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Home My WebLink About10-26-2020 CHC Agenda Packet - Amended City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Agenda Cultural Heritage Committee Monday, October 26, 2020 - AMENDED Based on the threat of COVID-19 as reflected in the Proclamations of Emergency issued by both the Governor of the State of California, the San Luis Obispo County Emergency Services Director and the City Council of the City of San Luis Obispo as well as the Governor’s Executive Order N-29-20 issued on March 17, 2020, relating to the convening of public meetings in response to the COVID-19 pandemic, the City of San Luis Obispo will be holding all public meetings via teleconference. There will be no physical location for the Public to view the meeting. Below are instructions on how to view the meeting remotely and how to leave public comment. Additionally, members of the Cultural Heritage Committee (CHC) are allowed to attend the meeting via teleconference and participate in the meeting to the same extent as if they were present. Using the most rapid means of communication available at this time, members of the public are encouraged to participate in CHC meetings in the following ways: 1. Remote Viewing - Members of the public who wish to watch the meeting can view: • View the Webinar (recommended for the best viewing quality): ➢ Webinar URL: https://attendee.gotowebinar.com/register/4913373727812963087 ➢ Webinar ID: 881-725-171 ➢ Telephone Attendee: +1 (562) 247-8422; Audio Access Code: 419-909-744 o Note: The City uses GotoWebinar to conduct virtual meetings. Please test your speakers and microphone settings prior to joining the webinar. If you experience audio issues, check out this YouTube tutorial to troubleshoot audio connection issues. 2. Public Comment - The CHC will still be accepting public comment for items within their purview. Public comment can be submitted in the following ways: • Mail or Email Public Comment ➢ Received by 3:00 PM on the day of meeting - Can be submitted via email to advisorybodies@slocity.org or U.S. Mail to City Clerk at: 990 Palm St. San Luis Obispo, CA 93401 ➢ Emails sent after 3:00 PM – Can be submitted via email to advisorybodies@slocity.org and will be archived/distributed to members of the Advisory Body the day after the meeting. Emails will not be read aloud during the meeting • Verbal Public Comment ➢ Received by 3:00 PM on the day of the meeting - Call (805) 781-7164; state and spell your name, the agenda item number you are calling about and leave your comment. The verbal comments must be limited to 3 minutes. All voicemails will be forwarded to Advisory Body Members and saved as Agenda Correspondence. Voicemails will not be played during the meeting. ➢ During the meeting – Members of the public who wish to provide public comment can join the webinar (instructions above). Once you have joined the webinar, please put your name and Item # in the questions box. Your mic will be unmuted once Public Comment is called for the Item and you will have 3 minutes to speak. All comments submitted will be placed into the administrative record of the meeting. City of San Luis Obispo, Council Agenda, City Hall, 990 Palm Street, San Luis Obispo Agenda Cultural Heritage Committee 5:30 PM AMENDED TELECONFERENCE REGULAR MEETING Broadcasted via Webinar *Agenda amended to reorder items (Item A moved to the beginning of the meeting) CALL TO ORDER: Chair Shannon Larrabee ROLL CALL: Committee Members Karen Edwards, Damon Haydu, Glen Matteson, Wendy McFarland, Vice Chair Eva Ulz, and Chair Shannon Larrabee PUBLIC COMMENT: At this time, people may address the Committee on items not on the agenda. Items raised are generally referred to staff and, if action by the Committee is necessary, may be scheduled for a future meeting. PRESENTATION A. Receive a presentation on the 2021-2023 Financial Plan Advisory Body Goal Setting Process (Brigitte Elke and Natalie Harnett) CONSIDERATION OF MINUTES 1. Approve the minutes of the September 28, 2020 Cultural Heritage Committee meeting. PUBLIC HEARING ITEMS NOTE: The action of the CHC is a recommendation to the Community Development Director, another advisory body or to City Council and, therefore, is not final and cannot be appealed. 2. Review of a request for an exception from the standard limiting the height of Accessory Dwelling Units to allow addition to an existing accessory structure on the Master List Mugler House property, up to a height of 21 feet, for use as an Accessory Dwellin g Unit; Project Address: 1460 Mill Street; Case #: DIR-0379-2020; Zone: R-2; Andrew Goodwin Designs, applicant. (Walter Oetzell) Recommendation: Recommend the Community Development Director find the project consistent with historic preservation policies. Cultural Heritage Committee Agenda of October 26, 2020 Page 3 3. Review of a request for an exception from the standard limiting the height of Accessory Dwelling Units to allow construction of a new Accessory Dwelling Unit over a proposed new garage and shop space in a building reaching a height of 26 feet on a Contributing List Property in the Railroad Historic District; Project Address: 1051 Leff Street; Case #: DIR-0424- 2020; Zone: R-3; Phillip Hasley, applicant. (Walter Oetzell) Recommendation: Recommend the Community Development Director find the project consistent with historic preservation policies. COMMENT AND DISCUSSION 4. Discussion of Certified Local Government requirements and Cultural Heritage Committee training priorities (Brian Leveille) 5. Agenda Forecast & Staff Updates (Brian Leveille) ADJOURNMENT The next Regular Cultural Heritage Committee Meeting will be on Monday, November 23, 2020 at 5:30 p.m., via teleconference. The City of San Luis Obispo wishes to make all of its public meetings accessible to the public. Upon request, this agenda will be made available in appropriate alternative formats to persons with disabilities. Any person with a disability who requires a modification or accommodation in order to participate in a meeting should direct such requests to the City Clerk’s Office at (805) 781-7100 at least 48 hours before the meeting, if possible. Telecommunications Device for the Deaf (805) 781-7410. Agenda related writings or documents provided to the Cultural Heritage Committee are available on the City’s website, http://www.slocity.org/government/advisory-bodies. You may also contact the Community Development Department, by phone, from 8 AM to 3 PM at (805) 781-7150. BLANK PAGE This page is intended to be blank so that you can print double-sided. CULTURAL HERITAGE COMMITTEE AGENDA REPORT SUBJECT: 2021-2023 Cultural Heritage Committee Goal Setting and the Financial Plan/Budget Process. FROM: Brian Leveille, Senior Planner DISCUSSION Every two years the City adopts a budget and financial plan. To prepare for the budget process, all City departments and advisory bodies are asked to identify their goals and major work programs for the next two years. The City Council then uses this inf ormation, along with public comment and other input to set community priorities and allocate resources to accomplish the most important City goals. Advisory body members are involved in the goal setting process to provide important input as representatives of the community, with special expertise and experience working locally within their specific area of representation. Below are some key points to consider as the City embarks on the goal-setting process: 1.The Council is seeking advisory body input focused on the purview of the advisory body, but is also interested in input on other issues important to the community. 2.Advisory body input is highly valued by the Council and the staff. 3.Goals can include completing projects from a previous work program. 4.Identifying priorities implies recommending fewer rather than more goals to the Council. The CHC should recommend only those activities that can reasonably be accomplished in the two-year budget period and can reasonably be accomplished with limited resources. Objective This is a public process and citizens are encouraged to contribute. Tonight’s meeting will result in two items: 1) a list of CHC goals and implementation programs; and 2) a letter from the CHC Chair to the City Council outlining recommended goals and programs, and if necessary, requesting resources for specific activities (staff will prepare the letter for the Chair’s signature). GOAL SETTING Current Recommended Goals: 2019-2021 Provided below is the goal that the CHC recommended during the 2019-2021 budget cycle: Meeting Date: October 26, 2020 Item Number: A Item A Cultural Heritage Committee: 2021-2023 Financial Plan Goal Setting Page 2 Future Recommended Goals: 2021-2021 As the City begins the 2021-2023 financial planning and budget cycle, the CHC has the opportunity to review their current goals, update them as necessary, and identify any new goals, programs and/or project. Goal Setting Process At the meeting, staff will provide a brief presentation introducing the budget process, advisory body role, and status of previous recommended goals. The City last revised its goals and work program in October 2018, in preparation for the 2019-2021 Financial Plan/Budget. Staff, advisory bodies, and Council members are now preparing for the next Financial Plan cycle: 2021-2023. During past goal-setting sessions, the CHC has generally followed the steps outlined below. 1.Review and understand the goal-setting and Financial Plan/Budget process. 2.Evaluate previous goals and work programs. Determine which goals and programs were accomplished and can be deleted or ones that no longer reflect the aims of the CHC. 3.Determine which goals or programs have not been completed and should be carried forward. 4.Identify new goals or programs for possible inclusion in the work program . 