HomeMy WebLinkAboutItem 2 - ARCH-0764-2019 Project PlansORCUTT MIXED USE
830 ORCUTT ROAD | SAN LUIS OBISPO | CALIFORNIA
PLANNING COMMISSION
20.1005
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BROADgaribaldimcmillanduncanORCUTT LAURELmutsuhitolawrence
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PROJECT SITE
830 ORCUTT ROAD
VICINITY MAP
SITE AERIAL
830 ORCUTT
PROJECT TEAM
DEVELOPER | OWNER
830 Orcutt, LLC
9275 N Forty Road
Atascadero, CA 93422
ARCHITECT
Bracket Architecture Office
PO Box 1810
San Luis Obispo, CA 93406
Contact: Bryan Ridley | br@bracketao.com | 805 704 0535
CIVIL ENGINEER
Ashley & Vance Engineering, Inc.
1413 Monterey Street
San Luis Obispo, CA 93401
Contact: Ken Brown | ken@ashleyvance.com | 805 545 0010
TABLE OF CONTENTS
Project Information, Development Statement + Table of Contents
Site Context
Project Design + Design Exceptions + Revisions Statement
Project Data
Existing + Demolition Site Plan
Tree Removal Plan
Site Plan
Overall Building Floor Plans
Overall Roof Plan
Site + Building Sections
Typical Dwelling Unit Floor Plans
Commercial Unit Floor Plan
Character Renderings
Elevations
Signage
Materials + Colors
Landscape Plan
Landscape Palette
Landscape Water Use Calculations
Site + Building Furnishings
C-1.1 Demolition Plan
C-1.2 Site Plan
C-2.1 Grading and Drainage Plan
PAGE
2
3
4
5
6
7
8
9-11
12
13
14-16
17
18-24
25-27
28-29
30
31
32
33-34
35
36
37
38
DEVELOPMENT STATEMENT
This project proposes the demolition of the existing single-family residence and accessory
buildings, to prepare the project site for the construction of a mixed-use collection of
multi-family residential and commercial use buildings. The fifteen multi-family dwelling
units are townhome apartments for rent, and parking is primarily provided in associated
private garages with some supplemental surface parking.
AFFORDABLE HOUSING + INCENTIVES
The project proposes to dedicate 10% of the dwelling units for low income households.
Per the calculations that follow, 10% of the proposed dwelling units are reserved and
rent-restricted for low income households in accordance with California Government
code section 65915. Therefore two 1-bedroom apartments of the fifteen total apartments
proposed are provided for such purposes. The density bonus provided for these low
income dwelling units is 20%, though the project proposes to require a lesser density
bonus of 4.3% to achieve these affordable housing goals on a mixed-use site. This is a
privately funded project and does not utilize public funding.
Affordable Housing Requirement for Density Bonus and Concession:
Provide 10% Low Income 1.5 dwelling units [ 15 dwelling units × 10% ]
Affordable Units Provided by this Project:
2 1-bedroom dwelling units 2.0 dwelling units
Per SLOMC 17.140.070(A)(1) the developer shall receive one incentive or concession
in addition to the density bonus requested. The incentive requested is a relaxation of
creek setback standards for the subject property. The relaxation of the creek setback
standards is necessary for the inclusion of the low income dwelling units and increased
density. The 20’ creek setback combined with the 10’ 3rd story creek setback would
result in the elimination of two 2-bedroom apartments which reduces the project’s
density below the maximum and has the effect of making the inclusion of affordable
housing untenable.
This project DOES NOT request residential parking ratios as outlined in SLOMC
17.070.140(K).
CEQA STATUS
This environmentally benign project is categorically exempt from CEQA per CEQA
guideline 15332 as the project satisfies the conditions of a class 32 in-fill development
project.
PUBLIC ART
The requirements of the Public Art Ordinance shall be met through payment of an in-
lieu fee and are applicable only to the non-residential building identified in the project
plans as Building D. The fee is determined by the amount equal to one-half of one
percent (0.5%) of that portion of the total construction costs in excess of $100,000,
not to exceed $50,000 for each building permit. The expected project cost is $214,250
for the 1,714 square foot building and therefore:
($214,250-$100,000) × 0.5% = $571.25
2 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
SITE CONTEXT
The project site is 0.57 acres situated along the north side of a broad section of Orcutt
Road in the Service Commercial (C-S) zone. The C-S zoning is applied in this vicinity
only on the north side of Orcutt Road and only where properties abut the right-of-
way. Further removed from the activity of Orcutt Road to the north Manufacturing
zoning takes over, defined by a haphazard collection of simple utilitarian buildings.
