HomeMy WebLinkAbout12-07-2020 ARC Agenda Packet
Agenda
Architectural Review Commission
Monday, December 7, 2020
5:00 PM REGULAR MEETING TELECONFERENCE
Broadcasted via Webinar
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 Architecture Review Commission (ARC) 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 ARC meetings in the following ways:
1. Remote Viewing - Members of the public who wish to watch the meeting can view:
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o Note: The City uses GotoWebinar to conduct virtual meetings. Please test your speakers and
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2. Public Comment - The ARC 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
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• Verbal Public Comment
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➢ During the meeting – Members of the public who wish to provide public comment can join the
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in the questions box. Your mic will be unmuted once Public Comment is called for the Item and
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Architectural Review Commission Agenda for December 7, 2020 Page 2
CALL TO ORDER: Chair Allen Root
ROLL CALL: Commissioners Richard Beller, Michael DeMartini, Ashley Mayou, Mandi
Pickens, Micah Smith, Vice Chair Christie Withers, and Chair Allen Root
PUBLIC COMMENT PERIOD: The general public is encouraged to submit comments on any
subject within the jurisdiction of the Architectural Review Commission that does not appear on
this agenda. Although the Commission will not take action on items presented during the Public
Comment Period, the Chair may direct staff to place an item on a future agenda for discussion.
CONSIDERATION OF MINUTES
1. Minutes of the Architectural Review Commission meeting of November 16, 2020.
PUBLIC HEARINGS
NOTE: The action of the Architectural Review Commission 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 residential and mixed-use development that includes 192 residential units, 8 live-
work units with commercial/office space, and other residential community amenities with a
Vesting Tentative Tract Map (VTTM) within the Orcutt Area Specific Plan (OASP). The
project includes a Mitigated Negative Declaration of Environmental Review; Project
addresses: 3580, 3584 & 3590 Bullock Lane, Bullock Ranch; Case #: ARCH-0489-2019,
SBDV-0490-2019, EID-0345-2020; Zones: R-3-SP & C-C-MU; Barry Ephraim with
Bullock Ranch LLC owner/applicant (John Rickenbach – 45 minutes)
Recommendation: Review the proposed project in terms of its consistency with the Orcutt
Area Specific Plan, Chapter 4 (Community Design), Community Design Guidelines, and
applicable City Standards, and provide comments and recommendations to the Planning
Commission.
COMMENT & DISCUSSION
3. Staff Updates
Architectural Review Commission Agenda for December 7, 2020 Page 3
ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission is scheduled for
Monday, February 1, 2021 at 5:00 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 request 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 City Council are available for public
inspection on the City’s website: http://www.slocity.org/government/advisory-bodies
Meeting audio recordings can be found at the following web address:
http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1
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Minutes
ARCHITECTURAL REVIEW COMMISSION
Monday, November 16, 2020
Regular Meeting of the Architectural Review Commission
CALL TO ORDER
A Regular Meeting of the Architectural Review Commission was called to order on Monday,
November 16, 2020 at 5:03 p.m. via teleconference, by Chair Allen Root.
ROLL CALL
Present: Commissioners Richard Beller, Michael DeMartini, Ashley Mayou, Mandi Pickens,
Micah Smith, Vice Chair Christie Withers, and Chair Allen Root
Absent: None
Staff: Senior Planner Shawna Scott and Deputy City Clerk Megan Wilbanks
PUBLIC COMMENT ON ITEMS NOT ON THE AGENDA
None
--End of Public Comment--
CONSIDERATION OF MINUTES
1.Minutes of the Architectural Review Commission meetings of September 14, 2020 and
September 21, 2020.
ACTION: MOTION BY VICE CHAIR WITHERS SECOND BY COMMISSIONER
DEMARTINI CARRIED 7-0-0, to approve the Minutes of the Architectural Review
Commission meeting of September 14, 2020.
ACTION: MOTION BY VICE CHAIR WITHERS SECOND BY COMMISSIONER
DEMARTINI CARRIED 7-0-0, to approve the Minutes of the Architectural Review
Commission meeting of September 21, 2020.
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Minutes – Architectural Review Commission Meeting of November 16, 2020 Page 2
COMMENT AND DISCUSSION
2. Architectural Review Commission Goal Setting Discussion
Budget Analyst Natalie Harnett provided a PowerPoint presentation on the 2021-23 Financial Plan.
Senior Planner Shawna Scott provided a staff report and presented staff’s recommended ARC goal
for the 2021-23 Financial Plan.
ACTION: MOTION BY COMMISSIONER SMITH, SECOND BY VICE CHAIR WITHERS
CARRIED 7-0-0, to forward the following goal for Council consideration in the development of
the 2021-23 Financial Plan:
Community Design Guidelines (CDG) Update: Prepare a comprehensive update to the
document, including but not limited to the following, as prioritized below, with “a” being the most
important:
a. Include and update guidelines for mixed-use, in-fill, and residential projects, and affordability.
b. Include definitions and guidelines for outdoor space, including private, semi-private, and
public space.
c. Include and update guidelines for landscaping.
d. Provide a clear description of the Architectural Review Commission’s purview, as defined in
the Commission’s bylaws.
e. Develop criteria for compatible development in historic zones.
f. Strengthen and more clearly define guidelines for storefronts and windows in commercial areas
to maintain transparency and prevent the installation of opaque film and interior signs and
displays that obstruct views into stores.
g. Update CDG for neighborhood compatibility to address transitions between neighborhood
commercial development and adjacent residential neighborhoods (LUCE §3.5.7.9).
h. Include more images and reference photos to highlight guideline language.
i. Review existing visual resource inventory and provide recommendations for additional
database improvements. Update the City’s GIS system by including 3D data for buildings by
starting in the downtown and moving outward from there. Provide guidelines for use of data
base in the analysis of projects as well as additional guidance for the protection of views and
vistas (LUCE §15.1.2).
3. Staff Updates
Senior Planner Shawna Scott provided a brief agenda forecast.
ADJOURNMENT
The meeting was adjourned at 6:36 p.m. The next Regular Meeting of the Architectural Review
Commission is scheduled for Monday, December 7, 2020 at 5:00 p.m. via teleconference.
APPROVED BY THE ARCHITECTURAL REVIEW COMMISSION: XX/XX/2020
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Meeting Date: December 7, 2020
Item Number: 2
ARCHITECTURAL REVIEW COMMISSION REPORT
PROJECT DESCRIPTION AND SETTING
The proposed project is a Vesting Tentative Tract Map (VTTM 3136) and the development of 192
residential units, including 8 live-work units with commercial/office space (mixed-use), 433 on-site
parking spaces, and other residential community amenities on a 10.93-acre site located within the
231-acre Orcutt Area Specific Plan (OASP) area. The OASP was approved in 2009, and a Final EIR for
the OASP, which anticipates the development currently proposed, was also certified at that time.
The project site is within a portion of the OASP designated as Medium-High Density Residential (R-3)
uses and Mixed-Use/Neighborhood Commercial uses. Figure 1 shows the proposed project site.
General Location: The 10.93-acre project site is
located on a vacant parcel east of and adjacent to
Bullock Lane, roughly 0.25 miles south of Orcutt
Road.
