kW 2.25 24%
Plan 4 - cottage 2 1554 2.80 kW 2.22 24%
ALL ELECTRIC – meeting city requirements for clean energy choice program by going all
electric.
LEED – ND - Compliance with the U.S. Green Building Councils Leadership in Energy and
Environmental Design for Neighborhood Development ( LEED- ND) focuses on the following
areas
o Smart Location and Linkage
o Neighborhood Pattern and Design
o Green Infrastructure and Buildings
o Innovation and Design Process
o Regional Priority Credits
GREEN POINT RATED - GreenPoint Rated is a credible and accessible pathway to ensure you have
the elements of a sustainable, efficient, and healthier home while focusing on these 5 key areas
o Energy Efficiency
o Indoor Air Quality
o Water Conservation
o Resource Conservation
o Community
ADVANCED FRAMING SYSTEMS
QII – Quality Insulation Inspections
o QII ensures that insulation is installed properly in floors, walls, and roofs/ceilings to
maximize the thermal benefit of insulation.
ENERGY STAR RATED APPLIANCES
HVAC
o Dual Zones
o Heat Pump Efficiency Rating 10.5
o SEER 26% better than min T-24 reqs
o EER 12% better than min T-24 reqs
o Bypass Ducts
o Standard A/C
WATER HEATER
o Northwest Energy Efficiency Alliance (NEEA) rated heat pump water heater
o 3.85 UEF
o Up to 400% more efficient than a standard electric water heater
o Energy Saving Scheduling
Programable water heater to match demand throughout the day.
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Link - https://s3.amazonaws.com/WebPartners/ProductDocuments/71FFBB6F-7E6F-
48F3-9B6D-9CB9FEBE6FA3.pdf
EPA WATER-SENSE FIXTURES
BICYCLE STORAGE AREA IN GARAGES
o Plus each single family home to receive a voucher for $750 toward an e-bike
o Multi-family to include a bicycle rideshare component.
DEDICATED CIRCUIT FOR EV CHARGER PRE-WIRE
NEGOTIATING WITH ZIPCAR FOR RIDESHARE SERVICES
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Avila Ranch Development Plan (approved September 19, 2017) Page 1
Avila Ranch Development Plan
The Avila Ranch Development Plan was approved by the City Council on September 19, 2017.
This update of the Development Plan incorporates direction provided by the City Council in 2017, plus
additional input from various City advisory bodies that provided input to the process prior to the
document being considered by the City Council. This version of the Plan includes minor refinements to
certain development standards to clarify and be consistent with current plans and documentation
developed to date. Land use patterns and most development standards are fundamentally the same as
those considered and approved by the City Council in 2017. The Development Plan also incorporates
the various mitigation measures included in the certified Final Environmental Impact Report (EIR) for the
project. The Plan represented herein is based on the “Mitigated Project Alternative” in the Draft and
Final EIR.
The overall land use plan and site design provide residential land uses with varying densities,
accommodating up to 720 residential units. R-1 low density single-family residential neighborhoods
would be located south of Tank Farm Creek, and that land use would now include about a third of the
units with alley loaded uses, with shared open spaces. Figure 6 shows the approved land plan, and the
detailed site plans and special development details are provided in Appendix A hereof.
Land uses northwest of the creek would consist of a predominantly R-2 medium density single-
family neighborhood, with R-4 high density residential uses allowed along both sides of the Earthwood
Lane at the site’s northwest corner. In the R-2 area, there would be common drives, common open
space, and “pocket cottage” setting would be introduced for up to 76 units. The Pocket Cottage units
would have relatively smaller lot sizes and floor plans to address affordability.
The planned R-3 medium-high density residential uses would be located in the northeast area of
the site, and would include a centralized park, as well as a “duplex” configuration that would offer larger
unit sizes in the R-3 area to provide for a wider range of unit sizes (and a wider representation of income
groups, presumably) in that area.
The Town Center would be located in the eastern portion of the site, south and east of the creek
along the west side of the Jespersen Road Extension, and would include 15,000± square feet (sf) of
commercial buildings. Additionally, the Development Plan would allow a broad mix of uses in the Town
Center to potentially reduce the number of offsite trips that may be generated. General (nonmedical)
professional, business, and services offices would be allowed. Uses expected for the Town Center would
be neighborhood serving uses only including general (non-medical) accessory, professional, business and
service offices, general retail, restaurants, limited indoor commercial recreation such as fitness/gym
facilities, religious facilities, specialized and technical schools, private schools and tutoring services,
laundromats, and community meeting rooms. The Town Center would provide parking for the
Neighborhood Park, and for the Tank Farm Creek Bike Path (as a trailhead). It would also provide
parking for special events in the adjoining parks and park structures such a weekly farmers markets,
neighborhood movies and other neighborhood gatherings.
The size and configuration of open space areas would result in a contiguous open space, with
open space concentrated in and adjacent to the 300-foot wide buffer along Buckley Road, along the
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Avila Ranch Development Plan (approved September 19, 2017) Page 2
creek, and in the northeast and southeast corners of the site. Park distribution and layout would create
opportunities for approximately 18 acres in a total of ten parks. Resulting park area at buildout would
be approximately 10.9 acres per thousand population.
A final parks plan has also been developed and has been reviewed and approved by the City
Parks and Recreation Commission. Each phase of the project includes a public park. Special park and
community facilities will include several dog parks, community gardens, basketball courts, natural
interpretive areas, soccer field, baseball fields, pickleball courts, “tot lot” play areas, tennis courts and
other facilities.
Primary internal circulation is responsive to the approved land use plan and the circulation
improvements addressed in the EIR, including the extension of Horizon Road to Suburban as part of
Phase 4 (pedestrian and vehicle improvements).
Many “green” design features are included to address changes in the State and local building
codes. The following features are included in the Plan:
1. Building energy efficiency standards that will enable the project to comply with the
requirements of Section 7.07 of the Development Agreement. The Plan includes guidelines
to achieve structures that use high performance structural methodologies, solar PV systems,
water conservation techniques, high-efficiency lighting, and compliance with the EV parking
requirements.
2. Shared Mobility strategies would be included to reduce the necessity for additional vehicles
for each family. Car sharing would be provided in the development at an initial rate of one
car per 50 residences, with at least 50 percent of that fleet in the form of electric vehicles.
Vehicles would be stored onsite on public streets, near public parks and on public streets, as
permitted. There would also be a bike sharing program, or provision of bicycles for each
household or tenant.
3. Transit usage would be encouraged by extension of Route 2 to the project site as provided
in the plan, plus information and/or incentive packages for transit ridership.
4. Special design requirements may include the use of Building Performance Institute (“BPI”)
certified trades, Advanced Framing/Engineering (wider stud placement for decrease in
transmission loss and reduction in required framing lumber), Quality Insulation Installation
(QII) to minimize envelope and duct seal energy losses, compact plumbing to minimize
plumbing runs and distance between hot water taps and water heaters, and usage of EPA
WaterSense fixtures to reduce indoor water usage.
Many project features are the result of recent physical or regulatory conditions, or changes in
the setting for the project. Some of these include:
1. A finding and determination that re-routing Tank Farm Creek to connect to the Chevron
open space had significant environmental impacts and uncertain timing. The previous
version of the plan relied upon expected drainage improvements by Chevron, and the timing
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Avila Ranch Development Plan (approved September 19, 2017) Page 3
of those improvements is now uncertain. Connecting to the Chevron open space also
resulted in the loss of federal and state wetlands. The revision avoids those impacts while
maintaining adequate flood control.
2. Setbacks have been increased along Tank Farm Creek so that they are a minimum of 35 feet
along at least 90 percent of the corridor, and no less than 20 feet, the minimum allowed by
the City Zoning Ordinance and Conservation and Open Space Element.
3. The project was modified to provide for more contiguous open space, a longer and wider
Reservation Area along the Buckley frontage, and an expanded Safety Zone S-1B area to
accommodate extension of Runway 7-25, and the elimination of all residential uses from the
expanded S-1B Safety Zone. The project received its final Conformity Finding from the San
Luis Obispo Airport Land Use Commission on December 21, 2016.
4. More specific designs were prepared for the parks and recreation areas of the project and
the number and size of the parks was increased. The project has received approval for the
design of the public parks and open space in Phases 1-3 and has received conceptual
approval for the public parks and open spaces in development phases 4-6. The location and
sizes of the parks have been adjusted in accordance with those approvals. The plan now
reflects the park facilities approved by the Parks and Recreation Commission.
5. Enhanced pedestrian and bicycle connectivity. These changes include narrower vehicle
lanes and wider bike lanes on internal streets. Vehicle lanes have been narrowed to 10 feet
while bicycle lanes have been widened to a full 8-foot buffered bike lane standard. These
buffered bike lanes occur on all internal major streets, including Earthwood, Venture,
Jespersen and Horizon. Special at-grade “speed table” pedestrian street crossings have also
been included. These provide for traffic calming and a continuous walking experience.
Finally, pedestrian through-connections have been specified along and between residential
blocks. This results in a pedestrian intersection density of over 500 intersections per square
mile, well in excess of the standard established by LEED and the Smart Growth Coalition.
The net result of these project features, which evolved through the CEQA and planning review
process, includes the following:
1. Increase in open space area.
2. Reduction in wetland impacts by 0.7 acres.
3. Improvement of storm water management and effectiveness of LID measures.
4. Increase in building energy efficiency.
5. Reduction in projected vehicle miles.
6. Reduction in projected water usage consistent with SB 606 (Hertzberg) and AB 1668
(Friedman).
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Avila Ranch Development Plan (approved September 19, 2017) Page 4
7. Increase in the number of units that are affordable to workforce income groups (160
percent of local median family income and below).
8. Finding of conformity with the County Airport Land Use Plan by the ALUC.
9. Increase in the amount of park space from 16 acres to 18 acres onsite, to 10.9 acres per
thousand, ten percent about the standard for Expansion Area specific plans, and four
times the current citywide average.
10. Approval of the parks plan by the City Parks and Recreation Commission.
11. A reduction in air quality impacts. Building related Greenhouse Gas Emissions will be
reduced by 50 to 75 percent, and ROG/NOx gas reduction are estimated to be reduced
by 35 percent to 50 percent.
Table 1 on the following page summarizes key project statistics as approved by the City Council in
September 2017.
Several features are included in the project as a result of the environmental review process and
the public participation process. The conformance of the project with the mitigation measures in the
Environmental Impact Report is reported in two ways: 1) Appendix I contains a tabular list of the EIR
mitigations and an indication of where those mitigations have been included in the Development Plan;
and 2) the mitigation measures are included in the text with the mitigation measure in parentheses at
the appropriate location (e.g., (MM Trans-2)).
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Avila Ranch Development Plan (approved September 19, 2017) Page 5
Table 1
Avila Ranch Development Plan Statistics
Item/Issue Project Feature
Tank Farm Creek
North-South Creek Segment Not realigned but widened to accommodate flood flows
East-West Channel Channel retained
Creek/Riparian Buffer Setback 35-feet, with 20-foot minimum along no more than 700 linear feet
Tank Farm Creek Class I Bicycle Path Minimum of 35-foot setback from top of creek bank/ riparian canopy
with 20-foot minimum along no more than 700 lineal feet
Retaining/flood walls at toe of slope
along creek corridor
At setback along east side of the creek
Residential Uses
Residential: Acreage 55.3 acres
Residential: Units 720 units *
Mix of Units 101 R-1 units
297 R-2 units
197 R-3 units
125 R-4 units
ALUP Safety Areas
Units within ALUP Safety Areas No residential units within S-1B and S-1C Safety Areas **
Neighborhood Commercial Uses
Acreage 1.86 acres
Maximum Square Footage 15,000 sf
Potential Uses Local uses
Open Space & Parks
Open Space: Acreage 51.96 acres
Parks: Acreage 19.08 acres
Parks: Number 1 Neighborhood Park
1 Pocket Park
8 mini-parks
* Exclusive of four (4) additional affordable units in the commercial areas.
** Safety zone designations were modified in the ALUP update of May 2021; intent remains similar.
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Avila Ranch Development Plan (approved September 19, 2017) Page 6
Development Plan Format and Content
The Avila Ranch Development Plan contains an environmental setting section, a brief project
description, background information, Land Use, Design, Circulation and Infrastructure regulations and
strategies. The 2014 Land Use and Circulation Element Update (LUCE) prescribes the format and
content of regulatory elements of Specific Plans for Special Focus Areas in LUCE Policies 8.1.1 and 8.1.2,
as well as the development objectives for the site in LU Policy 8.1.6. The Avila Ranch Development Plan
provides the program for development of the site in conformance with the General Plan’s objectives,
policies and standards. The actual enabling framework for implementation of this development
program is contained in the Airport Area Specific Plan Amendment policy document associated with the
Avila Ranch project.
The Avila Ranch Development Plan has been patterned after the Land Use Element’s
requirements for a Specific Plan, which typically contains a Land Use Framework that includes the
planned land use pattern, actual development densities in each subarea on the project site and
development phasing. Also incorporated into the Land Use Framework is a classification system that
clearly identifies uses allowed in each subarea, and “performance standards” for each site and subarea.
Another key element of the Land Use Framework are general site planning and development standards
that specify the requirements for all development and land uses regardless of the applicable land-use
designation, including sensitive resources, site access requirements, energy efficiency, fences, walls,
hedges, buffers, and other screening, noise regulations, outdoor lighting standards, related performance
standards (e.g., air quality, glare, vibration, etc.) and undergrounding of utilities. The Land Use
Framework also includes the planned housing mix within the area that is in keeping with the General
Plan Land Use and Circulation Element’s (LUCE’s) focus on housing for this site.
The Avila Ranch Development Plan also includes a Design Framework that provides detailed
design guidelines to be used as the Development Plan is implemented. The purpose of these guidelines
is to establish the expected level of design quality within the area while still maintaining project
flexibility and innovation. The objective of this framework is not to dictate a specific design but to
establish design expectations that can be implemented as various project components are planned for
implementation. The Design Framework is intended to provide guidance on the integration of the site-
specific features such as building architecture, with area-wide elements such as streetscape, recreation
and open spaces, resources and architecture into the overall project design. The Design Framework also
has standards that define the overall character of the streetscape. The design standards and guidelines
contained herein are specific to Avila Ranch and work in conjunction with other City adopted goals,
policies, standards, and guidelines. As individual projects are brought forward for implementation, they
will be reviewed by the City staff, Architectural Review Commission (ARC), and Planning Commission
(PC), in accordance with City regulations.
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Avila Ranch Development Plan (approved September 19, 2017) Page 7
The Circulation Framework of the Development Plan includes the planned circulation system
elements, design standards, and circulation system phasing. This Framework also addresses parking and
loading standards, if different than standard City requirements, transit needs, and non-vehicular modes
of circulation such as pedestrians and bicycles.
Finally, the Development Plan includes an Infrastructure/Public Facilities Framework that
covers those requirements (water, sewer, storm drainage, electricity, natural gas, and communications)
as well as parkland, schools and other public facilities. For infrastructure, the framework addresses the
planned trunk infrastructure system improvements and system phasing necessary to support
implementation of the land-use plan and financing mechanisms to implement planned facilities.
The General Plan sets out special planning and development objectives for the Avila Ranch site
to be addressed in the Avila Ranch subarea of the AASP. This Development Plan includes features
responsive to these requirements. Various General Plan objectives are intended to ensure that the site
is developed primarily as a residential neighborhood with supporting commercial, and recreation
facilities, and provisions for onsite and offsite open space/resource protection. Land Use Element Policy
8.1.6 indicates the Development Plan for this area should consider and address the following land use
and design issues:
a. Provision of a variety of housing types and affordability levels.
b. Modification of the Airport Area Specific Plan to either exclude this area or designate it as a
special planning area within the Airport Area Specific Plan.
c. Provision of buffers along Buckley Road and along the eastern edge of the property from
adjacent agricultural uses.
d. Provision of open space buffers along northern and western boundaries to separate this
development from adjacent service and manufacturing uses.
e. Provision of open space buffers and protections for Tank Farm Creek to enhance the wildlife
corridor that runs through the property.
f. Conformance to safety and noise parameters described in this General Plan and the purposes
of the State Aeronautics Act, or other applicable regulations such as the San Luis Obispo
County Airport Land Use Plan.
g. Participation in enhancement to Buckley Road and enhancement of the connection of
Buckley Road to South Higuera Street.
h. Appropriate internal and external pedestrian, bicycle, and transit connections to the City’s
circulation network.
i. Implementation of the City’s Bicycle Transportation Plan including connections to the Bob
Jones Trail.
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Avila Ranch Development Plan (approved September 19, 2017) Page 8
j. Provision of water and wastewater infrastructure needs as detailed in the City’s Water and
Wastewater Master Plans. This may include funding and/or construction of a wastewater lift
station.
k. Fire protection and impacts to emergency response times.
l. Architectural design that relates to the pastoral character of the area and preserves view of
agrarian landscapes.
m. Provision of a neighborhood park.
There are several supporting documents associated with the Avila Ranch Development Plan
including the following:
1. Airport Area Specific Plan Amendment (AASP). This document includes the necessary policy,
text and graphics modifications to the AASP to accommodate the implementation of the
Avila Ranch Development Plan. This document includes goals, policies, objectives,
standards, and guidelines for conservation and open space, design, circulation,
infrastructure, and financing associated with implementation of the Avila Ranch project, as
well as development policies associated with the continuing development of the overall
1,500-acre Airport Specific Plan Area. The AASP has been amended to provide for the
development program contained in the Avila Ranch Development Plan.
2. General Plan Conformity Analysis. This document evaluates the conformity of the Avila
Ranch Development Plan with the various applicable polices and regulations in the adopted
elements of the San Luis Obispo General Plan. The Conformity Analysis contains a detailed
response to each applicable General Plan Policy, and demonstrates how the project can be
found to be in substantial compliance with those policies.
3. Storm Water Control Plan. This document is included in the submittal for the Avila Ranch
Vesting Tentative Map and demonstrates compliance of the Development Plan with the
Regional Water Quality Control Board’s (“Water Board”) Low Impact Development (LID)
regulations.
4. Drainage Report. A drainage report was submitted with the Vesting Tentative Map that
analyzed the hydrology for the project site, including pre-development runoff and flooding,
post-development runoff and flooding, and compliance with various City, State and Federal
drainage regulations.
5. Water Supply Assessment. An SB610 Water Supply Assessment was prepared for the
project to demonstrate the adequacy of water supplies for the project.