To the south, across the street, various residential planned developments have been
constructed or are under construction, forming clusters of townhomes and apartments.
Current pedestrian activity along Orcutt Road is limited but expected to increase with
the construction of the nearby mixed use “Connect” project to the east and with this
development as well, with many services available to the west centered around the
intersection of Orcutt Road and Broad Street.
Presently, a single-story home built in 1949 (per SLO County Assessor’s Office) occupies
the site with an accessory detached garage. The home is setback from the right-of-way,
screened by vegetation, and does not create any sense of neighborhood or prominence.
It is a leftover structure that has outlived the changes in development patterns and
land use updates and therefore will be demolished or removed entirely from the site to
allow for the proposed development. It lacks character defining features and doesn’t
demonstrate any need for preservation.
3197 DUNCAN3076 DUNCAN
CORNER OF ORCUTT + MACMILLAN3055 MACMILLAN
3195 MACMILLAN
810 ORCUTT
830 ORCUTT
3138 MACMILLAN
3 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
PROJECT DESIGN
Orcutt Mixed Use is a collection of four buildings -three residential (A, B, C), one
commercial (D)- to establish a mixed use site in the Service-Commercial (C-S) zone
along Orcutt Road. The buildings are arranged to provide and maintain “logical and
safe access to the site” [CDG 3.1.A(5)] along with clear pedestrian circulation paths
in between to well-defined individual townhome and commercial suite entries. [CDF
3.1.B(2g)]
The simplicity of the building footprints allows for subtle and clever patterning of
pronounced building offsets from unit to unit, with larger scale roof slope gestures
carving a serrated roofline against the sky. The composite roof form offers a collection
of pitched roofs that are “multi-planed to avoid large monotonous expanses”.” [CDG
3.1.B(5b)] At all times the building walls and roofs harmonize rhythmically and express
dynamic variation without adding unnecessary complexity and decoration.
The public frontage of the project is framed by a building of rowhouses to the west,
and the commercial building to the east. The 3-story mass of residential building A is
softened with material shifts, patterning, and smaller projecting masses to scale down
and create “interesting rooflines, building shapes, and patterns of shade and shadow.”
[CDG 3.1.A(1)] This building utilizes the affordable housing incentive request to relax
the 50’ setback for ground floor residential in mixed use projects.
Building design and style in the immediate surroundings is eclectic with largely scaled,
simple, and boxy structures comprising the manufacturing and service-commercial areas.
Flat and pitched roofs are common, as are broad walls with simple offsets for shade
and shadow. Orcutt Mixed Use adopts a contemporary interpretation of the surrounding
context, [CDG 3.1.C] translating the simple forms through the lens of residential and
small scale commercial patterns. This results in a collection of buildings compatible
with the immediate context but that also positions a modern architecture appropriate
for denser, mixed use developments.
Materials in use at nearby properties on the north side of Orcutt Road include stucco,
pigmented and painted concrete masonry units, horizontal clapboard siding, corrugated
sheet metal, and vertical formed sheet metal panels. Across the street, where development
has formed in residential clusters detached from the streetscape, materials are far
more traditionally applied in what could be called Mediterranean and Cottage flavors.
The project borrows from and interprets the contextual palette of materials from the
industrial use of sheet metal to a more appropriate and durable use of stucco and fiber
cement boards and panels for this mixed use site. Ribbed integral color fiber cement
panels echo the scale of corrugated sheet metal. Fiber cement vertical board and batten
follows the pattern of formed sheet metal panels. Stucco offers a clean background
and avoids excessive and competing textures. Scaled, textured, and integrally colored
fiber cement planks present a durable and warm vision of natural wood without the
maintenance and durability concerns. Body colors are light with medium to medium-
dark tones joining the architecture for differentiation and emphasis.
Landscape is part of the overall site design and balances the buildings and hardscape
with the living and seasonable beauty of various plantings. [CDG 3.1.C(3)] Along with
the five street trees proposed along Orcutt Road, several additional trees are proposed
to provide soft balance with the multi-story buildings. At the grade plane a blend of
meadow grasses and shrubs establish layered transitions to building surfaces and guide
circulation paths. All landscape plantings are drought-tolerant.