Present Use: Vacant Land (includes non- historic
structures from a former ranch complex)
Zoning: R-3 and CC-MU (Medium High Density
Residential and Community Commercial-Mixed
Use (under the Orcutt Area Specific Plan)
General Plan: Medium-high Density Residential,
Mixed-Use Neighborhood Commercial (under the
Orcutt Area Specific Plan)
Surrounding Uses
East: New residential development; vacant land
West: Bullock Lane and Union Pacific Railroad tracks; industrial uses beyond the railroad tracks
North: Vacant areas; two single family homes; mobile home park
South: Soon to be developed Righetti Townhomes and Tiburon Place Apartments
Existing Site Characteristics
Existing development on the project site includes two vacant single-family residences, a barn, several
accessory structures, and seatrain containers. Vegetation on the property consists of non-native
grassland, heavily disturbed roadside areas, and residential landscaping. The project site also supports
FROM: Shawna Scott, Senior Planner BY: John Rickenbach, Contract Planner
PROJECT ADDRESS: 3580/3584 Bullock Lane FILE NUMBER: ARCH-0489-2019
APPLICANT: Bullock Ranch, LLC REPRESENTATIVE: Barry Ephraim
____________________________________________________________________________________________________
For more information contact: John Rickenbach at (805) 610-1109 or JFRickenbach@aol.com
Figure 1. Subject Property
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ARCH-0489-2019 (3580/3584 Bullock Lane – Bullock Ranch)
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native and non-native trees.
Proposed Project Details
Proposed residential development would consist of three housing product types: 8 live work
townhouses in the southeast corner of the project site along Ranch House Road, 88
bungalows/carriages on the east side of the project site, and 96 townhouse apartments on the west
side of the project site along Bullock Lane. All residential development is proposed to be subdivided
into airspace condominium lots. The bungalows/carriages and the conventional townhouses would be
in San Luis Obispo Mission and Adobe Ranch architectural styles and the live/work units in the
Farmhouse architectural style (see Figures 2 through 5 below).
The proposed bungalows/carriages would be semi-detached housing organized in clusters of two
bungalows and one carriage house. Each of the bungalows would be two levels and would include
small back yards and a detached two-car garage. Each of the carriage houses would be a single-level
unit on top of its two-car garage and the garages for the two bungalows in the cluster. The eight live-
work townhouse apartments would be located within the Mixed Use/Neighborhood Commercial
zoned area. Each townhouse would have three levels, three bedrooms, range in size between 2,050
and 2,265 square feet, and have a direct access two car garage in its rear. The ground floor of each
live-work townhouses would be limited to a commercial or office use.
The bungalows would each have 4 bedrooms and range in size between 1,600 square feet and 1,901
square feet. The carriage houses with one bedroom would be 749 square feet and those with three
bedrooms 1,446 square feet. The traditional townhouse apartments would range in size between 733
square feet for one-bedroom units up to 1,839 square feet for three-bedroom units. These
townhouses would be in three level buildings of either 6 units or 12 units. Each townhouse would have
a direct access garage.
The project also includes construction of several residential community amenities, including a 1,766-
square foot community center that would include a fitness center and lease office, a 766 square-foot
pool building that would include bathrooms, showers, resident mailboxes, a bicycle maintenance
room, and an outdoor pool area. Several landscaped seating areas would be provided throughout the
residential community areas, including an open area with a fire pit and a 16-square-foot shade
structure with an outdoor kitchen for neighborhood gatherings.
The project would improve Bullock Lane between the project site’s north property line and south
property line. Additionally the project would include the extension of an existing regional bike path
along the west side of Bullock Lane from the project’s south property line to the southwest corner of
the intersection of Orcutt Road and Bullock Lane. The project includes connection to existing City
services, including water and wastewater infrastructure.
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ARCH-0489-2019 (3580/3584 Bullock Lane – Bullock Ranch)
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Figure 2. Project Site Plan Showing Proposed Architectural Styles
Figure 3. Bungalow Cluster Conceptual Rendering
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Figure 4. Live/Work Units Conceptual Rendering
Figure 5. Townhouse Apartments Conceptual Rendering
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PROPOSED DESIGN
Architecture: California Mission, Mission Ranch, and Farmhouse (see Sheets AA1.0 Through A6.2 for
details)
Design details: Community recreation building and pool, neighborhood gathering space with outdoor
kitchen area, outdoor play areas, pedestrian paseos/walkways, connection to regional bike path, bike
storage facilities, trash enclosures, mailbox kiosks, and rear-facing garages. Buildings will include
details such as covered porches and/or patios, as well as gabled roofs. A variety of windows will be
used, including bay and recessed windows, with or without shutters. See Sheets AA2.0-A2.12, AB2.0,
AC2.0-A2.4 and A6.0-A6.2 for illustrations of these features.
Materials: Apartments and bungalows (stucco, brick veneer, red clay shingles, decorative tiles,
wrought iron); live-work units (metal roofs or composition shingles, stone veneer). See Sheets A7.0
and A7.1 for illustrations of materials and colors.
Colors: Primary ivory-white palette or light gray, beige, and muted red and blue-gray or green accent
colors.
FOCUS OF REVIEW
The ARC’s role is to 1) review the proposed project in terms of its consistency with Orcutt Area Specific
Plan (OASP) Chapter 4, Community Design; Community Design Guidelines (CDG); and applicable City
Standards; and 2) provide comments and recommendations to the Planning Commission.
Orcutt Area Specific Plan: http://www.slocity.org/home/showdocument?id=4262
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
DESIGN GUIDELINES/DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the General Plan, Zoning
Regulations, OASP, and CDG. Notably, upon its adoption the OASP was found to be consistent with the
General Plan, and the guidelines contained in the OASP were found to be consistent with the CDG.
Therefore, consistency with the OASP is the key consideration for ARC with respect to this project. In
certain instances, the OASP defers to other existing City regulations, and these are noted below.
Staff has identified the discussion items below in Table 1 related to consistency with relevant
provisions of the OASP (Chapter 4—Community Design: Goals 4.1-4.4and relevant related policies and
programs). For reference, this staff report includes a discussion of the applicability of portions of the
CDG (Section 5.4, Multi-Family and Clustered Housing Design; Chapter 6, Site Planning & Other
Details).
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Table 1. Discussion Items
Highlighted Sections Discussion Items
OASP Chapter 4 – Community Design – Goal 4.1
§ Policy 4.1.1: Encourage a
compatible mix of residence
designs
Program 4.1.1a encourages three architectural styles for residences:
Craftsman, California Bungalow, and California Mission. ARC should
determine whether the applicant’s planned styles (California Mission,
Mission Ranch and Farmhouse) meet the intent of the overall policy,
which is to provide diverse but compatible styles while maintaining
architectural interest. Sheets AA2.0 to AA2.12, AB1.0, AB2.0 as well as
AA6.0-AA6.2 of the applicant’s submittal illustrate proposed
development in the context of these styles. Several other sheets show
perspective renderings of development that show these styles in a more
visually readable way (Sheets AA1.1-AA1.3 and AB1.1). Notably, other
developments in the OASP, such as Righetti Ranch, have utilized a Ranch
style type of design.