6. Airport Land Use Plan Conformity Analysis. This analysis included a quantitative analysis of
conformance with the density limitations in the Airport Land Use Plan, and a policy
conformity analysis. This document was reviewed by the Airport Land Use Commission in
May 2015, and again in September 2016 after project modifications were made to develop
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Avila Ranch Development Plan (approved September 19, 2017) Page 9
the Mitigated Project. The project was finally reviewed on December 21, 2016 when it was
found to be consistent with the ALUP by the ALUC.
7. Environmental Technical Studies. Various environmental technical studies (in addition to
those above) have been prepared that have informed the creation of the Development Plan.
These documents include:
a. Traffic Impact Analysis and Report
b. Biological Reconnaissance Study
c. Wetlands Study and Delineation
d. Cultural Resources Evaluation and Inventory
e. Noise Impact Evaluation
f. Phase 1 and Phase 2 Environmental Site Assessments
g. Soils Report and Infiltration Report
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Avila Ranch Development Plan (approved September 19, 2017) Page 10
Project Overview
Introduction and Project Features
The Avila Ranch site is composed of
approximately 150 contiguous acres at
the northeast corner of Buckley Road and
Vachell Lane, and is comprised of three
separate parcels: APN: 053-259-006, APN:
053-259-04 and APN: 053-259-005 (See
Figures 1 through 3). The site slopes from the
northeast to southwest, although there are
localized undulations. It is diagonally bisected
by a drainage that is colloquially referred to as
“Tank Farm Creek” which conveys on- and off-
site storm drainage indirectly to San Luis Creek
and comprises approximately 14 acres of the
150-acre site.
The site was annexed to the City in 2008 after the adoption of the original Airport Area Specific
Plan (AASP). At that time, it was given a holding land use designation of Business Park, the same
designation the County of San Luis Obispo applied to it in 2000, prior to its annexation to the City. The
Business Park land use designation is in significant supply in the city and surrounding areas. The City’s
Sphere of Influence is adjacent with the southern boundary of the site, which also includes properties to
the east and west of the project. See Figure 3.
As approved in September 2017, Avila Ranch would include approximately 720 dwelling units
with a diverse range of housing needs, a centrally located “Town Center” with 15,000 square feet of
local-serving retail and office uses, 16 acres of pocket parks, mini-parks and neighborhood parks, and 53
acres of riparian open and farmed agricultural land. There will be riparian recreation, open space,
community gardens and bike connections to the Chevron and Octagon Barn bike facilities, among other
amenities.
Figure 1 Project Location
Avila Ranch
Buckley Road
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Figure 2 Vicinity
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Figure 3 Vicinity and Site
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Avila Ranch Development Plan (approved September 19, 2017) Page 13
Sustainable Energy Features
The Avila Ranch project will be a model for sustainable
development practices. It is intended to be compliant with the
U.S. Green Building Council’s Leadership in Energy and
Environmental Design for Neighborhood Development (“LEED-
ND”), and City of San Luis Obispo’s Cal Green checklist. Just a
few of the features include:
1. Compliance with SLO Green Build passive solar
guidelines for building orientation, south glazing and
thermal mass.
2. Pervious alternatives to hardscape.
3. Compliance with GreenPoint rated- single family, GreenPoint-multifamily and CalGreen
checklists.
4. High-efficiency Energy Star fixtures, appliances, and features.
5. Consistent with the requirements of Section 7.07 of the Development Agreement, single
family detached residential buildings that are at least 15 percent more energy efficient than
the 2016 California Energy Efficiency (“Title 24”) standards, and multifamily residential and
non-residential structures that are at least 10 percent more energy efficient than the 2016
Title 24 standards.
6. Alternative energy systems (photovoltaic solar) included on residential and non-residential
units in the project. The current City guideline (GP Conservation Policy 4.6.17) is for at least
30 percent of the single-family units to be supplied with basic photovoltaic (PV) systems.
The project will exceed that by requiring that the project include rooftop or solar canopy PV
systems that provide energy saving improvements consistent with General Plan policy.
7. Shared Mobility strategies are included to reduce the necessity for additional vehicles for
each family. Car sharing would be provided in the development at an initial rate of one car
per 50 residences (with adjustments to increase or decrease vehicles based on actual
demand and usage), with at least 50 percent of that fleet in the form of electric vehicles.
Vehicles would be stored onsite, on street, in guest parking spaces, near public parks and on
public streets, as permitted. There would also be a bike sharing program, or provision of
bicycles for each household or tenant.
8. Building design standards intended to comply with the Clean Energy Choice Program. To
meet the 2019 building code changes, there are design requirements for the usage of
Advanced Framing and more energy efficient wall, floor and ceiling assemblies, Quality
Insulation Installations, and Compact Demand Hot Water and plumbing. Advanced
Framing/Engineering involves wider stud placement to decrease transmission loss and
reduction in required framing lumber. Quality Insulation Installation (QII) will minimize
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Avila Ranch Development Plan (approved September 19, 2017) Page 14
heating and cooling losses, compact plumbing to minimize plumbing runs and distance
between hot water taps and water heaters, and usage of EPA WaterSense fixtures to reduce
indoor water usage. These standards were reviewed by the California Energy Commission’s
“Reach Code” process and adopted by the City Council and are promulgated as amendments
to the CA Energy Code.
9. Compliance with the San Luis Obispo County Air Pollution Control District’s optional
mitigation measures, including those set forth in Table 3.3-9 of the EIR. These include such
features as Walkable Streets and dense bike path, transit improvements, traffic calming,
dense pattern of pedestrian and bike circulation improvements, water conservation
strategies, EV charging stations in common areas, and car sharing.
10. Compliance with the City’s Climate Action Plan.
11. Project features and measures to reduce average daily potable water usage consistent with
the requirements of Section 7.08 of the Development Agreement.
Sustainable Open Space and Agriculture
The project will include improvements to the existing riparian corridors for habitat
enhancements, drainage controls, and pedestrian and bicycle paths. Onsite open space will total over
53 acres in accordance with LUCE Policy 8.1.6, including 36 acres for sustainable agriculture, and 17
acres for riparian open space. The sustainable agriculture will be dedicated to the production of local
produce through practices that are environmentally responsible and compatible with the surrounding
environment.
Progressive storm-water treatment and management improvements will also be used to further
the community’s Low Impact Development goals through bio-retention swales, runoff treatment and
filtration, permeable paving and pavement systems, water retention gardens and other integrated
treatment detention/retention systems. These facilities will also have the added benefit of providing
open-space and aesthetic value. These improvements will also solve storm-water issues associated with
upstream and adjacent properties.
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A Complete “Linked” Community
The surrounding neighborhood provides a
wealth of services, facilities and resources. Day care,
drug stores, restaurants, schools, an upscale
convenience store, a bank, several places of worship,
a fitness center, medical and/or dental services,
personal-care services, and a full-service supermarket
are currently located within biking or walking distance
of the Avila Ranch. In addition, there are currently
over 2,500 jobs within a half mile distance of walking
or biking. An integrated web of pedestrian and bicycle
pathways will be developed along the public street system, dedicated pedestrian pathways, and riparian
bike paths.
To augment these existing services and
facilities, the community will offer a 9.5-acre
neighborhood park, eight (8) mini-parks within one-
eighth mile of residential units, a pocket park, the
Tank Farm Creek Riparian Corridor and a “Town
Center” with a community center, convenience goods
and services. The Town Center will function as more
than just a commercial destination. It will have plaza
areas for public gatherings, parking to be shared with
the adjacent neighborhood park and the Tank Farm
Creek riparian corridor, and areas for a trailhead that is connected by local, community and regional
roadways, bike trails, pedestrian linkages and transit. More than just an area for daily shopping and
convenience goods, the Town Center will serve as a community gathering place, a transit hub, and a
location for occasional community events and gatherings. A fully improved transit/trolley/school
bus/van pool stop will also be included as part of the community’s Town Center.
A Diverse Range of Housing Opportunities
The project will reflect a wide range of
housing across the economic and socio-economic
spectrum. It will also be characterized by styles that
have the detailing and architectural authenticity for
which San Luis Obispo has become known, with a
wide enough range in styles to create neighborhood
identities and avoid monotony and repetition. There
will be areas for traditional single-family units of
varying designs, smaller lot R-2 single family
detached units, attached single family cluster units and medium- and high-density multifamily units.
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In particular, the project will provide housing that will appeal to the community’s “workforce”
housing needs with unit sizes, pricing and amenities for small families, professionals, retirees, “empty
nesters” and larger families. Based on the approved Development Agreement, the project will provide a
substantial number of housing units that are both deed restricted and market rate affordable to families
with moderate and “workforce” incomes with some units affordable to lower income households. The
project includes new, smaller unit sizes (“Pocket Cottages of 1,000 SF to 1,200 SF) in the R-2 area to
widen the socio-economic base of that area and to offer a lower market rate price point. Within the R-2
area all unit sizes range from approximately 1,000 SF to 2,100 SF. Conversely, the R-3 area now includes
townhomes and some larger “duplex” units to introduce larger units for larger families or for “move up”
R-3 units, and the unit size range in the R-3 area now includes units ranging in size from 700 square foot
units to 1,750 square foot units. The R-4 multifamily units will offer smaller studios ranging in size from
550 square foot rental units to 1,150 square foot units for larger families.
The project’s architectural styles will be respectful of
local traditions and culture, while meeting present-day
lifestyle needs. Anticipated architectural styles are expected
to include highly detailed Agrarian/Ranch, Bungalow,
Mission, Craftsman Bungalows, and Contemporary/Mid-
Century Modern. Neighborhoods will be organized around
the project’s open-space features with a neighborhood park,
pocket park or open-space amenity within walking distance.
Public buildings, park structures and structures in civic meeting places will use an agricultural theme,
such as modern or contemporary barn architecture.
Major City Development Objectives
The project site has been identified in the adopted General Plan as one of the principal potential
growth sites in the community over the next 10-20 years. In addition to the General Plan objectives
noted above, and the conformance with General Plan policies noted in the General Plan Conformity
Analysis, it will promote several community objectives that are furthered or achieved by the project, as
follows:
1. Completion of the Buckley Road Extension. The City and County development plans
consider the extension of Buckley Road to South Higuera Street as an essential element of
the community’s circulation network. The extension of Buckley Road from Vachell Lane to
South Higuera is one of the key features of the project. The SLOCOG RTP/Sustainable
Communities Plan considers this improvement a high priority. This will have significant
community and region-wide benefits, as it will provide for direct vehicle connections
between SR 227 and SR 101, and route regional traffic around the edges of the community
rather than through impacted intersections. This connection will also provide a direct
connection between the City’s bikeway system east of Vachell Lane to South Higuera Street,
thereby connecting the City’s bicycle network to the Octagon Barn trailhead for the Bob
Jones Trail.
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2. Completion of Missing Bikeway Links. There are currently bicycle facilities at Santa Fe and
Tank Farm Road, and portions of the Bob Jones City to Sea Trail at Los Osos Valley Road
and Highway 101, and at Ontario and Highway 101. The County of San Luis Obispo is
currently processing an extension of the Bob Jones Trail to connect it to the Octagon Barn to
serve as a trailhead and hub. The extension of Buckley Road, the onsite riparian bikeway
along Tank Farm Creek and the bikeway improvements along the Buckley will complete this
trail network. All in all, the project will result in the addition of almost three miles of bicycle
paths and lanes, pedestrian trails, and completion of critical missing important links in the
overall bicycle network, critical transportation priority in the community.
3. Correction of Hydrology and Flooding. Over the years, the Tank Farm Creek corridor has
been neglected and suffers from overgrown, choked channels. This corridor will be
rehabilitated and adjacent green spaces developed which will include Class I bike paths,
pocket parks and pedestrian/bikeway overpasses. There are also drainage concerns along
Suburban Road, Vachell Road and Buckley Road, many resulting from incremental, site-
specific drainage problems over the years. There are also drainage concerns associated with
the former “Dioptics” building/site at Venture and Vachell Lane that will be addressed.
4. Oversizing of Infrastructure. The City plans to serve all areas within the AASP with sewer
and water services, once they are annexed to the City. The project will extend and route
domestic water, recycled water and sewer service through the project site and make it
available for extension to the east. Sewer and water mains will also be installed, to the
extent feasible, along Suburban Road to serve the properties along Suburban that were
annexed to the City in 2008, but developed in the County.
5. Climate Action Plan. The City has a renewed emphasis on the Climate Action Plan and air
quality issues. Many of the new features are designed to address those priorities.
Environmental Setting and Background Information
The environmental impacts of development on the property were evaluated in the Airport Area
Specific Plan EIR, certified by the City Council in August 2005. Recently, the AASP was amended to
address changes in the Chevron site and the LUCE was amended. In addition, there have been several
site-specific technical studies that have informed the development of the project. A summary of those
issues and findings, as they pertain to the project site, are summarized below.
Flooding and Hydrology
As noted, a portion of the project is in the FEMA 100-year flood plain. According to City
documents, any project components within a 100-year flood plain would be subject to a “no net fill”
requirement, and building pads would have to be elevated at least one foot above base flood elevation.
Figure 4 shows the pre-development 100-year flood plain. Figure 5 shows the predevelopment flood
areas.
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A system of approximately twenty-two (22) sub basins is planned to provide the required LID
retention, detention and storm water treatment. These basins provide localized detention, retention
and storm-water filtration/quality enhancement to the various neighborhoods and have a collective
capacity necessary to provide detention adequate to accommodate a 50-year event, and retention
necessary to accommodate a 25-year event. In order to accommodate offsite storm drainage an
engineered swale will be provided along the north property line. This feature will convey existing
offsite flows to Tank Farm Creek. Figure 5 shows the post development flood prone areas. As part of
this project, the north-south portion of Tank Farm Creek will be widened to accommodate and channel
offsite flood flows that come from the Suburban Road area and runoff from South Hills through Tank
Farm Creek.
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Figure 4 Predevelopment Flood Areas
Figure 5 Post Development Flood Areas
Biological Resources
The AASP EIR and the LUCE EIR identified a number of species of concern on or near the project
site. Biological resources surveys and wetland delineations were prepared by Althouse and Meade
between 2012 and 2016. The initial biological findings show the project can improve the biological
conditions, protect the corridor, enhance the connectivity for wildlife, and upgrade the biological value
of the Tank Farm Creek area. The site development plan includes replacement and improvement at
mitigation ratios acceptable to state and federal regulatory agencies. The project includes riparian
setbacks and wildlife corridors along Tank Farm Creek that are significantly above City minimums.
Soils and Geology
There are no expected impacts related to soils and geology. A review of the SCS Soil Survey map
for San Luis Obispo, indicates four classifications of soil are primarily found in the area. Soils and
geology surveys were conducted on the site, and for the Buckley Road extension. Soils in the vicinity of
the Buckley Road extension may have some serpentine soils and the potential for naturally occurring
asbestos; however, the studies along the planned alignment yielded limited exposure and routine
mitigations specified by the State and APCD are included in the project.
Soils on the project site are classified as Concepcion loam, Cropley clay, Marimel sandy clay, and
Salinas clay. All are fanned from alluvium derived from sedimentary rocks and have slopes ranging from
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zero to nine percent. These soils are found on terraces, alluvial fans, flood basins and in small basins.
Characteristics of these soils are as follows:
Concepcion loam. 2 to 5 percent slopes.
The Concepcion loam constitutes about half of the site, generally easterly of the Tank Farm
Creek alignment. It is a very deep, moderately well drained, gently sloping soil fanned on marine
terraces. It is derived from old alluvium weathered from sedimentary rocks. The Concepcion soil
permeability is very slow and the surface run off is slow. In a representative profile, the surface layer is a
very dark gray loam. Below this dark gray layer is a light brownish gray sandy loam. The national hydric
soils list does not identify the Conception series as a hydric soil.
This soil type is considered a non-prime farmland soil with a land capability rating of 3, and has a
California Revised Storie Index rating of “Poor.” It is a farmland of local importance.
Cropley clay 2 to 9 percent slopes.
This soil type represents about one-fourth of the site and includes the area generally east of the
former Dioptics/current Trust Automation building at 125 Venture Drive, and north of Tank Farm Creek.
This soil was formed from alluvium derived from sedimentary rocks and have slopes ranging from zero
to two percent. These soils are found on terraces, alluvial fans, flood basins and in small basins. Cropley
clay soils are moderately well drained and have slow permeability. In a representative profile the surface
layer is a very dark gray silty clay to about 36 inches. Below this dark gray layer is a yellowish brown silty
clay loam.
The soil type is considered a non-prime farmland soil with a land capability rating of 2 when
irrigated, and 3 when not. It has a California Revised Storie Index rating of “Fair”. It is considered
farmland of local importance.
Marimel sandy clay loam. Occasionally flooded.
The Marimel sandy clay soils group comprises most of the rest of the project site and is in the
southwest corner of the project site. This soil is very deep, somewhat poorly drained, nearly level, on
alluvial fans, floodplains, and narrow valleys. It is formed in alluvium weathered from sedimentary
rocks. and exhibit moderately slow permeability and slow surface runoff. In a representative profile, the
surface layer is a grayish brown sandy clay loam. Below this layer is a mixed grey and pale olive silty clay
loam.
The soil type is considered a non-prime farmland soil with a land capability rating of 3. It has a
California Revised Storie Index rating of “Fair. It is classified as farmland of local importance.
Salinas Silty Clay, 0 to 2 percent slopes
The Salinas Silty Clay soils on the site cover approximately 10 acres and generally run parallel to
Buckley Road up to Tank Farm Creek, outside the Urban Reserve Line and in the designated agricultural
buffer. They are very deep, well drained, nearly level on alluvial fans, floodplains and narrow valleys.
The soil is formed in alluvium weathered from sedimentary rocks and exhibit moderate to rapid
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permeability. This soil type is considered Class 1 “prime” soils when irrigated; however, they are
considered Class 3 non-prime soils if dry farmed, as is the current practice.
Soil permeability on the site generally follows the soil type capabilities, with areas to the
southwest slower and somewhat more compacted below the depth of cultivation according to soil
permeability tests performed on the site. The Concepcion group has pockets that are highly permeable
and suitable for onsite drainage and water management. According to the percolation analysis,
approximately two thirds of the Concepcion portion of the site has soil permeability that is classified as
moderate to rapid.
