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Home My WebLink AboutDRC_2016-09-28_AgendaPacket http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website CITY OF ATASCADERO DESIGN REVIEW COMMITTEE AGENDA Committee Meeting Wednesday, September 28, 2016 2:00 P.M. City Hall 6500 Palma Avenue Atascadero, California Room 306 (3rd floor conference room) CALL TO ORDER Roll Call: Chairperson Bob Kelley Committee Member Duane Anderson Committee Member Mark Dariz Committee Member Roberta Fonzi Committee Member Jamie Kirk APPROVAL OF AGENDA PUBLIC COMMENT CONSENT CALENDAR 1. Approval of Draft Minutes of August 24, 2016 City of Atascadero Design Review Committee Agenda Regular Meeting, September 28, 2016 Page 2 of 2 http://www.facebook.com/planningatascadero @atownplanning Scan This QR Code with your smartphone to view DRC Website DEVELOPMENT PROJECT REVIEW 2. PLN 2016-1597 2705 EL CAMINO REAL (EMERALD RIDGE) COMMITTEE MEMBER COMMENTS AND REPORTS DIRECTOR’S REPORT ADJOURNMENT The next DRC meeting will be announced. Agendas, Minutes and Staff Reports are available online at www.atascadero.org under City Officials & Commissions, Design Review Committee. Property Owner: Peter Laughlin, PO Box 2003, Monterey, CA 93942 Applicant: LDC Commercial, PO Box 2003, Monterey, CA 93942 Project Title: PLN 2016-1597/DRC 2016-0088 – Emerald Ridge Project Location: 2555, 2605, 2705 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN: 049-151-009, 049-151-063, 049-151-011 Project Description: The applicant is proposing a total of 208 residential apartment units. The proposal includes 72 one (1) bedroom units and 136 (2) bedroom units. The applicant is proposing utilizing a density bonus for high quality architectural design which is permitted with City Council approval in the City’s adopted General Plan (27 units of the 208 total units). All units within the proposed development will be market rate units. General Plan Designation: High Density Residential (HDR) Zoning District: Residential Multi-Family (RMF-20) Proposed Environmental Determination: Not Determined. City Staff: Alfredo Castillo, Associate Planner, acastillo@atascadero.org, Phone: 470-3436 Staff Recommendation: DRC recommends to the Planning Commission approval of the proposed architecture and site plan. DRC Draft Action Minutes of 8/24/16 Page 1 of 4 x CITY OF ATASCADERO DESIGN REVIEW COMMITTEE DRAFT ACTION MINUTES Regular Meeting – Wednesday, August 24, 2016 – 2:00 P.M. City Hall, 6500 Palma Avenue, Rm. 306, Atascadero, California CALL TO ORDER – 2:00 p.m. Committee Member Fonzi called the meeting to order at 2:00 p.m. Committee Member Kirk announced that although she worked on the Cerro Roble project design for the previous owner, she has no conflict of interest. She has not worked on the current design. Mr. Dunsmore confirmed for the record that she will have no conflict. ROLL CALL Present: Committee Member Duane Anderson Committee Member Roberta Fonzi Committee Member Mark Dariz Committee Member Jamie Kirk Absent: Chairperson Bob Kelley (excused absence) Staff Present: Community Development Director, Phil Dunsmore Associate Planner, Alfredo Castillo Recording Secretary, Annette Manier Others Present: Dennis Moresco, Property Owner, Cerro Roble Pete Laughlin, Property Owner, Emerald Ridge Dave Ragan, Arborist (RRM Design Group) Tim Walters, Civil Engineer (RRM Design Group) Eddie Herrera (RRM Design Group) Wes Arola (RRM Design Group) Pam Ricci (RRM Design Group) ITEM NUMBER: 1 DATE: 9-28-16 1 DRC Draft Action Minutes of 8/24/16 Page 2 of 4 APPROVAL OF AGENDA MOTION: By Committee Member Kirk and seconded by Committee Member Dariz to approve the agenda. There was Committee consensus to approve the Agenda. PUBLIC COMMENT None Committee Member Fonzi closed the Public Comment period. CONSENT CALENDAR MOTION: By Committee Member Anderson and seconded by Committee Member Kirk to approve the consent calendar. There was Committee consensus to approve the consent calendar. DEVELOPMENT PROJECT REVIEW 2. PLN 2014-1529, HALCON RESIDENTIAL DEVELOPMENT (FORMERLY CONSCIOUSBUILD) Community Development Director Dunsmore presented the staff report, stated that staff is looking to the DRC for direction that this new design is of high quality, and answered questions from the Committee. Mr. Dunsmore shared a proposed color scheme for window trim and also shared a stucco sample. Mr. Dunsmore clarified that on Page 13, Condition 1, a correction should be made to remove the word “No.” Property Owner/Applicant: Midland Cerro Roble, LLC, 7305 Morro Road, Atascadero, CA 93422 Project Title: PLN 2014-1529 / DRC 2016-0059 Project Location: 11955 & 11975 Viejo Camino, Atascadero, CA 93422 (APN 045-401-003, 004) San Luis Obispo County Project Description: The applicant is proposing architectural modifications to a previously approved Master Plan of Development. General Plan Designation: Single-Family Residential-X (SFR-X:2 du/ac) Zoning District: Residential Single-Family-X (RSF-X:2 du/ac) City Staff: Kelly Gleason, Senior Planner, kgleason@atascadero.org, Phone: 470-3446 Staff Recommendation: DRC approve the requested architectural modifications with staff conditions. 2 DRC Draft Action Minutes of 8/24/16 Page 3 of 4 PUBLIC COMMENT The following members of the public spoke during public comment: Dennis Moresco. Mr. Moresco gave a presentation on his project, and answered questions from the Committee. Committee Member Fonzi closed the Public Comment period. There was Committee consensus to add the following conditions on Page 13: 1) Remove the word “No.” Add Condition 6) On Plan 2146, work with staff to see if any changes can be made to this plan (possibly add some ironwork or some Spanish-style attributes). Condition 7) The applicant will work with staff so that homes have some variation in the shades of Spanish-looking colors (variations of white). If the variations aren’t appealing, it will be at the discretion of staff and the applicant to decide if they want variations. There was Committee consensus to approve the project. 