5.Prioritize the goals and programs, based on the CHC’s goals, community needs and input, opportunities, or special or urgent conditions; and 6.Identify activities which may require additional resources to accomplish, including special funding for specific survey, tasks or consultant work (i.e. historic inventories or research), construction or other implementation costs, additional staff time, etc. This may include references to possible community partnerships or outside funding sources. The Committee will establish goals for the next two years and identify three to five key tasks or programs it intends to complete in the period. The Committee should discuss how these goals and activities relate to important Council goals and at the same time, consider the fiscal context for the goal-setting process, including resources needed to accomplish the task. Next Steps Advisory body goals are due by December 15, 2020. All advisory bodies will receive a consolidated listing of all recommended advisory body goals. This provides an opportunity to review what other advisory bodies see as high community priorities. The Council will receive the final report with all advisory body recommendations before they begin the goal-setting process in January 2021. Item A Minutes – Cultural Heritage Committee Meeting of September 28, 2020 Page 1 Minutes CULTURAL HERITAGE COMMITTEE Monday, September 28, 2020 Regular Meeting of the Cultural Heritage Committee CALL TO ORDER A Regular Meeting of the San Luis Obispo Cultural Heritage Committee was called to order on Monday, September 28, 2020 at 5:30 p.m. via teleconference, by Vice Chair Shannon Larrabee. ROLL CALL Present: Committee Members Karen Edwards, Wendy McFarland, Damon Haydu, Glen Matteson, Eva Ulz, and Vice Chair Shannon Larrabee Absent: None Staff: Associate Planner Rachel Cohen and City Clerk Teresa Purrington INTRODUCTION 1.Introduce newly appointed Cultural Heritage Committee members, Karen Edwards and Wendy McFarland. Associate Planner Rachel Cohen introduced Karen Edwards and Wendy McFarland as the newest member of the Cultural Heritage Committee. ELECTION OF CHAIR 2.Elect a member of the Cultural Heritage Committee to serve as Chair for a one-year term. ACTION: UPON MOTION BY COMMITTEE MEMBER ULZ, SECONDED BY COMMITTEE MEMBER HAYDU, CARRIED 6-0-0 (With one seat Vacant), to elect Shannon Larrabee to the position of Chair for a one-year term. ACTION: UPON MOTION BY COMMITTEE MEMBER HAYDU, SECONDED BY COMMITTEE MEMBER MATTESON, CARRIED 6-0-0 (With one seat Vacant), to elect Eva Ulz to the position of Vice Chair for a one-year term. PUBLIC COMMENTS ON ITEMS NOT ON THE AGENDA None --End of Public Comment-- Item 1 Packet Page 1 Minutes – Cultural Heritage Committee Meeting of September 28, 2020 Page 2 CONSIDERATION OF MINUTES 3. Approve the minutes of the July 27, 2020 Cultural Heritage Committee meeting. ACTION: UPON MOTION BY COMMITTEE MEMBER MATTESON, SECONDED BY COMMITTEE MEMBER ULZ, 6-0-0 (With one seat Vacant), to approve the minutes of the July 27, 2020 Cultural Heritage Committee meeting. PUBLIC HEARING ITEMS 4. 1789 Santa Barbara Street. Review of a Mills Act Historical Property Contract for the Lozelle and Katie Flickinger Graham House at 1789 Santa Barbara Street (this action is not subject to environmental Review); Project Address: 1789 Santa Barbara Street; Case #: HIST-0359-2020; Zone: R-3-H; Michael Hughes, applicant. Assistant Planner Walter Oetzell presented the staff report and responded to Committee inquiries. Applicant representative, Michael Hughes, provided a brief presentation and responded to Commissioner inquiries. Public Comment None --End of Public Comment-- ACTION: UPON MOTION BY COMMITTEE MEMBER ULZ, SECONDED BY COMMITTEE MEMBER MATTESON CARRIED 6-0-0 (With one seat Vacant), to forward a recommendation to the City Council supporting entering into a Mills Act Historical Property Contract with the owners of The Lozelle and Katie Flickinger Graham House property at 1789 Santa Barbara Street. COMMENT AND DISCUSSION Associate Planner Rachel Cohen provided an agenda forecast. ADJOURNMENT The meeting was adjourned at 6:00 p.m. The next Regular Cultural Heritage Committee meeting is scheduled for Monday, October 26, 2020 at 5:30 p.m., via teleconference. APPROVED BY THE CULTURAL HERITAGE COMMITTEE: XX/XX/2020 Item 1 Packet Page 2 CULTURAL HERITAGE COMMITTEE REPORT FROM: Brian Leveille, Senior Planner BY: Walter Oetzell, Assistant Planner PROJECT ADDRESS: 1460 Mill Street. FILE NUMBER: DIR-0378-2020 APPLICANT: Andrew Goodwin Designs For more information contact Walter Oetzell, Assistant Planner: 781-7593 (woetzell@slocity.org) 1.0 RECOMMENDATION Provide a recommendation to the Community Development Director regarding the consistency of an addition to an accessory structure at the rear of the Master List Mugler House property with the City’s historical preservation policies. 2.0 BACKGROUND The applicant proposes to add a second level to a studio apartment behind the Master-List Mugler House at 1460 Mill Street and establish an Accessory Dwelling Unit within the expanded space. An exception from the applicable height limit is requested, because the new construction would reach a height of about 21 feet, which is five feet taller than the normal 16-foot height limit for Accessory Dwelling Units.1 3.0 SITE AND SETTING The site is located on the north side of Mill Street 100 feet west of California Boulevard (about 300 feet east of the Mill Street Historic District) in a Medium Density Residential (R-2) Zone, in an area characterized by single-family dwellings. City records (Historic Resources Inventory) describe the the primary dwelling on the site as Tudor Revival or Eastern Stick in style, built in 1925 for Dr. F.R. Mugler, during an era when Period Revival architecture was popular (see Figure 2, below). It is constructed of brick, with stickwork in the front-facing gables. A garage and storage building are situated behind and east of the dwelling. Although the appearance of the garage is dominated by a modern garage door, the building has brick facing around the door opening and its tall pyramidical roof echoes the front gable that dominates the Mugler House. In 1981 a building permit was issued for a restoration of the garage and storage building, and construction of a Covered Pool House and a 450 square-foot Studio Apartment (see plan, Attachment 1). The property was included in the Master Inventory of Historic Structures with the 1 See Zoning Regulations § 17.86.020 (B)(5)(v)) Meeting Date: October 26, 2020 Item Number: 2 Item No. 1 Figure 1: Subject Property Item 2 Packet Page 3 completion of the City’s first Historic Resources Survey in 1983, and the owners of the property entered into a Historic Property Preservation Agreeent (“Mills Act Contract”) with the City in 2008 to encourage its preservation. 3.0 FOCUS OF REVIEW New construction or alterations on historically listed properties whether or not they lie within an Historic District (this property lies 300 feet west of the Mill Street Historic District), is subject to review by the Cultural Heritage Committee (Historic Preservation Ordinance § 14.01.030 (C)). The Committee will make a recommendation to the Community Development Director as to the consistency of the proposed work with applicable historical preservation policies and standards, and may recommend conditions of project approval as appropriate. An Accessory Dwelling Unit consistent with standards set out in § 17.86.020 of the City’s Zoning Regualtions are normally approved ministerially, without discretionary review. Evaluation of this project under this application is focused on the consistency of the proposed new construction with historical preservation standards, insofar as it includes new construction in excess of the 16-foot height limit applicable to an Accessory Dwelling Unit. 4.0 PROPOSED NEW CONSTRUCTION As depicted in project plans (see Attachment 1, and Figure 3, below), the proposed Accessory Dwelling Unit provides 850 square feet of living area on two floors, behind the existing garage and adjacent to the pool house at the back of the site. HardiePlank siding in a horizontal orientation is used as the primary exterior surface material, and the addition is topped by composition shingle roofing, both selected to match the existing pool house siding and roof. Rectangular window openings accommodate a central double-hung window flanked by single pane windows, all vertically oriented with sills and trim. Figure 2: Mugler House, 1460 Mill Street Item 2 Packet Page 4 5.0 DISCUSSION ITEMS Guidance is provided mainly in the City’s Historic Preservation Program Guidelines and the Secretary of the Interior’s Standards for the Treatment of Historic Properties.2 Selected applicable guidelines, standards, and recommendations from these documents are outlined below. 5.1 Historic Preservation Program Guidelines Section Subject Note § 3.4.1 (c) Alterations to Historic Resources – Accessory Structures: … complement the primary structure’s historic character through compatibility with its form, massing, color, and materials Small area of addition, rectangular building form and peaked rooflines consistent with adjacent structures and primary dwelling; height, roof slope, and siding transitional between adjacent structures § 3.4.1 (d) Alterations to Historic Resources – Additions: … maintain the structure’s original architectural integrity and closely match the building’s original architecture, … in terms of scale, form, massing, rhythm, fenestration, materials, color and architectural details Placement at rear of lot, behind existing pool house and garage and storage structures; use of horizontal lap siding material and matching composite shingle roof material; vertically- oriented rectangular window openings similar to those of existing structures Discussion: The second-floor addition is of a limited scale, accommodating about 335 square feet of area for a bedroom, bathroom, and small covered deck area, about a third of the new ADU. In form the space is rectangular, extending back from the garage and storage building, under a low- slope gable roof with. Its horizontal lap siding matches that of the pool house, and is also consistent in appearance with that of the garage and storage building (see Figure 4). 