Hazardous Materials/Assessment
A Phase I and Phase II Preliminary Site Assessment (PSA) were conducted for the project by
Grisanti and Associates of Los Osos in 2012. The Phase I assessment revealed a well-known occurrence
of inundation of the site during the 1926 Unocal Tank Farm fire. Although limited testing completed for
the Phase I report did not reveal any remnant on-site contaminants from that event, a Phase II study
was considered prudent to conclusively eliminate the possibility of remnant hydrocarbons from that
event, and for pesticides. The Phase II assessment concluded that “…the Laboratory Reports of Analysis
showed no detectable concentration of any pesticides, herbicides or hydrocarbons. Based on the
previous submitted Avila Ranch Property Preliminary Assessment and the Phase II evaluation of the
property, the tests exceeded reasonable due diligence requirements of the PSA evaluation of this
property and further assessment activities are not warranted.”
Noise
No noise issues were identified in the AASP EIR. There are, however, potential concerns
associated with uses on the south side of Suburban Road adjacent to the project, and future traffic on
Buckley Road. As part of the project, buffer areas are to be provided along the north and northwest
property lines. Agricultural buffers provide setbacks to Buckley Road, the main noise-generating road
facility. The Airport Land Use Plan’s noise contours do not conflict with the planned land uses. The
Final EIR for the Airport Master Plan demonstrates noise levels on the project site do not exceed City
standards. A review of the ALUP noise contours, as part of the Airport Land Use Commission review of
the pre-application for the Development Plan, confirmed that these contours do not materially affect
the project.
A noise monitoring study was prepared by David Lord and demonstrated that there were no
significant aircraft peak or average daily noise concerns associated with development of the project. He
also concluded there are no stationary source noise concerns but future noise from Buckley Road traffic
may exceed city standards. In order to address potential overflight as a nuisance concern, the project
will include noise mitigation measures to limit aircraft-related interior 24-hour, 10-second interval peak
noise level (“Lmax”) to 45 decibels, as described in amended AASP Policy 4.5.3, in order to reduce
potential complaints from residents. There are also special measures associated with the R-4 units
located adjacent to the Suburban Road industrial uses, as well as R-1 and R-2 units that may be within
300 feet of Buckley Road (MM NO-3a).
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Air Quality
Construction related impacts are to be mitigated through measures identified in the EIR. Long-
term air-quality impacts were found to be mitigable, and consistent with the local Climate Action Plan.
According to the EIR, the project has a vehicle miles traveled (VMT) metric that is lower than the
SLOCOG standard and the Citywide average. Additional features to further reduce VMT and air quality
impacts are described in Table 3.3-9 in the EIR. The project also introduces a number of features such as
car sharing, bike sharing and enhanced transit, extensive bike and pedestrian connections and
improvements, school bus service, and other features. The project will also establish standards for
compliance with applicable City energy requirements, including Section 7.07 of the Development
Agreement for this project.
To comply with City requirements, there are design requirements to increase the energy
efficiency of single family residential units (R-1 and R-2) and for non-residential and multifamily
residential units (NC, R-3 and R-4).. These improvements will include the use of Advanced Framing and
more energy efficient wall, floor and ceiling assemblies, quality Insulation installations, and compact on-
demand hot water and plumbing. Standards are also set for the use of Solar PV for each building type,
for adequate roof area for the solar arrays, and for the placement of solar canopies in common parking
lots of multifamily and non-residential areas.
Cultural Resources
Implementation of the project would entail ground disturbance associated with infrastructure
development and construction of new structures, access roads and underground utilities could have an
impact on known or unknown cultural resources. A survey of the site was conducted in 2000 by
Gibson’s Archeological Consulting, followed by a Phase 1 and a Phase 2 analysis in 2015 and 2016 by
Applied Earthworks. The archaeological surface survey consisted of one archaeologist zig-zagging back
and forth examining the surface, rodent burrows, farm roads and other cleared areas around the fields
for any signs of prehistoric cultural materials (including seashell fragments, stone tools and fragments,
stone flakes, bone, burnt rock, etc.) or significant historic cultural materials. An archival records search
was conducted which included the Central Coast Archaeological Information Center located at the
University of California, Santa Barbara. Based on the most recent survey, grading mitigations and
limitations are recommended for the project site. (MM CR-3a).
Agricultural Resources and Preservation
Agricultural production is limited by the availability of irrigation water on the site and the
productivity of the soils. As noted above, and with the exception of the 10 acres of the site in Salinas
silty clay loam along the Buckley Road frontage, the Storie Rating for the soils on the site ranges from
“Fair” to “Poor.” Farming on the site has been ongoing for many years, with three crops grown on the
site in most years, primarily dry grains such as barley and wheat, occasional safflower, and beans. Crops
are normally dry farmed, or at least selectively irrigated, and crop yields are somewhat lower than the
County average. Single crop barley revenue yields are approximately $150 per acre. Safflower yields
approximately twice the revenue per acre when cultivated; however, this crop depends on irrigation at a
rate of approximately 0.5-acre feet per acre, or higher-than-average precipitation. For purposes of
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analysis, agricultural productivity from the site is approximately $25,000 to $35,000 per year for the 140
acres that acre capable of being cultivated. Agricultural productivity on the site is significantly below the
County average of $500 per acre for field crops, and the $10,000 per acre revenue rate for fruit and nut
crops, as reported by the San Luis Obispo County Department of Agriculture.
The AASP EIR and the LUCE EIR addressed the loss of ag land due to the annexation and
development of the area. That loss was identified as a significant and irreversible adverse impact that
could not be mitigated. Policies contained in the existing LUCE and Airport Area Specific Plan require
direct dedication of open space areas, or payment of an in-lieu fee, for newly developed and annexed
land. The EIR requires, as a condition of annexation and/or development within the Airport and
Margarita Areas, that developers be required to dedicate open space land or pay in-lieu fees to secure
open-- space easements on agricultural land outside the URL at a ratio or no less than 1:1. The project
will convert 96 acres from agricultural to non-agricultural use within the designated URL. There are 35
acres± of agricultural area set aside within the project boundaries. An additional 71 acres of off-site
agricultural conservation area will be identified at least equal to or better agricultural production
capability or, alternatively, via establishment of an in-lieu fee. In addition, the frontage along Buckley
Road will be planted with more productive crops like those of adjoining properties which will result in
the agricultural production on the site equally or exceeding the present valuations. Appendix H shows
the phasing of the agricultural conservation easements to comply with MM AG-1 of the Avila Ranch EIR.
Airport Safety
A significant amount of technical work has been completed by the City to document the
appropriate area for special safety regulations to ensure long-term viability of the San Luis Obispo
Regional Airport (SBP). This included a study by a professional aviation land-use planning consultant
under contract with the City. As part of the process of developing the Avila Ranch Development Plan,
the Airport Land Use Commission reviewed the project’s compatibility analysis and initial concepts to
achieve compliance and found the plan reflects safety, noise, overflight, airspace protection and other
issues identified in the ALUP. A pre-application was submitted to the ALUC in April of 2015 which found
that the Development Plan could be found to be consistent with the ALUP if presented in substantially
the same format. Follow-up presentations were made to the ALUC in June and September of 2016, and
a formal application was submitted in November 2016. The pre-application and application studies
concluded that the project was consistent with the ALUP, and in December 2016 the ALUC found that
the Avila Ranch project was in conformance with the Airport Land Use Plan.
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Land Use Plan and Framework
Land Use
The Project includes a land use plan which designates approximately 55.3 acres of residential
land uses, 71.3 acres of open space and parks, and 1.9 acres of neighborhood commercial development
(see Table 1 and Figure 6). This would allow for the development of approximately 720 residential units
and 15,000 square feet (sf) of commercial buildings. Low, medium, medium-high, and high density
residential developments would be constructed along planned collector and residential roadways. One
neighborhood park, eight mini-parks, and a pocket park would be established as part of the 18+ acres of
park space planned for the Project site. The Land Plan for the project is shown in Figure 6.
Low Density Residential (R-1) designation for the Avila Ranch area is for new single-family
residential development. It is expected that there will be 100-110 Low Density Residential dwelling
units on 13 acres including a range of lot sizes from 5,000 SF to 10,000 SF units with a mixture of front
garages and alley loaded garages. Maximum density would be up to eight units per net acre. Potential
unit sizes will range from 1,650 square feet to 2,500 square feet. Sheet A7 in Appendix A shows the
planned layout of the R-1 neighborhood.
The Medium Density Residential (R-2) designation in the Avila Ranch area will be primarily 4-
pack, 6-pack and cluster units on single-family detached lots. Total R-2 development in the Avila Ranch
area is projected to be approximately 300 dwelling units on 27 acres, with maximum potential
development of 12 units per net acre. The R-2 units may be in several different configurations, and
development shall comply with the design standards in the Avila Ranch Development Plan. A Small
Cluster “Pocket Cottage” concept has been included to address the need for relatively smaller unit sizes
on smaller lots; these units are illustrated in Sheets A-4 through A-6, and A-17 in Appendix A and range
in size from 1,000 square feet to 1,250 square feet and include more limited parking. The R-2 lots will
be oriented to provide small-lot “work force” housing with some of the housing sizes and corresponding
initial sales prices aimed at those families with incomes equal to 120 percent to 160 percent of City
Median Family income. , Unit sizes in the R-2 area will range from approximately 1,000 square feet to
2,400 square feet. Sheets A-4 through A6 in Appendix A show the planned layout of the R-2
neighborhoods.
Medium High Density Residential (R-3) the Medium-High Density Residential land use
designation is for a combination of stacked flats apartments, townhomes and condominiums arranged
around a central amenity or open space. The R-3 portion of the Avila Ranch project is expected to yield
approximately 200 dwelling units on eleven acres, but may include up to 20 density units per acre in
accordance with Chapters 17.16.010 and 17.28 of the City’s Zoning regulations. The planned
development types for the R-3 zone will include townhomes and duplexes organized around central
park area. Unit sizes will range from approximately 700-square foot for-sale and for-rent studios in the
townhome portion to approximately 1,750 square foot duplexes. Sheet A-9 in Appendix A shows the
planned layout of the R-3 townhomes and duplexes.
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Figure 6 Avila Ranch Land Use Plan
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High Density Residential (R-4) residential land uses will include stacked flat apartments,
arranged around, or associated with a central amenity or open space. The Avila Ranch R-4 land use area
is in the northwest corner of the project, adjacent to existing and future Business Park and Service
Commercial developments. While dwelling units in the R-4 land use area are not considered to be
subject to excessive stationary noise impacts (based on the noise study prepared for the project), the
sleeping and living portions of the dwelling units are to be oriented away from the eastern and northern
project boundaries and carports, garages, and drives are to be located along these boundaries to act as
buffers to adjacent non-residential land uses. The R-4 portion of the Avila Ranch project is expected to
yield between 120-130 dwelling units on the 4.05 acres, excluding the temporary 12,451± square foot
fire station, and may include 24+ density units per the Development Agreement. Sheet A-6 shows the
planned layout of the R-4 apartment area.
The Conservation/Open Space designation is intended to preserve undeveloped or minimally
developed land for preservation of natural resources, production agriculture and public safety. The
LUCE provides that fifty percent of the site area shall be provided in open space, with up to one-third of
that provided offsite. For this project site of 150 acres, there would be a minimum requirement of 50
acres of onsite open space. The total amount of planned onsite open space (not including recreational
park areas) is 53 acres. The balance of the required open space will be provided offsite through open
space or agricultural conservation easements, or through a fee as established in the AASP. The Avila
Ranch Development Plan designates the following specific areas for open space:
A. Planning area creeks: to protect and enhance habitat and recreational values;
B. Agricultural buffer areas outside of the URL along the
Buckley Road frontage and the easterly project
boundary. Within the agricultural buffer area along
Buckley Road and outside of the URL, furrows and
planted rows should run parallel to the extended
Runway 7-25 centerline, where feasible to enhance
aircraft safety.
C. The ACOS Reservation Space in conformance with the
ALUP.
D. The Tank Farm Creek corridor as a linear park, bikeway and passive recreation areas.
Figure 7 shows the relationship of the elements of the project and the site’s open space features.
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Figure 7 Land Plan and Tank Farm Creek
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The Neighborhood Commercial area will serve as a
focal point and activity center for the project, and will
provide shared use parking for nearby open space and parks
uses, bicycle parking and storage facilities, public plazas for
gatherings and special events, and transit connections.
Because of the nearby retail shopping center on South
Higuera, this neighborhood center will focus on small-scale
convenience items, and possibly provide some office space.
Development will be for 15,000 SF or building area. Sheet A-7
and A-8 show a conceptual layout of the Town Center and Neighborhood Commercial area.
Table 2
Land Plan Statistics
Parks and Recreation
“Expansion Areas”, as defined in the General Plan, are required to provide park and recreation
facilities at a rate of 10 acres per 1,000 residents, four times the current citywide average. These
facilities are to be provided in a mix of neighborhood parks, mini-parks, and pocket parks and
community gardens, with at least half of the requirement (5 acres per thousand) in a neighborhood
park. The neighborhood park is to be located within one-half to one mile of the serviced population.
The projected residential population on the project site is 1,649 persons, which creates a park
requirement of 16.5 acres. The neighborhood, mini-park and pocket park facilities on the project site
will total 18 acres (not including pedestrian trails and passive open space).
A 9.5-acre neighborhood park will serve the project. It is centrally located next to the Town
Center so that most residents will be within one-half mile to it. This neighborhood park will be linked to
surrounding neighborhoods, the Tank Farm Creek riparian corridor and to the regional bikeway system
by separated Class I bike paths and Class II bike lanes, and special ped/bike bridges over Tank Farm
Land Use Acres Percent of Total
Acres Units
Residential 55.30 36.9% 720 units
R-1 Low Density (7 du/acre) 12.80 8.5% 101
R-2 Medium Density (12 du/acre) 27.30 18.2% 297
R-3 Medium-High Density (20 du/acre) 10.80 7.2% 197
R-4 High Density (24 du/acre) 4.40 2.9% 125
Affordable Housing Units
Neighborhood Commercial 1.86 1.2% 15,000 sf
Roadways 21.71 14.5%
Open Space and Parks 71.04 47.4%
Open Space 53.00 35.4%
Parks 18.00 12.0%
Total 149.91 100.0%
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Creek. According to the concept plan approved by the Park and Recreation Commission (See Appendix
B) the neighborhood park will include group BBQs, basketball courts, tot lots, baseball diamonds, soccer
fields, pickleball courts, tennis courts, a dog park, a skate park, and a community meeting pavilion area.
Eight mini-parks and a pocket park will also
serve the neighborhoods. Each will be approximately
one-half to 2.5 acres in size and provide facilities such
as community gardens, tot lots, passive play areas,
BBQ and picnic areas, basketball courts, community
gardens, dog park, and landscaping. These will serve
residents within a two-block radius and fill the few
“gaps” in the coverage for the neighborhood park
facilities. The mini-parks will be phased with adjacent
residential development to provide park facilities for
future residents near their homes. Figure 8 shows the location of parks in the project.
Residential Uses and Affordability
There is an intentional mix of residential
densities in the Avila Ranch project that includes a
range of R-1 lot sizes, R-2 “four-packs”, “six-packs”
(pocket cottage), and “eight-packs” (cluster units),
and R-3 and R-4 multifamily dwellings, with an
emphasis on smaller lot, higher density units. R-2
units comprise over forty percent of the residential
units, and medium density and above units will
comprise over 85 percent of the units in the project.
In contrast to other recent projects, the average unit
size across the entire project is approximately 1,500
square feet, compared to an approximate 1,750 square foot average for recent developments in the
Margarita and Orcutt Specific Plan areas. These R-2 units can provide a substantial contribution towards
the need for “workforce” housing and housing for moderate income families. The R-2 single family units
are located where there are streetscape benefits (functionally and aesthetically) from few driveway cuts
and orientation to open space. For example, houses will have front doors facing Venture Road, an
important Residential Collector, but access points will be limited to intersecting public streets, or
through rear or side common driveways.
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Figure 8 Park Locations
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An additional concept that has been included
in the update are the “Pocket Cottage” units. These
units are included to meet the needs of young
professionals, empty nesters and young families.
They are smaller in scale and have floor plans ranging
from 1,000 to 1,200 square feet in 2BR/2B and
3BR/2B configurations. They have private patios and
open space is provided through a shared front yard
area.
Single-family units in the project comprise
about 15 percent of the residential uses in the development. Lot sizes for the R-1 single-family units are
planned to range from a low of 4,000 SF to a high of 8,500 square feet. These units are intended to
address the upper end of the workforce housing and other above- moderate housing needs. The R-1
units are in two configurations, one adjacent to the Town Center which will have alley-loaded units and
common yard areas, and a traditional single-family portion with front-loaded lots.
The project includes 197 R-3 multifamily units
on 11 acres that range in size from approximately 700
square foot for-sale and for-rent units up to 1,750
square foot units. The multi-family units, which may
include both duplex and townhome units, will offer
many of the advantages of single-family detached
homes, but with common open space. The R-3
portion of the project is organized around a central
one-acre park that will oriented around an enhanced
riparian corridor. A portion of the R-3 zone will
include inclusionary housing units for low and
moderate-income buyers pursuant to the City’s guidelines.
Finally, the project will include a substantial
number of apartment units that are near employment
and shopping at Suburban and Higuera. The R-4
apartment portion of the project will be directly
served by an on-street transit stop and will be within
walking distance of nearby shopping. An
approximately 1.2-acre portion of R-4 zone will be
dedicated to an affordable housing provider to
address the local need for lower income housing and
to satisfy, in part, City affordable housing requirements. Unit sizes in the R-4 apartment portion will
range from 550 to 1,150 square feet.
The Avila Ranch project will encourage long term housing affordability by including design and
development strategies that serve to provide lower cost housing. The cost of housing over time is most
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closely related to the size of the dwelling unit, the size of the lot, and costs of maintenance. Within each
of the residential zones there will be a broad range of dwelling unit sizes from approximately 550 square
foot units in the R-4 area to 2,300 square foot single family detached units in the R-1 zone The average
size of the units in the development is less than 1,500 square feet; by comparison, recent developments
in the Margarita Area and the Orcutt Area have averages more than 1,750 square feet. Maintenance
expenses, to the extent feasible, will also be included in a Community Facilities District to reduce the
necessity for Homeowners Associations, and the higher costs associated with that maintenance and
governance structure. Landscape maintenance and cost of water and utilities will also be reduced
because of the drought tolerant landscaping, smaller lots and other features.