3. PLN 2016-1597 2705 EL CAMINO REAL (EMERALD RIDGE) Community Development Director Dunsmore gave an overview and background on the project site. This project is not being proposed as an affordable housing project , but a rental project. Associate Planner Castillo presented the staff report, and stated that the Property Owner: Peter Laughlin, PO Box 2003, Monterey, CA 93942 Applicant: LDC Commercial, PO Box 2003, Monterey, CA 93942 Project Title: PLN 2016-1597/DRC 2016-0088 – Emerald Ridge Project Location: 2555, 2605, 2705 El Camino Real, Atascadero, CA 93422 (San Luis Obispo County) APN: 049-151-009, 049-151-063, 049-151-011 Project Description: The applicant is proposing 181 residential apartment units plus an additional 27 density bonus units on 7.5 acres for a total of 208 residential units. The proposal includes 72 one (1) bedroom units and 136 two (2) bedroom units. The applicant is proposing utilizing a density bonus for high quality architectural design which is permitted with City Council approval in the City’s adopted General Plan. General Plan Designation: High Density Residential (HDR) Zoning District: Residential Multi-Family (RMF-20) Staff Recommendation: DRC provide comments on site plan / architecture to staff and recommend approval with any modifications to the Planning Commission. 3 DRC Draft Action Minutes of 8/24/16 Page 4 of 4 applicant can, by right, construct 181 units. The applicant is requesting 27 additional units due to a density bonus. Mr. Castillo and Mr. Dunsmore answered questions from the Committee. PUBLIC COMMENT The following members of the public spoke during public comment: Mike Zappas, Pete Laughlin, and members of the RRM design team. Mr. Laughlin addressed issues raised by Mr. Zappas and the Committee. Committee Member Fonzi closed the Public Comment period. There was Committee consensus to have the applicant work with staff and come back to the committee with additional information on parking (meet minimum requirements and a solution to increase available parking), tot lot, dog park, garage issues, and excess overflow parking so that there isn’t a possibility of overflow parking into the adjacent residential areas. There was Committee consensus to have the applicant return to a future DRC meeting with a revised design. COMMITTEE MEMBER COMMENTS AND REPORTS None DIRECTORS REPORT Community Development Director Dunsmore stated that the next DRC meeting will be on Wednesday, August 31, 2016, and the committee will hear the Viking Event Center project on North El Camino Real. Community Development Director Dunsmore asked the Committee members to think about meeting dates and times (set schedule v. random schedule). ADJOURNMENT– 4:36 p.m. The next regular meeting of the DRC will be held on Wednesday, August 31, 2016, at 10:00 a.m. MINUTES PREPARED BY: ______________________________ Annette Manier, Recording Secretary t:\~ design review committee\minutes\minutes 2016\draft actn minutes 8-3-16.am.docx 4 ITEM NUMBER: 2 DATE: 9-28-16 Atascadero Design Review Committee Report In Brief - Community Development Department Alfredo R. Castillo, AICP, Associate Planner, 470-3436, acastillo@atascadero.org PLN 2016-1597 Emerald Ridge Redesign 2705 El Camino Real (Central Coast Assets) Property Owner: Central Coast Assets, LLC Address: 2705,2605, 2535 El Camino Real APN: 030-222-048 General Plan: High Density Residential (HDR) Zoning: Residential Multi-Family (RMF-20) Project Area: 7.5 acres Existing Use: Existing SFR / Vacant Proposed: The applicant is proposing a total of 208 apartment units, of which 27 are units would be considered density bonus units. The proposal includes 72 one (1) bedroom units and 136 two (2) bedroom units. The applicant is proposing all units be market rate units. Recommendation: DRC recommend to the Planning Commission approval of the proposed architecture and site plan and the Planning Commission make findings for density bonus approval. Background: The subject site is located along El Camino Real between San Benito Road and Madera Place. The proposed project is located less than ½ mile from the Del Rio Road / El Camino Real intersection. Emerald Ridge was originally approved in 2004 as a 45 unit condominium project. In 2005, additional phases were approved and proposed architecture was revised. A total 5 ITEM NUMBER: 2 DATE: 9-28-16 of 132 units were approved for construction in 2006. The project never broke ground and the entitlements have since expired. The applicant and their design team have revised the original project significantly to take advantage of the minimum density established in the High Density Residential land use designation , which is 20 units to the acre. The applicant wishes to move forward with the proposed design and additional units in an area identified as suitable for high density housing. The applicant is not proposing to subdivide through an airspace condo map and intends to develop the project as market rate rental housing. The proposed density bonus will not be set aside as affordable housing units. The Design Review Committee reviewed this project at its August 24 th meeting. At this meeting, the DRC directed the applicant to work with staff on parking addressing sufficient parking on-site. Evaluation: 1. Site Planning The applicant has revised the site plan to accommodate additional parking and additional amenities per DRC comments. The proposed site plan includes:  Construction of 6 separate apartment buildings completed in three (3) separate phases;  Three (3) buildings, three-stories each, with a mix of one bedroom apartment units and two (2) bedroom attached townhome units;  Three (3) buildings, four-stories each, with a mix of one bedroom apartment units and two (2) bedroom attached townhome units;  Reuse of historic colony home into a clubhouse for private use of residents;  Recreational amenities including community pool, BBQ area and tot lot;  Construction of a new street “B” for future connection into Gran Mercado (Del Rio Road Specific Plan);  Revision to recreation amenities including