Program 4.1.1d states that R-3 and R-4 units shall include 0-5 foot
parking rear setbacks, covered porches or entries on the ground floor
facing the front or common areas, and open fencing for any unit facing
a riparian area or creek. The proposed design complies with the parking
provision, and there are no creeks or riparian areas within the project
site. As shown on Sheets AA1.1-AA1.3 and AB1.1 and AA2.0-AA2.12,
front entries are either recessed or covered.
Program 4.1.1e encourages (but does not require) development to
orient buildings within 32 degrees of south for improved solar access;
to use alternative paving materials; and break up large developments
(over 8 units) into smaller buildings. As shown on multiple sheets, but
notably Sheet 1.0, the project is broken into multiple smaller buildings,
and many (but not) units have a southern orientation. Several sheets
(notably AA1.1-AA1.3, AB1.1, AC1.0 and AC1.1) show alternative paving
materials and colors on sidewalks, as crossings, or near public gathering
areas, but details are not specified in the project plans.
This policy also encourages façade elements, roof overhangs, multiple
materials and colors, and solar panels. These features are included in
the proposed design, or in the case of solar panels, the design allows for
their installation.
§ Policy 4.1.2: Foster
neighborhood connectivity
This policy encourages project design to use local streets that enhance
neighborhood atmosphere and limit through traffic, along with
connectivity through the use of bike paths, especially to the ends of cul-
de-sacs, parks or open space. Project design includes bike connectivity
both internally and to regional bike paths offsite.
The policy also encourages porches and front yards to improve
neighborhood atmosphere. The project density does not allow for large
front yards, but there are open spaces, internal courtyards, and a
central community building that are intended to provide a sense of
community cohesion.
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§ Goal 4.3: An attractive and
sustainable landscape pattern
that unifies and enhances the
quality of the development in the
Orcutt Area
Several related policies promote this goal, and the proposed project
responds with a landscape plan that enhances and complements the
building design, as shown on several project sheets, notably the
perspective drawings (Sheets AA1.1-AA1.3; AB1.1; AC1.1 and 1.2). The
Tree Committee has reviewed the tree removal and replanting aspects
of the landscape plan and recommended the Planning Commission
approve the proposed tree removal and replanting plan.
§ Goal 4.4: Maintain compatible
exterior lighting
Several related policies promote this goal. The project has not yet
established a formal lighting plan. The project will be required to
comply with the City’s night sky ordinance; however, the ARC may
provide specific direction regarding the design and style of the exterior
lighting for the project.
CDG Chapter 5 – Residential Project Design Guidelines
§ Section 5.2: Subdivision Design
and General Residential Design
Principles
This section of the CDG includes several key principles related to
integrating open space into the design, project scale, and pedestrian
orientation. More specifically related to architectural review, the
section also calls for durable and low maintenance finishes, the use of
a variety of materials, building articulation, and garage orientation. The
project seems generally responsive to these issues, and consistent with
the intent of these principles. Sheets A7.0 and A7.1 illustrate a variety
of complementary colors and materials that would be applied to the
varied design details shown on Sheets A6.0-A6.2.
§ Section 5.4: Multi-Family and
Clustered Housing Design
The OASP was previously found to be consistent with the City’s
Community Design Guidelines, and reflects and expands on many of the
same principles articulated in the CDG. Thus, this section of the CDG
provides a framework upon which the OASP Community Design section
builds. Among the principles articulated in this section of the CDG
include: clustering units with direct walk-up access; providing garages
as the preferred method of onsite parking; consistency with
architectural styles in the vicinity, featuring porches, building
articulation, and other features to enhance architectural interest; and
stairway and building access design. The project is particularly
responsive to issues related to parking, as each unit includes a garage,
which eliminates the visual and functional impacts that can occur with
large parking lots in multi-family developments.
In terms of architecture, this section encourages substantial roof and
façade articulation, which are included in the project as proposed. With
regard to scale, the project includes two- and three-story structures
tightly clustered, separated by interior roadways, paseos, courtyards
and small areas of open space. The project density has the potential to
create some inevitable shading on lower stories because there are not
large areas of separation between the buildings.
Some of the larger units include balconies and porches, and all units
have some sort of private open space area, which are consistent with
the intent of the CDG’s encouragement of these features.
All units have ground floor access, which is encouraged in the CDG.
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5.0 PROJECT STATISTICS
Site Details Proposed Requirement
Land Use Designation R-3-SP Medium-High Density
Residential and Community
Commercial Mixed Use
R-3 policies apply from the OASP
Policies 3.2.11 to 3.2.18; R-3
development standards defer to
Zoning Code (per Table 3.1 of OASP);
OASP policy 3.2.21 encourages
live/work units in CCMU
Dwelling Units & Density 192 (184 + 8 live/work units);
translates to 169 “Density Units” for
the purpose of determining policy
consistency
18 units per net acre in an Airport
Safety Zone. Project is in Airport
Safety Zone S-2. 18 x 10.34 net ac =
186 Density Units
Setbacks Project setbacks vary but are in
compliance with code requirements.
Front – 10 feet;
Side and rear – variable depending
on building height (5-10 feet), per
Table 2-9 of Municipal Code
17.20.020
Maximum Building Height Bungalow Cluster – 27’ 10”
Live/Work Units – 35’
Townhouse Apartments – 35’
Recreation Building – 27’ 8”
(see Sheets AA2.9, AA2.10, AB2.0,
AC2.0, AC2.1, AC2.2, AC2.3 and
AC2.4)
35’ (per Table 2-8 of Municipal Code
17.20.020 and Table 2-16 of
Municipal Code 17.28.020)
Maximum Lot Coverage 34.6% 60% in R-3 (per Table 2-8 of
Municipal Code 17.20.020);
75% in CC (per MC 17.28.020)
Signs
None proposed at this time Project subject to Municipal Code
Section 15.40 (sign regulations).
Signage will be submitted
separately.
Public Art Not provided Project subject to Municipal Code
17.70.140
Parking
Automobile spaces
Bicycle Parking
Motorcycle Parking
412 (315 in garages); 40 EV Ready
and 200 EV Capable spaces located in
garage spaces
384 long-term (2 per unit); 39 short-
term for guests
16
(see Sheet A1.0)
399 automobile spaces; 40 EV Ready
and 200 EV Capable
384 long-term (2 per unit); 39 short-
term
16 motorcycle spaces
(consistent with Municipal Code
17.72.030 and 17.72.040)
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Site Details Proposed Requirement
Affordable Housing 7 total (2 for low income; 5 for
moderate income households)
7 total (per City inclusionary housing
regulations)
Environmental Status
A Mitigated Negative Declaration (MND) has been prepared, and is circulating
for 30-day public review. The project site is also addressed in the Orcutt Area
Specific Plan Final EIR, which was certified in 2009.
6.0 ACTION ALTERNATIVES
6.1 Recommend the Planning Commission find the project consistent with the OASP Design
Guidelines and Community Design Guidelines. The ARC’s recommendation will be
forwarded to the Planning Commission for final action. This action may include
recommendations for design modifications and/or conditions of approval to address
consistency with the OASP Design Guidelines and Community Design Guidelines.