The commitment to not cause an increase in
community greenhouse gas emissions and compliance
with the Development Agreement in the context of
City energy use requirements will further reduce
utility costs for Avila Ranch residents well below the
level of typical new residential units in San Luis
Obispo. Landscaping will also be designed to be low-
maintenance and water efficient to reduce monthly
water expense and landscape maintenance. Passive
and active solar energy strategies will also be included to reduce monthly energy costs. Finally, the
presence of onsite transit, car sharing and bike sharing programs will reduce the residents’ reliance on
private automobiles and possibly the need for a household to have multiple vehicles.
The project’s car sharing program will help reduce the project’s air quality impacts by reducing
VMTs, but it will have a more direct and profound effect on the housing affordability issues by reducing
the need to own multiple cars. A recent study found that car share program members drive nearly 50%
less after joining, and that nearly 30% of them reduced their household vehicle ownership and two-
thirds of the households avoided purchasing another car. This program could contribute hundreds of
dollars per month to household budgets in avoided vehicle costs.
Revitalizing Tank Farm Creek
One of the key project components is the revitalization of Tank Farm Creek, which is used as the
principal organizing element for the overall project design. Aesthetically and topographically, this site
feature defines the neighborhoods, creates a unifying open-space element, provides the principal
connecting feature through and to the project and provides the potential to provide pedestrian and
bicycle access to the project’s parks and open space. The north-south utilitarian drainage channel
extension of Tank Farm Creek will be enhanced and widened to address offsite storm flows. Sheet A-23
and A-24 in Appendix A show the planned cross sections for Tank Farm Creek (see Sheets A-4 through A-
6 for a key map of the cross sections). (MM BIO-2a).
Project Phasing
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Figure 9 shows the planned phasing of the land uses. This phasing is generally determined by
the required location of sewer and circulation facilities, existing road improvements, site topography,
and market conditions. Phase descriptions are as follows:
Phase 1 includes up to 179 R-2 units, completion of the sewer pump station and force main,
extension of Venture Road along the phase frontage, extension of the potable and recycled water
facilities, and extension of dry utilities to the phase, and extension of Earthwood to Suburban. This
phase would also include the Class I Bike Path from the the corner of Buckley Road and Vachell Lane, as
described in the Circulation section, the extension of the Earthwood Collector (w/Class II bike lane) to
Suburban, and a transit stop along the Earthwood Lane. This phase will be designed with two principal
neighborhood clusters, with each having its own architectural and design identity, as described in the
Design Framework. Circulation improvements associated with this phase will include turn lane
improvements to the Suburban and Higuera intersection, pedestrian and bike lane improvements to
Earthwood between Venture and Suburban, and pedestrian and bike lane improvements on Suburban
between Earthwood and Higuera. This phase will include the development of approximately 2.9 acres of
park land.
Phase 2 will include the development of 29 R-2 units and the extension of the wet and dry
utilities along the phase frontage. This phase will also include the extension of Buckley Road from
Vachell to Higuera, including bike facilities. Concurrent with the opening of the Buckley Road Extension,
left turns from and to Higuera and Vachell will be restricted. This phase would include the development
of an approximately 1.3 acres of park land and the extension of the Class I bike path from Earthwood
Lane to Venture Drive and a permanent or interim bike path or bike lane from Vachell Lane to the
Octagon Barn parking lot, subject to right-of-way availability and any necessary regulatory approvals.
Phase 3 includes 89 R-2 units, and 125 R-4 units, as well as the completion of in tracts
improvements. This phase would also include the development of a 0.8-acre mini-park in that phase.
The R-4 portion of the project would include the dedication of a one-acre site to an affordable housing
provider for the development of 32 inclusionary housing units for lower income households, as well as 8
inclusionary units for moderate income households.
Phase 4 would involve the development of significant additional transportation infrastructure,
including completion of the Buckley Road frontage improvements. This phase would also include the
construction of a vehicle bridge crossing for Venture Lane over Tank Farm Creek, construction of Horizon
Lane north of Venture Lane to Suburban, and the construction of Jespersen Road south of Venture Lane
to Buckley Road. Frontage improvements along Buckley would also be constructed from Phase 1 east to
the eastern project boundary, and the internal loop system for the R-3 portion of the development
would be installed. Pedestrian and bicycle improvements would be made along Suburban between
Horizon and Earthwood. During Phase 4, a 0.9-acre mini-park would be installed in the R-3 area, and
the 9.5-acre Neighborhood Park would be completed. Also, during this phase, the Tank Farm Creek
Class I bike path would be completed to the Chevron open space. The residential portion of the
development would include of 197 R-3 units, including 38 duplex units and 159 townhomes, 18 of which
would be income restricted for low and moderate-income households.
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Phase 5 includes 101 R-1 units. This also includes the development of an additional 2.6 acres
of park area, and the portion of the open space/buffer area within the phase.
Phase 6 includes the development of the Town Center neighborhood commercial sites and
remaining project frontages.
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Figure 9 Phasing Plan
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Design Framework
This section includes design standards and guidelines for the Avila Ranch project. They are
intended to be specific to the Avila Ranch project, and are to work in conjunction with the adopted
goals, policies, standards, and guidelines found in the Airport Area Specific Plan (AASP), the City of San
Luis Obispo Community Design Guidelines (CDG), the City Zoning Ordinance (Chapter 17 of the City of
San Luis Obispo Municipal Code), and other related documents. They are intended to create a
customized design character reflective of the overall vision for Avila Ranch while at the same time
avoiding unnecessary replication of existing City development code documents. Owners, builders,
architects, and designers should refer to these design guidelines, in addition to the AASP, CDG, and City
Zoning Ordinance (Chapter 17), as a guide when considering the design or construction of property
within Avila Ranch. Where specific design standards and guidelines are set forth within these guidelines
and the AASP, they shall be used; where there are design requirements and regulations in the CDG and
Zoning Ordinance that are not in this document or the AASP, the CDG and Zoning Ordinance provisions
shall apply. Note that if in the future the City adopts citywide design standards more stringent than
those included in the Development Plan, the more stringent standards would apply.
As outlined within AASP Chapter 5.0 Community Design, Standards define actions or
requirements that must be fulfilled by new development. Alternatively, Guidelines refer to methods or
approaches that may be used to achieve a stated goal but to provide some flexibility and allow for
interpretation depending upon specific conditions as to how they are satisfied. Collectively, the
standards and guidelines incorporated herein are meant to guide implementation of the vision intended
for the project.
SITE PLANNING AND ORGANIZATION
1.0 Building Orientation and Setbacks
Pedestrian interaction for Avila Ranch is encouraged through the thoughtful placement and
orientation of residential and commercial structures. Porches will be incorporated on street-facing
residential units to provide opportunities for everyday neighborhood interaction. Residential units
fronting onto Residential Collector and Residential Arterial streets such as Venture Drive, Earthwood
Lane, and Jespersen Road will have limited or no vehicle access points to preserve the residential
streetscape without having the interruption of driveways and vehicle maneuvering.
These features of the Residential Collector streets will enhance the safety and convenience of
these streets as principal bikeways.
Standards
1.1 Goals 5.1 and 5.2 (and associated standards and guidelines) outlined within the AASP
shall be referred to and incorporated as part of this Avila Ranch Building Orientation and
Setbacks section.
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Figure 10 R-1 Development Standards
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Figure 11 R-2 Development Standards
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Figure 12 R-3/R-4 Development Standards
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1.2 Residential building setbacks shall conform to the development standards set forth in
Figures 10 through 12 Residential setbacks may vary, but must be in proportion to
the width of the street so that there is at least 75 percent of the units have one foot of
building height for each 1.5 feet of distance from the street centerline to the façade of
the dwelling unit.
1.3 Buildings located within the Neighborhood Commercial Town Center shall have street
yard setbacks of zero feet.
1.4 Neighborhood Commercial buildings shall be sited to address adjacent streets with the
main building facades oriented towards Jespersen Road, according to the proportions
shown in Sheet A-8 and Appendix A.
1.5 Neighborhood Commercial buildings facing streets shall incorporate horizontal and
vertical wall articulation through the use of wall plane offsets and other features which
articulate walls such as recessed windows and entries, second floor setbacks, and
awnings and canopies. There shall also be regular access points along the public street
frontage, preferably every 25-50 feet or as the design allows.
1.6 Residential buildings along Venture Drive, Jespersen Road/Horizon Lane and Earthwood
Lane shall be oriented to the residential street with front doors and porches fronting on
the street. Dwellings along Jespersen Road/Horizon Lane and Venture Drive shall only
have access from the side or rear and there shall be no direct individual driveway access
to these roadways. Individual driveways are not permitted along Earthwood Lane,
except for common driveways, intersecting public streets, and access points for
common parking lots for multifamily units.
1.7 Residential buildings on lots adjacent to greenbelt areas, e.g. Tank Farm Creek, Open
Space, neighborhood parks, and linear parks, shall be oriented with front doors and
porches, or secondary patios and yards fronting on the greenbelt area. Such units shall
have vehicular access from the side or rear and there shall be no direct individual
driveway access to and from the open space.
1.8 Within R-3 and R-4 residential zones,
parking shall be utilized as a buffer.
Within the R-4 zone, buildings along
the north and project boundaries
(eastern property line for R-4 area
east of Earthwood, and the western
property line for area west of
Earthwood) shall be analyzed to
determine noise level reduction
methodologies (e.g., setbacks,
building materials and construction, etc.). To ensure noise compatibility with adjoining
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uses, implement noise level reduction measures to satisfy criteria addressed in MM NO
3a and as noted below.
1.9 Buildings and improvements adjacent to Tank Farm Creek shall have adequate setbacks
to ensure a 35-foot-wide riparian setback to any improvements and adequate slope and
transition area, as per Sheets A-23 and A-24 of the Avila Development Plan in Appendix
A.
1.10 Buildings adjacent to wetlands shall be set back a minimum of 50 feet from the
wetlands.
1.11 R-1 and R-2 residential units planned in the Project site within 300 feet of Buckley Road
and R-4 units in the northwest corner of the Project site shall include noise mitigation
for any potential indoor space and outdoor activity areas that are confirmed to be
above 60 dB(A) as indicated in the Project’s Sound Level Assessment. The following shall
be implemented for residential units with noise levels exceeding 60 dB(A):
a. Outdoor Activity Area Noise Mitigation. Where exterior sound levels exceed CNEL =
60 dBA, noise reduction measures shall be implemented, including but not limited to
exterior living spaces of residential units such as yards and patios shall be oriented
away from Project boundaries that are adjacent to noise-producing uses that exceed
exterior noise levels of CNEL = 60 dBA, such as roadways and industrial/commercial
activities. Construction of additional sound barriers/berms with noise-reducing
features for affected residences. (MM NO 3a)
b. Exterior Glazing. Exterior window glazing for residential units exposed to potential
noise above Ldn=60 dBA shall achieve a minimum Outdoor-Indoor Transmission Class
(OITC) 24 / Sound Transmission Class (STC) 30. Glazing systems with dissimilar
thickness panes shall be used. (MM NO 3a)
c. Exterior Doors Facing Noise Source. According to Section 1207.7 of the California
Building Code, residential unit entry doors from interior spaces shall have a
combined STC 28 rating for any door and frame assemblies. Any balcony and ground
floor entry doors located at bedrooms shall have an STC 30 rating. (MM NO 3a)
d. Exterior Walls. Construction of exterior walls shall consist of a stucco or engineered
building skin system over sheathing, with 4-inch to 6-inch deep metal or wood studs,
fiberglass batt insulation in the stud cavity, and one or two layers of 5/8-inch gypsum
board on the interior face of the wall. If possible, electrical outlets shall not be
installed in exterior walls exposed to noise. If not possible, outlet box pads shall be
applied to all electrical boxes and sealed with non-hardening acoustical sealant. (MM
NO 3a)
e. Supplemental Ventilation. According to the California Building Code, supplemental
ventilation adhering to OITC/STC recommendations shall be provided for residential
units with habitable spaces facing noise levels exceeding Ldn=60 dBA, so that the
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opening of windows is not necessary to meet ventilation requirements.
Supplemental ventilation can also be provided by passive or by fan-powered, ducted
air inlets that extend from the building’s rooftop into the units. If installed, ducted air
inlets shall be acoustically lined through the top-most 6 feet in length and
incorporate one or more 90-degree bends between openings, so as not to
compromise the noise insulating performance of the residential unit’s exterior
envelope. (MM NO 3a)
f. In the northwest to R-4 area, to ensure noise compatibility with adjoining uses,
sleeping and living areas should be oriented away from the north and west property
lines, with west- and north-facing balconies and upper story outdoor activity areas
discouraged. (MM NO 3a)
g. Per AASP Policy 4.5.3, all residential units shall be designed to limit the aircraft-
related 24-hour, 10-second interval peak noise impacts to no more than 45 decibels.
Guidelines
A. In order to improve the visual quality of the streetscape in the R-1 and R-2 zones, every third
house should include a variation to the front yard setback.
B. Front yard setback variations for houses in the R-1 and R-2 zones should not be less than two to
five feet, with a minimum street yard of ten (10) feet.
C. Buildings should be sited and rooflines designed to take advantage of solar access for each unit
to the greatest extent possible.
D. Residential units should be oriented to front or side onto parks and open spaces to provide
safety and maximize visibility of the park, where appropriate. Fencing types and landscaping
palettes shall be used to reinforce the connectivity of the dwelling units to the open space and
park areas.
E. Attached residential units should be designed and detailed to correlate to the neighboring single
- family detached and/or attached homes. The architecture should incorporate the best features
of the neighboring units.
F. Pedestrian linkages to nearby neighborhoods and other commercial projects should be provided
within all zones.
G. Designs for all residential zone units should be oriented to incorporate a relationship between
indoor and outdoor spaces.
H. Buildings should be oriented within R-3 and R-4 zones to take advantage of natural amenities
such as views, mature trees, creeks, riparian corridors, and similar features unique to Avila
Ranch.
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I. Within the R-4 zone, buildings should be the predominant view from adjacent streets. Parking
should be concentrated in areas behind buildings and away from the street.
2.0 Pedestrian Activity Areas
Neighborhood parks, open space trails, plazas, and amenities in the Town Center comprise the
primary pedestrian activity areas within Avila Ranch. These areas are envisioned to encourage healthy,
active lifestyles within individual neighborhoods while also providing a medium for ongoing
neighborhood social events.
Standards
2.1 Goal 5.3 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Pedestrian Activity Areas
section.
2.2 The northwestern and southwestern
corners of Jespersen Road/Horizon
Lane at the R-1 Residential Road
intersection (Town Center) shall
include plazas of a minimum 1,200
square feet that are oriented towards
the Neighborhood Park and Town
Center Plaza as illustrated on Figure
13. Neighborhood Commercial uses
should have windows and entries that
open onto these plazas to ensure that
there is interaction between these
public spaces, retail, and services
uses.
2.3 Mini Parks and Pocket Parks shall be
provided within or adjacent to each
individual neighborhood of Avila
Ranch as delineated in Figure 8.
These parks shall be provided in
accordance with the approved master
plan for parks adopted by the Parks
and Recreation Commission as set forth in Appendix B.
Figure 13 Conceptual Design for Town Center Plazas
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Guidelines
A. Each neighborhood area should provide convenient access to the Tank Farm Creek pedestrian
trail through the incorporation of multiple pathway entry points. See Figure 7.
B. The character of Jespersen Road/Horizon Lane and the R-1 Residential Road abutting the Town
Center should provide a pedestrian-friendly environment with accessible sidewalks, bulbouts,
parkway landscaping, street trees, limited driveway access points, and reduced front building
setbacks.
C. Roundabouts, bulbouts, and decorative paving should be incorporated at primary intersections
locations such as Venture Drive/Earthwood Lane or Jespersen Road/R-1 Residential Road, where
appropriate. Roundabouts shall provide decorative landscaping, including trees that provide for
monumentation and reference points within the project. The Town Center roundabout shall also
include agricultural implements such as water towers and windmills to accentuate the
agricultural design character of the Town Center. At-grade crossing shall be provided as
illustrated in the Avila Development Plan (Sheets A-15 and A-16 of Appendix A) to provide for
street-side parkettes, traffic calming, and unobstructed pedestrian passage across streets.
D. The Neighborhood Park should be designed to provide neighborhood recreation needs including
a mix of passive and active areas that foster social interaction and healthy lifestyles. These
include a skate park, dog park, court games, jogging track, community meeting pavilion and
other uses illustrated in the Park Master Plan in Appendix B.
E. Neighborhood Park facilities may include informal turf areas, bocce ball courts, children’s play
areas, group barbeque areas, group picnic facilities and shade structures, clubhouse, pool,
pedestrian and bicycle trails, and community gardens.
F. Programming of the Neighborhood Park may include shared facilities or related uses with on-
site agricultural production such as outdoor learning areas, picnic, farming and cooking
demonstrations, and a farm stand.
G. The plaza located within the Neighborhood Park directly across from the Town Center should
incorporate ample seating, trash receptacles, bicycle racks, a central organizing feature, unique
landscaping, and pervious hardscape
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3.0 Parking
Parking is an essential component of all planned land uses within the Avila Ranch project.
Ensuring adequate buffering between abutting land uses, public streets, and commercial parking areas
will ensure the promotion of the high-quality environment envisioned for the development. Parking
requirements for specific land uses within Avila Ranch are found within Chapter 17.16.060 of the City of
San Luis Obispo Municipal Code. Except in the Pocket Cottage portion of the R-2 zone, parking shall be
provided with two covered spaces per unit and on street parking, and at least two on-site guest parking
spaces per 6-pack or 4-pack cluster. Parking stalls to be designed per Engineering Standards 2220. In
the Pocket Cottage portion of the project, one covered and one uncovered space is to be provided,
without additional guest parking spaces.
Standards
3.1 Goal 5.4 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Parking section.
3.2 Parking for the Neighborhood Park
shall be provided through both on-
site parking, on-street parking on the
adjacent local street, and shared
parking with the Town Center
commercial area. Any on-site parking
associated with the Neighborhood
Park shall be located within a parking
lot or other parking space
configurations on the north side of
the park. These parking lots shall
provide for bicycle storage, staging
areas, and special event parking.
3.3 Driveway access points for the
Neighborhood Commercial Town
Center shall be located along the R-1
Residential Road adjacent to the R-1
Residential zone as shown in Figure
14.