a new proposed dog run;  Proposed pedestrian amenities and walkways;  On-Site parking demand met consistent with City Code;  Proposed improvements along El Camino Real. 6 ITEM NUMBER: 2 DATE: 9-28-16  2016 Proposed Site Plan – September 2016 Revision 7 ITEM NUMBER: 2 DATE: 9-28-16 The following are the parking requirements consistent with the City’s Zoning Ordinance and what the applicant is providing. The applicant’s design team has revised the site plan and has included carports and tandem parking for building type “A”. It is staff’s understanding that the carport / tandem parking would be assigned to units in tandems. Additionally, the applicant continues to utilize “on-street” parking along Street B. The applicant is proposing 31 parking spaces along Street B in their overall parking calculations. In the previous August 2016 parking plan, the applicant included the following:  317 on-site vehicle parking space (253 covered);  10 on-site motor cycle spaces;  10 bicycle racks (5 bicycle spaces each) substituting for 10 parking spaces;  337 total on-site vehicle parking spaces +  31 off-site vehicle parking accommodated on Future “Street B”  A total of 368 parking stall proposed The Atascadero Municipal Code requires parking to be accommodated on -site. This may be modified with approval a Conditional Use Permit (CUP) through the Planning Commission. The following is a breakdown of the revised parking plan: Proposed Parking Calculations – Emerald Ridge Unit Types Number of Units Parking Requirement - AMC Parking Spaces Needed- AMC Provided Spaces on-site 1 bedroom unit 72 1.5 spaces per unit 108 spaces 102 Uncovered Spaces 247 Covered Spaces 2 bedroom unit 136 2 spaces per unit 272 spaces Guest Spaces 1 per 5 units 42 spaces Motorcycle Parking Substitution 1 motorcycle space per 20 spaces -21 spaces 21 spaces Bicycle Parking Substitution 1 bicycle rack per 20 spaces -21 spaces 10 Racks Total Number of Parking Spaces Required under AMC 380 spaces 380 spaces provided on- site Min. AMC Parking Met **31 spaces are Provided along Street B ** 28 spaces are provided along El Camino Real 8 ITEM NUMBER: 2 DATE: 9-28-16 Proposed Parking Plan The applicant has met the required minimum parking standards and would not require a parking wavier by the Planning Commission, however staff continues to have some concern in regards to the amount of proposed tandem parking. Staff is proposing that the applicant be required to submit a parking management plan prior to the issuance of building permits per phase to ensure adequate parking, including management of parking spaces. Additionally, staff is recommending that an alternative street section of “Street B” be developed that allows for angled parking adjacent to the proposed project to allow for additional parking on -street, thereby potentially reducing demand for guest parking. 2. Recreational Amenity Revisions The applicant has responded to some concerns raised by DRC members in regards to green space and common open space amenities. The applicant has revised some of the open space amenities to include a dog run, and responded to comments received in regards to the proposed Tot Lot. 9 ITEM NUMBER: 2 DATE: 9-28-16 Conclusion: The proposed project’s architectural elevations are of high quality and the applicant has revised the site plan to accommodate additional parking. The General Plan has targeted this area for future high density residential development. The prop osed project is a high quality, multi-family project that will set the bar for future residential development near the Del Rio Road Commercial Area. Additional residential units will go towards supporting regional retail activity at this high priority deve lopment hub. Attachments: Attachment 1: Applicant DRC Package – September 2016 Revision 10 ITEM NUMBER: 2 DATE: 9-28-16 Attachment 1: DRC Design Package – September 2016 revision PLN 2016-1597 See following 11 12 DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 SHEET INDEXT.1 COVER SHEETT.2 INSPIRATION BOARDT.3 TOPOGRAPHIC SURVEY A.1 ARCHITECTURAL SITE PLANA.2 SITE SECTIONSA.3 VEHICULAR ACCESS AND PARKINGA.4 ACCESSIBLE PATHWAYSA.5 PEDESTRIAN PATHWAYSA.6 PROJECT PHASING PLANA.7 MIN. OPEN SPACE EXHIBITA.8 MIN. LANDSCAPE COVERAGE EXHIBITC.1 PRELIMINARY GRADING PLANC.2 PLELIMINARY UTILITY PLANL.1 INSPIRATION IMAGESL.2 OVERALL LANDSCAPE PLANL.3 COMMON LANDSCAPE AREAL.4 TYP. COURTYARD LANDSCAPEL.5 PLANT SCHEDULEA.9 BLDG. A TYP. UNIT PLANSA.10 BLDG. A TYP. UNIT PLANS A.11 BLDG. 1A, 3A & 5A SUBFLOORA.12 BLDG. 1A, 3A & 5A FIRST FLOORA.13 BLDG. 1A, 3A & 5A SECOND FLOORA.14 BLDG. 1A, 3A & 5A THIRD FLOORA.15 BLDG. 1A, 3A & 5A ELEVATIONSA.16 BLDG. 1A, 3A & 5A ELEVATIONSA.17 BLDG. B TYP. UNIT PLANSA.18 BLDG. B TYP. UNIT PLANSA.19 BLDG. B TYP. UNIT PLANSA.20 BLDG. 2B, 4B & 6B SUBFLOORA.21 BLDG. 2B, 4B & 6B FIRST FLOORA.22 BLDG. 2B, 4B & 6B SECOND FLOORA.23 BLDG. 2B, 4B & 6B THIRD FLOORA.24 BLDG. 2B, 4B & 6B ELEVATIONSA.25 BLDG. 2B, 4B & 6B ELEVATIONSA.26 CLUBHOUSE FLOOR PLANA.27 CLUBHOUSE ELEVATIONSA.28 CLUBHOUSE ELEVATIONSA.29 TYPICAL CARPORTSA.30 PERSPECTIVE - PROJECT ENTRYA.31 PERSPECTIVE - EL CAMINOA.32 PERSPECTIVE - TYP. COURTYARDA.33 PERSPECTIVE - CLUBHOUSEA.34 COLORS AND MATERIALSTOTAL SHEET COUNT = 44BUILDING AREASBUILDING A (35 UNITS) *(12) - PLAN A 13,464 SF (8) - PLAN B 5,544 SF (9) - PLAN C1 8,856 SF (5) - PLAN C2 4,840 SF (1) - STUDIO 450 SF CARPORTS/TANDEM/STORAGE/STAIRSCOURTYARDS/WALKWAYS 14,286 SF BUILDING A SUBTOTAL 47,440 SF(3) - BUILDING A TOTAL 142,320 SF*BUILDINGS 1A AND 3A WILL HAVE 1 LESS 1 BED UNIT FOR A TOTAL OF 34 UNITS PER BLDG.BUILDING B (35 UNITS) (10) - PLAN A 11,220 SF(12) - PLAN B 2,079 SF (3) - PLAN C1 2,952 SF (2) - PLAN C2 1,936 SF (2) - PLAN D 2,108 SF (6) - PLAN E 6,768 SF STAIRS/COURTYARDS/WALKWAYS 7,626 SF BUILDING B SUBTOTAL 34,689 SF(3) - BUILDING A TOTAL 104,067 SF CARPORTS (172 STALLS) (31) - STANDARD (4-PACK) 18,414 SF(12) - COMPACT (4-PACK) 5,568 SFCARPORT TOTAL 23,982 SF PROJECT DIRECTORYCLIENT: LDC COMMERCIAL PO BOX 2003 MONTEREY, CA 93940ARCHITECT: RRM DESIGN GROUP 3765 SOUTH