2 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation Services, 2017 Figure 3: Proposed addition (right) and back of existing studio (left) Item 2 Packet Page 5 Portions of the west elevation of the addition will be visible from vantage points within the back yard of the property, with the ridge of the addition between the garage’s roof peak and the ridge of the pool house roof. The pool house and the 1972 brick family room addition to the rear of the primary dwelling, which are of later construction, dominate the view from these vantage points. Views of the dwelling and of the primary elevations of the garage and storage building, including its gabled and pyramidal roof forms, remain unaltered. The limited visibility of this addition and the compatibility of its forms and materials with that of adjacent structures seen from within the site provide a basis for finding that it is compatible with the architectural character of the primary dwelling in terms of scale, form, massing, and rhythm, as encouraged by Historic Preservation Program Guidelines § 3.4.1. 5.2 Secretary of the Interior’s Standards (Rehabilitation) Standard 9: New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. Recommended Not Recommended Additions for a New Use Using the same forms, materials, and color range of the historic building in a manner that does not duplicate it, but distinguishes the addition from the original building Adding new construction that results in the diminution or loss of the historic character of the building, including its design, materials, location, or setting. Ensuring that new construction is secondary to the historic building and does not detract from its significance. Adding new construction that results in the diminution or loss of the historic character of the building, including its design, materials, location, or setting; Constructing a new building on a historic property or on an adjacent site that is much larger than the historic building Figure 4: View toward addition from site interior (back yard) Item 2 Packet Page 6 Discussion: The proposed addition represents a minor expansion of one of several existing accessory buildings on the site, and is located behind those structures such that only a portion of the addition will be visible from within the property. The primary dwelling is unaffected, and its visibility from Mill Street or from within the property is not obstructed. The new construction attaches to the back of the garage along a roof ridge, but the buildings are not internally connected. . The small scale of the addition and its situation behind existing accessory buildings ensures that the new construction is secondary to, and preserves the historic character of, the property and the buildings on it, consistent with the Secretary of the Interior’s Standards 6.0 CONCLUSION The limited visibility of this building, situated behind existing accessory structures at the rear of the property behind the existing dwelling, the compatibility of its forms and materials and consistency of its scale and mass with that of adjacent structures provide a basis for finding that it is compatible with the property’s historical character in terms of scale, form, massing, materials, and details, as encouraged by Historic Preservation Program Guidelines and Secretary of the Interior’s Standards for the Treatment of Historic Properties. Based on this evaluation, staff recommends that the Committee forward a positive recommendation to the Community Development Director regarding the consistency of the proposed new construction with the City’s Historic Preservation Ordinance, along with any appropriate conditions of approval that the Committee may consider relevant to implementation of historical preservation policies and standards. 7.0 ACTION ALTERNATIVES 1. Recommend that the Community Development Director find the project consistent with the City's historical preservation policies 2. Continue review to another date with direction to staff and applicant. 3. Recommend that the Community Development Director find the project inconsistent with historical preservation policies, citing specific areas of inconsistency. 8.0 ATTACHMENTS 1. Project Plans 2. Property Photograph (from 2008 Staff Report) 3. Historic Inventory Form for Mugler House at 1460 Mill Street Item 2 Packet Page 7 VINYL WALL COVERINGVENT THROUGH ROOFVINYL COVERED TACKBOARDVINYL COMPOSITION TILEUNLESS OTHERWISE NOTEDT-BAR ACOUSTIC TILETOILET PAPER DISPENSERTOP OF CURB or CONCRETETONGUE AND GROOVELEFT HANDLAMINATE(D)KNOCKOUTINSULATE (D), (ION)INSTRUCTION(S)INCLUDE (D), (ING)INSIDE DIAMETERHOT WATERAIR CONDITIONINGHEATING/VENTILATING/LTGLHLBLAVLAMLADLIGHTINGLAG BOLTLAVATORYLADDERKOJTJSTINVINTINSULJOINTJOISTINVERTINTERIORINSTRINCLIDHWHVACHTGHTHEATINGHEIGHTSQUARE FEETW/ODIAMETERCENTER LINEWELDED WIRE FABRICWASTEWAINSCOTWATERPROOFINGCLAT@WWFWSTWSCTWPWITHOUTWIRE MESHWINDOWWROUGHT IRONWALL HUNG CABINETWIRED GLASSWOODWATER CLOSETWITHWMWINWIWHCWGWDWCW/HORIZONTALHOLLOW METAL, STEELHEXAGONALHARDWOODHARDBOARDHOLLOW COREHOSE BIBBGALVANIZEDGLASS, GLAZINGGASKET(ED)GALVANIZED IRONGRADE, GRADINGGYPSUM BOARDGAGE, GAUGEFURRED (ING)FRAME (D), (ING)FACE OF STUDSFACE OF MASONRYFACE OF FINISHFACE OF CONCRETEFOUNDATIONGBHBHORHMHEXHDWHDRHDBHCHEADERGYPGVLGLVGLGKTGIGDGYPSUMGRAVELGAFUTFURRFTGFRFOSFOMFUTUREFOOTINGFOFFOCFNDFLXFLEXIBLETELEVISIONTVVCTBVENT RISERVENT OVER/OFFSETVENEERVERTICAL GRAINVERTICALVWCVTRVRVOVNRVGVERTVAPOR BARRIERVARIESTOP OF WALLTYPICALVCTVBVARUONTOWTYPTOP OF SLABTOP SET BASETOP OF SHEATHINGTOILET PARTITIONTOP OF BEAMT&TTSLTSBTSTPTNTPTOCTOBTOP OF MASONRYTACKBOARDTOOL JOINTTHROUGHTHICK(NESS)TEMPEREDTELEPHONETOP & BOTTOMTOMTKBDTJTHRUTHKT&GTEMPTELET&BSTRUCTURE (AL)REFLECT (ED), (IVE), (OR)REVISION (S), REVISEDREINFORCE (D), (ING)EQUIPMENTENCLOSE (URE)EMERGENCYEXPANSION JOINTELECTRIC DRINKING FOUNTAINDISPENSERDOWNSPOUTEQPTEXT(E)EXISTEXPEXHEXTERIOREXISTINGEXISTINGEXPOSEDEXHAUSTEQENCLENAMEMERELECELEVEJEQUALENAMELELECTRIC (AL)ELEVATIONEDFEAEDWRDWGDSPRDSDREACHENAMELDRAWERDRAWINGDOORSHELVES (ING)SHLVSTANDARDSTDTOWEL BARTREADSYSTEMSHEET VINYLSTORAGESTEELTBTSYSSVSTRUCTSTOSTLSTAINLESS STEELSQUARESPECIFICATION(S)SHELF & POLESKYLIGHTSIMILARSHEATHINGSHEETSSSQSPECS/PSKLSIMSHTGSHTSHELFSECTIONSTORM DRAINSCHEDULESOLID CORERAINWATER LEADERRETURN REGISTERSHLFSECSDSCHSCRWLRRRIGHT OF WAYROUGH OPENINGROOMRIDGE LINERIGHT HANDROOFINGRETURNROWRORMRLRHRFLRFGREVRETDEPRESSEDDIMENSIONDRINKING FOUNTAINCOLD WATERCOUNTERSUNK SCREWCOUNTERSINKCURB RETURNCLEAN OUT THRU WALLCLEAN OUT TO GRADECLEAN OUT THRU FLOORCORRUGATEDCONSTRUCTIONCONTINUOUS OR CONTINUECOMPOSITION (COMPOSITE)COMBINATIONCLEAN OUTCONCRETE MASONRY UNITCERAMIC (TILE)CONTROL JOINTCEILING JOISTCAST IRONCHALKBOARDCOUNTERFLASHINGCORRCWDPRSDIVDIMDIAGDIADFDETDIVISIONDIAGONALDIAMETERDETAILCTRCTSKCSMTCSKCRCOTWCOTGCOTFCENTERCASEMENTCONSTCOMPCONTCONCCOMBCOLCOCNTRCONCRETECOLUMNCOUNTERCMUCTCLGCJCLGJCICHBDCHAMCFLCEILINGCHAMFERRESILIENTREQUIREDREMOVE (ABLE)REFRIGERATORREFERENCEROOF DRAIN-RADIUSRESREQ'DREMREINFREFRREFRDRADCUBIC FOOTCATCH BASINBUILT UP ROOFINGBOTTOM OF BEAMARCHITECT (URAL)APPROXIMATEALTERNATEAGGREGATEADJUSTABLE/ADJACENTADDENDUMACOUSTICALAIR CONDITIONINGASPHALT CONCRETEANCHOR BOLTBBBRONZEBRZCFCERCEMCBCABCBURCERAMICCEMENTCABINETCARPETBRGBOTBMBLKGBLKBLDGBELBDBEARINGBOTTOMBEAMBLOCKINGBLOCKBUILDINGBELOWBOARDAPPROXARCHALUMALTAGGADJADDALUMINUMACOUSA/CACABVABABOVEMOLDING, MOULDINGMLDNEW(N)NOT TO SCALENOMINALNUMBERNOT IN CONTRACTNATURALNTSNOMNONICNATMULLIONMETALMOUNT(ED), (ING)METAL THRESHOLDMODULARMASONRY OPENINGMEMBRANEMULMTLMNTMTMODMOMMBMARKER BOARDMISCELLANEOUSMIRRORMINIMUMMANUFACTURE(R)MANUFACTURINGMEDIUMMECHANIC(AL)MKBDMISCMIRMINMFRMFGMEDMECHMEDICINE CABINETMACHINE BOLTMAXIMUMMATERIALMASONRYMCMBMAXMATLMASUNIVERSALUACCESSIBLEACCABOVE FINISHED FLOORAFFAIR HANDLING UNITAHUANODANODIZEDAPCACOUSTIC PANEL CEILINGAPPROVEDAPVDAIR INFILTRATION BARRIERAIBBITUMBITUMINOUSBRKBRICKCEILING DIFFUSERCDCUBIC FOOT PER MINUTECFMCORNER GUARDCGCEILING HEIGHTCHCENTER LINECLCLEARCLRCVTCONDUCTIVE VINYL TILEDDEPTHDBLDBLDEAD LOADDNDLDOWNDPDAMP PROOFINGCURTAIN WALLCRTNWELECTRICAL CONTRACTORECEMERGENCY EYEWASHEEWELASTOMERIC FLASHINGEFEXTERIOR INSULATED FIN. SYS.EIFSELECTRIC WATER HEATEREXHAUST REGISTEREWCEWEREACH WAYEXTINGEXTINGUISHERFWCFABRIC WALL COVERINGGENERAL CONTRACTORGCGENERATORGENGLASS REINFORCED GYPSUMGRGHIGHHHARDWAREHDWRHIGH POINTHPHOSE STATIONHSINSULATED METAL PANELIMPINCANDESCENTINCANDINFORMATIONINFOJCJANITORS CLOSETLBLLABELLOW POINTLPLNTLLINTELLVRLOUVERMODIFIED BITUMEN ROOFINGMBRMANHOLEMETAL GRAVEL STOPMHMGSNORTHNQUANTITYQUARRY TILEQUALITY CONTROLQTYQTQCRISERR-RECEPTACLEREFLECTED CEILING PLANRAISED ACCESS FLOORRCPTRCPRAFRETURN GRILLERECESSED FLOOR MATRGRFMRELIEFRLFREDWOODRDWDRAINWATER CONDUCTORRWCSANITARYCONTINUOUS SHELF ANGLESOUTHSANSASSQUARE FOOT FREE AREASTATE FIRE MARSHALLSQUARE FOOTSFFASFMSFSLEEVESLVSPANDREL GLASS PANELSGPSINGLE-PLY ROOFINGSPRSTOREFRONT OPENINGSOSUPPLY REGISTERSRSTONESTNSTORM WATERSTWSUBSTATIONSUBSTATOP OF STEEL, SLAB or STRUCTURETOSTOP OFTOVINYLVVESTIBULEVESTVISION GLASS PANELVGPVENTVNTAND&WOOD BLOCKINGWBLWORKWKWINDOW OPENINGWOWEATHER RESISTANTWRWEATHERPROOFWTHPFLATHEAD WOOD SCREWFHWSFLATHEAD MACHINE SCREWFIXED GLASSFINISHED FLOORFLOOR DRAINFURNISHED BY OTHERSFIRE BLOCKINGFIBERGLASSFIBERBOARDFASTEN, FASTENERFABRICATIONFASFHMSFGFFFDFBOFBLKFBGLFBDFACFABFACTORYFIRE ALARMFAFIRE EXTINGUISHER CABINETFECFIRE HOSE CABINETFHCPOINT OF CONNECTIONPLATEPLT /(P)POLYVINYL CHLORIDEPOLYVINYL ACETATEPARTITIONPOINTPAINT(ED)PANELPLYWOODPVCPVAPTNPTPOCPNTPNLPLYWDPLASTERPLASTIC LAMINATEPROPERTY LINEPREFABRICATE(D)PERFORATE(D)PERIMETERPARTICLE BOARDPLASPLAMPLPFBPERFPERIMPBDOPTIONALOPPOSITEOPENINGOPAQUEOPPOSITE HANDOVERFLOW DRAINOUTSIDE DIAMETERON CENTER(S)OBSCUREOPTOPPOPGOPQOHOFDODOCOBSOVERALLOVEROAO/PORTLAND CEMENT PLASTERPCPLPLUMBINGPLUMBPROJECTPRECASTPAIRPROJPRCSTPRPAINTEDPTDPRESSURE TREATEDPRTDFLOOR(ING)FLOOR JOISTFINISH(ED)FLRFJFINFLUORESCENTFLUORFLASHINGFLSHCOLUMN GRIDLINETRUEINTERIOR ELEVATIONREVISION NUMBERACCESSORY OR EQUIPMENTKEYNOTEWINDOW NUMBERROOM NAME AND NUMBERDOOR NUMBERWALL TYPENORTHANDPROJECTNORTHDETAIL OR ENLARGED PLANBUILDINGSECTIONWALL SECTION14ELEVATION NUMBERDETAIL NUMBERSHEET FOUND2NUMBER OR LETTERACCESSORY NUMBER OR LETTERREVISION NUMBERDOOR NUMBERROOM NUMBERROOM NAMEWINDOW LETTERRATINGDETAIL NUMBERSHEET NUMBER WHERE DETAIL IS REFERENCEDSECTION