3.4 Parking shall be designed and sited to
minimize and buffer commercial noise from adjacent residential land uses.
3.5 A ten-foot minimum landscape buffer shall be provided on the Neighborhood
Commercial properties adjacent to the R-1 Residential zone and the Neighborhood
Commercial Town Center. In addition, there shall be a minimum twenty (20) foot
Figure 14 Example of Town Center Parking, Screening
and Access
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setback from the east property line to any habitable structure to comply with ALUP
Safety Area requirements, as shown in Figure 14.
3.6 Parking for the R-4 units shall be carports for added noise mitigation and visual screening.
3.7 Parking for car sharing stations shall be provided along public streets as approved by the
City Engineer, in guest parking spaces in the R-2 portion of the project, in common area
parking lots in the R-3, R-4 and the Town Center. Total number of car share vehicles shall be
an initial rate of at least one vehicle per 50 units (and adjusted thereafter based on actual
demand). At least fifty percent of the car share fleet shall be EVs. There shall be a minimum
of five car-sharing stations dispersed through the project, with each station having electrical
charging stations for EV car sharing vehicles.
3.8 All common parking lots shall have solar canopies to produce energy and to provide shade
and noise attenuation.
3.9 All parking lots in the R-3, R-4 and NC zones and in public parks shall provide EV charging
stations at a rate of one station per eight (8) spaces (12.5 percent of the total number of
parking spaces common area parking spaces). R-1 and R-2 units shall be “ZEV ready” and be
pre-wired for garage charging stations.
4.0 Outdoor Use Areas
While outdoor use areas, as defined by the AASP, are unlikely to occur within the project area,
any outdoor use areas planned in conjunction with Avila Ranch land uses will meet the standards and
guidelines outlined within the AASP.
Standard
4.1 Goal 5.5 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Outdoor Use Areas section.
5.0 Screening
Service, storage areas, trash and recycling collection areas, and utilities associated with planned
Avila Ranch land uses will be properly screened to minimize visual impact and promote the natural,
unobstructed open space views.
Standard
5.1 Goal 5.6 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Screening section.
Guideline
A. Equipment related to on-site agricultural production should be properly stored and
screened from public view.
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6.0 Preservation of Views and Scenic Resources
6.1 Views from the Road
The City of San Luis Obispo General Plan identifies Buckley Road as a scenic corridor that should
be maintained in order to protect views of surrounding open space resources. A minimum 300-foot wide
buffer, as illustrated in Figures 15 and 16, has been incorporated into the Avila Ranch Development Plan
along Buckley Road to maintain the scenic nature and the rural/agricultural character of this corridor.
Uses within this buffer provide a wide range of amenities for the area including accessible multi-use
trails, natural open spaces, and agriculture production. Views of structures visible from Buckley Road are
minimized through the incorporation of landscaping and natural screening techniques. The Buckley
Road frontage buffer is to be installed in Phase 1 of the project. (MM VIS 3). A split rail fence is al so to
be provided between the Class I bike path and the onsite agricultural buffer. (MM AG 2a).
Standards
6.1.1 Goal 5.7 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Views from the Road section.
6.1.2 Views along Buckley Road towards the Irish Hills to the west and towards the Santa
Lucia range and foothills to the east shall be maintained through the incorporation of an
open space and park buffer of a minimum 300 feet wide along Buckley Road as shown in
Figures 15 and 16. The sound berm illustrated in Figure 14 shall be planted with a
combination of native tree species and shrubs to provide a natural, rather than
ornamental, backdrop to the working agricultural area along Buckley Road. This berm
shall be installed as part of Phase 1 of the project so that trees and shrubs can be
established early in the development of the project. Any fencing on the berm shall be at
the top of the slope, and shrubs and trees shall be planted on the Buckley downslope of
the berm to screen the fencing.
Figure 15 Buckley Road Buffering and Screening
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6.1.4 The Open Space Plan illustrated in Appendix C shall be implemented as part of the
project. The Open Space Plan is intended to ensure the long-term maintenance of the
Tank Farm Creek corridor, ensure adequate wildlife corridors, ensure views form the
residential area and the roadways to the Tank Farm Creek, and to ensure that Tank
Farm Creek functions efficiently as a storm drainage conveyance.
Guidelines
A. Visible building facades from Buckley Road should be minimized to maintain the scenic nature of
the corridor through landscaping and/or other natural screening techniques.
B. Cul-de-sacs should be open ended and/or dead-end onto open space or park areas. All cul de
sacs shall provide for pedestrian and bicycle pass throughs, and should terminate on the public
street side with a pedestrian speed table, where possible.
6.2 Gateways
The AASP does not identify areas within the Avila Ranch development as possible locations of a
gateway for the City of San Luis Obispo. If a gateway is identified and proposed on the Avila
Ranch site within the future, goals, standards, and guidelines found within, the AASP will take
precedent.
Standard
6.2.1 Goal 5.8 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Gateways section.
6.2.2 Entry monuments and treatments shall be provided at the Jespersen/Venture
roundabout, the Earthwood/Venture roundabout, and at the Buckley/Jespersen
entrance. These entrance treatments shall use an agrarian theme in conformance with
LUCE design objectives for the project, including usage of antique agricultural windmills
where compatible with airport operations and traffic safety.
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Figure 16 Conceptual View of Avila Ranch Buckley Frontage
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7.0 Architecture
7.1 Architectural Character
The architectural character of Avila Ranch is to be representative of the agricultural heritage
associated with southern San Luis Obispo as well as architectural styles typically found within the city. A
contextual appropriate selection of architectural styles aides in defining the context of the site from the
rural character along the southern property line to the industrial character found along the northern
property edge. A list of permitted architectural styles appropriate for each land use within Avila Ranch
has been provided to ensure consistency with the overall project vision.
Standards
7.1.1 Goal 5.9 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Architectural Character section.
7.1.2 The architectural styles for residential land uses within Avila Ranch shall be Agrarian,
California Bungalow, Contemporary, Craftsman, or Mission as illustrated in Figures 18
through 22.
Figure 17 Residential Street Scene
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Figure 18 Agrarian Architectural Style
Figure 19 Bungalow Architectural Style
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Figure 20 Craftsmen Architectural Style
Figure 21 Contemporary/Mid Century Modern Architectural Style
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7.1.3 In order to create some individualism the project is broken down in neighborhoods, as
shown in Figure 23. Within each neighborhood or enclave, there shall be dominant and
subordinate architectural styles to avoid monotony. The percentage proportions of
architectural styles within the R-2 zones of Avila Ranch shall be integrated as follows in
order to create the desired residential character and transitioning of the site from south
to north:
a. Neighborhood Area 1: 60% of units shall be designed with Agrarian style
architecture. The remaining 40% of units shall be divided into 10% increments between
the other allowed residential architectural styles. Any fraction of a number over a half
shall be rounded up to the nearest whole number with any remaining balance placed in
an architecture style of choice.
b. Neighborhood Area 2: 60% of all units shall be designed with the California
Bungalow or the Craftsman style architecture. The remaining 40% of units shall be
divided into 10% increments between the other allowed residential architectural styles.
Any fraction of a number over a half shall be rounded up to the nearest whole number
with any remaining balance placed in an architecture style of choice.
c. Neighborhood Area 3: 60% of all units shall be designed with the Contemporary
style architecture or the Mission architectural style. The remaining 40% of units shall be
divided into 10% increments between the other allowed residential architectural styles.
Any fraction of a number over a half shall be rounded up to the nearest whole number
with any remaining balance placed in an architecture style of choice.
Figure 22 Mission Architectural Style
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7.1.4 R-4 zone shall be designed uniformly with one of the allowed residential architectural
styles. (Neighborhood Area 4).
7.1.5 R-1 zone shall be designed with a proportional yet mixed use of at least three of the
allowed residential architectural styles. (Neighborhood Area 5).
7.1.6 The Neighborhood Commercial Town Center buildings and any buildings located within
the Conservation/ Open Space zoned areas shall be designed uniformly with an Agrarian
or Contemporary Agrarian style of architecture. (Neighborhood Area 6).
7.1.7 R-3 zone shall be designed uniformly with one of the allowed residential architectural
styles. (Neighborhood Area 7).
7.1.8 Porches shall have a minimum depth of six (6) feet.
7.1.9 Residences shall have entries that front onto the street except for residences configured
in a parking court within R-2 zones. Where possible, these interior R-2 units shall have
frontage treatments onto adjacent parks or open spaces. Units that are adjacent to the
parkway commons in Neighborhood Area 2 shall have frontage treatments along that
parkway and the interior motor court/common driveway.
7.1.10 Buildings within R-3 and R-4 zones shall have covered porches, entries, or walkways that
front onto the street.
Guidelines
A. Residential elevations within the R-1 and R-2 zones should not be repeated more frequently
than every fourth house. This variation may be achieved by not repeating both a color scheme
and an elevation style. Setbacks should have minor variances (3-5 feet) to ensure a variety in
the streetscape and elevation pattern.
B. The Neighborhood Commercial Town Center architectural character should reflect Agrarian style
architecture that may be represented through modern barn, rustic barn, or other contemporary
barn elements.
C. The Architectural Review Commission, Planning Commission, and any other approving body may
allow an exception to the height requirements for the Neighborhood Commercial Town Center
focal point provided that architectural features meet the desired Agrarian architectural
character.
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Figure 23 Avila Ranch Neighborhoods
D. Residences within the R-1 zone should incorporate a covered front porch.
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E. Residences within the R-2 zone that front collector or local residential roads should include a
porch.
7.2 Scale and Massing
The pedestrian and agricultural character of Avila Ranch will be reflected through appropriately
scaled buildings and landscaping. It is anticipated that building forms will be modest in size with
individual components of buildings expressively articulated through playful use of massing.
Standards
7.2.1 Goal 5.10 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Scale and Massing section.
7.2.2 To avoid garage dominated streets, a portion of the house or porch within the R-1
Residential Zone shall be at least five (5) feet in front of the garage.
7.2.3 In order to ensure that the building height and setbacks are appropriate to the street
context, building heights along the street frontage shall be one foot in height for each
1.5 feet in distance from the building setback to the street centerline.
Guidelines
A. Variation in front yard setbacks, lot widths, and one and two story homes should be used to
create a diversity of architectural massing.
B. Massing design should include variation in the wall plane (projection and recess), variation in
wall height, and rooflines at different levels.
C. Portions of the upper story of a two-story home should be stepped back in order to reduce the
scale of the façade that faces the street and to break up the overall massing. This could be
achieved with a porch covering a min of 60% of the front facade.
D. Architectural elements that add visual interest, scale, and character to the neighborhood, such
as recessed or projecting balconies, verandas, or porches should be included within building
designs.
E. A variety of roof planes and pitches, porches, overhangs, and accent details should be
incorporated into residential designs to increase the visual quality and character of a building,
while reducing the bulk and size of the structure.
F. Garages should be recessed behind the home’s main façade to minimize the visual impact of the
garage door and parking apron from the street.
G. Garages located in parking court configurations should be recessed in order to increase the
prominence of the main entry.
7.3 Building Heights
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Building heights for residential structures are expected to range from one to three stories to
accommodate both single- family and multi-family developments. Commercial structures located within
the Town Center are two stories in height but buildings adjacent to corner plazas across from the park
may be up to three stories.
Standards
7.3.1 Goal 5.11 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Building Heights section.
7.3.2 Residential building heights shall abide by the development standards set forth in the
Airport Area Specific Plan Amendment.
7.3.3 Buildings located within the Neighborhood Commercial zone shall abide by the building
height requirements set forth within Chapter 17.38 of the City’s development code.
7.3.4 A minimum of 25% of R-1 zone units shall be single story. Single story units shall be
concentrated along the landscaped berm, parallel to Buckley, unless it can be
demonstrated that a two-story dwelling unit conforms to the city noise regulations.
7.3.5 The height of buildings next to major circulation routes should be equal to at least two-
thirds of the distance from the street centerline to the face of the building. At least 75
percent of the units have one foot of building height for each 1.5 feet of distance from
the street centerline to the façade of the dwelling unit.
Guidelines
A. Town Center buildings abutting the two plazas at the corner of Jespersen Road and the R-1
Residential Road should be least 20 feet in height.
7.4 Architectural Façade and Treatment
Facades and architectural treatments of buildings within Avila Ranch are designed as a collection
of high quality, individual neighborhoods comprised of individually articulated and highly detailed
structures. To meet this high standard of quality, full articulation of building facades and use of
architecturally compatible treatments will be utilized consistently throughout the development.
Standard
7.4.1 Goal 5.12 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Architectural Façade and
Treatment section.
Guidelines
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A. Entries should be enhanced to reflect the architectural style and details of the building.
B. Windows should be articulated with accent trim, sills, shutters, window flower boxes, awnings,
or trellises authentic to the architectural style of the building.
C. Windows, garage windows, and doors should complement the architectural style of the building.
D. Garage doors should incorporate architectural detailing that is consistent with the overall
architectural style of the building.
7.5 Materials and Colors
Materials considered appropriate for Avila Ranch are those that have generally stood the test of
time such as stone, brick, wood, glass, plaster, and metal. Each development may choose to express its
unique identity through material and color selection, as long as they are compatible with the overall
character of the area.
Standard
7.5.1 Goal 5.13 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Materials and Colors section.
Guidelines
A. Roof tiles and colors consistent with the architectural style of the house should be incorporated.
Roofing colors should be soft earth tones. Where solar shingles are used to comply with solar
energy requirements in this plan, they shall be integrated so that they are part of the
architectural character.
B. Roof penetrations for vents should be consolidated and located on the rear side of roof ridges.
Vents should be painted to match the roof color.
C. As part of the last development phase, the building materials, colors, entries, and windows of
the Neighborhood Commercial Town Center should reflect adjacent residential area.
8.0 Landscape
8.1 Planting Concept
Landscaping for the Avila Ranch development is envisioned to reflect both the natural and
agricultural landscapes of San Luis Obispo. Natural landscape patterns have been integrated within the
Tank Farm Creek riparian corridor and within Conservation/Open Space areas. Agricultural landscape
patterns have been incorporated along Jespersen Road and adjacent to the on-site agriculturally related
facilities.
Standards
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8.1.1 Goal 5.14 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Planting Concept section.
8.1.2 Trees planted within Avila Ranch outside of residential zones shall be chosen from the
City’s approved Street Tree Master List and shall be in conformance with the master
plan in Appendix D.
8.1.3 Shrubs, perennials, and ground cover planted outside of residential zones within Avila
Ranch shall be in conformance with the master plan in Appendix D.
8.1.4 Trees, shrubs, perennials, and ground cover planted within the residential portions of
Avila Ranch shall be located as shown in Appendix D and shall be chosen from the City’s
approved Street Tree Master List.
8.1.5 Street trees shall be provided in tree wells along streets abutting the Neighborhood
Commercial Town Center with the intent of developing a continuous canopy over the
sidewalk. Thematic parkway trees shall also be planted on Earthwood, Venture,
Jespersen, and Horizon at least every fifty (50) feet. Tree selection for these parkway
strips on the Residential Collectors and Residential Arterial shall be of a single species to
provide continuity throughout the project. Tree species should be selected for canopy
height and width to ensure that at least 50 percent of the adjacent walkway is shaded
within 10 years after planting.
8.1.6 Trees, shrubs, and plants chosen to be planted along the Tank Farm Creek riparian
corridor shall utilize native, locally procured varietals.
8.1.7 Plants and shrubs planted on properties adjacent to Tank Farm Creek shall be properly
situated and maintained to avoid spreading into the adjacent riparian corridor.
8.1.8 Plants and shrubs shall be low water using.
8.1.9 Turf shall not be located within front yards of residential zones.
8.1.10 To reduce the potential for noise, dust and pesticide drift, the project shall include
dense hedgerows of trees and landscaping at the top of the southern noise berm, along
the eastern property line between the R-3 and Neighborhood park and the adjacent
agricultural parcel, along the northern property line in the adjacent drainage swale,
along the east side of Vachell between the R-2 residences and Vachell, and along the
western property line between the R-4 and R-2 areas in Phase 3 and the properties to
the north and west. (MM AG 2b ).
Guidelines
A. Residential Collectors and Residential Arterials shall have a single street tree species for
continuity. A different street tree species unique to each neighborhood shown in Figure 27
should be utilized to provide a layer of consistency and individuality for that neighborhood.
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B. Native trees, plants, and other low water using plant varieties are encouraged within Avila
Ranch and should be integrated into the project to the greatest extent possible.
C. Community gardens that are easily accessible to residents should be incorporated within Avila
Ranch in mini parks and pocket parks, as shown on the Parks Master Plan in Appendix B.
D. Open space areas adjacent to Buckley Road should incorporate working agricultural areas.
E. Agriculture production related facilities should integrate a grove or farm compound styled tree
plantings to unify and add visual interest to the site, in accordance with the Parks Master Plan
and Open Space Plan.
9.0 Buildings, Signs and Lighting
9.1 Buildings
Buildings placed throughout Avila Ranch will be rooted in the surrounding landscape and natural
open spaces through the incorporation of contextual landscaping. Landscaping will soften building edges
at the ground plane and provide attractive plantings to support the planned environment of the project.
Standard
9.1.1 Goal 5.15 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Buildings section.
9.1.2 Public art shall be incorporated within Avila Ranch in conformance with the City’s Public
Art for Private Development ordinance. The preferred method of compliance is by
including larger scale sculptures in the Sculpture Garden in Park H.
9.1.3 Public art shall reflect the agrarian history and context of the site.
9.2 Signs
Standards
9.2.1 Goal 5.17 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Signs section.
9.2.2 All signage within Avila Ranch shall comply with the City of San Luis Obispo’s Sign
Regulations for applicable Residential, Neighborhood Commercial, and
Conservation/Open Space land uses.
Guideline
A. Landscaping should be incorporated within parking courts to minimize paving and views of garages.
9.3 Lighting
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Lighting for residential, commercial, and open space uses within Avila Ranch is envisioned to
provide adequate illumination levels to aide in the transitioning of urban to rural uses while also
providing an appropriate illumination level to address public safety concerns. Planned lighting is
intended to maintain the current low lighting levels that distinctly differentiate between existing urban
and rural land uses within the area.
Standards
9.3.1 Goal 5.18 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Lighting section.
9.3.2 Exterior lighting within the Specific Plan Area shall comply with the City of San Luis
Obispo’s Community Design Standards, Airport Area Specific Plan, and Night-Sky
Preservation site requirements.