HIGUERA ST, SUITE 102 SAN LUIS OBISPO, CA 93401 CONTACT: EDDIE HERRERA EMAIL: EMHERRERA@RRMDESIGN.COM PH: 805-543-1794LANDSCAPE: RRM DESIGN GROUP 3765 SOUTH HIGUERA ST, SUITE 102 SAN LUIS OBISPO, CA 93401 CONTACT: WES AROLACIVIL: RRM DESIGN GROUP 3765 SOUTH HIGUERA ST, SUITE 102 SAN LUIS OBISPO, CA 93401 CONTACT: TIM WALTERSARBORIST: DAVE’S TREE SERVICE 625 JAMESON COURT ARROYO GRANDE, CA. 93420 CONTACT: DAVE RAGAN PH: 805-481-1038 TRAFFIC: W-TRANS 475 14TH STREET, SUITE 290 OAKLAND, CA. 94612 CONTACT: SMADAR BOARDMAN PH: 510-444-2600HISTORICAL: BERTRANDO AND BERTANDO RESEARCH CONSULTANTS 267 FOOTHILL BLVD. SAN LUIS OBISPO, CA 93405 CONTACT: BETSY BERTRANDO PH: 805-544-1308DWELLING UNIT AREASUNIT A - TOWNHOME LOWER FLOOR 598 SFUPPER FLOOR 524 SFTOTAL LIVING 1,122 SFDECK/PATIO 64 SFUNIT B - FLAT LOWER FLOOR 693 SFTOTAL 693 SFDECK/PATIO 45 SFUNIT C1 - FLAT LOWER FLOOR 984 SFTOTAL 984 SFUNIT C2 - FLAT LOWER FLOOR 968 SFTOTAL 968 SFDECK/PATIO 50 SFUNIT D - FLAT LOWER FLOOR 1,054 SFTOTAL LIVING 1,054 SFPATIO 59 SFUNIT E - TOWNHOME LOWER FLOOR 590 SFUPPER FLOOR 538 SFTOTAL LIVING 1,128 SFDECK 76 SFPATIO 60 SFCLUBHOUSE LOWER FLOOR 1,580 SFATTIC 400 SFTOTAL LIVING 1,128 SFDECK 910 SFDENSITY STATISTICSLOT AREA (NET)7.55 AC (328,878 SF)RMF ZONE DENSITY24 DWELLING UNITS PER NET ACRE 24DU x 7.55 AC = 181 UNITS15% DENSITY BONUS FOR ATTACHED MULTI-FAMILY PROJECT OF EXCEPTIONALLY HIGH DESIGN QUALITY THROUGH THE CONDITIONAL USE PERMIT PROCESS.181 UNITS x 0.15 = 27 UNITSTOTAL DWELLING UNITS ALLOWED = 208 UNITST.1COVER SHEETDWELLING UNITSNUMBER OF DWELLING UNITS PROPOSED 1 BED UNITS 722 BED UNITS 136 TOTAL DWELLING UNITS 208 PARKING CALCS. Table 1. Required Parking per City Zoning Code Unit Type Parking Requirement Spaces Required One-bedroom (72) 1.5 spaces/unit1 72 x 1.5 = 108.0 Two-bedroom (136) 2.0 spaces/unit1 136 x 2.0 = 272.0 Guest 1.0 space/5 units 208/5 = 42.0 SUBTOTAL 422.0 Parking Substition2 Car Space Substitution for Motorcycle Parking - 21.0 Parking Substition3 Car Space Substitution for Bicycle Rack Parking - 21.0 TOTAL – 208 UNITS 380 1One covered space/unit required 2City ordinance 9-4.115(b). Parking spaces may be replaced at a ratio of (1) motorcycle space for each (20) spaces. 3City ordinance 9-4.115(c). Parking spaces may be replaced at a ratio of (1) bike rack for each (20) spaces. Table 2. Proposed Parking Unit Type Parking Requirement Spaces Required One-bedroom (72) 1.5 spaces/unit1 72 x 1.0 = 108.0 Two-bedroom (136) 2.0 spaces/unit1 136 x 2.0 = 272.0 Guest 1.0 space/5 units 208/5 = 42.0 SUBTOTAL 422.0 Parking Substition2 Car Space Substitution for Motorcycle Parking - 21.0 Parking Substition3 Car Space Substitution for Bicycle Rack Parking - 21.0 TOTAL – 208 units 380.0 Supplemental off-site parking (El Camino Real) +/-28.0 With Supplemental Guest Parking at El Camino Real 408.0 1One covered space/unit required 2City ordinance 9-4.115(b). Parking spaces may be replaced at a ratio of (1) motorcycle space for each (20) spaces. 3City ordinance 9-4.115(c). Parking spaces may be replaced at a ratio of (1) bike rack for each (20) spaces. Table 3. Proposed Parking Breakdown Summary Parking Space Type Spaces Provided Uncovered Standard 54 Uncovered Compact 311 Electric Car 6 Carports Standard 1242 Carports Compact 48 1,2 Carports/Tandem (Bldg A) 752 Guest 42 TOTAL Vehicle Stalls 380 Off-Site Supplemental Guest Parking 28 TOTAL Vehicle Stalls Plus Off-Site Supplemental Guest Parking 408 Motorcycle Stalls 21 Bicycle Racks (5 bikes per rack) 21 TOTAL Motorcycle and Bicycle 41 1 Code allows 20% compact spaces. Total of 20% compact spaces proposed, consisting of uncovered and as carports.. 2 Covered Parking. One (1) covered parking space (carport or tandem) per dwelling unit required. Total of 247 proposed; 208 required. PROJECT DATAAPN: 049-151-063, 049-151-009, 049-151-011ZONING: RMF 20 ALLOWABLE HEIGHT: 30 FT/2 STORIESPROPOSED HEIGHT: REFER TO SITE BLDG. SECTIONS (HEIGHT AND STORY INCREASE THROUGH C.U.P.)ALLOWABLE LOT COVERAGE: 50%SETBACKS: FRONT: 25 FEET SIDE: 5 FEET REAR: 10 FEETOPEN SPACE: (SEE SHEET A.7) REQUIRED: 300 SF PER UNIT 208 UNITS X 300 SF = 62,400 SF MIN. REQUIRED *SPACE MAY BE PROVIDED IN MORE THAN ONE LOCATION PROVIDED THAT NO INDIVIDUAL OPEN SPACE IS LESS THAN 1,000 SFMIN LANDSCAPE: 25% (SEE SHEET A.8)13 DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 T.2PROJECT NARRATIVE3765 S. Higuera St., Ste. 102 • San Luis Obispo, CA 93401 p: (805) 543-1794 • f: (805) 543-4609 www.rrmdesign.coma California corporation y Lenny Grant, Architect C26973 y Jerry Michael, PE 36895, LS 6276 y Jeff Ferber, LA 2844 EMERALD RIDGE PROJECT NARRATIVE Applicant: LDC Commercial Representative: RRM Design Group Addresses: 2605, 2555, &2705 El Camino Real APNs: 049-151-063, 049-151-049, 049-151-011) Land Use/Zoning: Residential Multiple-Family High Density (RMF -20) Project Description: 208 residential units on 7.55 acres The units include: 1)One-bedroom units (72); and 2)Two-bedroom units (136). Density Calculations Per Municipal Code Section 9-3.173 (f), a density bonus may be granted, subject to approval by the City Council through a master plan of development (CUP), consistent with Sections 9-3.801 through 9-3.806. In addition, General Plan Policy 2.1 supports approval of a 15% density bonus through the CUP upon a finding of superior design. Allowed Density: 24 units/acre Calculation: 24 x 7.55 = 181.2 15% Density Bonus: 181 x 0.15 = 27 Proposed Density: 181 + 27 = 208 units Proposed Density – Rationale for Support: Consistent with the following Housing Element goals and policies: 1)Goal HOS 1: Promote diverse and high-quality housing opportunities to meet the needs of all segments of the community. 2)Policy 1.2: Encourage a variety of high-quality housing types in multi-family areas. 3)Goal HOS 3: Ensure that an adequate amount of rental housing exists. 4)Policy 4.3: Encourage attractive architecture and site landscaping that respect terrain and native trees. 5)Policy 6.3: Encourage multi-family projects that provide affordable housing (affordable by design). 