Signs are located to identify the specific uses on site and offer an appropriate scale of
identification both to pedestrians and vehicles. [CDG 3.1.A(6)]
The trash enclosure is located adjacent to the vehicular entry of the site for ease of
access and to minimize disruption to the residential community on pick up days. The
design of the enclosure echoes the form and material palette of the buildings and
conceals the waste bins from view, while also screening the surface lot parking from the
public sidewalk.
DESIGN EXCEPTIONS
Following the City of San Luis Obispo’s Mixed-Use Development Guidelines the project
was designed so that the pedestrian environment is enhanced along Orcutt Road with
dense landscaping, human scaled building and site entry elements. [17.70.130(D)(1)
(a)]
Because of the relatively narrow frontage width of the site the buildings do not orient
parallel to the street -if they did they would wall off the entire depth of the site- instead
the two lead buildings present narrower facades with pedestrian entries and leave the
center of the site open visually and for vehicular and pedestrian circulation. Although
the Community Design Guidelines discourage building lengths exceeding 150’ in length,
[CDG 3.1.C(1)] building A is proposed at 160’ from front to back. This marginal extra
length allows for the inclusion of the second low income dwelling unit and will be largely
imperceptible as the extra building length is located 165’ from the right-of-way and at
the rear of adjacent properties. This perpendicular building arrangement also allows for
the garages to not dominate visually as they do not directly face the street. Many of the
nearby properties employ this site configuration of building length perpendicular to the
street.
REVISIONS STATEMENT
Following the public hearing of the San Luis Obispo Architectural Review
Commission on July 6, 2020, the Orcutt Mixed Use project was revised to provide
dedicated common outdoor space, enhanced landscaping, and additional material
definition to visually activate the building elevations interior to the site. This was
accomplished by:
• Reducing the depth of the commercial building to create open space between Building
D and Building C.
• The open space in between the building is divided by a structured planter into a sheltered
residential walkway and an active common courtyard with enhanced paving, landscaped
edges, and accent trees.
• Extended lengths of concrete walkways were narrowed to allow for a pairing of hardscape
and walkable ground cover while maintaining 6’ minimum width.
• The area adjacent to Sydney Creek along side residential Buildings B and C provides an
elongated passive open space between the buildings and the adjacent off-site vegetation
and new drought-tolerant plantings.
• The variety of plantings was increased by adding walkable ground cover and another
accent tree specimen.
• The building elevations interior to the project were modified in material placement to
create an aggregate patterning of the indigo and wood-look fiber cement siding elements.
This reduces repetition and provides a visual “downbeat” when entering the mixed use
site.
Following the 2nd public hearing of the ARC on August 17, 2020 and Tree
Committee on September 28, 2020:
• The rhythm of the building materials along the drive aisle was changed to an A-B-A-B
pattern for the indigo and wood-look fiber cement siding elements.
• In-ground planters were added along the drive aisle to add soft landscape separations
between the garages.
• The street tree species was updated to a larger growth specimen, Chinese Pistache.
• Two more Coast Live Oaks were added to the ephemeral creek area.