NUMBERNSHEET NUMBER WHERE SECTION IS REFERENCEDSECTION NUMBERSHEET NUMBER WHERE SECTION IS REFERENCED1. DO NOT SCALE PLANS.2. ALL CONSTRUCTION SHALL CONFORM WITH TITLE 24 AND THE 2019 CBC, CMC, CPC, AND 2019 CEC AMENDMENTS AND CITY OF SAN LUIS OBISPO.3. ALL DIMENSIONS ARE TO BE VERIFIED IN THE FIELD. ANY DISCREPANCIES ARE TO BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE ARCHITECT. DO NOT PROCEEDWITHOUT RESOLVING DISCREPANCIES.4. DIMENSIONS SHOWN SHALL TAKE PRECEDENCE OVER DRAWINGS SCALE OR PROPORTION. LARGER SCALE DRAWINGS TAKE PRECEDENCE OVER SMALLER SCALE DRAWINGS.5. REQUIRED SANITARY FACILITIES SHALL BE PROVIDED ON THE JOB.6. OMISSIONS AND/OR CONFLICTS IN THE DRAWINGS SHALL NOT RELIEVE THE CONTRACTOR FROM COMPLETING WORK WHICH IS NECESSARY TO CARRY OUT THE INTENT OF THE DRAWING AND/OR COMPLETE WORK TO STANDARDS REQUIRED BY CODE.7. THESE NOTES INDICATE CONSTRUCTION FOR PROPOSED RESIDENCE UNLESS OTHERWISE NOTED OR SHOWN. FEATURES OF CONSTRUCTION SHOWN ARE TYPICAL AND SHALL APPLY TO ALL DRAWINGS UNLESS OTHERWISE NOTED OR SHOWN. FEATURES OFCONSTRUCTION SHOWN ARE TYPICAL AND SHALL APPLY GENERALLY THROUGHOUT TOSIMILAR CONDITIONS. UNLESS NOTED OTHERWISE ALL VESTIBULES, CLOSETS, COLUMNS PROJECTIONS, RECESSES, OR OTHER ADJACENT AREAS WITHIN SCHEDULED AREAS SHALL HAVE FINISHES AS SCHEDULED FOR THE RESPECTIVE SPACES IN WHICH THEY OCCUR. ALLOMISSIONS OR CONFLICTS BETWEEN THE VARIOUS ELEMENTS OF THE WORKING DRAWINGS AND/OR GENERAL NOTES SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER BEFORE PROCEEDING WITH ANY WORK SO INVOLVED.8. ALL WORK, AND ALL CONSTRUCTION METHODS AND MATERIALS SHALL COMPLY WITH ALL PROVISIONS OF THE BUILDING CODES AND OTHER RULES, REGULATIONS AND ORDINANCESGOVERNING THE PLACE OF THE BUILDING. BUILDING CODE REQUIREMENTS IN ALL CASESTAKE PRECEDENCE OVER THE DRAWING. IT SHALL BE THE RESPONSIBILITY OF ANYONE SUPPLYING LABOR OR MATERIALS OR BOTH TO BRING TO THE ATTENTION OF THE ARCHITECT ANY DISCREPANCIES OR CONFLICTS BETWEEN THE REQUIREMENTS OF THE CODE AND THE DRAWINGS.9. UNLESS NOTED OTHERWISE, ALL DIMENSIONS ARE TO FACE OF FINISH.10. CONTRACTOR SHALL ARRANGE AND PAY FOR ALL TEMPORARY UTILITY SERVICES AND CONNECTIONS DURING CONSTRUCTION.11. ANY CHANGES IN CONSTRUCTION SHALL BE ACCOMPANIED BY A CHANGE ORDER ISSUED BY THE GENERAL CONTRACTOR AND APPROVED BY THE OWNER.12. THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED IMPROVEMENTS. UNLESS OTHERWISE SHOWN, THEY DO NOT INDICATE METHOD OF CONSTRUCTION. CONTRACTOR SHALL SUPERVISE AND DIRECT WORK AND SHALL BE SOLELY RESPONSIBLE FOR ALL CONSTRUCTION MEANS, METHODS TECHNIQUES,SEQUENCES AND PROCEDURES. OBSERVATION VISITS TO THE SITE SHALL NOT INCLUDE INSPECTIONS OF THE PROTECTIVE MEASURES OR THE CONSTRUCTION PROCEDURES REQUIRED FOR SAME, WHICH ARE THE SOLE RESPONSIBILITY OF THE CONTRACTOR.13. CONTRACTOR HEREBY GUARANTEES TO THE OWNER THAT ALL MATERIALS, FIXTURES, AND EQUIPMENT FURNISHED TO THE PROJECT ARE NEW UNLESS OTHERWISE SPECIFIED.14. ANYONE SUPPLYING LABOR AND/OR MATERIALS TO THE PROJECT SHALL CAREFULLY EXAMINE ALL SUBSURFACES TO RECEIVE WORK. ANY CONDITIONS DETRIMENTAL TO WORK SHALL BE REPORTED TO THE ARCHITECT/OWNER. COMMENCEMENT OF WORK SHALL IMPLYACCEPTANCE OF ALL SUBSURFACES.15. ANY MATERIAL STORED AT THE SITE SHALL BE COMPLETELY SUPPORTED FREE OF THE GROUND, COVERED AND OTHERWISE PROTECTED TO AVOID DAMAGE.16. PRIOR TO FINAL INSPECTION, AS A DEFERRED SUBMITTAL ITEM, PROVIDE A FINAL COPY OF BUILDING OPERATION AND MAINTENANCE MANUAL TO BUILDING INSPECTOR. CALGREEN 4.410, 4.504.5.117. ANY DAMAGE, AS A RESULT OF CONSTRUCTION OPERATIONS FOR THIS PROJECT, TOCITY FACILITIES, I.E. CURB/BERM, STREET, SEWER LINE, WATER LINE, OR ANY PUBLICIMPROVEMENTS SHALL BE REPAIRED AT NO COST TO THE CITY OF SAN LUIS OBISPO.18. NO WORK SHALL OCCUR WITHIN (OR USE OF) THE CITY'S RIGHT OF WAY WITHOUT AN ENCROACHMENT PERMIT. ENCROACHMENT PERMITS ARE AVAILABLE AT THE CITY OF SAN LUIS OBISPO PUBLIC WORKS OFFICE LOCATED AT 976 OSOS STREET. THE ENCROACHMENT PERMIT SHALL BE ISSUED CONCURRENTLY WITH THE BUILDING PERMIT.19. PRIOR TO BUILDING PERMIT FINAL APPROVAL, THE PROPERTY SHALL BE IN COMPLIANCE WITH THE VEGETATION CLEARANCE REQUIREMENTS PRESCRIBED IN THE CALIFORNIA FIRECODE SECTION 4906, CALIFORNIA PUBLIC RESOURCES CODE 4291, AND CALIFORNIAGOVERNMENT CODE 51182.2019 CALIFORNIA BUILDING CODE, VOLS 1 & 2 (2015 IBC)2019 CALIFORNIA ELECTRICAL CODE (2015 NEC)2019 CALIFORNIA MECHANICAL CODE (2015 UMC)2019 CALIFORNIA PLUMBING CODE (2015 UPC)2019 CALIFORNIA ENERGY CODE2019 CALIFORNIA FIRE CODE (2015 IFC)2019 CALIFORNIA GREEN BUILDING CODE (2015 IBC)2019 CALIFORNIA REFERENCE STANDARDS CODE2019 CALIFORNIA RESIDENTIAL CODE (2015 IRC)OVERALL PROJECT:NEW 850 SF, ONE-BEDROOM, ACCESSORY DWELLNG UNIT. EXISTING POOL HOUSE STUDIO APARTMENT TO BE REMODELED TO INCLUDE A NEW SECOND STORY OVER THE EXISTING FOOTPRINT OF THE POOL HOUSE STUDIO. THE NEW ACCESSORY DWELLING UNIT WILL HAVE ONE BEDROOM, TWO BATHROOMS, A KITCHEN, AND A LIVING SPACE. A NEW 92 SF SECOND STORY DECK WILL BE OFF OF THE SECOND STORY BEDROOM.THE ACCESSORY DWELLING UNIT IS ATTACHED TO THE EXISTING GARAGE AND THE EXISTING INDOOR POOL BUILDING.OWNER:ERIC RUZIUS AND DORA DREXLER1460 MILL ST.SAN LUIS OBISPO, CA 93401CONTACT:DORA DREXLEREMAIL: DORA.K.DREXLER@GMAIL.COMARCHITECT:ANDREW GOODWIN DESIGNS2050 PARKER STREETSAN LUIS OBISPO, CA 93401PHONE: (805) 439-1611CONTACT:ANDREW GOODWIN, AIA LEED APMECHANICAL/T24:CARSTAIRS ENERGY2238 BAYVIEW HEIGHTS DR. STE ELOS OSOS, CA 93402PHONE: (805) 904-9048ELECTRICAL ENGINEER:JMPE ELECTRICAL ENGINEERING627 OLIVE STREETSANTA BARBARA, CA 93101PHONE: (805) 569-9216STRUCTURAL ENGINEER:MICHEL KALIN STRUCTURAL ENGINEERINGP.O. BOX 486MORRO BAY, CA 93443PHONE: (805) 540-8494PARCEL INFORMATIONADDRESS:1460 MILL ST.SAN LUIS OBISPO, CA 93401APN:001-133-011ZONING:R-2PARCEL AREA:15,000 SFMAX DENSITY:12 UNITS/ACRESETBACKS:20' FRONT, 5' REAR, 5' SIDE MIN.OCCUPANCY:R-3STORIES:2CONSTRUCTION TYPE: V-BMAX BLDG. HEIGHT:35'-0" MAX FROM AVERAGE GRADE(E) RESIDENCE SF:4,461 SF (2675 SF FOOTPRINT)(E) DETACHED GARGAE: 512 SF(E) DETACHED POOL HOUSE: 940 SF(E) DETACHED STUDIO: 520 SF(E) LOT COVERAGE:4,647/15,000*100 = 31%(E) BUILDING HEIGHT: 35'-0" MAX FROM AVERAGE GRADE(N) ADDITION SF:327 SF (143 SF ADDITIONAL FOOTPRINT)(N) ADD'L LOT COVERAGE: 143/15,000*100 = 0.95%(N) TOTAL LOT COVERAGE: 4,790/15,000*100 = 32%(N) BLDG HEIGHT:35'-0" MAX. FROM AVERAGE GRADE(N) NUMBER OF BEDROOMS: 1PARKING:SPACES NOT CHANGING FROM EXISTING CONDITION OF TWO CAR GARAGE AND TWO SPACES IN THE DRIVEWAY.FIRE SPRINKLER:NONE - NONE TO ADD.LANDSCAPE:NONE PROPOSED AT THIS TIMENOT FORCONSTRUCTIONPROJECTSHEET TITLESHEET NUMBERPROJECT MANAGER:TECHNICIAN:DATE:JOB NUMBER:SEALCLIENTThese drawings are instruments of service and are the property of Andrew Goodwin Designs, Inc. The information represented on these drawings are exclusively for the project indicated and shall not be transferred or otherwise reproduced without express written permission of Andrew Goodwin.Copyright 2020ANDREW GOODWIN DESIGNS2050 PARKER ST.SAN LUIS OBISPO, CA 93401t: (805) 439-1611www.andrewgoodwin.usarchitect: andrew goodwin, aiaandrew@andrewgoodwin.usG0.008/07/20AMSACG361TITLE SHEETERIC RUZIUS ANDDORA DREXLERDREXLER/RUZIUS ADU1460 MILL ST.SAN LUIS OBISPO CA,93401APN:001-133-011DREXLER/RUZIUS ADU1460 MILL ST.SAN LUIS OBISPO CA, 93401APN:001-133-011DIRECTOR'S ACTION REVIEWDREXLER/RUZIUS ACCESSORY DWELLING UNIT SHEET INDEX_12SHEET INDEXSheetNumberSheet NameSheet IssueDateCurrentRevisionCurrentRevision DateG0.0 TITLE SHEET08/07/20D2.1 DEMO PLAN08/07/20D3.1 DEMO ELEVATIONS08/07/20A1.0 SITE PLAN08/07/20A2.0 FRAMING PLANS08/07/20A2.1 FLOOR PLAN08/07/20A2.2 ROOF PLAN08/07/20A3.1 ELEVATIONS08/07/20A4.1 SECTIONS08/07/2031RENDER54ABBREVIATIONS41SYMBOLS44GENERAL NOTES - TITLE SHEET34APPLICABLE CODES23PROJECT DESCRIPTION13PROJECT DIRECTORY14PROJECT INFORMATION24VICINITY MAPFIRE HYDRANTSITEMILL ST.C A L IF O R N IA B L V D .REVISIONSREV # REV DATE REV DESCRIPTIONATTACHMENT 1Item 2Packet Page 8 1'D'E'F'G'2'346'7'NOT IN SCOPEOPEN TO ABOVE010307095AC'020504041004060354D3.142D3.124D3.110(E) GARAGE(E) STORAGE SHELTER(E) SIDEWALK(E) POOL HOUSE STUDIO APARTMENT(E) POOL BUILDING(E) BACKYARD LANDSCAPE(E) DRIVEWAY(E) ROOF LINE ABOVE18' - 8"10' - 8 1/2"6' - 7 1/2"ACTUAL SETBACK 3' - 10 1/2"PROPERTY LINE PROPERTY LINE ADU SETBACK 4' - 0"SETBACKSETBACK 5' - 0"SETBACKADU SETBACK4' - 0"1. (E) SKYLIGHT ABOVE TO REMAIN.2. REMOVE (E) SKYLIGHT.3. REMOVE (E) DOOR.4. (E) DOOR TO REMAIN.5. REMOVE (E) WINDOW.6. (E) WINDOW TO REMAIN.7. REMOVE (E) GLASS BLOCK WALL.8. REMOVE (E) ROOF AND FRAMING TO PREPARE FOR LEVEL 2 CONNECTION.9. PROTECT EXISTING PORTIONS OF HOME NOT IN SCOPE OF WORK. CONTRACTOR TO NOTIFY ARCHITECT IF SCOPE CHANGES.10. REMOVE (E) COLUMN.KEYNOTESAREA NOT IN SCOPE.LEGENDREMOVE (E) WALL OR OBJECT.(E) WALL TO REMAIN.NOT FORCONSTRUCTIONPROJECTSHEET TITLESHEET NUMBERPROJECT MANAGER:TECHNICIAN:DATE:JOB NUMBER:SEALCLIENTThese drawings are instruments of service and are the property of Andrew Goodwin Designs, Inc. The information represented on these drawings are exclusively for the project indicated and shall not be transferred or otherwise reproduced without express written permission of Andrew Goodwin.Copyright 2020ANDREW GOODWIN DESIGNS2050 PARKER ST.SAN LUIS OBISPO, CA 93401t: (805) 439-1611www.andrewgoodwin.usarchitect: andrew goodwin, aiaandrew@andrewgoodwin.usD2.108/07/20AMSACG361DEMO PLANERIC RUZIUS ANDDORA DREXLERDREXLER/RUZIUS ADU1460 MILL ST.SAN LUIS OBISPO CA,93401APN:001-133-0111/4" = 1'-0"54DEMO FLOOR PLAN13DEMO PLAN - KEYNOTES14LEGEND - DEMO PLANREVISIONSREV # REV DATE REV DESCRIPTIONATTACHMENT 1Item 2Packet Page 9 FF Level 10' -0"FF LEVEL 29' -3"T.O.P. LEVEL 18' -3"D'E'AC'EXISTING POOL HOUSE NOT IN SCOPEPROPERTY LINE SETBACK4' - 0"1' - 0"1' - 7 1/2"6' - 7 1/2"FF Level 10' -0"T.O.P. LEVEL 18' -3"1'2'346'7'5 5' - 0"PROPERTY LINE SETBACK 3' - 10 1/2" 4' - 0"FF Level 10' -0"T.O.P. LEVEL 18' -3"D'E'AC'PROPERTY LINE SETBACK1' - 7 1/2"1' - 0"4' - 0"6' - 7 1/2"NOT FORCONSTRUCTIONPROJECTSHEET TITLESHEET NUMBERPROJECT MANAGER:TECHNICIAN:DATE:JOB NUMBER:SEALCLIENTThese drawings are instruments of service and are the property of Andrew Goodwin Designs, Inc. The information represented on these drawings are exclusively for the project indicated and shall not be transferred or otherwise reproduced without express written permission of Andrew Goodwin.Copyright 2020ANDREW GOODWIN DESIGNS2050 PARKER ST.SAN LUIS OBISPO, CA 93401t: (805) 439-1611www.andrewgoodwin.usarchitect: andrew goodwin, aiaandrew@andrewgoodwin.usD3.108/07/20BMSBMS361DEMO ELEVATIONSERIC RUZIUS ANDDORA DREXLERDREXLER/RUZIUS ADU1460 MILL ST.SAN LUIS OBISPO CA,93401APN:001-133-0111/4" = 1'-0"44DEMO EAST ELEVATION1/4" = 1'-0"42DEMO NORTH ELEVATION1/4" = 1'-0"24DEMO WEST ELEVATIONREVISIONSREV # REV DATE REV DESCRIPTIONATTACHMENT 1Item 2Packet Page 10 1.SLOPE GRADE AWAY FROM HOME (VERANDA) AT 5% FOR 10' DISTANCE. EXISTING GRADE TO REMAIN UNLESS NOT ABLE TO MEET THIS REQUIREMENT. NOTIFY ARCHITECT IMMEDIATELY.2. CONTRACTOR SHALL BE RESPONSIBLE FOR THE PREVENTION OF WIND EROSION AND DUST WITHIN THE AREAS OF OPERATION. METHOD OF CONTROL SHALL BE SELECTED BY THE CONTRACTOR BUT SHALL SATISFY REQUIREMENTS.3.HAY BALES WILL BE PLACED AS AN EROSION CONTROL MEASURE AS DIRECTED BY THE COUNTY PUBLIC WORKS DEPARTMENT IF THE CONSTRUCTION IS NOT COMPLETED PRIOR TO OCTOBER 15 OF THE YEAR OF CONSTRUCTION.4.INFORMATION PERTAINING TO EXISTING UNDERGROUND FACILITIES AS SHOWN HEREIN IS FOR INFORMATION PURPOSES ONLY. UTILITIES SHOWN IN PLAN VIEW MAY NOT BE SHOWN IN PROFILE. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO CONTACT "UNDERGROUND SERVICE ALERT" AT 1-800-642-2444 FOR LOCATION OF ALL UNDERGROUND FACILITIES. ALL UNDERGROUND UTILITIES SHOWN ON THESE PLANS WERE DELINEATED BASED ON THE BEST AS-BUILT INFORMATION AVAILABLE AT THE TIME. THE CONTRACTOR SHALL BE RESPONSIBLE TO VERIFY THE ACTUAL LOCATIONS OF THE CABLE TV., FIBER OPTIC, WATER, SEWER, DRAINAGE, OR OTHER UNDERGROUND FACILITIES IN THE FIELD PRIOR TO CONSTRUCTION AND SHALL NOTIFY THE ENGINEER IMMEDIATELY IN THE EVENT THAT POTENTIAL CONFLICTS OR INTERFACES ARE DISCOVERED.5.ALL UTILITY COMPANIES MUST BE NOTIFIED PRIOR TO THE START OF CONSTRUCTION.6.A SEPARATE ENCROACHMENT PERMIT IS REQUIRED FOR ANY WORK IN THE PUBLIC-RIGHT-OF-WAY, WITHIN CITY EASEMENTS, OR FOR CONNECTIONS TO PUBLIC UTILITIES. WORK REQUIRING AN ENCROACHMENT PERMIT INCLUDES BUT IS NOT LIMITED TO DEMOLITIONS, UTILITIES, WATER, SEWER, AND FIRE SERVICE LATERALS, CURB, GUTTER, AND SIDEWALK, DRIVEWAY APPROACHES, SIDEWALK UNDERDRAINS, STORM DRAIN IMPROVEMENTS, STREET TREE PLANTING OR PRUNING, CURB RAMPS, STREET PAVING, AND PEDESTRIAN PROTECTION OR CONSTRUCTION STAGING IN THE RIGHT-OF-WAY.7.CONTACT THE PUBLIC WORKS INSPECTION HOTLINE AT 781-7554 WITH AT LEAST A 48-HOUR NOTICE FOR ANY REQUIRED ENCROACHMENT PERMIT INSPECTION OR FINAL INSPECTION.8. THE ADJOINING STREET SHALL BE CLEANED BY SWEEPING TO REMOVE DIRT, DUST, MUD, AND CONSTRUCTION DEBRIS AT THE END OF EACH DAY.9.A TRAFFIC AND PEDESTRIAN CONTROL PLAN SHALL BE SUBMITTED TO THE PUBLIC WORKS DEPARTMENT FOR REVIEW AND APPROVAL PRIOR TO ENCROACHMENT PERMIT ISSUANCE.10.ANY EXISTING SURVEY MONUMENTS SHALL BE PROTECTED IN PLACE OR SHALL BE TIED OUT BY A LICENSED LAND SURVEYOR PRIOR TO DISTURBANCE AND THEN REPLACED PRIOR TO OCCUPANCY IN ACCORDANCE WITH SECTION 8771 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE.11. EROSION CONTROL MEASURES SHALL BE IMPLEMENTED AND MAINTAINED TO THE SATISFACTION OF THE BUILDING OFFICIAL AND PUBLIC WORKS DIRECTOR DURING ALL DEMOLITIONS, CONSTRUCTION AND GROUND DISTURBING ACTIVITIES. 12. HAND DIGGING IS REQUIRED WITHIN THE DRIP LINE OF TREES TO REMAIN; ANYEXPOSED ROOTS SHALL BE OBSERVED BY CITY ARBORIST BEFORE REMOVING. CONTACT CITY ARBORIST RON COMBS AT 781-7023 BEFORE COMMENCING WITH CONSTRUCTION, GRADING, OR EXCAVATION.13.ONE 15-GALLON STREET TREE IS REQUIRED FOR EACH 35 LINEAL FEET OF FRONTAGE OR FRACTION THEREOF. TREE SPECIES AND PLANTING REQUIREMENTS SHALL BE PER CITY ENGINEERING STANDARDS.14.ALL WORK LOCATED WITHIN THE PUBLIC RIGHT-OF-WAY OR WITHIN THE JURISDICTION OF THE UTILITIES AND PUBLIC WORKS DEPARTMENTS SHALL COMPLY WITH THE MOST CURRENT EDITION OF THE ENGINEERING STANDARDS AND STANDARD SPECIFICATION. THE CURRENT ADOPTED STANDARDS ARE DATED MAY 2018.15.ANY SECTIONS OF DAMAGED OR DISPLACED CURB, GUTTER & SIDEWALK, OR DRIVEWAY APPROACH SHALL BE REPAIRED OR REPLACED TO THE SATISFACTION OF THE PUBLIC WORKS DIRECTOR.16.PRIOR TO FINAL INSPECTION, ARBORIST TO REVIEW EXISTING CONDITIONS ALONG WILSON STREET TO DETERMINE IF ADDITIONAL TREES ARE REQUIRED.17.LANDSCAPING BY OTHERS.18.WHERE REQUIRED BY THE FIRE CODE OFFICIAL, ADDRESS IDENTIFICATION SHALL BE PROVIDED IN ADDITIONAL APPROVED LOCATIONS TO FACILITATE EMERGENCY RESPONSE. WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE OR OTHER SIGN OR MEANS SHALL BE USED TO IDENITFY THE STRUCTURE.GENERAL NOTES: SITE PLANNEW WATER LINENEW GAS LINENEW SEWER LINE ELECTRICAL (UNDERGROUND)PROPERTY LINE LEGEND: SITE PLANWGse1. (E) CONCRETE DRIVEWAY TO REMAIN. 2.(E) GAS METER LOCATION.3.(E) WATER P.O.C. (3/4").4.(E) WATER CONNECTS @ MAIN HOUSE.5.(E) ELECTRICAL PANEL LOCATION.6. CONCRETE WASHOUT LOCATION.7. NEW GAS POINT OF CONNECTION AND SHUT OFF FOR ADU.8. NEW WATER P.O.C. AND SHUTOFF FOR ADU.9. NEW ELECTRICAL SUBPANEL AND SHUT OFF.10. NEW CONCRETE PLANTER BY OTHER.11. CONNECT ALL NEW LINES INSIDE YARD. CONTRACTOR TO FIELD VICINITY.12.EXISTING DG GARDEN PATH.KEYNOTES: SITEDESCRIPTION:PREVENT OR REDUCE THE DISCHARGE OF POLLUTANTS TO STORM WATER FROM CONCRETE WASTE BY CONDUCTING WASHOUT OFF-SITE, PERFORMING ON-SITE WASHOUT IN A DESIGNATED AREA, AND TRAINING EMPLOYEES AND SUBCONTRACTORS.APPROACH:THE FOLLOWING STEPS WILL HELP REDUCE STORM WATER POLLUTION FROM CONCRETE WASTES:- STORE DRY AND WET MATERIALS UNDER COVER, AWAY FROM DRAINAGE AREAS.- AVOID MIXING EXCESS AMOUNTS OF FRESH CONCRETE OR CEMENT ON-SITE.- PERFORM WASHOUT OF CONCRETE TRUCKS OFF SITE OR IN DESIGNATED AREAS ONLY.-DO NOT WASH OUT CONCRETE TRUCKS INTO STORM DRAINS, OPEN DITCHES, STREETS, OR STREAMS.- DO NOT ALLOW EXCESS CONCRETE TO BE DUMPED ON-SITE, EXCEPT IN DESIGNATED AREAS.- FOR ON-SITE WASHOUT:- LOCATE WASHOUT AREA AT LEAST FIFTY FEET (50')FROM STORM DRAINS, OPEN DITCHES, OR WATERBODIES. DO NOT ALLOW RUNOFF FROM THIS AREA BYCONSTRUCTING A TEMPORARY PIT OR BERMED AREALARGE ENOUGH FOR LIQUID AND SOLID WASTE.- WASH OUT WASTES INTO THE TEMPORARY PITWHERE THE CONCRETE CAN SET, BE BROKEN UP, ANDTHEN DISPOSED OF PROPERLY.- WHEN WASHING CONCRETE TO REMOVE FINE PARTICLES AND EXPOSE THE AGGREGATE, AVOID CREATING RUNOFF BY DRAINING THE WATER TO BE BERMED OR LEVEL AREA.- DO NOT WASH SWEEPINGS FROM EXPOSED AGGREGATE CONCRETE INTO THE STREET OR STORM DRAIN. COLLECT AND RETURN SWEEPINGS TO AGGREGATE BASE STOCK PILE, OR DISPOSE IN THE TRASH.CONCRETE WASHOUT NOTESMIN.2' - 0"SWALE SHALL BE PLANTED WITH ADEQUATE GROUNDCOVER OR TURF. PLANTS THAT ARE NOT PRONE TO BLOCKING THE DRAINAGE FLOW MAY ALSO BE PLANTED ON SIDE SLOPES.2:1 MAX.2:1 MAX.TURF REINFORCEMENT MAT FOR SWALES WITH LONGITUDINAL SLOPES GREATER THAN 5%.AMEND SOIL AS NECESSARY TO PROMOTE GERMINATION OF PLANTS & HYDROSEED.NOTE:1. SWALES SHALL BE VEGETATED AND STABILIZED TO EFFECTIVELY MANAGE EROSION AND SEDIMENT CONTROL OF GRADED AREAS.2.VEGETATED SWALES ON GRADES OF MORE THAN 5% FOR A LENGTH GREATER THAN 25 FEET MUST INSTALL CHECK DAMS TO LIMIT THE SLOPE OF THE SWALE UNLESS OTHERWISE APPROVED.(E) POOL HOUSE1000 SFACTUAL SETBACK 3' - 10 1/2"8' - 1 1/2"EXISTING RESIDENCEEXISTING RESIDENCE(E) GARAGE512 SFACTUAL SETBACK6' - 7 1/2"(E) RESIDENCE2675 SF(E) PAVER PATIOREMODEL AND ADDITION TO EXISTING STUDIO APARTMENT663 SF FOOTPRINTPROPERTY LINE 140' -0"PROPERTY LINE 150' -0"PROPERTY LINE 100' -0"(E) CONCRETEDRIVEWAY(E) LANDSCAPE TO REMAINADU SETBACK 4' - 0"ADU SETBACK4' - 0"SETBACKSETBACK(E) PAVER PATIOMILL ST.5' - 0"20' - 0"5' - 0"SETBACKSETBACKSETBACK(E) DRAINAGE SLOPE32' - 2 1/2"27' - 4 1/2"10' - 3 1/2"14' - 3"23' - 6 1/2"7' - 6 1/2"(E) STRUCTURE(E) STRUCTURE(E) STRUCTURE(E) STRUCTURE5' - 0"19' - 1 1/2"(E) STRUCTURE(E) STRUCTUREPROPERTY LINE 100' -0"NOT FORCONSTRUCTIONPROJECTSHEET TITLESHEET NUMBERPROJECT MANAGER:TECHNICIAN:DATE:JOB NUMBER:SEALCLIENTThese drawings are instruments of service and are the property of Andrew Goodwin Designs, Inc. The information represented on these drawings are exclusively for the project indicated and shall not be transferred or otherwise reproduced without express written permission of Andrew Goodwin.Copyright 2020ANDREW GOODWIN DESIGNS2050 PARKER ST.SAN LUIS OBISPO, CA 93401t: (805) 439-1611www.andrewgoodwin.usarchitect: andrew goodwin, aiaandrew@andrewgoodwin.usA1.008/07/20AMSACG361SITE PLANERIC RUZIUS ANDDORA DREXLERDREXLER/RUZIUS ADU1460 MILL ST.SAN LUIS OBISPO CA,93401APN:001-133-0111 1/2" = 1'-0"21VEGETATED SWALE1/8" = 1'-0"44SITE PLANREVISIONSREV # REV DATE REV DESCRIPTIONATTACHMENT 1Item 2Packet Page 11 UPDN43A3.144A3.124A3.144A4.143A4.11'D'E'F'G'2'346'7'5AC'49 SFBATH 1103369 SFGARAGE10788 SFSTORAGE1088' - 3"20' - 5"28' - 8"0' - 7"20' - 1 1/2"27' - 2"OPEN TO ABOVE1' - 9"13' - 4"2' - 11 1/2"4' - 0"5' - 0"6' - 7 1/2"187 SFKITCHEN / DINING1016' - 8 1/2"15' - 9"4' - 8 1/2"327 SFGREAT ROOM10212' - 9"0' - 7 1/2"5' - 7 1/2"10' - 2"3' - 3"3' - 6"14' - 8 1/2"0' - 6 1/2"4' - 10"0' - 6"12' - 6 1/2"7' - 7"13' - 4 1/2"20' - 3 1/2"NOT IN SCOPE2316' - 2 1/2"5' - 1"1128' - 2"SETBACKSETBACKSETBACKPROPERTY LINE PROPERTY LINE 6' - 7 1/2"13' - 4"ADU SETBACK4' - 0"ACTUAL SETBACK 3' - 10 1/2"ADU SETBACK 4' - 0" 5' - 0"43A3.144A3.124A3.144A4.143A4.11'D'E'F'G'2'346'7'5AC'180 SFBEDROOM 1201282 SFSTORAGE2041' - 9"13' - 4"2' - 11 1/2"4' - 0"102 SFDECK20354 SFBATH 220222' - 0 1/2"1' - 9"5' - 7"0' - 1"3' - 3 1/2"3' - 11"27' - 2"20' - 1 1/2"6' - 8 1/2"15' - 9"4' - 8 1/2"12' - 6 1/2"7' - 7"122' - 10"4' - 11 1/2"4' - 11 1/2"2' - 4 1/2"4' - 9"0' - 1"3' - 5"11' - 9"NOT IN SCOPE11211111AREA NOT IN SCOPE.FINISH FACE OF WALL.3.2x4 INTERIOR STUD WALL W/ R-13 SOUND BATT INSULATION1.2x6 EXTERIOR STUD WALL W/ R-XX BATT INSULATION 2. INTERIOR STUD WALL W/ R-13 SOUND BATT INSULATIONLEGEND1 - ALL PRIME (#') COLUMN GRIDS ARE ALIGNED TO EXTERIOR FACE OF EXISTING WALL. ALL NON PRIME COLUMN GRIDS TO FACE OF STUD.2- ALL DIMENSION STRINGS ARE TO F.O.S.3 - FIELD VERIFY EXISTING CONDITIONS PRIOR TO THE START OF WORK. NOTIFY ARCHITECT/ENGINEER/OWNER OF ANY DISCREPANCIES PRIOR TO PROCEEDING.4 - VERIFY AND COORDINATE