6)Policy 10.1: Encourage infill and intensification in areas suitable for housing within the Urban Services Line (USL). Parking Calculations Table 1. Required Parking per City Zoning Code Unit Type Parking Requirement Spaces Required One-bedroom (72) 1.5 spaces/unit1 72 x 1.5 = 108.0 Two-bedroom (136) 2.0 spaces/unit1 136 x 2.0 = 272.0 Guest 1.0 space/5 units 208/5 = 42.0 SUBTOTAL 422.0 Parking Substition2 Car Space Substitution for Motorcycle Parking - 21.0 Parking Substition3 Car Space Substitution for Bicycle Rack Parking - 21.0 TOTAL – 208 UNITS 380 1One covered space/unit required 2City ordinance 9-4.115(b). Parking spaces may be replaced at a ratio of (1) motorcycle space for each (20) spaces. 3City ordinance 9-4.115(c). Parking spaces may be replaced at a ratio of (1) bike rack for each (20) spaces. Per Municipal Code Section 9-4.115 (h), the City’s parking standards may be modified through conditional use permit approval based on specific findings of fact that the characteristics of a use or its immediate vicinity do not necessitate the number of parking spaces, type of design, or improvements required by this title and that reduced parking will be adequate to accommodate on the site all parking needs generated by the use. Table 2. Proposed Parking Unit Type Parking Requirement Spaces Required One-bedroom (72) 1.5 spaces/unit1 72 x 1.0 = 108.0 Two-bedroom (136) 2.0 spaces/unit1 136 x 2.0 = 272.0 Guest 1.0 space/5 units 208/5 = 42.0 SUBTOTAL 422.0 Parking Substition2 Car Space Substitution for Motorcycle Parking - 21.0 Parking Substition3 Car Space Substitution for Bicycle Rack Parking - 21.0 TOTAL – 208 units 380.0 Supplemental off-site parking (El Camino Real) +/-28.0 With Supplemental Guest Parking at El Camino Real 408.0 1One covered space/unit required 2City ordinance 9-4.115(b). Parking spaces may be replaced at a ratio of (1) motorcycle space for each (20) spaces. 3City ordinance 9-4.115(c). Parking spaces may be replaced at a ratio of (1) bike rack for each (20) spaces. Table 3. Proposed Parking Breakdown Summary Parking Space Type Spaces Provided Uncovered Standard 54 Uncovered Compact 311 Electric Car 6 Carports Standard 1242 Carports Compact 48 1,2 Carports/Tandem (Bldg A) 752 Guest 42 TOTAL Vehicle Stalls 380 Off-Site Supplemental Guest Parking 28 TOTAL Vehicle Stalls Plus Off-Site Supplemental Guest Parking 408 Motorcycle Stalls 21 Bicycle Racks (5 bikes per rack) 21 TOTAL Motorcycle and Bicycle 41 1 Code allows 20% compact spaces. Total of 20% compact spaces proposed, consisting of uncovered and as carports.. 2 Covered Parking. One (1) covered parking space (carport or tandem) per dwelling unit required. Total of 247 proposed; 208 required. Emerald Ridge Narrative Page5 of 5 Building Height Per Municipal Code Section 9-4.113 (b)(1), height may be modified through the CUP process provided that the “Planning Commission first finds the project will not result in substantial detrimental effects on the enjoyment and use of adjoining properties and that the modified height will not exceed the lifesaving equipment capabilities of the Fire Department.” In order to meet full density consistent with City Housing Element goals and to protect on-site resources, the applicant is requesting three-story apartment buildings with subterranean parking garage level at some buildings. Reasons to support the added height include: 1)Development along the main project streetscape is a combination of two and three stories, so there are gaps in the massing and a variety of roof heights. 2)Taller buildings are oriented to the center and back of the site where they do not impact the privacy or solar access of adjacent properties. 3)The apparent mass of the of the building is minimized by stepping the building foundation with the slope of the existing topography. 4)Development is placed along the perimeter of the site leaving a large central open area to accommodate preservation of the existing Colony House and healthy native oak trees per the Arborist’s Report. 5)Development preserves the existing colony home and offers adaptive reuse of existing home by converting the structure into common clubhouse facility. 6)Development provides large centralize common open space to allow community connectivity. Conditional Use Permit - Rationale for support: 1)The project will provide community linkage to pedestrian and vehicular access by working with City staff to incorporate Street “B” to the project. 2)Project respects site topography; the building footprints have been sited to step with elevation changes and help minimize extensive grading. The goal is to have balanced cut and fill on site. 3)Heritage oak trees will be saved as feasible, consistent with the recommendations of the Arborist, and adequate room provided for their health and survival. 4)The historic Colony House will be rehabilitated and saved in place with its adaptive reuse as a project amenity (central clubhouse). 5)Garages are provided which will reduce the visual impact of total vehicles parked on site. 6)Community storage provided to help reduce visual clutter. jmwN:\0201\0238-01-RS15-Emerald-Ridge-Apartments-Entitlement-Con-Docs\Planning\Narrative\eh-Emerald-Ridge-Project-Narrative-8-31-16-Admin.docx 14 DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 INSPIRATION IMAGE BOARDT.315 873.25+/-878.80876.46874.51ramprampELCAMINOREALSTREET'B'&$&/8%+286(%8,/',1*7<3($%8,/',1*7<3(%%8,/',1*7<3($%8,/',1*7<3(%%8,/',1*7<3(%%8,/',1*7<3($322/$5($727/27$5($ )) )) )))) ))&$53257&$53257&$53257&$53257&$53257&$53257&$53257&$53257&$53257&$53257&$53257&$53257&$5 3 2 5 7 &$5 3 2 5 7&$53257&$53257&$53257&$53257757575757575(/(&75,&9(+,&/(66(7%$&. 6(7 %$&. 6(7%$&. 6(7%$&. &2857<$5'&2857<$5'&2857<$5'&2857<$5'&2857<$5'&2857<$5'&$532577$1'(0&$532577$1'(0&$532577$1'(09,(:'(&.