6.2 Continue the project. An action continuing the application should include direction to the
applicant and staff on pertinent issues.
6.3 Recommend the Planning Commission find the project inconsistent with the OASP Design
Guidelines and Community Design Guidelines. The ARC’s recommendation will be
forwarded to the Planning Commission for final action. This action may include
recommendations for design modifications and/or conditions of approval to achieve
potential consistency with the OASP Design Guidelines and Community Design Guidelines.
7.0 ATTACHMENTS
1.Project Plans
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214Not to ScaleVICINITY MAPLEGAL DESCRIPTIONSITE MAPSURVEYOROWNERVesting Tentative Tract 3136 - 3580 Bullock LanePORTION OF LOT 133 AND PORTION LOT 134, SAN LUIS OBISPOSUBURBAN TRACT, CITY OF SAN LUIS OBISPO, COUNTY OF SAN LUISOBISPO, STATE OF CALIFORNIA PER 1/LS/92Bullock Ranch, LLC125 South Bowling Green WayLos Angeles, CA 90049Dakos Land Surveys, Inc.7600 Morro RoadAtascadero, CA 93422(805) 466-2445$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW129(0%(5 SCALE:1" = 80'ƻNJŷğrNǻǢǻǻÝǢǻÝNǢEarthworkCut (cy±)Fill (cy±)Total (cy±)9790922019010Max. cut (ft)Max. fill (ft)3.34.1SiteAverage slopeParcel Area (ac±)Site Disturbance (sf)<10%464310485175BENCHMARKǻËrDǢÝǢŷ®rĵrəǻÝŷŗǢ®ŷNJǻËÝǢǢȕNJərɳÝǢDrŗNËōNJħ˞˥˧ËəÝŗµŗrĵrəǻÝŷŗŷ®ˡ˨˨ʳˤˣ˂ŗə^˧˧NNŷNJ^ÝŗµǻŷǻËrNÝǻɳŷ®ǢŗĵȕÝǢŷDÝǢƻŷ˂Ǣˡ˟ˠ˦DrŗNËōNJħǢɳǢǻrōDŷŷħʳACAsphalt Concrete PavingBWBottom of WallCOClean-outCLCenterlineCONC ConcreteCONST ConstructionDIA & Ø DiameterELEVElevation(E) & ( )ExistingFFFinished FloorFSFinished SurfaceFHFire HydrantFLFlow LineGGasGBGrade BreakGRFinished GradeHDPEHi-density PolyethyleneHPHigh PointINVInvert ElevationLTLeftLFLinear FeetLPLow PointMHManhole(N)New or ProposedPPowerPCPoint Of CurvaturePLProperty LinePRCPoint Of Reverse CurvaturePTPoint Of TangencyPUEPublic Utility EasementPVCPolyvinyl ChlorideRRadiusRTRightRWRight-of-waySSlopeSDStorm DrainSSSanitary SewerSTAStationTTelephoneTCTop of CurbTWTop Of WallTYPTypicalWWaterABBREVIATIONSWSOHT550GEE550TProperty LineCenterlineExisting Ground ContourFinish Grade ContourConcreteEdge of PavementWater LineWater ValveFire HydrantSanitary Sewer MainElectrical LineOverhead LineUtility PoleGuy AnchorElec. Vault / Pedestal / Pull BoxTelephone LineTele. Vault / Pedestal / Pull BoxGas MainFenceFlowlineProposed Grade & DirectionConstruction Note ReferenceSpot ElevationProposed SlopeRetaining WallSilt FenceLEGENDWVDYH2%1100.00ELEVFMSanitary Sewer Force MainU N I