DIMENSIONS AND REQUIREMENTS OF ARCHITECTURAL, PLUMBING, ELECTRICAL DRAWINGS. DRAWINGS SHALL NOT BE SCALED.5 - STRUCTURAL DRAWINGS REPRESENT THE FINISHED WORK AND DO NOT INDICATE THE PROCEDURE, METHOD, OR SEQUENCE OF CONSTRUCTION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL MEANS AND METHODS OF CONSTRUCTION, PROTECTION OF THE STRUCTURE DURING CONSTRUCTION, AND WORKERS AND OTHER PERSONS. PROVIDE EQUIPMENT, BRACING, SHORING, FALL PROTECTION, ECT. NECESSARY TO COMPLETE THE WORK.6 - ALL DRAWINGS, SPECIFICATIONS, AND OTHER WORK PRODUCTS ARE INSTRUMENTS OF SERVICE AND SHALL REMAIN THE PROPERTY OF THE STRUCTURAL ENGINEER WHETHER OR NOT THIS PROJECT IS COMPLETED. REUSE OF THESE INSTRUMENTS OF SERVICE ON EXTENSIONS OF THIS PROJECT OR ANY OTHER PROJECT IS NOT PERMITED. GENERAL NOTESNOT FORCONSTRUCTIONPROJECTSHEET TITLESHEET NUMBERPROJECT MANAGER:TECHNICIAN:DATE:JOB NUMBER:SEALCLIENTThese drawings are instruments of service and are the property of Andrew Goodwin Designs, Inc. The information represented on these drawings are exclusively for the project indicated and shall not be transferred or otherwise reproduced without express written permission of Andrew Goodwin.Copyright 2020ANDREW GOODWIN DESIGNS2050 PARKER ST.SAN LUIS OBISPO, CA 93401t: (805) 439-1611www.andrewgoodwin.usarchitect: andrew goodwin, aiaandrew@andrewgoodwin.usA2.008/07/20AuthorDesigner361FRAMING PLANSERIC RUZIUS ANDDORA DREXLERDREXLER/RUZIUS ADU1460 MILL ST.SAN LUIS OBISPO CA,93401APN:001-133-0111/4" = 1'-0"54LEVEL 11/4" = 1'-0"34PROPOSED - LEVEL 2 FRAMING PLAN14LEGEND - FRAMING PLAN13GENERAL NOTES - FRAMINGREVISIONSREV # REV DATE REV DESCRIPTIONATTACHMENT 1Item 2Packet Page 12 UPDN43A3.144A3.124A3.144A4.143A4.11'D'E'F'G'2'346'7'49 SFBATH 1103369 SFGARAGE10788 SFSTORAGE1088' - 4 1/2"20' - 3 1/2"28' - 8"0' - 7"20' - 1 1/2"27' - 2"OPEN TO ABOVE1' - 9"13' - 4"2' - 11 1/2"4' - 0"5' - 0"6' - 7 1/2"187 SFKITCHEN / DINING1015AC'6' - 8 1/2"15' - 9"4' - 8 1/2"327 SFGREAT ROOM102103A12' - 6 1/2"7' - 7"33' - 8"102ANOT IN SCOPEA2315' - 1"BEQEQ121SETBACKSETBACKSETBACKPROPERTY LINE PROPERTY LINE ACTUAL SETBACK 3' - 10 1/2"ADU SETBACK 4' - 0" 5' - 0"13' - 4"6' - 7 1/2"ADU SETBACK4' - 0"43A3.144A3.124A3.144A4.143A4.11'D'E'F'G'2'346'7'180 SFBEDROOM 1201282 SFSTORAGE20451' - 9"13' - 4"2' - 11 1/2"4' - 0"AC'102 SFDECK2033:1254 SFBATH 220222' - 0 1/2"6:1227' - 2"20' - 1 1/2"6' - 8 1/2"15' - 9"4' - 8 1/2"12' - 6 1/2"7' - 7"201A202A12DED2' - 10"4' - 11 1/2"4' - 11 1/2"0:12112111111 - AIR EXHAUST AND INTAKE OPENINGS THAT TERMINATE OUTDOORS SHALL BE PROTECTED WITH CORROSION-RESISTANT SCREENS, LOUVERS, OR GRILLES HAVING AN OPENING SIZE OF 1/2" (13 MM), IN ANY DIMENSION. CRC R303.62 - PROVIDE APPROVED BACKFLOW PREVENTION DEVICE OR VACUUM BREAKER ON ALL HOSE BIBBS.3- ROOMS CONTAINING BATHTUBS, SHOWERS, SPAS, AND SIMILAR BATHING FIXTURES SHALL BE MECHANICALLY VENTILATED. A MINIMUM RATE OF 50CFM IS REQUIRED. DUCTING SIZE AND LENGTHS TO MEET THE MINIMUM REQUIREMENTS OF ASHRAE STANDARDS 62.2 AND MAXIMUM SOUND RATING OR 3 SONE FOR INTERMITTENT OPERATION.4- FURNITURE IN PLAN IS ONLY DIAGRAMMATIC. NOT FOR CONSTRUCTION.FIRE BLOCKING & DRAFT STOP NOTES5- WHERE REQUIRED, FIRE BLOCKING PER CRC R302.11 AND DRAFTSTOPS PER CRC R302.12 SHALL BE PROVIDED IN WOOD-FRAME CONSTRUCTION IN THE FOLLOWING LOCATIONS:- IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES AND PARALLEL ROWS OF STUDS OR STAGGERED STUDS, AS FOLLOWS:1.1. VERTICALLY AT THE CEILING AND FLOOR LEVELS1.2 HORIZONTALLY AT INTERVALS NOT EXCEEDING 10FT- AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS OCCUR AT SOFFITS, DROP CEILINGS AND COVE CEILINGS.- AT OPENINGS AROUND VENTS, PIPES, DUCTS, CABLES AND WIRES AT CEILING AND FLOOR LEVEL, WITH AN APPROVED MATERIAL TO RESIST THE FREE PASSAGE OF FLAME AND PRODUCTS OF COMBUSTION. THE MATERIAL FILLING THIS ANNULAR SPACE SHALL NOT BE REQUIRED TO MEET THE ASTM E 136 REQUIREMENTS. 6 - FOR THE FIREBLOCKING OF CHIMNEYS AND FIREPLACES, SEE SECTION R1003.197- SEE R302.11.1 FOR ACCEPTABLE FIRE BLOCKING MATERIALS.8- SEE R302.12.1 FOR ACCEPTABLE DRAFTSTOPPING MATERIALS.9- PROVIDE AT ALL OPENINGS AROUND GAS VENTS, PIPES, CHIMNEYS AND FIREPLACES AT THE CEILING SHALL BE FIRE BLOCKED WITH NON-COMBUSTIBLE MATERIALS.CONTROL VALVE NOTES10- THE MAXIMUM HOT WATER TEMPERATURE DISCHARGING FROM THE BATHTUB AND WHIRLPOOL BATHTUB FILTER SHALL BE LIMITED TO 120°F BY A DEVICE THAT CONFORMS TO ASSE 1070 OR CSA B125.3. THE WATER HEATER THERMOSTAT SHALL NOT BE CONSIDERED A CONTROL FOR MEETING THIS PROVISION. CPC 414.511- SHOWERS AND TUB-SHOWER COMBINATIONS SHALL BE PROVIDED WITH INDIVIDUAL CONTROL VALVES OF THE PRESSURE BALANCE, THERMOSTATIC, OR COMBINATION PRESSURE BALANCE/THERMOSTATIC MIXING VALVE TYPE THAT PROVIDE SCALD AND THERMAL SHOCK PROTECTION. THESE VALVES SHALL CONFORM TO ASSE 1016 OR ASME A112.18.1/CSA B125.1. HANDLE POSITION STOPS SHALL BE PROVIDED ON SUCH VALVES AND SHALL BE ADJUSTED PER THE MANUFACTURER'S INSTRUCTIONS TO DELIVER A MAXIMUM MIXED WATER SETTING OF 120°F. THE WATER HEATER THERMOSTAT SHALL NOT BE CONSIDERED A SUITABLE CONTROL FOR MEETING THIS PROVISION. CPC 418.0GENERAL NOTESAREA NOT IN SCOPE.LINE OF OBJECT ABOVE.3.2x4 INTERIOR STUD WALL W/ R-13 SOUND BATT INSULATION1.2x6 EXTERIOR STUD WALL W/ R-XX BATT INSULATION 2. INTERIOR STUD WALL W/ R-13 SOUND BATT INSULATIONLEGENDNOT FORCONSTRUCTIONPROJECTSHEET TITLESHEET NUMBERPROJECT MANAGER:TECHNICIAN:DATE:JOB NUMBER:SEALCLIENTThese drawings are instruments of service and are the property of Andrew Goodwin Designs, Inc. The information represented on these drawings are exclusively for the project indicated and shall not be transferred or otherwise reproduced without express written permission of Andrew Goodwin.Copyright 2020ANDREW GOODWIN DESIGNS2050 PARKER ST.SAN LUIS OBISPO, CA 93401t: (805) 439-1611www.andrewgoodwin.usarchitect: andrew goodwin, aiaandrew@andrewgoodwin.usA2.108/07/20AuthorDesigner361FLOOR PLANERIC RUZIUS ANDDORA DREXLERDREXLER/RUZIUS ADU1460 MILL ST.SAN LUIS OBISPO CA,93401APN:001-133-0111/4" = 1'-0"54LEVEL 11/4" = 1'-0"34PROPOSED - LEVEL 213FLOOR PLAN - GENERAL NOTES14LEGEND - FLOOR PLANREVISIONSREV # REV DATE REV DESCRIPTIONATTACHMENT 1Item 2Packet Page 13 43A3.144A3.124A3.144A4.143A4.11'D'E'F'G'2'346'7'5AC'5:125:125:1215:1212:1212:125:124:124:1215:1215:1215:12NOT IN SCOPE0:121.FLASHING AND COUNTER FLASHING OF CHIMNEY, PARAPETS, VENTS, VALLEYS AND ROOF TO WALL CONNECTIONS ARE TO COMPLY WITH R703.8 AND R903.2 CRC FLASHING AT SLOPE TO FLAT WALL ARE TO RECEIVE STEPPED FLASHING.2. ROOF COVERINGS IN HIGH FIRE HAZARD SEVERITY ZONES AND ALL OTHER AREAS SHALL BE FIRE RETARDANT CLASS B MINIMUM UNLESS PROHIBITED BY THE LOCAL FIRE AGENCY.3.GUTTERS ARE TO BE DESIGNED TO PREVENT THE ACCUMULATION OF DEBRIS.4.ROOF SHEATHING SHALL BE INSTALLED WITH RADIANT BARRIER. CONTRACTOR TO SUBMIT SHEATHING OR RADIANT BARRIER MATERIAL SPECIFICATIONS PRIOR TO PURCHASE FOR APPROVAL BY ARCHITECT.GENERAL NOTESNOT FORCONSTRUCTIONPROJECTSHEET TITLESHEET NUMBERPROJECT MANAGER:TECHNICIAN:DATE:JOB NUMBER:SEALCLIENTThese drawings are instruments of service and are the property of Andrew Goodwin Designs, Inc. The information represented on these drawings are exclusively for the project indicated and shall not be transferred or otherwise reproduced without express written permission of Andrew Goodwin.Copyright 2020ANDREW GOODWIN DESIGNS2050 PARKER ST.SAN LUIS OBISPO, CA 93401t: (805) 439-1611www.andrewgoodwin.usarchitect: andrew goodwin, aiaandrew@andrewgoodwin.usA2.208/07/20AuthorDesigner361ROOF PLANERIC RUZIUS ANDDORA DREXLERDREXLER/RUZIUS ADU1460 MILL ST.SAN LUIS OBISPO CA,93401APN:001-133-0111/4" = 1'-0"54ROOF PLAN14GENERAL NOTES - ROOFREVISIONSREV # REV DATE REV DESCRIPTIONATTACHMENT 1Item 2Packet Page 14 FF Level 10' -0"FF LEVEL 29' -3"T.O. ROOF20' -6"T.O.P. LEVEL 18' -3"1'2'346'7' 5' - 0"5T.O.P. LEVEL 216' -8"7' - 5"8' - 3"A201ABMAX BUILDING HEIGHT35' - 0"MAX HEIGHT @ 4' - 0" FROM PROPERTY LINE16' - 0"PROPERTY LINE SETBACK 3' 10 1/2" 4' - 0"FF Level 10' -0"FF LEVEL 29' -3"T.O. ROOF20' -6"T.O.P. LEVEL 18' -3"D'E'F'G'T.O.P. LEVEL 216' -8"AC'8' - 3"7' - 5"102ADEDEXISTING POOL HOUSE NOT IN SCOPE2' - 2"4' - 0"1' - 0"1' - 7 1/2"PROPERTY LINE SETBACKFF Level 10' -0"FF LEVEL 29' -3"T.O. ROOF20' -6"T.O.P. LEVEL 18' -3"D'E'F'G'T.O.P. LEVEL 216' -8"AC'8' - 3"7' - 5"1.FLASHING AND COUNTER FLASHING OF CHIMNEY, PARAPETS, VENTS, VALLEYS AND ROOF TO WALL CONNECTIONS ARE TO COMPLY WITH R703.8 AND R903.2 CRC FLASHING AT SLOPE TO FLAT WALL ARE TO RECEIVE STEPPED FLASHING.2.PROVIDE APPROVED WATERPROOF BUILDING PAPER BEHIND WOOD SIDING AND SHINGLES, PER R703.2, AND BEHIND MASONRY VENEER. SIDING, SHINGLES AND SOFFITS INSTALL WOOD RAILINGS PRIOR TO INSTALLATION OF STONE OR BRICK VENEER.3.PROVIDE APPROVED WEEP SCREED AT ALL EXTERIOR WALLS INCLUDING GARAGE, PATIO, AND BUILT-UP STUCCO COLUMNS. WEEP SCREED TO BE A MINIMUM OF 6" ABOVE FINISH GRADE AND 2" ABOVE PAVED AREAS.4. FASTENERS FOR ROOF COVERING SHALL COMPLY WITH R905.2.5 AND R905.2.6. 