+&0$,/.,26.352-(&7(175<6,*1 5 $0 3 5 $0 3 %$$$5$03%%4$5($ 63$$5($%%4$5($&$532577(0325$5<352-(&77851$5281'$5($&$53257 )) )) )) 5$03 )) 0$,1(175<&20021$5($322/(175< ))&2857<$5'6 (7 %$&. ))&2857<$5'3('(675,$175$,/3('(675,$175$,/3('(675,$175$,/5$03 )) ))&2857<$5'$&&(6672)8785(675((7$127$3$573529,'( +L*+&217,1828662/,':22')(1&($/21*1257+(513523(57</,1(,11(5('*('2*581A.1DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 ARCHITECTURAL SITE PLANSCALE: 1”=30’01530 6016 %/'*$8)) %/'*%/)) %/'*%8)) %/'*$/)) 3/3/&$53257 &$53257&$53257&$53257 &$53257&$53257 &$53257 352326('%/'*+(,*+7 352326('%/'*+(,*+7%/'*+(,*+7 833(5))%/'*+(,*+7 /2:(5))%8,/',1*%72:1+20()/$7 352326('%/'*+(,*+7 352326('%/'*+(,*+7%8,/',1*$%/'*+(,*+7 %/'*+(,*+7 352326('72:(5+(,*+772:(5+(,*+7 72:1+20()/$7'(&.)/$7*$5$*( 6725$*(/,1(2)(6,7(*5$'(/,1(2)(6,7(*5$'((/&$0,125($/$3$570(176 *$5$*( +LJK6ROLG:RRG)HQFH&/8%+286()) %/'*%/)) %/'*%8)) 3/ 833(5)) /2:(5))72:1+20()/$7%/'*+(,*+7 %/'*+(,*+7 352326('%/'*+(,*+7 352326('%/'*+(,*+7%8,/',1*%&$53257/,1(2)(6,7(*5$'(&$53257&$53257&/8%+286((/&$0,125($/%/'*$/)) %/'*$8)) 72:1+20(%8,/',1*$72:1+20(72:1+20()/$7 )/$7 )/$7 )/$7)/$7*$5$*( 6725$*( 833(5)) /2:(5))%/'*+(,*+7 *$5$*( $3$570(176 %/'*+(,*+7 352326('%/'*+(,*+7 352326('%/'*+(,*+7/,1(2)(6,7(*5$'(%/'*(;32685( +LJK6ROLG:RRG)HQFH%/'*$8)) %/'*$/)) %/'*%8)) %/'*%/)) &$532573/&$53257&$5325772:1+20()/$7)/$7*$5$*( 6725$*('(&.72:1+20()/$7&2002123(163$&((/&$0,125($/ 833(5)) /2:(5)) /2:(5)) 833(5)) 352326('%/'*+(,*+7 352326('72:(5+(,*+7 352326('%/'*+(,*+7%8,/',1*$%8,/',1*%%/'*+(,*+7 %/'*+(,*+7 352326('%/'*+(,*+7 352326('%/'*+(,*+7/,1(2)(6,7(*5$'( +LJK6ROLG:RRG)HQFHA.2DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 SITE CROSS-SECTIONSSITE SECTION CSITE SECTION BSITE SECTION ASCALE: 1”=30’01530 6017 COVERED COMPACT PARKINGCOVERED STANDARD PARKINGGARAGE PARKINGLEGENDUNCOVERED STANDARD PARKINGUNCOVERED COMPACT PARKINGOFF-STREET PARKINGELECTRIC VEHICLE PARKINGMOTORCYCLE PARKINGBICYCLE PARKINGBUILDING 2TYPE BBUILDING 4TYPE BBUILDING 6TYPE BBUILDING 5TYPE BBUILDING 1TYPE BBUILDING 3TYPE BSTREET ‘B’EL CAMINO REALCLUBHOUSECOMMONAREAA.3DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 VEHICULAR ACCESS AND PARKING SCALE: 1”=30’01530 6018 88089090090090092088089091088089091034CHAMBERSx 3ROWS23CHAMBERSx 3ROWS873.25+/-878.80876.46874.51ramprampEL CAMINOREALSTREET 'B'34CHAMBERSx 3ROWS23CHAMBERSx 3ROWS873.25+/-878.80876.46874.51ramprampEL CAMINOREALSTREET 'B'873.25+/-878.80876.46874.51ramprampELCAMINOREALSTREET'B'&/8%+286(%8,/',1*7<3($%8,/',1*7<3(%%8,/',1*7<3($%8,/',1*7<3(%%8,/',1*7<3(%%8,/',1*7<3($ +LJK&RQWLQXRXV6ROLG:RRG)HQFH#,QVLGH3URSHUW\/LQHA.5DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 PROJECT PEDESTRIAN PATHWAYSPEDESTRIAN PATHWAYSSCALE: 1”=30’01530 6019 88089090090090092088089091088089091034CHAMBERSx 3ROWS23CHAMBERSx 3ROWS873.25+/-878.80876.46874.51ramprampEL CAMINOREALSTREET 'B'34CHAMBERSx 3ROWS23CHAMBERSx 3ROWS873.25+/-878.80876.46874.51ramprampEL CAMINOREALSTREET 'B'873.25+/-878.80876.46874.51ramprampELCAMINOREALSTREET'B'&/8%+286(%8,/',1*7<3($%8,/',1*7<3(%%8,/',1*7<3($%8,/',1*7<3(%%8,/',1*7<3(%%8,/',1*7<3($A.6DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15PROJECT PHASING PLAN8808808890080STREET 'B'STREET 'B'SSSSSTTTTRRRREEEEEEEETTTT''''BBBB''''900STREET BSTREESSSSSTTTTTRRRRREEEEEEEEEETTTTTBBBBB00999000009000900%8,/',1*7<3($%8,/',1*7<3(%8880888989088044CC3344MMBBHHAAMMCCHHxx 33xx344CCRRSSxx3BBEERRERRWWSAMMBBRROOWHHAA33RRSxx33xxRRSSWSSOOWWSRROO910&/8%+286(%8,/',1*7<3($%8,/',1*7<3(%88..88007778888888.888880000000008877888887777788776468888877777666664444466666644466666rraammpprrrrraaaaammmmmppppprampCCHH33CC2233EERRMMBBHHAAMMRCCHHxx 33xx33CCRRSSxBBEERRWWSSMMBBRROOWW33RRxx33xxWSSOWWRO90899091008808808808888888%8,/',1*7<3(%%8,/',1*7<3($8877664888887777766666444477664466666.44444666666..446666666mmpppppppTENTATIVE PROJECT PHASING SUMMARYPHASE 1 STREET ‘B’ BUILDING 1A BUILDING 2B PROJECT ENTRY MONUMENT PARKING/CARPORTS PHASE 2 BUILDING 3A BUILDING 4B CLUBHOUSE/TOT-LOT AREA PARKING/CARPORTSPHASE 3 BUILDING 5A BUILDING 6B COMMON POOL AREA PARKING/CARPORTS PHASE 1PHASE 2PHASE 3SCALE: 1”=30’01530 6020 DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 landscape inspiration images|community space & courtyardsL.121 DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL LANDSCAPE SITE PLANL.2SCALE: 1”=30’01530 60BUILDING 1BUILDING 3BUILDING 5CLUBHOUSESHEET L.4SHEET L.3BUILDING 2BUILDING 4EL CAMINO REALBUILDING 622 SITE KEYDATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 COMMON OPEN SPACE LANDSCAPE PLANL.323 124536WATER WALL FEATUREELEVATED PLANTER SEAT WALLHEIGHT WITH SPECIMENMAGNOLIA TREEDECORATIVE PAVINGDECORATIVE PAVERS WITHACCENT BANDINGSHADE AND DROUGHT TOLERANTPLANTINGS, TYP.LARGE ACCENT POTTERY TOMATCH ARCHITECTURAL STYLE1LANDSCAPE KEY:23456SITE KEYDATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15TYPICAL BUILDING COURTYARD LANDSCAPE PLANL.424 UPD W UPGREAT ROOM17'10" X 14'0"KIT.10'3" X 12'6"ENTRY4'10" X 5'0"PATIOPWD.5'2" X 5'6"S.S.LAUNDRYHOOK-UPLOCATIONUPD W UPENTRY4'10" X 5'0"PATIOPWD.5'2" X 5'6"S.LIVING17'10" X 14'0"KITCHEN/DINING15'0" X 10'6"S.LAUNDRYHOOK-UPLOCATIONBED 212'8" x 10'2"BATH 111'4" X 5'1"BED 113'1" X 11'8"BATH 27'6" X 7'0"HALLCL. 1CL.2HALLBATH6'2"x10'1"CL.7'6"x3'10"CL.6'3"x5'6"BED 113'1" X 11'8"BED 211'8" x 13'3"A.9DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL UNIT PLANS - BUILDINGS 1A, 3A & 5AUNIT PLAN A - TOWNHOME2BED/2.5 BATH/1.5 BATHLOWER LEVEL - GALLEY KITCHEN OPTION UPPER LEVEL UPPER LEVEL- ONE BATH OPTIONLOWER LEVEL012 4 8SCALE: 1/4”=1’25 DWDINING11'6" X 10'S.DINING11'6" X 10'KIT.11'6" X 12'8"HALLBED 112'6"x 12'6"BED 212'6" X 10'7"BATH10'0" X 6'4"LIVING14'6" X 11'8"CL.3'9"x6'8"S.LAUNDRYHOOK-UPLOCATIONDWDINING11'6" X 10'S.DINING11'6" X 10'KIT.11'6" X 12'8"BATH10'0" X 6'4"LIVING14'6" X 11'8"S.BED 114'1" X 12'6"OFFICE13'6" x 10'7"PATIO/DECKLAUNDRYHOOK-UPLOCATIONDWBATH10' X 6'3"BED12'3" X 10'6"DINING7' X 8'KIT.11'1" X 7'9"LIVING12'6" X 12'10"PATIO/DECKENTRY8'3" X 4'6"CL.S.S.DINING11'6" X 10'S.DINING11'6" X 10'S.LAUNDRYHOOK-UPLOCATIONA.10DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL UNIT PLANS - BUILDINGS 1A, 3A & 5AUNIT PLAN C1 - FLAT2BED/1BATHUNIT PLAN C2 - FLAT1BED/1BATHUNIT PLAN B - FLAT1BED/1BATH012 4 8SCALE: 1/4”=1’26 UPCORRIDOR1-CAR GARAGE 1-CAR GARAGE1-CAR GARAGE1-CAR GARAGE 1-CAR GARAGE 1-CAR GARAGE 1-CAR