9.3.3 All exterior lighting within Avila Ranch shall be compatible with and complement the
architectural styles and landscape designs proposed.
9.3.4 Exterior lighting fixtures shall be properly shielded to minimize light overflow and glare
onto adjacent properties.
9.3.5 Trail and walking pathway lighting shall be appropriately scaled to the pedestrian.
Additional overhead park lighting may be utilized in areas where pedestrian safety is a
concern.
9.3.6 Lighting fixtures shall be energy efficient in accordance with the latest version of the
California Energy Standards (Title 24).
9.3.7 All project lighting shall comply with the City’s Night Sky Preservation Ordinance (Zoning
Ordinance Chapter 17.23). Lighting in the project shall conform to the following
operational and development standards:
a. Outdoor lighting shall be directed downward and away from adjacent properties and
public rights-of-way.
b. No lighting on private property shall produce an illumination level greater than two
maintained horizontal foot-candles at grade on any property within a residential
zoning district except on the site of the light source.
c. The maximum light intensity on a residential site shall not exceed a maintained value
of 10 foot-candles, when measured at finished grade.
d. The maximum light intensity on a nonresidential site, except auto sales lots and
sports fields, shall not exceed a maintained value of 10 foot-candles, when measured
at finished grade.
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e. The maximum light intensity on an auto sales lot shall not exceed a maintained value
of 40 foot-candles, when measured at finished grade.
f. The maximum light intensity on a sports field shall not exceed a maintained value of
50 foot-candles, when measured three feet above grade. Baseball field lighting and
lighting for other recreational uses may be increased to a maintained value of 100
foot-candles with approval of the Community Development Director.
g. Outdoor lighting shall be completely turned off or significantly dimmed at the close
of business hours unless lighting is essential for security or safety (e.g. illumination of
parking areas and plazas).
h. Outdoor lighting shall not blink, flash, or rotate.
I. Outdoor flood light projection above the horizontal plane is prohibited, unless
exempted by Section 17.23.080.
j. Outdoor sports fields shall not be illuminated after 11:00 p.m. except to conclude a
scheduled recreational or sporting event in progress prior to 11:00 p.m.
k. Outdoor lighting fixtures, including lighting for outdoor recreational facilities, shall be
cutoff fixtures designed and installed so that no emitted light will break a horizontal
plane passing through the lowest point of the fixture. Cutoff fixtures must be
installed using a horizontal lamp position. Lighting fixtures should be of a design that
complements building design and landscaping, and may require architectural review.
l. Outdoor lighting shall be fully shielded or recessed.
m. Lighting fixtures shall be appropriate in height, intensity, and scale to the use they
are serving. Parking lot lights shall not exceed a height of 21 feet, and wall-mounted
lights shall not exceed a height of 15 feet, from the adjacent grade to the bottom of
the fixture. The Architectural Review Commission can approve an exception to these
height standards based on specific extenuating circumstances.
n. All luminaries mounted on the under surface of service station canopies shall be fully
shielded and utilize flush-mounted canopy fixtures with flat lenses.
o. Search lights, laser source lights, or any similar high-intensity light shall be
prohibited, except, in emergencies, by police and/or fire personnel, or at their
direction, or for purposes of gathering meteorological data. Exceptions may be
granted in conjunction with approved temporary lighting.
9.3.8 All exterior building lights facing Tank Farm Creek shall be hooded to prevent light
spillover into the creek. All residential street lights over 10 feet in height shall be
setback a minimum of 100 feet from the top of the creek bank and hooded and/or
directed away from the creek. Any night lighting adjacent to the creek (e.g., walkway
lights) shall be of low voltage and hooded downward. Artificial light levels within 20 feet
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of the top of the creek bank shall not exceed 1-foot candle or the lowest level of
illumination found to be feasible by the City. (MM BIO 5a).
10.0 Public Art
In order to weave and integrate Avila Ranch with the existing cultural and aesthetic fabric of San
Luis Obispo, public art is intended to be incorporated as a central organizing element within or adjacent
to the Town Center plazas or parks. Installations will reflect the agrarian history and context of the area
and that of the project site, and may include antique agricultural implements, Aeromotor windmills, and
other features. Signage designs for land uses within Avila Ranch comply with applicable City Sign
Regulations while playfully integrating and playing off the dominant architectural character of the area.
Individual residential neighborhoods are imagined as having unique identification signage to inform and
direct residents and visitors. Commercial uses are to display functional yet simple signage designs that
effectively alerts potential patrons to their location within the Avila Ranch development.
Standards
10.1 Goal 5.16 (and associated standards and guidelines) outlined within the AASP shall
be referred to and incorporated as part of this Avila Ranch Public Art section.
10.2 The preferred method of complying with the public art requirements for the project
is the implementation of the Sculpture Garden in Park H.
10.3 Public art shall reflect the agrarian history and context of the site.
11.0 Drainage
Drainage requirements related to Avila Ranch are intended to meet the Regional Water Control
Board’s Low Impact Development Post Construction Requirements. The performance of designed
detention basins and permeable surfaces integrated throughout the project ensure on-site retention of
the project’s share of stormwater runoff while ensuring the safety of adjacent property.
Standard
11.1 Goal 5.19 (and associated standards and guidelines) outlined within the AASP shall be
referred to and incorporated as part of this Avila Ranch Drainage section.
11.2 A landscaped drainage swale or other suitable engineered solution shall be included
along northern property line of Avila Ranch within the R-2 and R-4 Residential Zones to
facilitate drainage from adjacent property, and to provide screening to the light
industrial properties to the north.
12.0 Fencing
Fencing planned for Avila Ranch will add to visual quality and character of the overall
development. In addition to the existing City fencing requirements, the following standards and
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guidelines apply to all residential lots within Avila Ranch in order to maintain and emphasis views of
Tank Farm Creek.
Standard
12.1 Residential lots adjacent to Tank Farm Creek, parks, open spaces, or walking pathway, as
shown in Figure 24, shall use open fencing types like those illustrated in Figure 25.
Guideline
A. Fencing adjacent to Tank Farm Creek, parks,
open spaces, or walking
pathways should use
wrought iron, tubular steel
or wood (e.g., split rail or
other decorative fencing
types)
13.0 Energy Conservation (MM AQ 2a)
The general approach to energy use and conservation in the Avila Ranch area is based on the direction
set forth in Section 7.07 of the Development Agreement for the project. Specifically, that provision of
the Development Agreement states the following:
(a) Avila Ranch shall provide for accelerated compliance with the City’s Energy Conservation Goals
and its Climate Action Plan by implementing energy conservation measures significantly above
Figure 24 Special Fence Treatment Locations
Special Fence Treatment
Locations (Typ)
Minimum 4-foot high solid
screen with open lattice above
Figure 25 Open Space Fence Example
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City standards and norms by providing PV energy generation for 100 percent of onsite electrical
demand as described in Section 13 of the Design Framework of the Development Plan. The
Project shall also include energy efficiency standards in excess of the current Building Code.
(b) Developer shall provide sustainability features as described in Section 13 of the Design
Framework of the Development Plan, including: (i) housing that meets the 2019 net zero building
and energy codes, or if the 2019 building and energy codes are not yet adopted upon building
permit application, the equivalent to the satisfaction of the Community Development Director,
(ii) implementing any future city-wide policy regarding carbon emissions reduction, (iii) solar
electric panels, (iv) integrated power outlets for electric vehicles and electric bicycles, (v) building
design that maximizes grey water usage, and (vi) work-at-home options with high-speed internet
connectivity.
In this context, the Development Plan is intended to be dynamic and flexible, to allow for the possibility
that City energy requirements are updated from time to time outside the framework of the
Development Plan. The discussion that follows in this section generally describes the baseline energy
requirements that were in place at the time the Development Plan was approved in 2017. The intent of
this plan in combination with the Development Agreement is to ensure that the project includes energy
and sustainability features that go well beyond what was required at that time. A project that meets
those criteria as evaluated by City staff would meet the intent of the Development Plan and
Development Agreement.
13.1 Energy Conservation
Energy Conservation is a significant policy focus area for the City of San Luis Obispo. Both the
Open Space and Conservation Element, and the Airport Area Specific Plan provide guidance in the
conservation of energy. The project was evaluated and approved in the context of the 2016 building
codes, which provided for energy conservation measures that were significantly greater than what were
in place before that time. The intent of the standards and guidelines as written below was to anticipate
what was to be required in the 2019 Building Energy Efficiency Standards and the City’s Clean Energy
Choice Program, which were not yet adopted at that time. The overall intent of the Development Plan
was to improve energy conservation measures in R-1 and R-2 buildings by at least 15% over the 2016
Title 24 standards, and at least 10% for the R-3, R-4, NC and other uses. The energy conservation
measures below are one way, but not necessarily the only way, to achieve this. Applicants are
encouraged to refer to the City’s latest energy standards while working with City staff to meet the intent
of the Development Plan and Development Agreement.
Standard
13.1.1 All buildings and structures shall meet and exceed the anticipated 2019 energy
conservation standards, as well as the Clean Energy Choice Program. Prior to the
establishment and adoption of 2019 Title 24 Energy Code, R-1 and R-2 structures in the
Avila Ranch project shall be 15 percent more efficient than the 2016 Title 24 Energy
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Standards, and R-3, R-4, NC and other uses shall be at least 10 percent more efficient
than the 2016 Title 24 Energy Standards.
13.1.2 Energy conservation measures should give priority to the thoughtful design of structures
to take advantage of passive cooling and heating, including cross ventilation, solar
exposure, solar thermal massing strategies.
Guideline
A. Building and structures shall use high-performance Advance Framing (AF) and/or Structurally
Insulated Panel (SIP) techniques, where structurally possible, to reduce the amount of framing
lumber and the heating and cooling loss associated with frequent framing intervals. Advanced
Framing and Advance Wall Systems (AWS) refers to a set of framing techniques and practices
that minimize the amount of wood and labor necessary to build a structurally sound, safe,
durable, and energy efficient building. Reducing the amount of wood in wood-framed exterior
walls improves energy efficiency through a reduced framing factor, allowing more insulation to
be installed, and has greater resource efficiency for the materials being used. Advanced
Framing and Advanced Wall System techniques may include, but are not limited to the
following:
a. Use of precise engineering of headers on load bearing walls to reduce the among of waste
associated with oversizing.
b. Use of insulated corners to eliminate the isolated cavity found in conventional three- or
four-stud corners, making it easier to install insulation and providing for more cavity
insulation space. Advanced framing wall corners can include insulated three-stud corners or
two-stud corner junctions with ladder blocking, drywall clips, or an alternative means of
supporting interior or exterior finish.
c. Advanced framing ladder junctions should be used at wall intersections with 2x blocking at
24-inch on center vertical spacing. This method requires less than 6 feet of blocking material
in a typical 8-foot tall wall. In conventional walls, interior wall intersections include a stud at
each side of the intersecting wall, which can require as much as 16 feet of stud lumber plus
additional blocking material.
d. Eliminating unnecessary double-floor joists underneath non-load bearing walls, as well as
using 2-inch x 4-inch and 2-inch x 3-inch interior non-load bearing walls to minimize the
among of engineered and non-engineered lumber waste.
B. Quality Insulation Installation (“QII”) shall be used per California Energy Commission standards
and Insulation Stage Checklists to ensure high performing insulation systems. QII ensures that
insulation is installed properly in floors, walls, and roofs/ceilings to maximize the thermal
benefit of insulation. Depending on the type of insulation used, QII can be simple to implement
for only the additional cost of HERS verification. Batt insulation may require an increase in
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installation time over standard practice because batts may need to be cut to fit around
penetrations and special joists.
C. Compact plumbing strategies shall be used to reduce water and water heating waste. These will
include reducing the total run from the water heating unit to the hot water dispensing
appliances, “demand” recirculating hot water systems, back-to-back and stacked plumbing
fixtures, and other techniques.
D. Pursuant to AASP Policy 7.2.2, the buildings and structures in the project shall provide for indoor
and outdoor water use that is at least 35 percent below citywide average at the time the
Development Plan was approved in 2017. WaterSense fixtures, or their equivalent, shall be
used for all appliances, and all appliances shall comply with CalGreen standards for water use
efficiency. (MM AQ 2a).
E. Rainwater and stormwater management shall be in conformance with the Regional Water
Quality Control Board’s Low Impact Development standards. Such standards call for the
detention/retention and treatment of the 95th percentile storm event. Treatment will be in
decentralized filtration basins, bioswales, underground artificial or natural cisterns, and other
approved strategies. The Parks Master Plan and the Open Space Master Plan in Appendices B
and C, respectively, show the locations and extent of these basins.
F. Passive solar strategies shall be used in all buildings to the greatest degree practicable. At least
75 percent of the structures in a neighborhood should have the longer roof line axis within 15
degrees of east-west. Design building to include roof overhangs that are sufficient to block the
high summer sun, but not the lower winter sun, from penetrating south facing windows (passive
solar design). Roofing materials shall be used which have a solar reflectance values meeting the
EPA/DOE Energy Star® rating to reduce summer cooling needs.
G. City infrastructure should comply with the recommendations of the City’s Climate Action Plan
and should utilize strategies and improvements to conserve energy. These include: 1) usage of
roundabouts where possible to avoid the usage of electrically powered traffic signals; 2) usage
of high-efficiency LED street lights; 3) usage of high-efficiency LED traffic signals. Where traffic
signals are modified as part of this project, signal heads with low-efficiency incandescent
fixtures shall be modified to have high efficiency LED fixtures, where possible; 4) bus stops shall
include PV systems to support the power requirements; and, 5) street lighting, park lighting and
area lighting shall be designed to limit errant light.
H. Design plans for units shall provide for the use of battery powered or electric landscape
maintenance equipment for new development. At least one exterior convenience outlet shall
be provided for each yard area that requires regular maintenance. Two outdoor outlets shall
also be provided for any private outdoor activity/patio areas.
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I. Each dwelling unit shall be designed to provide a convenient storage area for bicycles that is
easily accessible. This may include storage space in garage for bicycle and bicycle trailers, or
covered racks / lockers to service the residential units, or front porch bike lockers.
J. Residences should be equipped for the possible use of all electric appliances. This shall include
adequate electrical connections in cooking and laundry areas.
K. To encourage the use of electric vehicles private residential garages shall be equipped with a
dedicated 240-V circuit or outlet for electrical vehicle charging in conformance with the
California Green Building Code and he National Electrical Code. Residences with common
parking areas such as the R-3, R-4 and Neighborhood Commercial areas shall be equipped with
electric vehicle charging stations are a rate equal to one charging position for each eight vehicles
(12.5 percent of spaces) per the LEED ND requirements.
13.2 Onsite Energy Production
Solar PV systems shall be included on all structures in compliance with City requirements. The
intent is for onsite solar production to offset the projected electrical demand for the type of building
unit (but not including electrical demand for EV charging stations). This may be provided through a
combination of solar canopies for R-3, R-4, Neighborhood Commercial/Town Center and public park
uses, solar panels, solar shingles and other methods. Guidelines for specific unit types and land uses are
as follows. Note these guidelines are one way, but not necessarily the only way, to meet the intent of
the standards in question:
a. R-1 Single Family. These uses should provide between 275 and 300 square feet of equivalent
south-facing tilted total solar panel surface area per dwelling unit to generate at least 7,250
kWh per year, or as may be calculated in the energy analysis for the structure. Sur- face
material and finish shall be non-glare for airport compatibility.
b. R-2 Pocket Cottages Single Family. These uses should provide between 200 and 225 square
feet of equivalent south-facing tilted total solar panel surface area per dwelling unit to
generate at least 5,500 kWh per year, or as may be calculated in the energy analysis for the
structure. Because of the orientation of these uses from a common driveway from an east-
west street, care should be taken to orient the longer roof along the east-west axis where
possible. There are limited opportunities for solar canopies in guest parking areas, except
where these spaces are used for car sharing stations. Surface material and finish shall be
non-glare for airport compatibility.
c. R-2 Standard Single Family. These uses should provide between 250 and 275 square feet of
equivalent south-facing tilted total solar panel surface area per dwelling unit to generate at
least 7,000 kWh per year, or as may be calculated in the energy analysis for the structure.
Because of the orientation of these uses from a common driveway from an east-west street,
care should be taken to orient the longer roof along the east-west axis where possible.
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There are limited opportunities for solar canopies in guest parking areas, except where
these spaces are used for car sharing stations. Surface material and finish shall be non-glare
for airport compatibility.
d. R-3 Single Family Attached Duplex Units. These uses should provide 200 and 225 square feet
of equivalent south-facing tilted total solar panel surface area per dwelling unit to generate
at least 5,500 kWh per year, or as may be calculated in the energy analysis for the structure.
Solar canopies in guest parking spaces may provide the predominant share of the total
requirement of 7,500-8,000 square feet of total solar array area, and the solar canopies are
the preferred method of achieving this objective because of the required orientation of
these uses, and the sensitive architectural setting. Where possible, units should provide
rooftop solar water heating units. Surface material and finish shall be non-glare for airport
compatibility.
e. R-3 Townhome Units. These uses should provide 150 to 175 square feet of equivalent south-
facing tilted total solar panel surface area per dwelling unit to generate at least 4,000 kWh
per year, or as may be calculated in the energy analysis for the structure. Solar canopies in
guest parking spaces may provide the predominant share of the total requirement of 25,500
square feet of total solar array area, and the solar canopies are the preferred method of
achieving this objective because of the required orientation of these uses, and the sensitive
architectural setting. Where possible, units should provide solar water heating or pre-
heating units. Surface material and finish shall be non-glare for airport compatibility.
f. R-4 Apartment Units. These uses should provide 125 to 150 square feet of equivalent south-
facing tilted total solar panel surface area per dwelling unit to generate at least 3,500 kWh
per year, or as may be calculated in the energy analysis for the structure. Solar canopies in
guest parking spaces may provide all or the predominant share of the total requirement of
17,750 square feet of total solar array area, and the solar canopies are the preferred
method of achieving this objective because of the required orientation of these uses, and
the sensitive architectural setting. Where possible, these units should provide solar water
heating units or pre-heating units. Surface material and finish shall be non-glare for airport
compatibility. These solar canopies are to be located around the perimeter of the site along
the west and north boundaries so that they function as noise attenuation barriers as well.
g. Neighborhood Commercial/Town Center. Total electrical energy demand is estimated to be
7,500 to 10,000 kWh. All of this demand can be accommodated through solar canopies on
the central parking lot area. Surface material and finish shall be non-glare for airport
compatibility.
h. Public Parks/Spaces. Each public park has structures that may be outfitted with rooftop
solar systems. These include picnic shelters, shade structures, covered pavilions, and
potential solar canopies may provide 10,000 to 12,500 square feet of solar array area.