4 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
PROJECT DATA
Address: 830 Orcutt Road
APN: 053-202-026
Zoning: C-S Service Commercial
Adjacent Zoning: C-S (east and west)
M (north)
R-4-PD and C-C-PD (south across right-of-way)
Lot Area: 24,920 square feet (0.57 acres)
Current Use: Single Family Residential
Proposed Use: Mixed-Use Site with Residential and Commercial Buildings
Gross Building Areas:
Building A 3,031 sf Garage, 13,230 sf Residential
Building B 1,122 sf Garage, 5,011 sf Residential
Building C 1,122 sf Garage, 5,011 sf Residential
Building D 1,500 sf General Retail and Personal Services
Lot Coverage:
75% Allowed 18,690 square feet
46% Proposed 11,436 square feet
Floor Area Ratio:
1.5 Allowed 37,380 square feet
1.1 Proposed 26,971 square feet [ 31,171 sf total area – 4,200 sf for required parking ]
Density Allowed:
C-S Zone 13.7 density units [ 24 du/ac × 0.57 ac ]
Density Bonus 16.48 density units [ 13.7 du × 20% for 10% low income per Table 8-2 ]
17.0 density units when rounded per SLOMC 17.140.040(B)
Density Proposed:
2 1-bedroom dwelling units 1.32 density units [ 2 x 0.66 du ]
13 2-bedroom dwelling units 13.0 density units [ 13 x 1.0 du ]
15 total dwelling units 14.32 density units
Affordable Housing:
Requirement Provide 10% Low Income dwelling units, 1.5 dwelling units [ 15 dwelling units × 10% ]
Provided 2 Low Income 1-bedroom dwelling units, Unit 01 and Unit 09
Building Height:
Allowed 20’ at 10’ street yard setback, 35’ at 15’ street yard setback
Proposed 20’ maximum at 10’ street yard setback, 35’ maximum at 15’ street yard setback
Construction Type + Occupancy:
Type VB
Occupancy Townhouses R-3 [ Buildings A-C ], Business B and Mercantile M [ Building D ]
Common Open Space
Active Residential Courtyard 640sf
Passive Pedestrian Walk 1,240 sf
Total 1,880 sf
Vehicle Parking Required:
2 1-bedroom dwelling units 1.5 [ 2 × 0.75 per bedroom ]
13 2-bedroom dwelling units 19.5 [ 26 × 0.75 per bedroom ]
Guest 3.0 [ 1 per 5 dwellings × 15 dwellings ]
Commercial 5.0 [ 1 per 300 sf x 1,500 sf ]
Subtotal 30 spaces
Bicycle Reduction 3 spaces [ 1 per 5 bicycles × 15 addition bicycle spaces to reduce commercial
and guest parking demand, 10% maximum ]
Total after reductions 27 spaces
Vehicle Parking Provided:
Standard Spaces in Garages 28 [ 2 per 2-bedroom dwelling, 1 per 1-bedroom dwelling]
Surface Parking 3 standard, 1 van accessible
Total 32 spaces
Electric Vehicle Charging:
EV Ready 3 [ 10% of 30 required spaces ]
EV Capable 15 [ one space for each residential garage provided per CalGreen ]
Motorcycle Parking:
Required 2 [ 1 per 20 parking spaces × 30 spaces required ]
Provided 2 accounted for in any of the private garages where there is an excess of 7 parking
spaces provided over the requirement of 21 parking spaces
Bicycle Parking:
Residential 30 [ 2 per dwelling × 15 dwellings located in garages]
Guest 3 [ 1 per 5 dwellings × 15 dwellings ]
Commercial 1.5 [ 1 per 1,000 sf × 1,500 sf ]
For Parking Reduction 15 [ equivalent to 3 vehicle parking space reduction ]
Total 50 bicycle spaces [ 30 located in garages, 5 long-term, 15 short-term ]
Accessible Dwelling Units:
Required 2 dwellings [ 15 dwellings × 10%, per CBC 1102A.3.1 at least 10% of the number
of multi-story apartments in buildings with no elevator on a site must comply with
subsections 1-4 as applicable ]
Provided Unit 10 and Unit 11 fulfill accessible dwelling unit requirements with entry level powder
room and habitable room
5 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
EXISTING + DEMOLITION SITE PLAN
1” = 20’-0”
EXISTING RESIDENCE
TO BE DEMOLISHED
EXISTING PAVED AREAS
TO BE DEMOLISHED, TYPICAL ORCUTT ROADEXISTING GARAGE
TO BE DEMOLISHED
TREE, SHRUBS, AND
GROUNDCOVER TO BE
REMOVED, TYPICAL OF ALL
LANDSCAPE ON-SITE.
SEE TREE REMOVAL PLAN FOR
SIZE AND SPECIES.
SEE LANDSCAPE PLAN FOR
NEW TREES AND OTHER
PLANTINGS
SITE UTILITIES TO BE
INSTALLED PER CIVIL
ENGINEERING DESIGN
OVERHEAD UTILITIES TO BE
REMOVED
EUCALYPTUS TREES TO BE
REMOVED
OFF-SITE TREES TO REMAIN
20’ CREEK SETBACK
TOP OF BANK CONTOUR
-AND-
LINE OF AVERAGED TOP
OF BANK PER SITE VISIT
WITH NATURAL RESOURCES
MANAGER ON JANUARY 13,
2020 [SLOMC 17.70.030(C)]
6 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
TREE REMOVAL PLAN
1” = 20’-0”ORCUTT ROADONSITE TO REMOVE
68” EUCALYPTUS
56” EUCALYPTUS
60” EUCALYPTUS
36” PEPPER
24” OAK
10” PINE
12” REDWOOD
10” REDWOOD
6”, 8”, 10” PALM
14” REDWOOD
13” REDWOOD
16” PEPPER
16” PEPPER
8” PEPPER
14” PEPPER
6” PEPPER
20” PEPPER
8” PEPPER
OFFSITE TO REMAIN
24” OAK
72” PEPPER
18” OAK
12” OAK
8”, 12”, 12” EUCALYPTUS
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
A.
