PC 2017-06-20_09a MER 17-003 ARCH 16-009 Castillo Del MarMEMORANDUM
TO: PLANNING COMMISSION
FROM: TERESA MCCLISH, COMMUNITY DEVELOPMENT DIRECTOR
BY: KELLY HEFFERNON, ASSOCIATE PLANNER
SUBJECT: CONSIDERATION OF LOT MERGER 17-003 AND ARCHITECTURAL
REVIEW 16-009; MERGER OF TWO (2) LOTS AND CONSTRUCTION
OF A NEW 12,730 SQUARE FOOT SINGLE FAMILY HOME;
LOCATION -779 AND 759 CASTILLO DEL MAR (TRACT 3048 -
HEIGHTS AT VISTA DEL MAR); APPLICANT -JAMES AND KATY
REDMOND; REPRESENTATIVE -RRM DESIGN GROUP
. DATE: JUNE 20, 2017
RECOMMENDATION:
The Architectural Review Committee (ARC) recommends the Planning Commission
adopt a resolution denying Architectural Review (ARCH) 16-009 and take no action on
Lot Merger (MER) 17-003.
BACKGROUND:
Location:
PLANNING COMMISSION
CONSIDERATION OF MER 17-003 AND ARCH 16-009
JUNE 20, 2017
PAGE2
The project site is 2.66 acres in size and includes Lots 6 and 7 of the Heights at Vista
Del Mar subdivision (Tract 3048), located south of the Vista Del Mar residential
development. The property is zoned Residential Hillside (RH), but is subject to the
Tract 3048 Lot Layout plan for setbacks and to the Heights at Vista Del Mar Design
Guidelines (the "Guidelines") for site and architectural standards (see Attachments 1
and 2). To protect the upland slope area, a "no build zone" line has been delin"eated for
Lots 2-10.
The Architectural Review Committee (ARC) considered this project on May 1, 2017 and
continued the item to a future meeting to allow the applicant to provide additional
information, including:
• A preliminary landscape and irrigation plan consistent with the State Model Water
Efficient Landscape Ordinance;
• Detailed information regarding proposed retaining walls, lighting fixtures, fencing,
and screening of swimming pool equipment; and
• A perspective of the project viewed from street level.
On May 15, 2017 the ARC considered additional information provided for the project.
Although the ARC considered the architectural design exceptional, the ARC
recommended denial of Architectural Review 16-009 to the Community Development
Director due to the Committee's inability to make the necessary findings to approve an
Architectural Review permit. Specifically, this action was based upon the concerns
regarding scale and neighborhood character, commenting that the structure resembles
a hotel or conference center rather than a single-family residence. The ARC was also
concerned about the potential of precedent setting action outside the purview of the
ARC by-laws for potential policy-making action (see Attachments 3 and 4 for ARC
meeting minutes).
ANALYSIS OF ISSUES:
The pending Architectural Review permit cannot be approved without first approving a
Lot Merger. Although the Community Development Director determines the approval or
denial of all Architectural Review permits, due to concurrent processing and the unique
nature of the project, Planning Commission action is required. A Resolution denying
Architectural Review 16-009 is included with the staff report (no action is necessary for
Lot Merger 17-003). If the Planning Commission determines that findings can be made
to approve the project, direction to return with a Resolution for approval at a subsequent
meeting will need to be provided.
Project Description
The applicant proposes to construct a new 12, 730 square foot home that includes five
(5) bedrooms, six (6) bathrooms, two (2) half baths, a 975 square foot garage, and
additional amenities including a theatre, sky box, great room, game room, a gym, 4,300
square foot basketball court, a swimming pool with spa, and sunken fire pit lounge.
Because development is proposed over an existing lot line, the Lot Merger application
would need to be recorded prior to issuance of a building permit.