GARAGE1-CAR GARAGE1-CAR GARAGE1-CAR GARAGE1-CAR GARAGE1-CAR GARAGE1-CAR GARAGECOMMON STAIRSTANDEM TANDEM TANDEM TANDEM TANDEM TANDEM TANDEM TANDEM TANDEM TANDEM TANDEM TANDEMUTIL.SITE KEYA.11DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 1A, 3A & 5A BLD’G. SUBFLOORGARAGE STALLS | STORAGE024 8 16SCALE: 1/8”=1’27 DWDWDWDW DWDWDWDWDWDWDWDWDWDWDWDWDWDNUPBATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGLIVINGKIT.BATHBEDPATIOENTRYCL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGLIVINGKIT.BATHBEDPATIOENTRY CL.DININGLIVINGKIT.BATHBEDENTRYCL.DININGLIVINGKIT.BATHBEDENTRYCL.DININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKDININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKDININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKDININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKDININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGLIVINGKIT.BATHBEDENTRYCL.DININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYSTUDIO(COMMON AREA ATBUILDINGS 3A AND 5A)A.12DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 1A, 3A & 5ABLD’G. FIRST FLOORAPARTMENT UNITS | COMMON COURTYARDUNIT 104PLAN C2UNIT 105PLAN C2UNIT 106PLAN C2UNIT 103PLAN BUNIT 107PLAN BUNIT 102PLAN BUNIT 108PLAN BUNIT 101PLAN C2UNIT 109PLAN C2UNIT 116PLAN BUNIT 115PLAN BUNIT 114PLAN C1UNIT 113PLAN C1UNIT 117STUDIO PLANUNIT 112PLAN C1UNIT 111PLAN C1UNIT 110PLAN C1COURTYARD024 8 16SCALE: 1/8”=1’SITE KEY28 DNDNDWDW DWDWDWDWUPDWUPDWUPDWUPDWUPD W UPD W UPD W UPD W UPDW UPDW UPDW UPDW DNDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGLIVINGKIT.BATHBEDENTRYCL.DININGLIVINGKIT.BATHBEDENTRYCL.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.DECKDECKCOMMON DECK AREAA.13DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 1A, 3A & 5A BLD’G. SECOND FLOORAPARTMENT UNITS | COMMON BALCONYUNIT 203PLAN AUNIT 208PLAN AUNIT 202PLAN AUNIT 209PLAN AUNIT 201PLAN C1UNIT 210PLAN C1UNIT 218PLAN BUNIT 217PLAN BUNIT 216PLAN C1UNIT 215PLAN C1UNIT 214PLAN AUNIT 204PLAN AUNIT 213PLAN AUNIT 205PLAN AUNIT 212PLAN AUNIT 206PLAN AUNIT 211PLAN AUNIT 207PLAN A024 8 16SCALE: 1/8”=1’SITE KEY29 HALLBATHCL.CL.BED 1BED 2HALLBATHCL.CL.BED 1BED 2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2HALLBATHCL.CL.BED 1BED 2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2HALLBATHCL.CL.BED 1BED 2BED 2BED 1BED 2 BED 1BED 2BED 1A.14DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 1A, 3A & 5ABLD’G. THIRD FLOORAPARTMENT UNITSUNIT 203PLAN AUNIT 208PLAN AUNIT 202PLAN AUNIT 209PLAN AUNIT 214PLAN AUNIT 204PLAN AUNIT 213PLAN AUNIT 205PLAN AUNIT 212PLAN AUNIT 206PLAN AUNIT 211PLAN AUNIT 207PLAN A024 8 16SCALE: 1/8”=1’SITE KEY30 A.15DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 BUILDINGS 1A, 3A & 5ABLD’G. FRONT ELEVATIONSOUTH VIEWBLD’G. LEFT ELEVATIONWEST VIEW024 8 16SCALE: 1/8”=1’SITE KEY31 A.16DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 BUILDINGS 1A, 3A & 5ABLD’G. RIGHT ELEVATIONEAST VIEWBLD’G. REAR ELEVATIONNORTH VIEW024 8 16SCALE: 1/8”=1’SITE KEY32 UPD W UPWGREAT ROOM17'10" X 14'0"KIT.10'3" X 12'6"ENTRY4'10" X 5'0"PATIOPWD.5'2" X 5'6"S.PWD.5'2" X 5'6"S.LAUNDRYHOOK-UPLOCATIONUPD W UPW ENTRY4'10" X 5'0"PATIOPWD.5'2" X 5'6"S.LIVING17'10" X 14'0"KITCHEN/DINING15'0" X 10'6"PWD.5'2" X 5'6"S.LAUNDRYHOOK-UPLOCATIONBED 212'8" x 10'2"BATH 111'4" X 5'1"BED 113'1" X 11'8"BATH 27'6" X 7'0"HALLCL. 1CL.2HALLBATH6'2"x10'1"CL.7'6"x3'10"CL.6'3"x5'6"BED 113'1" X 11'8"BED 211'8" x 13'3"A.17DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL UNIT PLANS - BUILDINGS 2B, 4B & 6BUNIT PLAN A - TOWNHOME2BED/2.5 BATH/1.5 BATHUPPER LEVEL UPPER LEVEL- ONE BATH OPTIONLOWER LEVEL LOWER LEVEL - GALLEY KITCHEN OPTION012 4 8SCALE: 1/4”=1’33 DWDWDINING11'6" X 10'KIT.11'6" X 12'8"HALLBED 112'6"x 12'6"BED 212'6" X 10'7"BATH10'0" X 6'4"LIVING14'6" X 11'8"CL.3'9"x6'8"S.DINING11'6" X 10'KIT.11'6" X 12'8"BATH10'0" X 6'4"LIVING14'6" X 11'8"S.BED 114'1" X 12'6"OFFICE13'6" x 10'7"PATIO/DECKLAUNDRYHOOK-UPLOCATIONLAUNDRYHOOK-UPLOCATIONDWBATH10' X 6'3"BED12'3" X 10'6"DINING7' X 8'KIT.11'1" X 7'9"LIVING12'6" X 12'10"PATIO/DECKENTRY8'3" X 4'6"CL.S.S.LAUNDRYHOOK-UPLOCATIONA.18DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL UNIT PLANS - BUILDINGS 2B, 4B & 6BUNIT PLAN C1 - FLAT2BED/1BATHUNIT PLAN C2 - FLAT1BED/1BATHUNIT PLAN B - FLAT1BED/1BATH012 4 8SCALE: 1/4”=1’34 DWS.BED 113'0" X 10'6"LAUNDRY5'4" X 6'8"BATH5'8" X 10'5"CL.BED 210'6" X 12'0"KITCHEN12'4" X 14'0"LIVING14'0" X 15'0"DINING9'0" X 9'0"ENTRYCL. S.LAUNDRYHOOK-UPLOCATIONDWS.KIT.11' X 11'GREAT ROOM18' X 14'ENTRYPWD.6'1" X 5'8"DECKS.LAUNDRYHOOK-UPLOCATIONS.PATIOBED 212'8" X 12'9"BED 112'11" X 10'2"W.I.C.6'1"x5'1"HALLBATH6'1" X 12'S.A.19DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL UNIT PLANS - BUILDINGS 2B, 4B & 6BUNIT PLAN E - TOWNHOME2BED/1.5 BATHUPPER LEVELLOWER LEVELUNIT PLAN D - FLAT2BED/1BATH012 4 8SCALE: 1/4”=1’35 DWDWPATIOBED 2BED 1W.I.C.HALLBATHPATIOBED 2BED 1W.I.C.HALLBATHPATIOBED 2BED 1W.I.C.HALLBATHPATIOBED 2BED 1W.I.C.HALLBATHPATIOBED 2BED 1W.I.C.HALLBATHPATIOBED 2BED 1W.I.C.HALLBATHBATH LAUNDRYCL.BED 1BED 2KITCHENLIVINGENTRYDININGBATHLAUNDRYCL.BED 1BED 2 KITCHENLIVINGENTRYDININGCOURTYARDA.20DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 2B, 4B & 6BBLD’G. SUBFLOORAPARTMENT UNITS | COMMON COURTYARDUNIT 117PLAN EUNIT 001PLAN DUNIT 116PLAN EUNIT 112PLAN EUNIT 115PLAN EUNIT 111PLAN EUNIT 002PLAN DUNIT 110PLAN E024 8 16SCALE: 1/8”=1’SITE KEY36 DWDWDWDW DW DW DNDWDWDWDWDWDWDWDW DW DWD W KIT.GREATROOMENTRYPWD.DECKKIT.GREATROOMENTRYPWD.DECKKIT.GREATROOMENTRYPWD.DECKKIT.GREATROOMENTRYPWD.DECKKIT.GREATROOMENTRYPWD.DECKKIT.GREATROOMENTRYPWD.DECKDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYDININGKIT.HALLBED 1BED 2BATHLIVINGCL.ENTRYBATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGLIVINGKIT.BATHBEDPATIOENTRYCL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGLIVINGKIT.BATHBEDPATIOENTRY CL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKDININGKIT.BATHLIVINGENTRYBED 1OFFICEPATIO/DECKCOURTYARDA.21DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 2B, 4B & 6BBLD’G. FIRST FLOORAPARTMENT UNITS | COMMON COURTYARDUNIT 104PLAN CUNIT 105PLAN CUNIT 106PLAN CUNIT 103PLAN BUNIT 107PLAN BUNIT 102PLAN BUNIT 108PLAN BUNIT 101PLAN BUNIT 109PLAN BUNIT 117PLAN EUNIT 113PLAN DUNIT 116PLAN EUNIT 112PLAN EUNIT 115PLAN EUNIT 111PLAN EUNIT 114PLAN DUNIT 110PLAN E024 8 16SCALE: 1/8”=1’SITE KEY37 DNDNDWDWDWDWDWDWUPDWUPDWUPDWUPDWUPDWUPDWUPD W UPD W UPD W UPD W DNBATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGLIVINGKIT.BATHBEDENTRYCL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.BATHBEDDININGKIT.LIVINGPATIO/DECKENTRYCL.DININGLIVINGKIT.BATHBEDPATIOENTRYCL.