B.
C.
D.
E.
TREE INDEX 1 2 3
BA
CD
6
5
7
8
9
101112
13
14
16
17
18
E
15
4
ALL SHRUBS AND
GROUNDCOVER ON-SITE TO BE
REMOVED
NEIGHBORING TREES
OVERHANGING THE PROPERTY
LINE TO BE PRUNED UNDER
THE SUPERVISION OF A
CERTIFIED ARBORIST
NEIGHBORING TREES
OVERHANGING THE PROPERTY
LINE TO BE PRUNED UNDER
THE SUPERVISION OF A
CERTIFIED ARBORIST
7 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
UNIT 08
SINGLE-STORY
COMMERCIAL
UNIT 15
UNIT 14
UNIT 12
UNIT 11
UNIT 13
FIRE ACCESS ROAD
UNIT 10
UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT
01
UNIT
09
SITE PLAN
1” = 20’-0”
SPLIT RAIL FENCE
SETBACK FROM TOP OF BANK
NOTED AT EACH BUILDING CORNER
SITE PRIVACY FENCE AT
NORTH PROPERTY LINE
SINGLE MANEUVER FROM
GARAGE (REVERSE)
SINGLE MANEUVER FROM
GARAGE (REVERSE)
ELECTRIC UTILITY
TRANSFORMER
EV READY PARKING
(3) REQUIRED
10’ SETBACK FOR BUILDINGS
< 20’ IN HEIGHT
50’ SETBACK FOR GROUND
LEVEL DWELLING UNITS,
DESIGN EXCEPTION PER SLOMC
17.70.130(D)(1)(a)
15’ SETBACK FOR BUILDINGS
> 20’ IN HEIGHT
BICYCLE PARKING, (4) LONG TERM
BICYCLE PARKING, (1) LONG TERM
STREET LIGHT PER ENGINEERING
STANDARDS 7520 + 7910
FIRE RISER ROOM WITH EXTERIOR
DOOR ACCESS, FDC AT SOUTH WALL
DOUBLE-DETECTOR CHECK VALVE
SCREENED BY LANDSCAPE
COMMON OPEN SPACE
COURTYARD
COMMON OPEN SPACE
PASSIVE PEDESTRIAN WALK
BICYCLE PARKING, (12) SHORT TERM
BICYCLE PARKING, (3) SHORT TERM
5’ SETBACK FOR PARKING LOTS
AND SIGNS
SITE PRIVACY FENCE + GATE
AT WEST PROPERTY LINE
6’ WIDE PATHWAYS INCLUDING 18”
WALKABLE GROUND COVER STRIP
IN GROUND PLANTER, SEE
LANDSCAPE PLAN
TRASH, RECYCLING + ORGANICS
ENCLOSURE, COVERED
REQUESTED EXCEPTION OF
CREEK SETBACKS [ 20’ + 10’ AT
UPPER LEVEL ] BY
AFFORDABLE HOUSING
INCENTIVE
TOP OF BANK CONTOUR
-AND-
LINE OF AVERAGED TOP
OF BANK PER SITE VISIT
WITH NATURAL RESOURCES
MANAGER ON JANUARY 13,
2020 [SLOMC 17.70.030(C)]
8
0 5 10 20
bracketORCUTT MIXED USE
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20.1005
Planning Commission
38'-9"40'-0"10'-112"5'-0"36'-0"36'-0"24'-0"59'-1112"59'-1112"11'-2"36'-0"15'-6"
160'-212"
10'-10"7'-2"26'-0"22'-012"
SINGLE-STORY
COMMERCIAL
UNIT 15
UNIT 14
UNIT 12
UNIT 11
UNIT 13 UNIT 10
FIRST FLOOR OVERALL PLAN
1” = 20’-0”
UNIT
01
UNIT
09
UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02
SEE PAGES 14-17 FOR PLAN
ENLARGEMENTS
LOW
INCOME
LOW
INCOME ACCESSIBLEACCESSIBLE9
0 5 10 20
bracketORCUTT MIXED USE
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Planning Commission
39'-0"39'-0"24'-0"
38'-9"40'-0"10'-112"5'-0"160'-212"38'-0"15'-6"
7'-10"59'-1112"59'-1112"11'-2"5'-2"SECOND FLOOR OVERALL PLAN
1” = 20’-0”
SINGLE-STORY
COMMERCIAL
UNIT 15
UNIT 14
UNIT 12
UNIT 11
UNIT 13 UNIT 10
UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT
01
UNIT
09
MECH
SEE PAGES 14-17 FOR PLAN
ENLARGEMENTS
MECHANICAL EQUIPMENT
AREA, TYPICAL, SET IN FROM
PERIMETER TO LIMIT VISIBILITY.