PLANNING COMMISSION
CONSIDERATION OF MER 17-003 AND ARCH 16-009
JUNE 20, 2017
PAGE 3
With the Lot Merger, the proposed residence meets all applicable development
standards per the Tract 3048 Site Layout Plan and Development Code, including FAR,
lot coverage, height, setbacks and parking. These are shown in Table 1 below. The
residence as proposed would not fit on either of the two existing lots separately.
Table 1: Site Development Standards for the RH Zoning District/Tact 3048 Site
Layout Plan
Development Requirement Proposed Notes
Standard
Minimum front 25' 50.6' Consistent with Site
yard setback Layout Plan
Minimum 15' 22' and 38' Consistent with Site
interior side Layout Plan
yard setback
Minimum rear Building limit line 42' from building limit Consistent with Site
yard setback varies per lot line Layout Plan
Maximum lot 35% 8% Consistent with Code
coverage
Maximum Floor 0.45 0.10 Consistent with Code
Area Ratio
Maximum height 30' or 2 stories, 30', 2 stories Consistent with Code
for buildings whichever is less
Minimum 20' N/A N/A
distance
between
buildings
Parking 2 spaces within an 3 within an enclosed Consistent with Code
Requirements enclosed garage garage
and 1 space for the
guest suite
Architectural Character
The project is consistent with the Guidelines for architectural style, which specifies
Modern Craftsman as one of the preferred designs. This style of architecture is typically
constructed with "a rough finish, attention to detail, using materials such as stone,
rough-hewn wood, siding and stucco. It often features wide front entry porches
supported by columns, large gables and decorative brackets or timber detailing"
(Guidelines, Page 14).
The proposed home is designed in a Contemporary Craftsman style, with smooth finish
stucco in a light tan color, dark wood siding, multi-sized stone siding in natural tan
colors, and dark wood stained beams and soffits. The selection of these earth tone
colors is consistent with the Guidelines. The proposed roofing material is fiber shingles
using "Certainteed Presidential Shake" design in a classic weathered wood finish.
PLANNING COMMISSION
CONSIDERATION OF MER 17-003 AND ARCH 16-009
JUNE 20, 2017
PAGE4
Window treatments are simple and several of the doors, including the garage doors, are
multi-paned.
The Guidelines specify that varying ridge heights and wall planes should be used to
provide a deliberate sense of proportion and scale to the building, and that no single
vertical wall plane may exceed sixteen feet ( 16') in height without at least one setback
of at least eight feet (8') within any sixteen-foot (16') rise unless broken up with
fenestration or other architectural element. This condition is met; the front (south)
elevation of the home provides a variety of roof heights, decks, and both large and small
windows to create an interesting and well-articulated street view of the home. The
proposed gutters and downspouts are proposed in bonze aluminum. Retaining walls
would be made of stone or a system of boulders. The swimming pool equipment would
be screened entirely underneath the deck.
Landscaping
The project site is void of any existing trees or native vegetation. The project. plans
include a diverse plant palette consisting primarily of drought tolerant species. The
landscape plan includes detailed information about the proposed plant species, plant
layout, plant size, and irrigation methods. The material list is lengthy and includes all
exterior materials including decking. The submitted landscape plan appears to be in
conformance with the State Model Water Efficient Landscape Ordinance.
General Plan Policies
The proposed project conflicts with the following General Plan Land Use Element
policies given the large scale of the home and accessory uses:
• LU 11: Promote a pattern of land use that protects the integrity of existing land
uses, area resources and infrastructure and involves logical jurisdictional
boundaries with adjacent communities and the County.
o LU 11-2: Require that new development should be designed to create
pleasing transitions to surrounding development.
• LU 11-2.2: Require that the new structures relate to the prevailing
existing, or planned scale of adjacent development.