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.GREATROOMKIT.ENTRYPATIOPWD.S.COMMON DECK AREA COMMON DECK AREAA.22DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 2B, 4B & 6BBLD’G. SECOND FLOORAPARTMENT UNITS | COMMON BALCONYUNIT 204PLAN AUNIT 205PLAN AUNIT 206PLAN AUNIT 207PLAN AUNIT 203PLAN AUNIT 208PLAN AUNIT 202PLAN AUNIT 209PLAN AUNIT 201PLAN AUNIT 210PLAN AUNIT 216PLAN BUNIT 215PLAN BUNIT 213PLAN BUNIT 214PLAN BUNIT 212PLAN BUNIT 211PLAN B024 8 16SCALE: 1/8”=1’SITE KEY38 BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2HALLBATHCL.CL.BED 1BED 2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2HALLBATHCL.CL.BED 1BED 2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2BED 2BATH 1BED 1BATH 2HALLCL. 1CL.2A.23DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 OVERALL FLOOR PLAN - BUILDINGS 2B, 4B & 6BBLD’G. THIRD FLOORAPARTMENT UNITSUNIT 204PLAN AUNIT 205PLAN AUNIT 206PLAN AUNIT 207PLAN AUNIT 203PLAN AUNIT 208PLAN AUNIT 202PLAN AUNIT 209PLAN AUNIT 201PLAN AUNIT 210PLAN A024 8 16SCALE: 1/8”=1’SITE KEY39 A.24DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 BUILDINGS 2B, 4B & 6BBLD’G. FRONT ELEVATIONSOUTH VIEWBLD’G. LEFT ELEVATIONWEST VIEW024 8 16SCALE: 1/8”=1’SITE KEY40 A.25DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 BUILDINGS 2B, 4B & 6BBLD’G. RIGHT ELEVATIONEAST VIEWBLD’G. REAR ELEVATIONNORTH VIEW024 8 16SCALE: 1/8”=1’SITE KEY41 UPDNOFFICELOBBYLOUNGELOUNGESHAREDFACILITYLAUNDRYRESTROOMNEW DECKNEWPORCHNEWPORCHACCESSIBLE RAMPENTRY(E) STAIRSLOUNGELOUNGENEW FIREPLACEWASHER/DRYEREQUIPMENT BY OWNERDN(E) ATTICSPACE(E) ATTICSPACE(E) STAIRSA.26DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 CLUBHOUSE FLOOR PLANPROPOSED FLOOR PLAN(EXISTING FOOTPRINT TO REAMAIN)EXISTING ATTIC(TO REMAIN)012 4 8SCALE: 1/4”=1’SITE KEY42 A.27DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 CLUBHOUSE ELEVATIONSWEST ELEVATIONFRONT VIEWSOUTH ELEVATIONRIGHT VIEW012 4 8SCALE: 1/4”=1’SITE KEY43 A.28DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 CLUBHOUSE ELEVATIONSEAST ELEVATIONREAR VIEWNORTH ELEVATIONLEFT VIEW012 4 8SCALE: 1/4”=1’SITE KEY44 7<3 7<37<3&203$&767$// ; 0,1/$1'6&$3($5($3(56,7(3/$1&21&&85%)8785(62/$53$1(//2&$7,21 7<3 7<37<367$1'$5'67$// ; 0,1/$1'6&$3($5($3(56,7(3/$1&21&&85%)8785(62/$53$1(//2&$7,21A.29DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL CARPORTS FLOOR PLANCOMPACTTYP. SIDE ELEVATIONCOMPACTFRONT ELEVATIONCOMPACTFLOOR PLANSTANDARDTYP. SIDE ELEVATIONSTANDARDFRONT ELEVATIONSTANDARDSITE KEY45 A.30DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 PROJECT ENTRANCE PERSPECTIVE VIEW FROM EL CAMINO REAL | MONUMENT SIGN AREA SITE KEY46 A.31DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 BUILDINGS 1A, 3A & 5A PERSPECTIVE VIEW FROM EL CAMINO REAL | COMMON COURTYARD AREA SITE KEY47 SITE KEYA.32DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 BUILDINGS 2B, 4B & 6B PERSPECTIVE VIEW FROM SECOND LEVEL WALKWAY | COMMON COURTYARD AREA48 A.33DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 CLUBHOUSE PERSPECTIVE VIEW FROM OPEN SPACE WALKWAY | COMMON TOT-LOT AREASITE KEY49 A.34DATE: AUG. 31, 2016EMERALD RIDGE APARTMENTS2555, 2605 AND 2705 EL CAMINO REAL, ATASCADERO PROJECT# 0238-01-RS15 TYPICAL BUILDINGS AND CLUBHOUSE COLORS AND MATERIALSB. ASPHALT SHINGLES:GAF ROOFING TIMBERLINE HD IN BARKWOOD1. MAIN COLOR:SHERWIN WILLIAMS DUTCH COCOA SW60322. ACCENT COLOR:SHERWIN WILLIAMSREALIST BEIGE SW60783. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSIVORY LACE SW70134. ACCENTS AND DETAILS:SHERWIN WILLIAMSSOFTWARE SW7074COLOR SCHEME 1COLOR SCHEME 21. 1.2. 2.3.3.4. 4.A. B.A. B.1. MAIN COLOR:SHERWIN WILLIAMSJERSEY CREAM SW6379 2. ACCENT COLOR:SHERWIN WILLIAMSRUSKIN ROOM GREEN SW00423. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSROCKY RIVER SW62154. ACCENTS AND DETAILS:SHERWIN WILLIAMSREDDENED EARTH SW60531. SIDING:SHERWIN WILLIAMSCLARY SAGE SW6178 2. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSROSEMARY SW61873. ACCENTS AND DETAILS:SHERWIN WILLIAMSMUSLIN SW61334. DOORS AND WINDOWS:SHERWIN WILLIAMSRED TOMATO SW66075. BRICK VENEER:EL DORADO STONE TUNDRABRICK IN HARTFORD6. ASPHALT SHINGLES:GAF ROOFING TIMBERLINE HD IN MISSION BROWNCOLOR SCHEME 4CLUBHOUSE1.1.2.2.3.3.4.4.5.1. MAIN COLOR:SHERWIN WILLIAMSHALCYON GREEN SW6213 2. ACCENT COLOR:SHERWIN WILLIAMSCHELSEA MAUVE SW00023. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSCLOCK GRAY SW 62784. ACCENTS AND DETAILS:SHERWIN WILLIAMSIVORY LACE SW7013COLOR SCHEME 51.2.3.4.6.C. ASPHALT SHINGLES:GAF ROOFING TIMBERLINE HD IN PEWTER GRAYCOLOR SCHEME 31.2.3.4.C.C.1. MAIN COLOR:SHERWIN WILLIAMS ROCKWOOD RED SW28022. ACCENT COLOR:SHERWIN WILLIAMS DOPPER TAN SW61443. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSKILIM BEIGE SW61064. ACCENTS AND DETAILS:SHERWIN WILLIAMSROCKWOOD SHUTTER GREEN SW2809COLOR SCHEME 61.2.3.4.1. MAIN STUCCO:SHERWIN WILLIAMS MANNERED GOLD SW61302. STUCCO ACCENT:SHERWIN WILLIAMSIVORIE SW61273. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSPEWTER GREEN SW62084. ACCENTS AND DETAILS:SHERWIN WILLIAMSCORDOVAN SW6027A. ASPHALT SHINGLES:GAF ROOFING TIMBERLINE HD IN CHARCOAL1. MAIN STUCCO:SHERWIN WILLIAMSCONNECTED GRAY SW61652. STUCCO ACCENT:SHERWIN WILLIAMSFAVORITE TAN SW61573. DOOR AND WINDOW TRIM:SHERWIN WILLIAMSFOXY SW63334. ACCENTS AND DETAILS:SHERWIN WILLIAMSCLOCK GRAY SW6278B. BRICK VENER:EL DORADO STONE TUNDRABRICK IN HARTFORDC. STONE VENEER:EL DORADO STONE RIVER ROCK IN RIO GRANDEA. STONE VENEER:EL DORADO STONE STACKED STONE IN ALDERWOODROOF SHINGLE OPTIONSSTONE VENEER OPTIONS50