10
0 5 10 20
bracketORCUTT MIXED USE
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Planning Commission
39'-0"39'-0"24'-0"59'-1112"59'-1112"11'-2"160'-212"38'-0"5'-2"15'-512"
7'-10"
THIRD FLOOR OVERALL PLAN
1” = 20’-0”
UNIT 15
UNIT 14
UNIT 12
UNIT 11
UNIT 13 UNIT 10
UNIT 08 UNIT 07 UNIT 06 UNIT 05 UNIT 04 UNIT 03 UNIT 02 UNIT
01
UNIT
09
SEE PAGES 14-17 FOR PLAN
ENLARGEMENTS
11
0 5 10 20
bracketORCUTT MIXED USE
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Planning Commission
ROOF OVERALL PLAN
1” = 20’-0”
MECHANICAL EQUIPMENT
AREA, TYPICAL, SET IN FROM
PERIMETER TO LIMIT VISIBILITY.
ROOF APERTURE
12
0 5 10 20
bracketORCUTT MIXED USE
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Planning Commission
EAST-WEST SECTION
1/16”=1’0”
NORTH-SOUTH SECTION
1/16”=1’0”
BUILDING CBUILDING B
BUILDING A
BUILDING D
BUILDING D
MECHANICAL EQUIPMENT
AREA, TYPICAL, SET IN FROM
PERIMETER TO LIMIT VISIBILITY.
13 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
2ND FLOOR
653 sf
3RD FLOOR
653 sf
UNIT AREA
1,598 sf TOTAL
1ST FLOOR
292 sf [368 GARAGE]
BED 2STAIRS STAIRSSTAIRSTYPICAL 2-BEDROOM TOWNHOME FLOOR PLANS | UNITS 02-07 AND 12-15
1/8”=1’0”
BED 1
LIVING
KITCHEN+
DINING
DEN
GARAGE
ENTRY
BATH
STORAGE
14 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
1ST FLOOR
292 sf [368 GARAGE]
2ND FLOOR
672 sf
3RD FLOOR
672 sf
UNIT AREA
1,636 sf TOTAL
ACCESSIBLE 2-BEDROOM TOWNHOME FLOOR PLANS | UNITS 10 + 11
1/8”=1’0”
BED 2STAIRS STAIRSSTAIRSBED 1
LIVING
KITCHEN+
DINING
DEN
GARAGE
ENTRY
BATH
STORAGE
2-BICYCLE OVER-
HEAD HOIST
15 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
TYPICAL ONE-BEDROOM UNIT TOWNHOME FLOOR PLAN | UNITS 01 + 09
1/8”=1’0”
1ST FLOOR
161 sf [195 GARAGE]
UNIT AREA
734 sf TOTAL
2ND FLOOR
335 sf
3RD FLOOR
238 sf
BATH
LDRY
STAIRS
KITCHEN
GARAGE
ENTRY
LIVING
PWDR
BED
ROOF
STORAGE
16 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
32'-9"40'-0"
10'-0"30'-0"38'-9"5'-0"1'-0"GROUND FLOOR
1,500 sf
RESTROOM
RESTROOM
SUITE 02
SUITE 01
COMMERCIAL UNIT FLOOR PLAN
1/8”=1’0”
FIRE RISER CLOSET
ELECTRICAL CLOSET
17 bracketORCUTT MIXED USE
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ORCUTT ROAD VIEW AT BUILDING A
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ORCUTT ROAD VIEW AT BUILDING D
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SITE ENTRY AT BUILDING D
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SITE ENTRY AT BUILDING A
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SITE ENTRY AT DRIVE AISLE
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MIXED-USE CONNECTION
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RESIDENTIAL COURTYARD LOOKING WEST
24 A bracketORCUTT MIXED USE
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RESIDENTIAL COURTYARD LOOKING EAST
24 B bracketORCUTT MIXED USE
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EAST ELEVATION