• LU 12: Components of "rural setting" and "small town character" shafl be
protected.
o LU 12-2: Except for narrow, two and three-story structures within the
Village Core and other designated Mixed-Use areas, limit the scale of
buildings within both the urban and rural portions of Arroyo Grande to low-
profile, horizontal forms; design buildings to be compatible with Arroyo
Grande's historic small town character.
o LU 12-9: Encourage the provision of custom homes or homes that
simulate a rural, smafl town, custom home atmosphere.
o LU 12-10: Ensure that residential accessory uses and buildings are
consistent with the primary residential character of the area, as well as the
overall small town character of Arroyo Grande.
PLANNING COMMISSION
CONSIDERATION OF MER 17-003 AND ARCH 16-009
JUNE 20, 2017
PAGE 5
ALTERNATIVES:
The following alternatives are provided for the Commission's consideration:
• Adopt the prepared Resolution denying Architectural Review 16-009 and take no
action on Lot Merger 17-003;
• Modify and adopt the prepared Resolution denying Architectural Review 16-009
and take no action on Lot Merger 17-003;
• Direct staff to prepare and return with a Resolution approving Architectural
Review 16-009 and Lot Merger 17-003; or
• Provide direction to staff.
AD VANT AGES:
The proposed architectural design of the house meets the site development standards
of the Lot Layout Plan and the Design Guidelines.
DISADVANTAGES:
This is the first Architectural Review for a residence within the Tract 3048 subdivision
and, therefore, it cannot be compared to other homes to determine neighborhood
compatibility. It is assumed that the proposed development will be much larger than
any other homes within the tract given that it occupies two (2) lots and is over 12,000
square feet in size. It is anticipated that the proposed residence will be out of scale with
existing adjacent development within the Vista Del Mar residential development and
future development within the Heights at Vista Del Mar subdivision. The project
therefore conflicts with several General Plan Land Use Element Policies relating to
protecting the small town character of the City and neighborhood transitioning.
ENVIRONMENT AL REVIEW:
In accordance with the California Environmental Quality Act (CEQA), the State CEQA
Guidelines, and the Arroyo Grande Procedures for the Implementation of CEQA, the
project has been determined to be statutorily exempt per Section 15268 of the
Guidelines regarding ministerial projects.
PUBLIC NOTIFICATION AND COMMENTS:
A public hearing is not required for this item. The Agenda was posted at City Hall and
on the City's website in accordance with Government Code Section 54954.2. Staff
received correspondence for the May 15, 2017 ARC meeting (see Attachments 3 and
4). Staff has not received any additional comments to date.
Attachments:
1. Tract 3048 Site Layout Plan
2. Tract 3048 Design Guidelines
3. Correspondence from the property owner of Lot 8 of Tract 3048
4. Correspondence from the applicant's representative
5. Project Plans
RESOLUTION NO.
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF ARROYO GRANDE DENYING
ARCHITECTURAL REVIEW 16-009; LOCATION -779 AND
759 CASTILLO DEL MAR (TRACT 3048 -HEIGHTS AT
VISTA DEL MAR); APPLICANT -JAMES AND KATY
REDMOND; REPRESENTATIVE-RRM DESIGN GROUP
WHEREAS, the 2.66-acre project site consists of Lots 6 and 7 of Tract 3048 and is
currently vacant; and
WHEREAS, the applicant has filed Architectural Review 16-009 for a minor use permit
(Architectural Review permit) to construct a 12,730 square foot single-family residence on
Lots 6 and 7 of Tract 3048; and
WHEREAS, the Architectural Review Committee (ARC) considered the proposed project
on May 1, 2017 and May 15, 2017 and recommended denial of the project to the
Community Development Director based on the inability to make the · necessary
Architectural Review permit findings; and
WHEREAS, the Planning Commission of the City of Arroyo Grande reviewed the
proposed project on June 20, 2017; and
WHEREAS, the Planning Commission has reviewed this project in compliance with the
California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the Arroyo
Grande Rules and Procedures for Implementation of CEQA and determined that the
project is statutorily exempt per Section 15268 of the CEQA Guidelines regarding
ministerial projects; and
WHEREAS, the Planning Commission finds, after due study and deliberation, that the
following required Architectural Review permit findings in Section 16.16.130(E) of the
Arroyo Grande Municipal Code cannot be made. Only the findings that cannot be made
are provided below.