5. WALKING SURFACES, BALCONIES, DECKS, AND LANDINGS MORE THAN 30 INCHES ABOVE GRADE SHALL BE PROVIDED WITH A GUARDRAIL, MIN. HEIGHT 42". THE OPENINGS FROM THE WALKING SURFACE TO THE REQUIRED GUARD HEIGHT AND THE OPENINGS BETWEN THE INTERMEDIATE RAILS/BAULUSTERS SHALL NOT ALLOW THE PASSAGE OF A SPHERE 4 INCHES IN DIAMETER. SEE: GENERAL NOTES03010204051. LAP SIDING TO MATCH EXISTING POOL HOUSE LAP SIDING2.ARCHITECTURAL SHINGLE ROOF TO MATCH EXISTING POOL HOUSE ROOF3.GUTTER AND DOWNSPOUT. PAINT TO MATCH EXISTING POOL HOUSE GUTTER AND DOWNSPOUT4.HARDIE BEADED BOARD AT UNDERSIDE OF EAVE/RAKE. PAINT TO MATCH EXISTING POOL HOUSE CONDITION5.2X12 WOOD EAVE/RAKE FASCIA. PAINT TO MATCH EXISTING POOL HOUSE CONDITIONKEYNOTES0504030201NOT FORCONSTRUCTIONPROJECTSHEET TITLESHEET NUMBERPROJECT MANAGER:TECHNICIAN:DATE:JOB NUMBER:SEALCLIENTThese drawings are instruments of service and are the property of Andrew Goodwin Designs, Inc. The information represented on these drawings are exclusively for the project indicated and shall not be transferred or otherwise reproduced without express written permission of Andrew Goodwin.Copyright 2020ANDREW GOODWIN DESIGNS2050 PARKER ST.SAN LUIS OBISPO, CA 93401t: (805) 439-1611www.andrewgoodwin.usarchitect: andrew goodwin, aiaandrew@andrewgoodwin.usA3.108/07/20AuthorDesigner361ELEVATIONSERIC RUZIUS ANDDORA DREXLERDREXLER/RUZIUS ADU1460 MILL ST.SAN LUIS OBISPO CA,93401APN:001-133-0111/4" = 1'-0"43PROPOSED NORTH ELEVATION1/4" = 1'-0"24PROPOSED EAST ELEVATION1/4" = 1'-0"44PROPOSED WEST ELEVATION11GENERAL NOTES - ELEVATIONS233D VIEW21KEYNOTES - ELEVATION41MATERIAL SAMPLESREVISIONSREV # REV DATE REV DESCRIPTIONATTACHMENT 1Item 2Packet Page 15 FF Level 10' -0"FF LEVEL 29' -3"T.O. ROOF20' -6"T.O.P. LEVEL 18' -3"43A4.1D'E'F'G'T.O.P. LEVEL 216' -8"AC'327 SFGREAT ROOM102180 SFBEDROOM 1201------------8' - 3"7' - 5"PROPERTY LINE SETBACK4' - 0"1' - 0"1' - 7 1/2"6' - 7 1/2"FF Level 10' -0"FF LEVEL 29' -3"T.O. ROOF20' -6"44A4.1T.O.P. LEVEL 18' -3"1'2'346'7'5T.O.P. LEVEL 216' -8"7' - 5"327 SFGREAT ROOM102187 SFKITCHEN / DINING101180 SFBEDROOM 12018' - 3"-------- 5' - 0"PROPERTY LINE SETBACK 3' - 10 1/2" 4' - 0"NOT FORCONSTRUCTIONPROJECTSHEET TITLESHEET NUMBERPROJECT MANAGER:TECHNICIAN:DATE:JOB NUMBER:SEALCLIENTThese drawings are instruments of service and are the property of Andrew Goodwin Designs, Inc. The information represented on these drawings are exclusively for the project indicated and shall not be transferred or otherwise reproduced without express written permission of Andrew Goodwin.Copyright 2020ANDREW GOODWIN DESIGNS2050 PARKER ST.SAN LUIS OBISPO, CA 93401t: (805) 439-1611www.andrewgoodwin.usarchitect: andrew goodwin, aiaandrew@andrewgoodwin.usA4.108/07/20AuthorDesigner361SECTIONSERIC RUZIUS ANDDORA DREXLERDREXLER/RUZIUS ADU1460 MILL ST.SAN LUIS OBISPO CA,93401APN:001-133-0111/4" = 1'-0"44NORTH SOUTH SECTION1/4" = 1'-0"43EAST WEST SECTIONREVISIONSREV # REV DATE REV DESCRIPTIONATTACHMENT 1Item 2Packet Page 16 ATTACHMENT 2 Item 2Packet Page 17 Si"rFi,rsi,T aF tABKS j iaaiE:i crr H ISTO R IC FESOURCES INV ENTO B Y c06l -c4 a HAER-__=- NF _L SrL - Loc - ].]AtsS UTM'A1 0/r1tl 70,/390?2-.1,1 3 a ]OE\T FICATION l. Common lame: 3, St.eet or r!ral addrels: Cirv san Luis cbispo ztal)1a)r San Ldis Cbispc 01-0rl-II BiIliq, H.E., 1lI Add.e*.146i:liil civ San Lui: obisco Ort-oi.ai lser !,esiier,ir:L DESCR IPTION 7.. A'c..rec:Jr6r ,r\ e r: - i l-,. l 7b. Br.ivde5ci:be:.€pt.serl2hyscatdesclrt.n.i:r::i:e.riirlciuret.ocesci,oe3n,;narc.iri:ir:c.!',!r isor 9Lnal condliron: ia:s T,ji.r .i./i1it./r;str..: ::i.t: ;i.:.1:: !e.r:i.r.. :..as i,_t.:!i,: ::.,i-,:.'fhe r.io: rs :ii.:te 1{jth ?;:l: lr.rr .ri.tt:_". rno :..,i:::,r-:l rr,.r!_ :are s!r:iicr;r. Tho por.h ,a.t: i: .c::1.i!tel:, s!i.k-rork. ?rE .::r!:i gabLe ii.ed brick wirh da:ker rrick to r-.i:r.se.i stick.Nork. T._.rE isalso a circular vent in the 9ab1e, alonq rit-,r triD1e t/l sas: ri.eors. The struclure is entixely brick and r:ests or a stigirtt:r' exlosed tasement- There are detailed wood fronrs on basament s.reeh<- I '-,1-:L 't0- 11. 9. Esrimaled - Facl!, -]j:5- Archirect rlit.."'i ir. J. Smith Aoorox. oroD.(v s ze {n ieell r,onr.o" 140' o"o'h 2t'' Dalelrii cl@d phorclraphlsi12. ) ATTACHMENT 3Item 2 Packet Page 18 13. Condjtion: Excelleni ---!Good - F.ir- D.leriorated - No long€r in sxislence - 16. Threa$ ro 3ite: None known --)LPrivate dev.lopment- Zoning- Vand.lkn - 15. Suroundinlr: (Check more than one il neceisary) Openland -Scatteredbuildinge-Denselvbuili!pHesid.nrial -X- lnd ultria I -Commercial-Other: PublicWorks proi€ct - Oth.r: 17. Ir th6 nructu.e: On irt origin.l .it.? -ves- Mov.d?- Unknow6? 18. F€lat.d features: SIGNIFICANCE 19. 8riefly n t. hiitoric.l .ndlor ardit.6ur.l imponancr (includ. dater. .venti,6nd p€rsons lrso.ieted with th. sit..l This stately brlck house ilras constructed in 1925 during an era l{hen Per.iod Revival architecture \ras populal among the affluent and professional classes of sar Luis obispo. It is located in a resldential area, the "Ml.lt street Distlict" that starteal being develoPeal in the early 1900rs. contractor, w-J. smith, constructed the 42 x 56" 11,/2 flane brick residence for Dr. F.R- Mugler. The cost fot the seven loon house luas $If,OOo. Although it is well shielded f,ron easy view, this audor Revival house and its landscapj.ng coopliment the pleasant sulroundings of this attractive neighborhood- Locaiional rketch m.p (dr.w and l.b€l site and surrounding nroltr, roa4, and p.omi.€ni l3ndmarks): 20. Main then. ol th. hlioric r6ou.c.: (ll more than o.l. i5 21. 22.- June 30,uata rorh 9.ep.red 1983 Historic Res. SurtaeY Staff checked, numbr in order ol imponance.) Archir.ct'Jre _ Arrs & Leiiure _ P. o. Box 321 Economic/lndurtrial -Explorarion/S€trtementCovernm€nr - Miliiiry Religaon - Social/Education Organization Sources I Lisr book3, doqrment , iurvlyr. p€rsonal city of san Luis obispo Buildj-ng Permits (1925) citw of Sa. Luis Obispo Chy san Luis obispo (805 ) 541-1000 ?,^ 9340I t i t ii ij ATTACHMENT 3Item 2 Packet Page 19 BLANK PAGE This page is intended to be blank so that you can print double-sided. Packet Page 20 CULTURAL HERITAGE COMMITTEE REPORT FROM: Brian Leveille, Senior Planner BY: Walter Oetzell, Assistant Planner PROJECT ADDRESS: 1051 Leff Street. FILE NUMBER: DIR-0424-2020 APPLICANT: Phillip Hasley For more information contact Walter Oetzell, Assistant Planner: 781-7593 (woetzell@slocity.org) 1.0 RECOMMENDATION Provide a recommendation to the Community Development Director regarding the consistency of a proposed new accessory structure (Accessory Dwelling Unit over a new garage) at the rear of a Contributing List property with the City’s historical preservation policies. 2.0 BACKGROUND The applicant proposes to demolish a single-car garage at 1051 Leff Street and construct in replacement a detached accessory structure with a ground-level two-car garage and shop, with an Accessory Dwelling Unit above. An exception from the applicable height limit is requested, because the new construction would reach a height of almost 26 feet, about ten feet taller than the normal 16-foot height limit for an ADU.1 3.0 SITE AND SETTING The site is located on the south side of Leff Street, about 120 feet west of Santa Rosa Street in a Medium-High Density Residential and Historic Overlay (R-3-H) Zone, in the Old Town Historic District, an area characterized by single-family dwellings, many of which are included in the City’s Inventory of Historical Resources. Most properties on this side of the block are also developed with additional dwellings in larger accessory buildings behind the primary dwelling (see Figure 1, above). Assessor records (online Property Information Search) indicate that the dwelling on the site was built in 1915. City records (Architectural Worksheet) describe the building as Neo- Colonial in in style, noting its gable roof with deep overhangs and gable dormer, corner recessed veranda with sqaure corner posts, and its clapboard siding. In 1987 the property was designated by the City Council as a Contributing Property in the Old Town Historic District with adoption of Resolution 6158. In 1999 a building permit was issued for a replacement detached garage. 1 See Zoning Regulations § 17.86.020 (B)(5)(v)) Meeting Date: October 26, 2020 Item Number: 3 Item No. 1 Figure 1: Subject Property Item 3 Packet Page 21 3.0 FOCUS OF REVIEW New construction on historically listed properties is subject to review by the Cultural Heritage Committee (Historic Preservation Ordinance § 14.01.030 (C)). The Committee will make a recommendation to the Community Development Director as to the consistency of the proposed work with applicable historical preservation policies and standards, and may recommend conditions of project approval as appropriate. An Accessory Dwelling Unit consistent with standards set out in § 17.86.020 of the City’s Zoning Regualtions is normally approved ministerially, without discretionary review. Evaluation of this project under this application is focused on the consistency of the proposed new construction with historical preservation standards, insofar as it includes new construction in excess of the 16-foot height limit applicable to an Accessory Dwelling Unit. 4.0 PROPOSED NEW CONSTRUCTION As depicted in project plans (see Attachment 2, and Figure 3, below), the proposed garage and Accessory Dwelling Unit buidling is situated at the rear of the site, is constructed of cement board lap siding, is topped by composition shingle roofing, and exhibits conventional fenestration with vertically-oriented rectangular window openings. 5.0 DISCUSSION ITEMS Guidance is provided mainly in the City’s Historic Preservation Program Guidelines and the Secretary of the Interior’s Standards for the Treatment of Historic Properties.2 Selected applicable guidelines, standards, and recommendations from these documents are outlined below. 2 Kay D. Weeks and Anne E. Grimmer. The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Washington, D.C.: U.S. Department of the Interior National Park Service; Technical Preservation Services, 2017 Figure 2: 1051 Leff Item 3 Packet Page 22 5.1 Historic Preservation Program Guidelines Section Subject Note § 3.2.1 New structures in historic districts shall be designed to be architecturally compatible with the district’s prevailing historic character as measured by their consistency with the scale, massing, rhythm, signature architectural elements, exterior materials, siting and street yard setbacks of the district's historic structures. New structures are not required to copy or imitate historic structures, or seek to create the illusion that a new building is historic. Scale and massing consistent with adjacent structures, both primary dwellings and accessory structures, which are of similar scale and height. Hipped roof form with front gable, and horizontal lap siding are compatible with the appearance of structures in the district, for which wood materials and pitched and hipped roof forms predominate. § 3.2.2 New development should not sharply contrast with, significantly block public views of, or visually detract from, the historic architectural character of historically designated structures located adjacent to the property to be developed, or detract from the prevailing historic architectural character of the historic district. Form, massing, materials, and architectural elements are consistent with