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Circulation Framework
There are four principal circulation features for the
site: 1) the extension of Buckley Road along the “Caltrans”
alignment to South Higuera Street; 2) connection of a new
Class I bike paths and Class II “buffered” bike lanes from and
through the project site to the Octagon Barn, which is the
trailhead for the Bob Jones City to Sea Trail; 3) the extension
of Venture Drive through the site and connecting with the
extension of Jespersen Road from Buckley Road, creating a
continuous Residential Collector; 4) the extension of Earthwood Lane as a Residential Collector from
Venture Road to Suburban Road for connectively and access to the neighborhood shopping center and
south of Venture to Vachell Lane, it transitions to a 48-foot
residential collector and, 5) the extension of Jespersen Road
from Buckley into the project site, with the eventual extension
of it offsite to connect to Suburban Road via Horizon Lane. A
vehicle bridge and two pedestrian/bike bridges are planned
over Tank Farm Creek to provide neighborhood connectivity,
and an eastbound bike bridge is planned on the south side of
Buckley to provide two-way bike connectivity along Buckley
Road. Figure 26 shows the overall circulation system and
Figures 27 through 30 show the City standard street sections that are to be used for the project.
The LUCE update identified the need to add north-south connections between Tank Farm Road
and Buckley Road. The extension of Earthwood Lane south of Suburban Road to the Avila Ranch project,
the extension of Jespersen Road north of Buckley Road to the northern project limits will contribute to
this connectivity. In the longer term, the connection of Horizon Lane to Tank Farm Road from Suburban
Road, completion of the “Unocal Collector” and other improvements will complete this system.
Pedestrian circulation will be accommodated by street design standards that include sidewalks
on both sides of the street for most classifications of streets within developed areas, and off-street,
multi-use paths along streets adjacent to open space areas, and network of multi-use, Class I facilities
that will connect to the street system within the planning area as well as existing and planned facilities
outside of the Airport Area.
The City’s Bicycle Transportation Plan proposes a comprehensive system of on-street and off-
street bicycle facilities in and around the project site. The ultimate alignment of some of the Class I bike
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paths south of Tank Farm Road will need to be determined as part of the plans to develop the Chevron
property. However, the AASP illustrates the following conceptual alignments:
A. Off-street Class I multi-use paths that parallel creeks and riparian corridors,
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Figure 26 Circulation Plan
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Figure 27 Buckley Road Sections
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B. On-street Class II bicycle lanes on arterial and collector streets, and;
C. A combination of off-street paths adjacent to streets and on-street bicycle lanes.
Class I bicycle paths and Class II bicycle lanes within the Avila Ranch area will be constructed,
signed and marked to meet or exceed the minimum standards established by the California Department
of Transportation Highway Design Manual and the City of San Luis Obispo design standards. Class I
paths are to be a minimum of 12 feet in width with two-foot shoulders, except in hillside areas where
grading would cause visual impacts or along creeks where space is limited. Class II bicycle lanes are to
be at least 6.5 feet wide under normal circumstances, according to the design criteria of the Bicycle
Master Plan (BMP). For Buckley Road and Vachell Lane, Class II facilities will be at least eight feet wide.
The project’s Residential Collectors bicycle lanes are planned to be 8-foot “buffered” lanes (instead of
the BMP standard of five feet for that condition), as shown in Figure 28.
An important linkage in the regional bikeway system is Buckley Road. It will eventually connect
to Higuera Street and the San Luis Obispo City Bob Jones Trail trailhead at the Octagon Barn site.
Because of physical constraints and the extent of construction, the amount of roadway available for bike
traffic varies between Broad and Vachell. These constraints include the bridges across Tank Farm Creek
and the East Fork of San Luis Creek. The Bicycle Transportation Plan provides for Class II bike lanes and
Class I bike paths along corridor, and continuing to Higuera Street.
Residential Collector and Local streets are planned for Avila Ranch. These roadways function to
collect traffic from local streets and fronting property and then channel the traffic to arterial streets.
Collector streets have fewer limitations on intersections and driveways than higher order streets. Figure
28 shows and plan and sectional view of an Avila Ranch Collector Street. A plan and section view of
Local streets for the R-1 area is shown in Figure 29, and an illustration of the other Avila Ranch Local
streets is shown in Figure 30.
Per the AASP, all traffic mitigation measures, taken at full build out of the Airport Area, assure
compliance with the Circulation Element LOS D policy. However, since the rate and exact development
patterns within the Airport Area cannot be predicted, no fixed implementation schedule of overall traffic
mitigation measures can be determined. Therefore, and although not anticipated, development projects
within the Specific Plan area may cause a temporary cumulative traffic level of LOS E to be reached prior
to public improvement project being undertaken. Individual development projects within the Specific
Plan area are to construct adjacent streets, bicycle and transit improvements as part of their
development. For AASP transportation fee public projects, the City reviews LOS levels periodically and
makes recommendations for use of accumulated Airport Area traffic impact fees toward new CIP
projects to address the higher LOS levels and assure ultimate LOS levels are achieved with ultimate
build-out development of the Airport Area.
Phasing of the bicycle improvements, according to the AASP, is a multi-jurisdictional and long-
term effort. According to the AASP, the City or County will implement Class I and II bikeways that are
not adjacent to development or are in the unincorporated area outside of the Specific Plan area (e.g.,
along Buckley and Santa Fe Roads, and along the East Branch of San Luis Obispo Creek south of Buckley
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Figure 28 Collector Streets and Bike Lanes with 2-foot Buffering
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Figure 29 R-1 Zone Street Sections
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Figure 30 Local Street Sections (Non-R-1)
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Road) as part of their respective Capital Improvement Programs. This provision does not reduce the
possibility that development may need to complete these segments as part of their individual
environmental review assessments, if warranted. Several constraints to implementation include right of
way acquisition along the project’s Buckley frontage, the Buckley Road extension, bridge improvements,
and other factors.
According to the Traffic Impact Study, at full buildout, the following improvements would be
needed to address project impacts and needs. Unless otherwise noted, the recommendations apply to
all horizon years (Existing, Near Term, and Cumulative Plus Project.
Traffic Study Recommendations
Vehicular:
1. Extend Prado Road to Broad Street. This planned project would reduce queue issues at the
intersections of South Street/S Higuera Street, Madonna Road/S Higuera Street, and Tank Farm
Road/S Higuera Street. The improvement is being implemented as part of the Margarita Area
Specific Plan, and potentially as a citywide project under the City’s current revision of the traffic
impact fees program.
2. A second northbound left turn lane at Prado Road/S Higuera Street. The intersection functions
adequately, but turning queues are excessive in the peak hours. This requires widening the
Prado Road Bridge west of S Higuera Street to provide two receiving lanes. This widening of the
Prado Road bridge and Prado Road west of Higuera is currently underway as a City Capital
Improvement Project with support from Specific Plan impact fees.
3. Add second southbound left turn lane to the Tank Farm Road/S Higuera Street intersection. The
intersection functions adequately, but turning queues are excessive in the peak hours. The
single turn lane also restricts through traffic flow. This improvement, part of the Citywide traffic
fee program, will be installed by the project in Phase 1 per the EIR.
4. Restripe westbound approach to Suburban Road/S Higuera Street to provide a dedicated left
and shared left/right turn lane and change southbound left to protected signal phasing. This
improvement is being installed as part of the Project’s Phase 1 traffic improvement.
5. Prohibit left turns into and out of the Vachell Lane/S Higuera Street intersection. Extend Buckley
Road to South Higuera Street or connect the project to Earthwood Lane before the turn
prohibition is implemented. Buckley Road is being extended as part of Phase 2 improvements
and modification of the Vachell/Higuera intersection is dependent of an alternate route. The
Vachell/Higuera left turn prohibition improvements will occur when the Buckley Road Extension
is completed.
6. Under Near Term Plus Project conditions, add a second southbound right turn lane to the
LOVR/S Higuera Street intersection. This improvement is a longer-term improvement that
requires additional rights of way, and is intended to address excessive right turning queues in the
peak hours. The city is currently managing the flow of the intersection under the Los Verdes
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Settlement Agreement, and the improvement will be implemented as part of the citywide traffic
impact fee program.
7. Under Cumulative Plus Project conditions pay fair share mitigation fees to install a traffic signal
or single lane roundabout at the intersection of Buckley Road/Vachell Lane. Adequate right of
way has been planned for either improvement, depending on the recommendations at the time
of construction.
8. Implement the County/Caltrans Highway 227 Corridor Plan. SLOCOG, the County and Caltrans
have adopted a corridor improvement concept for Broad/227/Edna Road from Aero Drive to Los
Ranchos Drive. The City portion of this project will be included in the AASP Specific Plan Public
Facilities Financing Program.
Pedestrian and Bicycles:
1. Construct Class I multi-use paths in accordance with the project site plan and connect them to
the off-site transportation network consistent with the City’s Bicycle Transportation Plan.
Planned Bicycle circulation is consistent with the BMP.
2. Construct Class II “buffered” bike lanes on all Residential Collectors and Residential Arterials in
the Project (Earthwood, Venture, Jespersen and Horizon), and on offsite roads include Vachell
and Buckley along the project frontages, offsite Earthwood to Suburban, and the Buckley Road
Extension, as depicted on Figure 28.
3. Construct two bike bridges across Tank Farm Creek, one for eastbound traffic on the south side
of Buckley to provide east-west connectivity on Buckley Road, and the other along the southern
side of Phase 1.
4. Pedestrian improvements along Suburban, Vachell and Higuera to eliminate the missing links of
sidewalks and/or elimination of non-ADA compliant crossings. Appendix F shows the scope of
these improvements.
Transit:
1. Provision of transit stops on the project site. Phase 1 will include a transit stop on Earthwood
north of Venture, and Phase 4 will include a transit stop at the Town Center. Transit stops are
shown on the Circulation Plan in conformance with this requirement.
2. The project site will also be served by bus service from the San Luis Coastal Unified School
District. Transit stops will be provided throughout the project in accordance with their
requirements.
Site Access and On-Site Circulation:
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1. Provide left and right turn lanes on Buckley Road at Vachell Lane and the south project entry.
The project design accommodates these improvements.
2. Construct single lane roundabouts at the on-site intersections of two collector roads.
Roundabouts are shown at Earthwood/Venture, Venture/Horizon(Jespersen), and the Town
Center.
3. Where collector roads intersect with local roads the local roads should be stop controlled.
4. Review construction documents to ensure adequate sight distance is provided at on-site
intersections and driveways. Site distance calculations are shown on the Vesting Tentative Map,
in conformance with City design requirements.
5. Connect the project to Earthwood Lane as a part of Phase 1 of development. Connect the
project to Horizon Lane as a part of Phase 4 of development. Earthwood is connected to
Suburban as part of Phase 1. Venture is connected to Jespersen/Horizon as part of the Phase 4,
and the Jespersen/Horizon extension from Buckley is planned for Phase 4.
Additional detail on these improvements is provided in the Traffic Impact Study for the project.
Phasing
` The foregoing summary provides the scope of needed improvements to support the circulation
needs and demands for the project. Some of these improvements will be installed as part of the project,
as described below. Others will be implemented by the City and/or County as part of their capital
improvement programs. The transportation improvements associated with each phase of the project
based on information from the traffic study and project impacts are as follows:
Phase 1 includes the, extension of Venture Road along the phase frontage through the
Venture/Earthwood roundabout, and extension of Earthwood to Suburban , the extension of the
Earthwood Collector (w/Class II) to Suburban, and a transit stop along Earthwood Extension. (MM
TRANS 11a, 12). This phase would also include the modification of the Higuera/Suburban intersection
per the traffic study (MM TRANS 7c). Phase 1 will also include pedestrian improvements on Suburban
Road between Earthwood and Higuera, and pedestrian improvements along the east side of Higuera
between Vachell and LOVR per the plans in Appendix F. (MM TRANS 10a, 10b, 10c Mitigation measures
prescribed by the EIR for the project in Phase 1 include the following:
a. Installation of an additional southbound left turn lane at Higuera and Tank Farm Road. (MM
TRANS 7b).
b. Extension of the northbound right turn lane at South and Higuera. (MM TRANS 6).
Phase 2 This phase will include the extension of Buckley Road from Vachell to Higuera, and
improvements to restrict left turns to and from Higuera and Vachell. As part of this phase, the Buckley
Extension Class I bike path may be installed in an interim or permanent condition, subject to availability
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of right of way and governmental approvals. (MM TRANS 7c). This phase would also include the Class I
bike path from the Class II diversion on Buckley to Vachell, a pedestrian/bike bridge over Tank Farm
Creek north of Buckley for Class I bike path and, a Class II bike lane bridge on south side of Buckley at the
Buckley/Tank Farm Creek Bridge. This phase would also include the extension of frontage improvements
and the extension of the Tank Farm Creek Class I bike path to Venture Lane.
Phase 3 circulation improvements includes completion of in tract circulation, and the frontage
improvements along Venture Lane.
Phase 4 includes the development of the eastside circulation network for the project, including
the construction of the vehicle and pedestrian bridge from Venture to Jespersen, the completion of
Jespersen Road to Buckley, completion of Horizon Road from Venture to Suburban Road, project entry
improvements on Buckley Road, and the Buckley frontage improvements. It would also include
widening of the Buckley Road shoulders along the project frontage to meet minimum bikeway standards
for road speed, slope other site conditions. Phase 4 would include the completion of the Tank Farm
Creek Class I bike path to the Chevron open space, and the improvement of sidewalks and ADA crossings
on Suburban between Horizon and Earthwood. Phase 4 would also involve the development of the
second transit stop at the Town Center.
Phase 5 circulation improvements include the development of in tract improvements, and the
construction of the second bridge over Tank Farm Creek connecting to the Town Center. No added
traffic improvements are planned.
Phase 6 does not include the development of any additional traffic and circulation
improvements.
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Infrastructure Framework
Domestic Water
Existing City water main facilities slated to serve the site consist of an 18 -inch main in S. Higuera
Street and an existing 12 -inch main in Suburban, and new potable and recycled water mains in
Earthwood. Providing adequate domestic and fire flows to the Avila Ranch project will require extension
to the new lines in Earthwood and eventual looping of the system. Main lines within the project will be
looped through the individual phases to provide required flows and redundancy. Figure 31 shows the
planned water system improvements.
Construction of a 10-inch main line within the Earthwood Lane Phase I Right of Way has been
completed. This line is stubbed approximately one-third of the way into the Earthwood subdivision
project, with plans for a Phase II extension of the road to the north property line of Avila Ranch.
The adjacent former Dioptics/currently Trust Automation building at 125 Venture Drive is served
by water originating from an existing private offsite well and private water line which runs within Vachell
Lane. The system, installed at that time, provided stubs for future water connection to a new main line
in Vachell. The Avila Ranch project will provide connection to these laterals at the time a main line is
extended within Vachell.
The project proposes several features that meet and exceed the current water conservation and
management regulations from the City or State agencies. Development in the Avila Ranch area is to be
designed so that the projected annual residential water consumption for the project is 30 percent less
than the city’s current average residential per-person annual community water consumption (estimated
at 60 gallons per day per person). To meet this goal, the following performance standards are to be
used: 1) turf shall not be permitted for individual yard landscaping. Landscape plans shall be developed
which require lower water usage, and which require lower maintenance. Landscape plans shall reflect
the local climate zones and local plant material; 2) turf may be used where it is associated with a
common open space, parkways, sports field or other common area. Where feasible, these areas will be
irrigated with recycled water supplies; 3) landscape and irrigation plans should use drip irrigation
systems to the extent feasible. Overhead spray irrigation is discouraged; 4) residential units will be pre-
plumbed for onsite water recycling; 5) plumbing fixtures shall comply with EPA “WaterSense” standards
and to CalGreen flow standards; and 6) the project shall use “compact plumbing” strategies as described
in Section 13 of the Design Framework.
In its pre-development condition, the site uses approximately 90-95 acre-feet of ground water
per year from a local irrigation well for agricultural purposes. This is based on one fourth of the site
being planted in irrigated crops each year at an application rate of 30 inches per crop, with the balance
of the site either fallow or in dry farmed crops. The Water Supply Assessment prepared for the project
found that the ten-year average per capita water use for the City was 114.4 gallons per capita per day
(gpcd) from 2005-2016. The 2015 residential water use for the community is currently 59 gpcd. Total
City current water use is 4,990 AF/year, a ten percent reduction from the previous year. The Avila Ranch
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water usage is estimated to be lower than current city average usage, with estimated residential water
usage calculated to be 39 gallons per day per person per day. Avila Ranch’s projected usage is 0.7% of
total supply and 2% of available water supply. Total projected water usage for the project according to
the Water Supply Assessment for the Mitigated Project, is 127.7 acre-feet (AF), with 73 AF feet of that
demand being met by potable water supplies, and 57.7 AF being met by city recycled water supplies.
Recycled Water
The City of San Luis Obispo continues to expand their recycled water system. New facilities to
serve the Avila Ranch project will be extended from the existing line in Earthwood. Figure 31 shows the
planned locations of the potable water and recycled water main lines. Approximately 82 percent of
irrigation demand for the project site will be met with non-potable recycled water, a total of 57.7 acre
feet± of recycled water.
Sanitary Sewer
The Avila Ranch property, as with all properties within the Airport Area Specific Plan, lies
downstream of the existing Sewage Treatment Plant, requiring a system of force mains and/or lift
stations to transport flows to the gravity lines which feed the plant. As part of the Avila Ranch project, a
pump station will be constructed near the intersection of Vachell and Buckley to move flows to the
north. This force main will run through Earthwood, Suburban, Short, Long, and Cross Street with
eventual disposition into a gravity main in Tank Farm Road. The Avila Ranch project proposes to
construct a system of gravity lines within the project to transport flows to the planned pump station and
construct a force main system to transport those flows back up through the site, across an adjacent
parcel to Suburban Road and easterly in Suburban, up Short, Long, and Cross Street to a point where a
gravity line can be constructed to extend northerly to tie to the existing main line in Tank Farm Road
which feeds into the Tank Farm Lift Station. Figure 32 shows the planned sewer mains, lift station, and
force mains.