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DSPONZA DRƻËǢrˡˤˠˣˠ˟ˠˠˠˡˠˢˠˢˣ˥˦ƻËǢrˠ˨ˡ˧SITEBASIS OF BEARINGSǻËrDǢÝǢŷ®DrNJÝŗµǢ®ŷNJǻËÝǢǢȕNJərɳNJrǢȕNJərɳr^ǻÝrǢǻŷƻŷÝŗǻǢ˞˧ˡ˟˧˓˞˧˟˨˟ƻrNJǻËrNÝǻɳŷ®ǢŗĵȕÝǢŷDÝǢƻŷ˂Ǣˡ˟˟˦ËŷNJÝʉŷŗǻĵNŷŗǻNJŷĵŗrǻɟŷNJħDŷŷħʳSheet IndexNumberTitleC-1Title SheetC-2Vesting Tentative Tract MapC-3Master Site PlanC-4Preliminary Utility PlanC-5Preliminary Grading & Drainage PlanC-6Preliminary Grading & Drainage PlanC-7Preliminary Grading & Drainage PlanC-8Typical SectionsC-9Demolition PlanC-10Vehicle Tracking ExhibitPACIFIC MILEPOSTDrafting Serviceslinkedin.com/in/pacificmilepostDDCVDouble-Detector Check Valve®ɟFire Water LineNJɟReclaimed Water LineǢ^Storm Drain LineManholeSewer CleanoutFWFire WaterWMWater MeterFPFinish Surface PadTGTop of GrateEPEdge of PavementSPONZA PL^ɟPrivate Domestic Water LineATTACHMENT 1Item 2Packet Page 15
NJəOADAPN 053-061-053OADŗˢˡ̨˟ˠ˂˟ˡ˃ɟˡˢˠʳˢˡ˂ˤ˟˂ˤ˟˂ˢ˟˂ˡ˦˂ˠ˟˟˂ˤ˦˂ƻÝƻrĵÝŗrǢrǢrōrŗǻˡˢˣ˧ˀŷNJˀˠˠˡǢĵŷƻrōÝŗǻrŗŗNrrǢrōrŗǻˢˠˀŷNJˀˣ˟˨ǢǻNJrrǻNJݵËǻ˚ŷ®˚ɟɳ^ŷN˞ˠ˦˚ˡˣˢ˟ˤƻȕDĵÝNNJŷ^ˀȕǻÝĵÝǻɳ^ŷN˞˨˟˚ˢ˧ˡ˥˟ˡˡ˂ǢrɟrNJrǢrōrŗǻ^ŷN˞ˠ˦˚ˡˣˢ˟˥
ʹǻŷDrDŗ^ŷŗr^ʺƻÝƻrĵÝŗrǢrǢrōrŗǻˡˢˣ˧ˀŷNJˀˠˠˡƻȕDĵÝNǢǻNJrrǻˀȕǻÝĵÝǻÝrǢ^ŷN˞ˠ˦˚ˡˤˠ˨ˡǢǻŷNJō^NJÝŗrǢrōrŗǻ^ŷN˞ˠ˦˚ˡˣˤˣ˟ǻŷDrDŗ^ŷŗr^ˢ˟˂ŷ®®rNJŷ®^r^ÝNǻÝŷŗˡ˦˂ŷ®®rNJŷ®^r^ÝNǻÝŷŗŗˤ˦̨ˤˤ˂ˠˣ˃rŗˤ˦̨ˤ˥˂ˣˤ˃rǢˢˡ̨˟ˢ˂ˠˤ˃rǢˤ˦̨ˤ˥˂ˣˤ˃ɟˠ˨˨ʳˠ˥˂ˠˤˡʳ˧ˢ˂ˠ˨ˣʳ˟˟˂ˠ˧˟ʳ˟˟˂ˠˤ˥ʳˣ˨˂ˠ˟˧ʳ˨ˤ˂ˤˢʳ˥˟˂ˡˡʳ˟ˠ˂ˠ˧˟ʳ˟˟˂ˠ˨ˣʳ˟˟˂ŗˤ˦̨ˤ˦˂˟ˤ˃rˠˤˡʳ˧ˢ˂ŗˤ˦̨ˤ˦˂ˢˠ˃rˠˤˡʳ˧ˢ˂ŗˤ˦̨ˤ˥˂ˣˤ˃rˠ˨˨ʳˡ˧˂ˠ˨ˣʳ˟˟˂ˠ˧˟ʳ˟˟˂ˡˡʳ˟ˠ˂NJ̠ˡˣ˧˂NJ̠ˠ˨ˢ˂NJ̠ˡˤˡ˂NJ̠ˠ˧˨˂ĵ̠˦˦ʳ˟˦˂ĵ̠˥ˡʳˠ˦˂ĵ̠ˢˣʳ˨˨˂ˤˣʳˢ˦˂ĵ̠˥ˠʳ˦˧˂ĵ̠ˠ˟ˠʳˠˢ˂ˤˢʳˠ˨˂ˡ˟ˣʳ˟˟˂ˠ˧˟ʳ˟˟˂ˠ˧ˡʳ˟˟˂ˠˤˡʳ˧ˢ˂ˠ˨ˢʳˣˡ˂ŗˢˡ̨˟ˢ˂ˠˤ˃ɟˠ˨˧ʳ˧˦˂Ǣˢˠ̨ˤ˥˂ˠˠ˃rˠ˨˨ʳˤˣ˂ˢˡʳ˟ˡ˂ˡ˥ʳ˨ˣ˂ ˣ˥ʳˤ˧˂ĵ̠ˢ˨ʳˤ˧˂ˠˠ˨ʳˣ˨˂NJ̠ˡ˧˟˂ˡˣ˟ʳˠˣ˂ˤ˨ʳ˟˟˂ˠ˥ˢʳˣ˦˂ˠˤ˧ʳˢˢ˂˦˨ʳˡ˧˂ˡˡˤʳ˟˟˂Ǣˢˡ̨˟ˢ˂ˠˤ˃rˡˡˣʳ˨˟˂˦˨ʳˢ˟˂ˠˤ˧ʳˢˣ˂ˡˣ˟ʳˡˤ˂ˡˡˡʳˢ˟˂ʹrʺƻNJNrĵĵÝŗrǻŷDr^rĵrǻr^ǢǻNJrrǻÝōƻNJŷəōrŗǻǢƻrNJƻƻNJŷər^ƻĵŗǢǻɳƻǢǻNJrrǻÝōƻNJŷəōrŗǻǢƻrNJƻƻNJŷər^ƻĵŗǢǻɳƻƻNJŷƻŷǢr^ÝNJǢƻNrNŷŗ^ŷōÝŗÝȕōǻɳƻƻËǢrˠƻËǢrˡƻËǢrˠƻËǢrˡƻËǢrˠƻËǢrˡˢˢˤʰ˦˟˦Ǣ®ˡˠ˨ʰ˥ˢ˨Ǣ®˨ˠˢʰ˟ˣ˥Ǣ®˧ˢˠʰ˦ˠˢǢ®ˣˣˢʰˡˣˢǢ®ˤˣ˥ʰˤ˨˟Ǣ®ˠˠˢˣʰˢ˦ˤǢ®ˠ˟ˠˡʰˠˠ˧Ǣ®ˠˡˣˠʰ˧˧˟Ǣ®ˠˢˤ˟ʰˠˣ˥Ǣ®ˠˣˡˣʰˠ˨˨Ǣ®˥ˢˠʰ˦ˠˢǢ®˦ˡ˨ʰˣˡˣǢ®ˠˢ˥ʰ˧ˤˠǢ®ƻNJŷƻŷǢr^ÝNJǢƻNrNŷŗ^ŷōÝŗÝȕōǻɳƻ˧˂ƻNJÝəǻr^NJÝŗµrrǢrōrŗǻ˥˂^NJÝŗµrrǢrōrŗǻǻŷ
Drŗr®Ýǻƻŗ˟˦˥˚ˣ˧ˠ˚˟˟˦ƻNJŷƻŷǢr^ÝNJǢƻNrNŷŗ^ŷōÝŗÝȕōǻɳƻƻNJŷƻŷǢr^ÝNJǢƻNrNŷŗ^ŷōÝŗÝȕōǻɳƻʉŷŗr^˂ōÝɭr^ȕǢrˀŗrݵËDŷNJËŷŷ^NŷōōrNJNÝĵʹǢË^r^NJrʺǢƻŷŗʉƻĵ˂D˂ǢǻNJrrǻ˂D˂ǢǻNJrrǻ˂N˂ǢǻNJrrǻNŷȕNJǻ˂ˠ˂NŷȕNJǻ˂ˡ˂NŷȕNJǻ˂ˣ˂NŷȕNJǻ˂ˢ˂NŷȕNJǻ˂ˤ˂NŷȕNJǻ˂˥˂˂N˂ǢǻNJrrǻNŷȕNJǻ˂ˠˠ˂NŷȕNJǻ˂ˠ˟˂NŷȕNJǻ˂˨˂NŷȕNJǻ˂˦˂NŷȕNJǻ˂˧˂ŗˢˡ̨˟ˢ˂ˠˤ˃ɟˡˣ˟ʳˡ˟˂Ǣˢˡ̨˟ˢ˂ˠˤ˃rˡˣ˟ʳˡ˧˂Ǣˢˡ̨˟ˢ˂ˠˤ˃rˡ˟˦ʳˣ˥˂ŗˢˡ̨˟ˢ˂ˠˤ˃ɟˠ˥ˢʳˣ˦˂ŗˢˡ̨˟ˢ˂ˠˤ˃ɟˠ˥ˢʳˣ˦˂Ǣƻŷŗʉƻĵ˂˂ǢǻNJrrǻ˂˂ǢǻNJrrǻ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW129(0%(5 