structures in the vicinity. New building is at the rear of the property and does not block views of primary dwellings. § 3.4.1 (c) Alterations to Historic Resources – Accessory Structures: … complement the primary structure’s historic character through compatibility with its form, massing, color, and materials Taller, but with similar footprint, smaller residential floor area, and situated at rear of site with adjacent accessory structures of similar scale and height. Compatible hipped roof form with front gable and horizontal lap siding. Figure 3: Proposed garage with ADU above, front elevation Item 3 Packet Page 23 Discussion: The new building is square in plan with a somewhat smaller footprint than the primary dwelling and is two stories in height, with a 983 square-foot two-bedroom Accessory Dwelling Unit above the ground-floor shop and garage. Although it is taller than the primary dwelling, which, given the height of the attic space under the roof ridge, can be characterized as “one-and- a-half” stories tall, the new building is situated at the rear of the property, among other two-story accessory buildings, consistent with the development pattern in this higher-density area. Photographs provided by the applicant in his Project Description (see Attachment 1, pp. 3 & 4) depict the area of the site at which the new building will be placed, and the adjacent structures that will surround it. Its horizontal lap siding and composition shingle roof material is compatible with the wood siding and shingle roof of the primary dwelling.. 5.2 Secretary of the Interior’s Standards (Rehabilitation) Standard 9: New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work will be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. Recommended Not Recommended Additions for a New Use Designing adjacent new construction that is compatibile with the historic character of the site and setting and preserves the historic relationship between buildings and the landscape. Introducing new construction on the building site which is visually incompatible in terms of size, scale, design, material, or color, which destroys historic relationships on the site, or which damages or destroyes important landscape features. Discussion: The proposed new building is located behind the primary dwelling that lends the property its historic character and its visibility from the right-of-way will be limited. Compatible in scale, design, and material as described above, it preserves the relationship between buildings and the landscape that characterize this higher density area, consistent with the Secretary of the Interior’s Standards. 6.0 CONCLUSION The limited visibility of this building, situated at the rear of the property behind the existing dwelling, the compatibility of its forms and materials and consistency of its scale and mass with that of adjacent structures provide a basis for finding that it is compatible with the architectural character of the primary dwelling and of the Old Town Historic District in terms of scale, form, massing, rhythm, and architectural elements, as encouraged by Historic Preservation Program Guidelines and Secretary of the Interior’s Standards for the Treatment of Historic Properties. Based on this evaluation, staff recommends that the Committee forward a positive recommendation to the Community Development Director regarding the consistency of the proposed new construction with the City’s Historic Preservation Ordinance, along with any appropriate conditions of approval that the Committee may consider relevant to implementation of historical preservation policies and standards. Item 3 Packet Page 24 7.0 ACTION ALTERNATIVES 1. Recommend that the Community Development Director find the project consistent with the City's historical preservation policies 2. Continue review to another date with direction to staff and applicant. 3. Recommend that the Community Development Director find the project inconsistent with historical preservation policies, citing specific areas of inconsistency. 8.0 ATTACHMENTS 1. Project Description (Applicant) 2. Project Plans (Oct 7 2020) 3. Architectural Worksheet for 1051 Leff Street Item 3 Packet Page 25 Project Description for 1051 Leff Street Proposed Accessory Dwelling Unit and Garage The property is located at 1051 Leff Street in San Luis Obispo in the Historic Railroad District. The lot is an R-3 single family lot. The area is characterized by single family homes at the front of the lot with an apartment building or accessory dwelling unit in the rear. The subject property is the only single family property on its side of the block without apartments or accessory dwelling units in the rear of the lot. The property on one side has a single family home and a two story apartment building in the rear with two, two bedroom apartments, and the other side has a single family home with a two story apartment building in the rear with a two bedroom apartment and a studio. The property to the rear of the site has a two story multi-family apartment building directly behind the site. A new accessory dwelling unit at the rear of the subject property will fit in with the rest of the neighborhood and provide additional residential rental space in the downtown area. Photos of the property and neighboring properties are at the end of this document. The proposed project will remove an existing single car garage built in 1999 and construct a two story accessory dwelling unit and garage at the rear of the property. The proposed accessory dwelling unit would include two bedrooms and one bathroom on the second floor of the structure with a total habitable area of 983 sq.ft. The ground floor will include a two car garage and an unconditioned shop/utility room. The property will increase covered off street parking to two spaces from the current single space. Additional tandem parking spaces will be available for multiple vehicles. Since the proposed ADU will be constructed over a new two-car garage, it will be two stories and exceed the City’s design standard of 16 feet for the maximum height. The following exception is therefore requested to allow the construction of the proposed accessory dwelling unit: 1. Request for Director’s Action to approve an exception from the design standard limiting the height of an Accessory Dwelling Unit (ADU) to 16 feet to allow a proposed ADU at 25’-10” in maximum height when above a garage. The reason for this request is to allow for additional garage parking on the property without taking up additional space on the lot if the garage were constructed separately from the ADU. It is impractical to construct the proposed ADU over a garage and limit the height of the structure to 16 feet. The proposed design is intended to provide as much open space on the lot as possible without reducing the amount of parking on the property. The proposed two story ADU structure fits in with the surrounding properties that all have two story structures boarding the property. The new accessory dwelling unit is designed to have a traditional cottage style to match the existing house on the property. The accessory dwelling unit will use cement board lap siding with a six inch exposure to preserve the cottage style. Double hung windows will be used throughout to maintain the style of the existing house. The apartment siding will be painted Benjamin Moore color 839 Old Blue Jeans and the trim will be painted ivory white to match the colors of the existing house. Likewise, the new ADU’s shingles will be Owens Corning Estate Gray in color to match those of the house. ATTACHMENT 1Item 3 Packet Page 26 The new accessory dwelling unit has been located at the rear of the property to maximize yard space between the accessory dwelling unit and the existing house at the front of the property. An artificial stone (concrete) paver driveway with curbs will be provided to the accessory dwelling unit. The concrete pavers will not be sealed water tight at the seams so that rainwater can percolate through the pavers to the ground below. Concrete paver walkways will be provided. The property has an existing Jacaranda street tree planted as part of the single car garage construction project in 1999 which will be maintained. This street tree has an approximate twelve inch diameter trunk and an 18 foot diameter canopy. Two existing Chinese Elm trees planted in 2009 at the rear of the property will be removed. One existing Maple tree planted in 2009 at the rear of the property will be maintained. The existing ¾” water meter will be replaced with a 1” water meter to accommodate the increased water demand of the new accessory dwelling unit’s fixtures. A new 1” water line will connect the water meter to two ¾” water lines serving the existing house and new accessory dwelling unit. The existing 4” diameter sanitary sewer line was replaced in 2019 with a 4” diameter HDPE pipe. The existing sanitary sewer line will remain in place and a new 4” diameter sanitary sewer line will be connected from the new accessory dwelling unit to the existing sanitary sewer line. Natural gas will be fed to the new accessory dwelling unit from the existing connection to the SoCal Gas line in the street serving the house, while a new gas meter will be located adjacent to the existing house’s gas meter. Electrical service will be provided directly to the ADU from the PG&E electrical distribution lines, and new electrical meters will be provided at the ADU. Fire sprinklers are not required in the accessory dwelling unit. Figure 1: Front of the property at 1051 Leff Street ATTACHMENT 1Item 3 Packet Page 27 Figure 2: The rear yard showing the existing single car garage Figure 3: Neighboring two story apartments at the rear of 1059 Leff Street ATTACHMENT 1Item 3 Packet Page 28 Figure 4: Neighboring two story apartments at the rear of 1045 Leff Street Figure 5: Rear yard from the roof of the single family home at 1051 Leff Street showing the two story apartment building behind the property ATTACHMENT 1Item 3 Packet Page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tem 3Packet Page 30 ! 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