Architectural Review Permit Findings:
1. The proposal is consistent with the architectural guidelines of the
City, or guidelines prepared for the area in which the project is
located.
The proposed development is not consistent with the Heights at Vista Del
Mar Design Guidelines (the "Guidelines") because the mass and scale of
the 12, 730 square foot single-family residence is not consistent with the
development expectations of the Guidelines. The proposed residence
would be constructed on two (2) lots, and the intent of the Guidelines is to
provide one (1) primary residence on each lot. The large size of the
proposed home will be incompatible with the envisioned development of the
Heights at Vista Del Mar subdivision and with the adjacent Vista Del Mar
neighborhood.
RESOLUTION NO.
PAGE2
2. The proposal will not be detrimental to the health, safety, comfort and
general welfare of the persons residing or working in the
neighborhood of the proposed project.
The proposed development will be detrimental to the health, safety, comfort
and general welfare of the persons residing in the Heights at Vista Def Mar
subdivision because the 4,300 square foot basketball court could generate
adverse noise, parking and traffic impacts, and the size of the structure is
incompatible, affecting comfort of persons residing within the neighborhood.
3. The general appearance of the proposal is in keeping with the
character of the neighborhood.
The general appearance of the proposed 12, 730 square foot home is out of
scale and character with the homes envisioned for the Heights at Vista Del
Mar residential subdivision. The typical home size intended for the
subdivision is between 3,000 to 5,000 square feet, and the proposed home
is two to three times the typical size, making the proposal inconsistent with
the character of the neighborhood. ·
4. The proposal will not impair the desirability of investment or
occupation in the neighborhood.
The proposal will impair the desirability of investment or occupation in the
neighborhood because the mass and scale of the home is out of character
with the intended types of homes to be constructed within the subdivision.
In addition, because this is the first Architectural Review considered for the
subdivision, the proposal is setting a precedent that is a-typical of the
desired development as outlined in the Guidelines.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of
Arroyo Grande hereby denies Architectural Review permit 16-009 based on the above
findings.
On motion by Commissioner ___ , seconded by Commissioner ___ , and by the
following roll call vote, to wit:
AYES:
NOES:
ABSENT:
the foregoing Resolution was adopted this 20th day of June, 2017.
RESOLUTION NO.
PAGE3
GLENN MARTIN,
CHAIR
ATTEST:
DEBBIE WEICHINGER,
SECRETARY TO THE COMMISSION
AS TO CONTENT:
TERESA MCCLISH
COMMUNITY DEVELOPMENT DIRECTOR
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From: Christina •••••••••••
Sent: Monday, May 15, 2017 9:42 AM
To: Kelfy Heffernan
Subject: Letter for Today's ARC Meeting at 2:30 for Lots 6&7
To the members of the Architectural Review Committee of Anoyo Grande,
"
ATTACHMENT 3
This letter is in regards to the proposed home for Lots 6 & 7 of The Heights at Vista Del Mar. It
has been brought to our attention that this proposed home includes an indoor basketball court
that the owner intends to use to conduct community basketball clinics for teenage boys. We are
shocked and concerned by this new information. This development is intended to be a quiet
residential neighborhood and conducting any kind of Commercial activity under the guise of a
personal home is illegal and should not be permitted. This new neighborhood, and the existing
Vista Del Mar neighborhood, consist of many families with young children. Ensuring the safety
of these children is imperative. Having unfamiliar non~residents frequenting this neighborhood
could have an effect on such safety and security.
This proposed Commercial Venture in a residential neighborhood is of great concern to us. We
are in the process of building our new home on the lot adjacent to this proposed venture, and
worry about the safety and security of our two young children~ not to mention the c01mnercial
traffic; noise, etc. that such a venture would bring.