NORTHˣ˟ ˡ˟ ˟ˣ˟˧˟SCALE: 1" = 40'B U L L O C K L NU P R RProposed Parcel IndexLotPhaseArea (sf)Condominiums1136,85102119,63983134,707104143,243185146,590166131,713127129,424128131,843129113,046810212,118011234,3753012 241,8802413250,1462414 224,19918OFFERS -25,161-TOTAL -475,935192Existing Parcel IndexPriorAPN Gross NetOWNERPRIORCURRENTLOTSFACRESFACREAnderson076-481-008004-705-009PORTION LOT133 1/LS/92237,9305.46231,7395.32Evans076-491-008053-061-053PORTION LOT134 1/LS/92238,0055.46219,9745.05TOTAL475,93510.93451,71310.37Ǣŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟˟ˣ˚˦˟ˤ˚˟ˠ˟ƻrƻƻrNJǻNJrrƻNJŷƻrNJǻÝrǢʹğŷŗrǢʺƻŗ˟˟ˣ˚˦˟˨˚˟ˡ˥ʰ˚˟ˡ˦ʰ˚˟ˡ˧ǻNJNǻˢ˟˥˥ƻǢǢËƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˦ōȕÝNħƻŗ˟˟ˣ˚˦˟ˤ˚˟˟ˤǻNJNǻˢ˟ˣˣǢŗ^ƻÝƻrNJÝŗərǢǻōrŗǻǢʹƻNJǻǻʺƻŗ˟ˤˢ˚˟˥ˠ˚˟ˤ˥ǻNJNǻˢˠˠˠBLANKET EASEMENT NOTE:ALL ON-SITE AREAS EXCEPT BUILDINGS, PRIVATE PATIOS/PORCHES,AND FENCED REAR YARDS ARE RESERVED FOR COMMON USE, PUE,PRIVATE ACCESS, UTILITY, SEWER, WATER, AND DRAINAGE EASEMENTS.ƻNJÝəǻrNJrNÝƻNJŷNĵNNrǢǢrǢrōrŗǻƻNJÝəǻrNJrNÝƻNJŷNĵƻr^rǢǻNJÝŗNNrǢǢrǢrōrŗǻƻNJÝəǻrNJrNÝƻNJŷNĵƻr^rǢǻNJÝŗNNrǢǢrǢrōrŗǻATTACHMENT 1Item 2Packet Page 16
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ˡˡ˨
ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˢ˧ˡˢ˨ˡˢ˥ˡˢ˦ˡˢ˦ˡˢ˧ˡˢ˨ˡˠˤˡˠ˟ˡˠ˟ˡˠˠˡˠˡˡˠˢˡˠˣˡˠˡˡˠ˟ˡ˟˧ˡ˟˧ˡ˟˨ˡ˟˨ˡˠ˟
ˡ˟˧ˡ˟˧ˡ˟˨
ˡ˟˨ˡˠ˟ˡ˟˨ˡ˟˨ˡˠˡˡˠˢˡˠˣˡˠˣNJəRANCH HOUSE ROADTIBURON WAYAPN 053-061-053APN 004-705-015TIBURON WAYBULLO
CK L
A
NE
SD JTJTJTJTV
SSWW
SS SSSSVVSDSDWWJT
WSD VVVV0%0%0%0%0%0%˨˨˨ˡˡˢˢˢ˦ˡ˥˥˥˥ˡˢ˨ˡˢ˨ˡˡˢ˨ˡˢ˨ˡˢ˦ˡˡˢˡˢ˦ˡˢ˦ˢ˦˦ˡˢ˦ˡˢ˦ˢ˧˧˧˧˧˧˧ˡˢ˧˧˧ˡˢ˧˧˧ˡˢ˧˧˧ˡˢ˧˧˧˧˧˧˧˧˧˧ˡˢ˧˧˧˧ˡˢ˨ˢ˨ˢ˨˨˨˨˨˨ˡˢ˨˨˨˨ˡˢ˨˨˨˨˨ˡˢ˨˨˨˨ˡˢ˨˨˨˨ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦˨ˡˡˠˡˡˡˡˡˡˡˡˡˠˡˡˡˡˡˠˡˡˠˡˠˡˡˠˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡ˟ˡˡ˟ˡˡ˟ˡˡˡˡ˟ˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡ˟ˡˡˡˡˡˡ˟ˡˡˡˡ˟ˡˡˡˡ˟ˡˡ˟ˡˡˡˡ˟ˡˡ˟ˡˡ˟˟˟˟ˡˡ˟ˡˡ˟ˡˡˡˡ˟ˡˡˡˡˡˠ˨ˡˡˠˡˠ˨ˡˡˠˡˠ˨ˡˠˠ˨ˡˠ˨ˡˠˡˠ˨ˡˠ˨ˡˠ˦ˡˠˡˡˠ˦ˡˠˡˠ˦ˡˠ˦ˡˠ˦ˡˠˡˠ˦ˡˠ˦ˡˠ˦ˡˠˡˡˠ˧ˡˡˠ˧ˡˠ˧ˡˠ˧ˠ˧ˡˡˠ˧ˡˠ˧˧ˡˠ˧ˡˠ˧ˡˠ˧˧ˡˠ˧ˡˠ˧˧ˡˠ˥ˡˠ˥˥ˡˠˡˠ˥ˡˡˠ˥ˡˡˠ˥˥ˡˠ˥ˡˡˠˤˤˠˡˠˤˡˡˠˤˡˡˠˡˠˤˡˡˡˡˡˠˤˡˠˤˡˡˠˤˡˠˡˠˤˡˠˤˤˡˠˤˠˤˡˠˤˡˠˤˤˡˠˤˢˢˢˢˢˢˡˠˢˡˡˡˠˢˡˠˡˠˢˡˠˡˠˠˠˠˡˡˡˡˡˡˠˢˡˡˠˢˡˠˢˠˢˠˢˡˠˢˠˡˠˢˠˡˠˢˡˡˠˢˡˠˢˢˠˡˠˢˠˠˢˠˣˣˡˠˣˡˡˠˣˣˡˠˣˡˠˣˡˠˣˣˡˠˣˡˡˠˣˡˠˣˣˠˣˡˠˣˡˠˣˡˡˠˣˠˠˣˡˠˣˡˠˣˡˡˠˣˠˣˡˡˠˡˡˠˡˡˠˡˠˡˡˡˡˡˡˡˡˡˡˠˡˠˡˡˠˡˡˠˡˠˡˡˡˡˠˡˠˡˠˡˡˠˡˡˡˠˡˠˡˠˡˠˡˠˡˠˡˡˠˡˠˠˡˠˡˠˡˠˡˡˠˡˠˡˠˡˡˠˡˠˡˠˡˠˡˡˠˠˠˡˠˡˡˠˡˠˠˡˠˡˠˠˡˠˡˡˠˡˠˠˡˠˡˡˡˡˡRANCH HOUSE ROADTIBURON WAYAPN 004-705-015TIBURON WAYSSSRW11+62ˤˡˠˤˡˠˤˡˠˤˡˠˤˡˠˤ˟ˡˡ˟ˡˡˡˡ˟ˡˡˡ˟ˡˡ˟ˡ˟ˡˡ˟ˡˡˠ˥ˡˠ˥ˡˠ˥ˡˠˡˠ˥ˡˠ˥˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦˧ˡˠ˧ˡˠ˧ˡˠ˧ˡˠ˧ˡˠ˨˨ˡˡˡˡˠ˨ˡˠ˨ˠˤˡˠˡˠˠˤˠˤ˟ˡˡ˟ˡˡ˟ˡˡ˟ˡˡ˟ˡˠˠˡˠˠˡˠˠˡˠˠˡˠˠˡˠˠˡˠˠˡˠˡˡˠˡˡˠˡˢˢˠˢˡˠˢˡˠˢˡˠˢˡˠˢˣˡˠˣˡˠˣˡˠˣˡˠˣˡˠ˥ˡˠ˥ˡˠ˥ˡˠ˦ˡˠ˦ˡˠ˦˧ˡˠ˧ˡˠ˧ˡˠ˧ˡˠ˧˨˨ˠ˨ˡˡˠ˨ˡˡˠ˨ˡˠ˨ˡˠ˨ˠ˨ˡˠ˨ˡˠ˟ˡˠ˟ˡˠ˟ˡˠ˟ˡˠ˟