Adjacent future development at Venture Lane was planned to be served by septic systems when
initially approved by the County and the former Dioptics/current Trust Automation building, located @
125 Venture Drive, pumps from the existing building to a leach field on the north side of their property.
Revisions to that system, and extension of sewer mains, to this area are not a part of the planned
improvements associated with Avila Ranch.
Dry Utilities
PG&E will provide underground extensions from existing facilities, from overhead lines along the
west side of Vachell, and along the south side of the Suburban properties to the north. Final
requirements will be confirmed with PG&E. Cable TV/Phone facilities exist along Vachell Lane and are
planned to be extended to serve the site. Southern California Gas Company has an existing 16 -inch
high-pressure main line which extends southerly in Vachell and easterly in Buckley.
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Figure 31 Water Master Plan
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Figure 32 Sewer Master Plan
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Service for the Avila Ranch project may originate from this 16 -inch line, and would include the
installation of pressure reducing stations to be designed by SoCal Gas.
Storm water, Hydrology and LID Compliance
The project is subject to the Low Impact Development requirements of the Regional Water
Quality Control Board’s Post Construction Requirements. A drainage study has been prepared to
analyze the project’s conformance with Water Board and City of SLO drainage requirements.
Stormwater treatment and retention is planned for runoff from the new impervious areas associated
with this project. Runoff from these areas will be directed to vegetated or underground facilities that are
intended to retain and infiltrate the runoff from events up to the 95th percentile 24-hour rainfall event.
For larger events, these vegetated facilities will overflow into standpipes that connect to storm drain
conveyance pipes that discharge to Tank Farm Creek.
Drainage for the planned development is shown in Figure 33 and described in the following
sections.
Northwest Portion of Site
The portion of the site on the northwest side of Tank Farm Creek consists of Phases 1 through 3
and is comprised mostly of medium-density single-family residenceswith some high-density multi-family
residences. Runoff from these areas will be directed to either onsite vegetated treatment facilities or
underground facilities designed to meet treatment and retention requirements. For storms larger than
the required onsite retention design storm, the vegetated facilities will overflow into various inlets that
connect to a network of storm drain conveyance pipes in the streets that discharge to Tank Farm Creek
at various locations.
Runoff from the public sidewalks and streets is planned to be conveyed by surface flow in the
gutters and streets to vegetated treatment facilities located in the small onsite parks and along the
creek bank. These facilities will overflow into standpipes that connect to the storm drain pipe networks
that discharge to the creek or a larger regional detention pond located north of Buckley Road. There is
currently one detention pond planned for the site. This pond will be located at the southwest corner of
the site and detain the runoff from the single-family residences and streets located in that portion of the
site. This pond is adequate to handle the peak flow and storm drainage needs of Phases 1 through 3.
Offsite runoff that enters the site from the north and west is planned to be collected and conveyed
through the project site with underground pipe.
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Figure 33 Storm Drain Master Plan
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Southeast Portion of Site
The portion of the site on the southeast side of Tank Farm Creek includes phases 4 through 6
and is comprised of low-density single-family residences,medium-high density multi-family residences,
commercial development, and parks. Runoff from the imperious surfaces, including the public sidewalks
and streets, is planned to be directed to vegetated treatment or underground facilities located at the
backs of the sidewalks to meet treatment and retention requirements. For storms larger than the
required onsite retention design storm, the vegetated facilities will overflow into standpipes that
connect to a network of storm drain conveyance pipes in the streets that discharge to Tank Farm Creek
at various locations. Because of the peak flows associated with the site, development of this portion of
the project is dependent on the installation of a portion (but not all) of the storm drainage
improvements being installed as part of the Chevron Remediation project. These improvements are
those located in the southeast portion of the Chevron site immediately to the north of the project site.
They would be installed either by Chevron as part of their planned remediation efforts, or, if
unexpectedly delayed, under contract with Avila Ranch LLC.
The project’s design features have been developed to comply with Performance Requirements 1
through 4.
Performance Requirement 1 – Site Design and Runoff Reduction:
Under this requirement there is limited disturbance to creeks and drainage features, avoidance
of compaction on permeable soils, limited clearing and grading of vegetated areas, reduction in
impervious surfaces, and other measures to limit offsite runoff. Tank Farm Creek will not be modified
except for its realignment to its former natural course and connection to the Chevron detention basin.
The project site soils exhibit a wide pattern of permeability and those adjacent to the creek show the
most consistent pattern of moderate to rapid permeability, with soils influenced by historic water flows
or occasional flooding showing the lowest permeability. Soils adjacent to the Tank Farm Creek will be
used for open space, recreation, and for storm water infiltration/ detention.
The project will also include many features to minimize the amount of impervious surfaces, and
may include the use of pervious pavement and pavers for R-2 driveways, usage of pervious
pavers/porous concrete on at least 20 percent of parking lot areas for multifamily/commercial and town
center areas (in conjunction with v-gutters and French drains), and narrower streets sections consistent
with other Specific Plans in the community. Streets and paved areas will be surfaced drained where
possible to LID catchment areas.
Performance Requirement 2 – Water Quality Treatment
The site will have an integrated system of small filtration ponds that will retain the 85th
percentile 24- hour storm. Figure 23 shows the distribution of these areas and the bioswales for the
project. It is estimated that approximately five percent of the surface area is required to comply with
the retention requirement.
Page 236 of 349
Avila Ranch Development Plan (approved September 19, 2017) Page 89
Performance Requirement 3 – Runoff Retention
The site will have an integrated system of small filtration ponds that will retain at least the 85th
percentile 24- hour storm. Thirty-five percent of the site will be in open space or park uses, substantially
reducing runoff from the project site. The ponds have a combined capacity of approximately 23 acre-
feet, an amount adequate for retention of a 25-year storm, or detention for a 50-year storm.
Performance Requirement 4 – Peak Management
The onsite ponds and detention areas are designed to manage flows through the onsite ponds. The
peak management strategy is to filter surface flows and to release these filtered flows into Tank Farm
Creek ahead of upstream flows. The ponds have a combined capacity of approximately 23 acre-feet, an
amount adequate for retention of a 25-year storm, or detention for a 50-year storm.
Page 237 of 349
Page 238 of 349
Attachment B
Page 239 of 349
Page 240 of 349
VTTM 3089
Avila Ranch Project
175 Venture Drive
ARCH-0624-2020
Planning Commission Presentation for the
Avila Ranch Project –R-1 Product Review
August 10, 2022
Applicant: Wathen Castanos Homes
Representative: Carol Florence
Recommendation
Adopt the Draft Resolution approving the proposed site
design and layout for the R-1 component of the Avila
Ranch Project to be developed within Phase 5 of the
Development Plan, based on findings and subject to
Conditions of Approval that were part of the originally
proposed Avila Ranch project as approved by City
Council in September 2017, as well as the Mitigation
Measures that were included in the 2017 certified Final
EIR for the project.
2
Previous Approvals
◼Avila Ranch Project was approved in 2017
◼Development Plan
◼Development Agreement
◼VTTM 3089
◼Certified Final EIR
◼Overall project was found consistent with City policies,
including the General Plan, AASP, and Community Design
Guidelines
◼Current review focuses on the design of the R -1
component within the framework of existing approvals
3
Avila Ranch Location within the AASP
4
R-1 Portion of the Avila Ranch Plan Area
5
◼R-1 covers 12.8
acres of the 150-
acre site
◼R-1 developed in
Phase 5; 101
homes total
◼Phase 5 project
area also includes
2.6 acres of PF-
designated land for
two parks
R-1 Product Types and Floor Plans
◼Alley Loaded Units
◼Two floor plans, ranging from 2,126 to 2,495 SF
◼Three architectural styles and elevations for each plan
◼1-and 2-story plans
◼3-4 bedrooms; 2.5 bathrooms
◼2-car garages
◼22 units
◼Front Loaded Units
◼Four floor plans, ranging from 1,944 to 2,496 SF
◼Three architectural styles and elevations for each plan
◼1-and 2-story plans
◼2-5 bedrooms; 2.5-3.5 bathrooms
◼2-to 3-car garages
◼Largest floorplan can allow junior accessory dwelling unit
◼79 units
6
Architectural Styles: Alley Loaded Units (Plan 1)
7
Architectural Styles: Front Loaded Units (Plan 1)
8
Summary of Proposed R-1 Development
9
Location of Unit Types
10
Development Rendering
11
Development Rendering
12
Development Rendering
13
Proposed Clarifications to Standards
◼Added 15-20 foot setback standard for lots with side-
on garages, where no standard previously existed
◼Added 10-foot setback for rear porches, where no
such standard previously existed
◼Clarified garage setback standards for non-front
facing garages—3 feet for alley access lots to
acknowledge the narrowness of the alley
14
ARC Recommendations –June 2022
◼Find the project consistent with the design policies and
guidelines of Airport Area Specific Plan, Avila Ranch
Development Plan, and the Community Design
Guidelines, with the following recommendations:
◼Evaluate the size and functionality of porches; and
◼Look at options to enhance safety and connections for
crossing the street to the bridge at Wright Brothers
and Earhart Way
15
Addressing ARC Recommendations
◼Applicant is prepared to work with City staff to address
design issues related to ARC recommendations
◼Project Condition 6 states the following:
Public Improvement Plans for Phase 5 shall include design
strategies to facilitate pedestrian crossings where the bridge
over Tank Farm Creek connects with Wright Brothers Way. Final
designs for this crossing shall be to the satisfaction of the Public
Works Director and may include elements such as accessible
curb ramps, pedestrian crossing warning signage, parking
restrictions to maintain clear line of sight approaching crossing,
and crosswalk markings.
16
Development Agreement
◼Provides the overarching project direction
◼Provides key direction on project intent
◼Allows some degree of flexibility in project
implementation
◼Provides performance standards to address
energy use
◼Works in conjunction with the Development Plan
17
Development Agreement: Energy
◼Energy Provisions
◼Section 7.07 describes key performance goals
◼Requires the equivalent of energy conservation
that exceeds 2016 standards by 15%
◼Requires sustainability features consistent with
2019 energy codes
◼Also refers to Development Plan, which was
prepared in anticipation of 2019 codes
18
CEC 2019 Code and the Development Plan
◼Development Plan Energy Provisions
◼Approved in 2017, anticipating “net zero
energy” requirements that did not occur in the
CEC 2019 code
◼California Energy Commission 2019 direction
◼Instead, CEC 2019 code made GHG emissions
a top priority, not “zero net energy”
◼This would allow for all electric development,
which would be consistent with City goals to
reduce GHG
19
Achieving City Energy Goals
◼Response to CEC and City energy policy
◼Applicant provides all-electric homes and many
sustainability features
◼All homes are 19-30% above minimum code
compliance
◼The response is consistent with the
Development Agreement, which allows
flexibility and establishes performance
standards
◼City’s Sustainability Manager has reviewed and
supports project approach
20
Development Plan: Design Standards
◼ARDP includes standards related to site and
building design
◼The intent is to ensure development consistent with
the Development Agreement
◼Applicant proposal for R-1 standards to clarify what
is in the ARDP is consistent with the intent of the
DA and zoning regulations
21
Applicant Proposal: Housing Mix
22
Consistency with City Requirements
◼Consistent with Development Agreement, notably with
respect to energy and housing
◼Consistent with the intent of ARDP standards including
standards related to building orientation, architectural
styles, scale/massing, landscaping, lighting and energy
use
◼Consistent with Community Design Guidelines
◼Consistent with the intent of the Development Plan in
terms of setbacks, building heights and lot sizes
23
Parks Implementation
◼Project includes two parks totaling 2.6 acres,
consistent with the ARDP
◼Condition 5 coordinates park development:
Prior to occupancy of the first production unit in
Phase 5, a park development phasing plan must
be submitted for review and approval by the Parks
and Recreation and Public Works Directors.
24
CEQA Compliance
◼Avila Ranch Final EIR certified in September 2017
◼Consistent with the VTTM, Development
Agreement, and Development Plan addressed by
the FEIR
◼Project is in substantial conformance with certified
Final EIR
◼No further CEQA review is required
25
Recommendation
Adopt the Draft Resolution approving the proposed site
design and layout for the R-1 component of the Avila
Ranch Project to be developed within Phase 5 of the
Development Plan, based on findings and subject to
Conditions of Approval that were part of the originally
proposed Avila Ranch project as approved by City
Council in September 2017, as well as the Mitigation
Measures that were included in the 2017 certified Final
EIR for the project.
26
Questions and Comments
27
Architectural Styles: Alley Loaded Units (Plan 2)
28
Architectural Styles: Front Loaded Units (Plan 2)
29
Architectural Styles: Front Loaded Units (Plan 3)
30
Architectural Styles: Front Loaded Units (Plan 4)
31
R-1 Building Standards -ARDP
32
R-1 Building Standards as modified
33
Applicant:
R-1 Land Uses within Phase 5
City of San Luis Obispo Planning Commission
13 July 2022 10 August 2022
Applicant’s Request
Adopt the Draft Resolution approving the proposed site
design and layout for the (101) R-1 units within Phase 5 of
the Avila Ranch Development Plan, based upon the
findings and subject to:
•130 conditions of approval (part of the originally
proposed & approved Avila Ranch project);
•84 mitigation measures (included in the 2017
certified Final EIR); and
•8 additional COA’s, specifically related to Phase 5.
Development Agreement & Memorandum of Agreement
Development Agreement, Section 6.01:
Backbone Infrastructure
Phasing Flexibility
Memorandum of Agreement:
Advancement of Phases 4 & 5
Infrastructure Requirements:
(4) Utility COAs
(11) Transportation COAs
(1) Interim Fire Station
Energy Guidelines
Overall Development Plan
TO AIRPORT
C-N
R-4
R-2
R-3
R-4
R-2
R-2
R-2
TRUST AUTOMATION
R-2
PARK E
PARK I
PARK H
PARK F
OPEN SPACE
OPEN SPACE
OPEN SPACE
OPEN SPACE
OPEN SPACE
TO HIGUERAR-3
MULTI-USE TRAIL
PARK C
PARK D
PARK B
PARK A
PARK G
R-3
APPROVED PHASE 1
BUCKLEY RD.VACHELL LN.VENTURE DR.
FUTURE PHASE 3
FUTURE PHASE 4
C-N
HUGHES LN.
WRIGHT BROS. LN.EARHEART WY.DOOLITTLE DR.
FUTURE PHASE 6
APPROVED PHASE 2 YEAGER CT.
Street Scene Elevations
ELEVATIONS ALONG HUGHES LANE
ELEVATIONS FRONTING PARK ‘H’ PASEO
Architectural Rendering –Doolittle Drive across from Park ‘I’
HUGHE LN.
WRIGHT BROS. LN.EARHEART WY.DOOLITTLE DR.
PARK I
PARK H
Front Porch -Alley Load
ALLEY LOAD PLAN 1B (FARMHOUSE)ALLEY LOAD PLAN 2A (SPANISH)
5’ MIN.
8’
10’23’
Front Porch -Front Load
FRONT LOAD PLAN 2C (CRAFTSMAN)FRONT LOAD PLAN 4B (FARMHOUSE) WITH OPT. JADU
20’
17’
8’
5’
10’
C.O.A. #45 - Pavers
Condition of Approval #45:
Porous concrete, pavers, or other surface treatments, as approved by the
City Engineer, shall be used for private parking areas, V-gutters, private curb
and gutter, etc. to the extent feasible within the overall drainage design for
water quality treatment/retention in accordance with the Specific Plan and
General Plan.
CONCRETE PAVER MOTORCOURT
WRIGHT BROTHERS LN.
PASEO
CONCRETE PAVER MOTORCOURT
PARK I
PARK H
HUGHES LN.
WRIGHT BROS. LN.EARHEART WY.DOOLITTLE DR.YEAGER CT. APPROVED PHASE 2
Pedestrian Pathway Creek Crossing
OPEN SPACE
PARK D
WRIGHT BROS. LN.EARHEART WY.OPEN SPACE
PEDESTRIAN BRIDGE CONNECTION TO PHASE 1-3 TRAILS AND PARKS
VENTURE DR.
EXAMPLE OF PEDESTRIAN BRIDGE
BRIDGE LOCATION ENLARGEMENT
PHASE 5 - OVERALL
Typical Paseo and Architectural Rendering
HUGHES LN.
WRIGHT BROS. LN.EARHEART WY.DOOLITTLE DR.
PARK I
PARK H
Typical Paseo Entry & Architectural Rendering
HUGHES LN.
WRIGHT BROS. LN.EARHEART WY.DOOLITTLE DR.
PARK I PARK H
Buyer’s Choice
Selection
Quality
Design InspirationFunctionality
SLO Heritage
Character
On -+ Off-site Improvements and Home Construction Schedules
PHASE 1-131
PHASE 2 –29
PHASE 3 -XX
LAND DEVELOPMENT
Buckley Road Ext Aug 2022
Sewer Lift Station Aug 2022
Buckley Rd. Widening Dec. 2023
Tank Farm/Higuera Complete
Higuera/South Complete
Suburban Road Ph 1 Complete
Vachell Widening Complete
Higuera/Vachell Nov 2022
Multi-Purpose Trail June 2022
PH. 1 (R-2) HOME CONSTRUCTION
Bldg. Permit Plan In process
Start Model Homes Nov 2021
Model Opening (6)August 2022
Production Homes Under Constr.
Occupancy August 2022= Off-site Improvements
PH. 5 (R-1) HOME CONSTRUCTION
Bldg. Permit Plan Q4 2023
Models Opening Q1 2024
Occupancy 2024
Buckley Rd. extension @ Vachell Lane
Homes along Vachell Lane Buckley Rd. extension @ South Higuera St.
Homes along Earthwood Lane
Home construction
Multi-purpose trail
Questions/Comments
City of San Luis Obispo Planning Commission
13 July 2022 10 August 2022
Architectural Style: Alley Load Plan 1
REAR
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RIGHT
Architectural Style: Alley Load Plan 2
REAR
LEFT
RIGHT
Architectural Style: Front Load Plan 1
REAR
LEFT
RIGHT
Architectural Style: Front Load Plan 2
REAR
LEFT
RIGHT
Architectural Style: Front Load Plan 3
REAR
LEFT
RIGHT
Architectural Style: Front Load Plan 4
REAR
LEFT
RIGHT