In addition, the size and scale of this home is also of great concern. The proposed home plan of
12,000 square feet is certainly not "neighborhood compatible" as the average home is intended to
be between 3,000 and 5,000 square feet, on lots ranging from 1 to 1 Yz acres. Having a home of
more than double the size of all of the surrounding homes makes for anything but neighborhood
compatibility.
We hope that you will take our concerns into consideration.
Yours Truly,
Dr. and Mrs. Nicholas Slirnack
ATIACHMENT4
To Whom it May Concern:
It has come to our attention that there have been some misconceptlons about the intended use
for the home we are designing for the lots that will be located in The Heights at Vista def Mar. We are,
in fact,. planning an indoor basketball court but its intended use is for our family ahd friends. We have
two boys, ages 6 & 9, who love to play basketball with their dad (who plays 3 days a weekcurr.ently), as
well as nieces and nephews who all love to get together and play aswelL We are hoping thatthiscomt;
as well as this house, is somewhere where our family and friends feel comfortable getting together to
spend time together. Un no way are there any plans to hold dlnics, rentals, or open gym. We hope this
fetter serves to quash any current i.ihd f1..1ture rumofs abdutwhy we are bui!dii:Jg th ls home. rt is designed
to be ourfamllv home, vyhere we can enjoy beihgtogeth,er ahd dolng,some ofthe things that we love,
We love being a part of the Arroyo Gr.:ihde cotnrni..ll'iity ahd b'ur children are thriving here. We hope to
remain a part of this community for years to come.
Sincerely,
Jim & l<aty Redmond
Ln 1-z w 2 :I: u ~ <( LOTS i ,~ U.S. HIGHWAY 101 N8;->:;\0'0ll'""v\'l43.44' I I N87"30'07"W 64 lO' ,. ALUMINU1'~'\ DtsK / "CA DEPT RESSM 70o·· ./ ELEVATION =309 .00' TRACT 3048 35 M~PS 65-71 I I OPEN SP~\CE EASEMENT I ---I --I ---. J _-rf BUILDINGUMITLINEPERTF.ACT3048 --. ----' --~ 11 -, ____________ _ 1::: --LOT7 •Vspv,~ .fl,~/-' --. . -~ lOT6 j I I ;, i \ ; \ :>LOT LINE TO BE ELIMINATED I fj § " LOT 5 I i~ /------------------bi .. /CJ I I / design group :;l765$. ~Ugvt•ro Sr., Ste•. 102'" Son lul;;Ob(spo. C.A. 9340! p: [805) !).!3.-FN• r:{t-OS] 543-M09 www.rrmdesign.com I /~------------/ I I PRELIMINARY LOT MERGER OF LOTS 6 AtJD 7 Of TRACT 3048 RECORDED IN BOOK 35 OF /.A!~PS .A.T PhGES 65-71 l~·I THE CITY OF ARROYO GRANDE, COUNTY OF SAN LUIS OB!SPO, STATE OF CALlFORNt~ MAY2017 PREPARED ATTHE REQUEST OF Jllv1 AND KATY P..EDMOtm SURVEYORS STATEMENT THIS Mi\P WAS PREP A.RED BY ME OR UNDER f·.A'f SUPEN!SIOM. ~;'{:?