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ˡ˟˂ˡˣ˂ˡˣ˂ˡˣ˂ˡˣ˂ˢ˥˂
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ˠˡ˂ˠˣʳˡ˂˨ʳ˧˂˨ʳ˧˂ˠˣʳˣ˂ˠ˟ʳˤ˂
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ˠˡʳˣ˂ˠ˟ʳ˟˂
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ȕŗÝǻ®®ˤ˦˂ˤ˟˂NJÝĵNJŷ^NJˀɟˤ˟˂NJNJNJˀɟˠˡ˂ˠˡ˂ɟĵħƻNJħÝŗµĵŗr ĵŗrNĵNJNJǻNJNħǢ®ĵʹrʺǢɟĵrNJˀɟNJˀɟNĵNJˀɟˡ̇ˡ̇ˠʳˤ̇NŷŗNNȕNJD˓µȕǻǻrNJǻɳƻŗŷµNJ^ÝŗµƻNJŷƻŷǢr^ÝŗNJÝĵNJŷ^NJݵËǻ˚ŷ®˚ɟɳNƻərNJˀɟNJˀɟNĵ˥˟˂ˤ˂˦˂˥˂ˠˡ˂ˠˡ˂˥˂˦˂ˤ˂ɟĵħɟĵħDÝħr DÝħrĵŗr ĵŗrNŷŗNǢÝ^rɟĵħȕŗÝǻ®®NƻərǢǻNJrrǻÝōƻNJŷərōrŗǻǢƻrNJƻƻNJŷər^ƻĵŗʹǢrƻNJǻrƻrNJōÝǻʺNŷŗNNȕNJD˓µȕǻǻrNJǻɳƻˡ̇ˡ̇NŷŗNǢÝ^rɟĵħˠʳˤ̇ˡʲˠ˥˂˧˂ˠ˂ˡ˦˂ŷ®®rNJŷ®^r^ÝNǻÝŷŗˢ˟˂ʹrʺNJˀɟˢ˂ˠˡ˂ˢ˂ˠʳˤ̇ƻǻËˢ˟˂ŷ®®rNJˢ˟˂ƻĵƻĵNĵNĵ®®̠ˡˡˢʳ˨˟®®̠ˡˡˢʳ˨˟®®̠ˡˡˢʳˣ˟®®̠ˡˡˢʳˣ˟®®̠ˡˡˡʳ˨˟®®̠ˡˡˡʳ˨˟®®̠ˡˡˡʳ˨˟®®̠ˡˡˡʳ˨˟®®̠ˡˡˡʳ˨˟ƻĵƻĵSPONZA PL'C' STREETLOT 5LOT 6ƻĵƻĵƻĵƻĵNĵNĵNĵBULLOCK LNLOT 13LOT 14LOT 6'B' STREET'B' STREET®®̠ˡˠˢʳˣ˟®®̠ˡˠ˥ʳ˨˟®®̠ˡˠ˨ʳ˨˟®®̠ˡˡ˟ʳ˨˟ƻĵƻĵNĵƻĵƻĵƻĵNĵNĵNĵLOT 6LOT 7LOT 8LOT 9RANCHHOUSE RD'C' STREETCOURT '11'COURT '10'®®̠ˡˡˡʳ˨˟®®̠ˡˡˣʳˣ˟ ®®̠ˡˡˣʳˣ˟®®̠ˡˡˤʳ˨˟®®̠ˡˡ˦ʳˣ˟®®̠ˡˡ˧ʳ˨˟®®̠ˡˡ˨ʳˣ˟®®̠ˡˢ˟ʳ˨˟®®̠ˡˢˡʳˣ˟®®̠ˡˢˢʳ˨˟®®̠ˡˢˣʳˣ˟ˣˡ˚ˣˣ˂ˠ˧˂ˡˣ˚ˡ˥˂ˠˡ˚ˠˢ˂ˠˡ˚ˠˢ˂ƻNJħÝŗµNĵNŷŗNǢÝ^rɟĵħǢǢËŷɟŗƻrNJƻĵŗǻɳƻˡ˂ɟÝ^rNŷŗNNJŷĵĵr^NȕNJDǻɳƻ˥˃NŷŗNNȕNJDˠʳˤ̇ˡ̇ˡ̇ˠ˟˚ˠˠ˂ˠ˟˚ˠˠ˂NƻərNƻərŷNJƻŷNJŷȕǢƻərNJˡ˂ɟÝ^rNŷŗNNJŷĵĵr^NȕNJDǻɳƻNƻərNĵNJˀɟNJˀɟˤ˨˂˦˂˥˂ˠ˧˂˥˂ˣ˂ɟĵħɟĵħˠ˧˂˧˂ˠ˟˂ˠ˟˂˧˂ƻNJħÝŗµĵŗrƻNJħÝŗµĵŗrNŷŗNɟĵħǻɳƻ$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%XOORFN5DQFK6$1/8,62%,632&$9HVWLQJ7HQWDWLYH7UDFW129(0%(5 TYPICAL ONSITE STREET SECTIONBULLOCK LANE TYPICAL SECTIONRANCH HOUSE ROAD TYPICAL SECTIONSITE SECTION A-ASITE SECTION A-A (CONT)SITE SECTION B-BHORZ SCALE:VERT SCALE:1" = 20'1" = 20'HORZ SCALE:VERT SCALE:1" = 10'1" = 10'24" ROLLED CURB DETAILSPONZA PLACE (LOT 1) TYPICAL SECTIONSTREET WITH PARKING TYPICAL SECTIONATTACHMENT 1Item 2Packet Page 22
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ˡˠˤˡˡ˟ˡˡˤˡˢ˟ˡˢˤˡˠˠ
ˡˠˡ
ˡˠˢˡˠˣˡˠ˥ˡˠ˦ˡˠ˧
ˡˠ˨
ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˠˤˡˡ˟ˡˡˤˡˢ˟ˡˢˤˡˠˠˡˠˡˡˠˢˡˠˣ
ˡˠ˥
ˡˠ˦
ˡˠ˧
ˡˠ˨
ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˠˤˡˡ˟ˡˡˤˡˢ˟
ˡˢˤˡˠˢˡˠˣˡˠ˥ˡˠ˦ˡˠ˧ˡˠ˨ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧ˡˡ˨ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦
ˡˡ˟
ˡˡˤ
ˡˢ˟ˡˢˤˡˠ˨ˡˡˠˡˡˡˡˡˢˡˡˣˡˡ˥ˡˡ˦ˡˡ˧
ˡˡ˨
ˡˢˠˡˢˡˡˢˢˡˢˣˡˢ˥ˡˢ˦ˡˢ˧ˡˢ˨ˡˢ˥ˡˢ˦ˡˢ˦ˡˢ˧ˡˢ˨ˡˠˤˡˠ˟ˡˠ˟ˡˠˠˡˠˡˡˠˢˡˠˣˡˠˡˡˠ˟ˡ˟˧ˡ˟˧ˡ˟˨ˡ˟˨ˡˠ˟