-S.2<l-17 BRIAN $. BORUM LS D.A. TE SITE INFORMATION OWNER: JIM & KA TY REDMOND APN: 075-022-06 & 07 ZONING: RESIDENTIAL ESTATE BENCH MARK: FOUND ALUMINUM DISK "CA DEPT RESSl,,,1 700" ASSUMED ELEV ATI0\-1 to:30? .80' BASIS OF BEARINGS: THE BASIS OF BEA RINGS FOR TH!S SURVEY BE!NG RECORD DATA OF LOTS 6t..7 OFH:.-;CT flo. Kl-4<!, FILLED IN BOOK 35 OF MAPS AT PAGES 65THROUGH 71 IMTHEO;::FICEOF THE COUNTY RECORDER. COUNTY OF SAN LUIS OBISPO, STATE OF CALIFOR~it~. SURVEYOR'S NOTE: ALL BEARING AND DISTANCES SHO\'ni HEREOr>J ARE RECCWD PER TRACT 3043 -35 MAPS 65 SCALE:l",,.A•J" RECEIVED MAY 2 6 2017 COMMUNITY DEVELOPMENT CITY OF ARROYO GRANDE
THE REDMOND RESIDENCE PROJECT INFORMATION ADDRESS: OWNERS: LOT 6 &7 AT THE HBGHTS AT V!STA DEL MAR ARROYO GRANDE, CA 93420 JIM AND KATY REDMOND 612 CASTILLO DEL !VtAR ARROYO GRANDE, CA 93420 PHONE: 810-772-9030 ARCHITECT: RRM DESIGN GROUP 37 65 SouTH H1GUERA STREET, SurrE l 02 SAN Luis Os1spo, CA 9340 l CoNTAcr. RANDY RussoM PHONE: 805-543-1794 LANDSCAPE: RRM DESIGN GROUP CONTACT: WES AROLA PHONE: 805-543-1794 PROJECT DATA APN: ZONING: RS LorS1zE: 115,835 SF (2.66 AC) SITE SETBACKS: FRONT/ROAD S10E: BUILDING AREA: 30 FT 15 FT GROUND FLOOR 9 ,200 SF SECOND fl OOR 3 530 SE TmAL L1vtNG 12,730 SF GARAGE: 975SF PAVED SURFACE AREA: I0,825sF LANDSCAPE AREA: 94,835 SF (2.15 AC) PROJECT DESCRIPTION: FLOOR AREA RATION: .087 SINGLE FAMILY RESIDENCE WITH 5 BEDROOMS, 6 BATHROOMS, AND 2 HALF BATI-JS. (10, 175 SF/115,835 SF} THIS CONTEMPORARY CRAFTSMAN HOUSE Will BE ON A SITE CREATED BY THE MERGER Of LOTS 6 AND 7. THE HOUSE WILL INCLUDE AN INDOOR BASKETBAU COURT, FAMILY LIVING SPACES AND AN OUTDOOR LIVING AREA CENTER AROUND THE POOL. SHEET INDEX Al l1TLE5HEET LI LANDSCAPE PLAN L2 PROPOSED MATERIALS L3 PROPOSED TREES L4 PROPOSED PLANTING LS PROPOSED PLANTING Cl Civ1L SrrE PLAN A2 ARCHITECTURAL SITE PLAN A3 SITE SECTIONS A4 GROUND FLOOR PLAN A5 SECOND FLOOR PLAN A6 EXTERIOR ELEVATIONS A7 ExiERIOR faEVATIONS A8 COLORS AND MATERIALS A9 STREET PERSPECTIVE AIO FRONT ENTRY PERSPECTIVE All Pam DECK PERSPECTfVE Al2 LIVING RooM PERSPECTIVE
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't -,~ ·.~· ::I iN SCALE: 1/8""'1' ::! I=~ l i/111 '""'""" ljj1 ltJ ,. ..... ,,. M ::1 :ii ~=) ~ I •• .. 1ill r ]'"~~~ :cl ::1 """"""' COURT ::I AREA GROUND FLOOR 4.900 SF SECOND FLOOR 3 530 SF TOTAL 8,430 SF BASKETBALL COURT GARAGE 4,300 SF 975 SF
'"" 'I:~ I , I '' AREA GROUND FLOOR 4,900 SF SECOND FLOOR 3 530 SF TOTAL 8.430 SF BASKETBALL COURT GARAGE 4,300 SF 975 SF
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