ˡ˟˧ˡ˟˧ˡ˟˨
ˡ˟˨ˡˠ˟ˡ˟˨ˡ˟˨ˡˠˡˡˠˢˡˠˣˡˠˣNJəSS
ˡˢ˦ˢ˦ˢ˦ˡˢ˦ˢ˦˦ˡˢˢ˦ˢ˦ˡˢ˦ˢ˦ˢ˦ˢ˦ˢ˦ˢ˦ˡˢ˦ˢ˦ˢ˦ˢ˦ˢ˦ˢ˦ˡˢ˨ˡˢ˨ˡˡˢ˨ˡˢ˨ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦ˡˡˢ˦ˡˢ˦ˡˡˢ˦ˡˢ˦ˡˢ˦ˢ˧˧˧˧˧˧ˡˢ˧˧˧ˡˢ˧˧˧˧ˡˢ˧˧˧˧˧˧˧˧˧ˡˢ˧˧˧˧˧ˡˢ˨ˢ˨˨ˡˢ˨˨˨˨˨˨ˡˢ˨˨˨˨ˡˢ˨˨˨˨˨˨ˡˢ˨˨˨˨˨˨˦˦ˡˢˡˡˢˡˡˢ˦ˡˢ˦ˡˢ˦ˡˢ˦˦ˡˢˡˢ˦ˢ˦˦ˡˢˡ˦˦˦ˡ˦˦˦˦˦˦˥˥˥˥˦˟ˡˡ˟ˡˡ˟ˡˡˡˡ˟ˡˡˡˡˡˡˡˡˡˡˡ˟ˡˡˡˡˡ˟ˡˡ˟ˡˡˡˡ˟ˡˡˡˡ˟ˡˡˡˡ˟ˡˡˡˡ˟ˡ˟˟˟ˡˡ˟ˡˡˡˡ˟ˡˡˡˡ˟ˡˡˡˠˡˡˡˡˡˡˡˡˡˡˡˡˠˡˡˠˡˡˡˡˡˡˠˡˡˠˡˡˠˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˡˠ˦ˡˡˠ˦ˡˡˠ˦ˡˡˠˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˠ˦ˡˡˠˡˠ˧ˡˠˡˠ˧ˡˠˠ˧ˠ˧ˠ˧ˡˠ˧ˡˠ˧˧ˡˠ˧ˡˠ˧˧ˡˠ˧ˡˠ˧ˡˠ˧˧ˡˠ˨ˡˠˠ˨ˡˠˡˠˠ˨ˡˠ˨ˡˠ˨ˠ˨ˡˠ˨ˡˠ˨ˡˠ˨ˡˠ˨ˡˠ˨ˠ˨ˠ˨ˡˠ˨ˡˠ˨ˠ˨ˤˤˡˠˤˡˠˡˡˠˤˡˡˠˡˠˤˡˠˤˡˡˠˡˠˤˡˡˠˤˡˠˤˡˡˠˤˠˤˤˡˠˤˡˡˠˤˠˤˢˢˢˢˢˡˡˡˡˠˢˡˡˠˠˢˡˡˠˡˡˡˡˠˠˠˠˡˡˡˡˡˠˢˠˡˠˢˡˠˢˡˠˢˡˠˢˡˠˡˡˠˠˠˢˠˢˠˡˠˢˡˡˠˢˡˠˡˠˠˠˢˠˢˣˡˠˣˡˡˠˣˠˠˣˡˡˠˣˡˠˣˡˠˣˡˠˠˣˣˡˠˣˡˡˠˣˡˠˣˡˡˣˠˣˣˡˠˣˡˡˠˣˠˠˣˡˡˠˣˡˡˠˣˠˠˣˡˡˠ˥ˡˠˡˠ˥ˡˠ˥ˡˡˠ˥ˡˠ˥ˡ˥ˡˠ˥ˡˡˠˡˡˠˡˡˡˡˠˠˡˠˠˡˠˡˡˠˡˡˡˠˠˡˡˡˡˡˡˡˠˡˡˡˡˠˠˡˠˡˠˡˠˡˡˡˡˠˡˡˡˠˠˡˡˡˠˡˠˡˠˠˡˠˡˡˡˡˠˡˡˠˠˡˠˡˡˡˠˡˠˡˡˠˡˠˠˡˠˡˠˡˠˠˡˠˡˠˠˡˠˡˠˡˠˡˠˡˠ
ŗˢˡ̨˟ˠ˂˟ˡ˃ɟˡˢˠʳˢˡ˂ˤ˟˂ˤ˟˂ˢ˟˂ˠ˟˟˂ŷËŷËŷË
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ŷËŷËŷËŷËŷËŷËŷËŷËŷË
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ƻÝƻrĵÝŗrǢrǢrōrŗǻˡˢˣ˧ˀŷNJˀˠˠˡǢĵŷƻrōÝŗǻrŗŗNrrǢrōrŗǻˢˠˀŷNJˀˣ˟˨ǢǻNJrrǻNJݵËǻ˚ŷ®˚ɟɳ^ŷN˞ˠ˦˚ˡˣˢ˟ˤƻȕDĵÝNNJŷ^ˀȕǻÝĵÝǻɳ^ŷN˞˨˟˚ˢ˧ˡ˥˟ˡˡ˂ǢrɟrNJrǢrōrŗǻ^ŷN˞ˠ˦˚ˡˣˢ˟˥
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$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*1'(&(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$675((76&(1(%81*$/2:&/867(56LWH3ODQ176$$$$$$6WUHHW6FHQH6WUHHW6FHQHATTACHMENT 1Item 2Packet Page 33
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*1'(&(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$3(563(&7,9(%81*$/2:&/867(5ATTACHMENT 1Item 2Packet Page 34
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*1'(&(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$3(563(&7,9(%81*$/2:&/867(5ATTACHMENT 1Item 2Packet Page 35
$UFKLWHFWXUH3ODQQLQJ 9RQ.DUPDQ$YH6XLWH,UYLQH&$ NWJ\FRP%8//2&.5$1&+6$1/8,62%,632&$&21&(37'(6,*1'(&(0%(5 %XOORFN5DQFK//&6RXWK%RZOLQJ*UHHQ:D\/RV$QJHOHV&$ $$3(563(&7,9(%81*$/2:&/867(5ATTACHMENT 1Item 2Packet Page 36
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33*DUDJH3*DUDJH3*DUDJH33%XQJDORZ&OXVWHU333/HYHO%XQJDORZ&OXVWHU333/HYHO3
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33*DUDJH3*DUDJH3*DUDJH33%XQJDORZ&OXVWHU333/HYHO3
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33*DUDJH3*DUDJH3*DUDJH33%XQJDORZ&OXVWHU333/HYHO3
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