1/16”=1’-0”
SOUTH ELEVATION
1/16”=1’0”
NICHIHA VINTAGEWOOD FIBER
CEMENT PANEL- SPRUCE
VINYL WINDOW FRAME- WHITE
MERLEX STUCCO FINISH MEDIUM
SAND TEXTURE- CRYSTAL SKY
NICHIHA RIBBED FIBER CEMENT
PANEL- INDIGO
SHEEET METAL MECHANICAL
SCREEN
WALL MOUNTED GREENSCREEN
PANELS
MERLEX STUCCO FINISH -
TITANIUM
NICHIHA FIBER CEMENT BOARD +
BATTEN - IRON ORE
EAVES | MERLEX STUCCO FINISH -
TITANIUM
25 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
WEST ELEVATION
1/16”=1’0”
NORTH ELEVATION
1/16”=1’0”
MERLEX STUCCO FINISH MEDIUM
SAND TEXTURE- CRYSTAL SKY
NICHIHA VINTAGEWOOD FIBER
CEMENT PANEL- SPRUCE
CONTROL JOINT PATTERINING
NICHIHA RIBBED FIBER CEMENT
PANEL- INDIGO
26 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
EAST ELEVATION DRIVE AISLE
1/16”=1’0”
WEST ELEVATION DRIVE AISLE
1/16”=1’0”
27 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
SOUTH ELEVATION SIGNS
1/8”=1’0”
SIGN SUMMARY
WALL SIGN 01
11’ x 3’ = 33 sf [ approx. 8% of wall area ]
WALL SIGN 02 [ see next page ]
4’ x 4’ = 16 sf
WALL SIGN 03 [ see next page ]
4’ x 4’ = 16 sf
MONUMENT | SITE SIGN
4’ x 4’ = 16 sf
TOTAL SIGN AREA
81 sf [ 200 sf allowed in C-S zone ]
METAL NUMBERS WITH STANDOFFS
WALL SIGN 01
TENANT A
MONUMENT | SITE SIGN
28 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
WEST ELEVATION SIGNS
1/8”=1’0”
DIMENSIONAL NUMBERS + LETTERS
WALL SIGN 02
TENANT A
WALL SIGN 03
TENANT B
29 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
1743 S. LA CIENEGA BLVD. LOS ANGELES, CA. 90035 T - 800.450.3494 www.greenscreen.com
Whole Foods - San Jose, CA
On a new single story retail building, a simple pattern
of greenscreen® wall mounted panels is used with a
variety of vines to create a landscape presence and
soften the hardscape environment.
Hardiness Zone 9b Installed 20101743 S. LA CIENEGA BLVD. LOS ANGELES, CA. 90035 T - 800.450.3494 www.greenscreen.com
Rolex Building Parking area - Beverly Hills, CA
Wallmounted greenscreen® panels on a simple stucco wall
reach to twelve foot height growing from only a narrow twelve
inch planting bed.
Creeping Fig
Hardiness Zone 10b Installed 1998LEGEND
1-2 Merlex Stucco Finish Medium Sand Texture - X-50 Crystal White
3-4 Nichiha Vintagewood Fiber Cement Panel - Spruce
5-6 Nichiha Ribbed Fiber Cement Panel - Indigo
7 Nichiha Fiber Cement Board + Batten
8 Wall Mounted Greenscreen Panels
9 Merlex Stucco Finish - P.1661 Titanium [Trash Enclosure]
10 Dark Gray - SW 7069 Iron Ore [Fascia, Trim, And Garage]
11 Light Gray - SW 7660 Earl Grey
12 Accent Pink - SW6605 Charisma [Exterior Doors]
13 Vinyl Window Frames, White
51
7
8
8
6
13
2 3 4
MATERIALS + COLORS
12
109
11
30 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
T
234 1
LANDSCAPE PLAN
1/16”=1’0”
BUILDING A
BUILDING D
BUILDING CBUILDING B
ACCENT TREES
SPLIT RAIL FENCE
ACCENT TREES
GROUNDCOVER EDGE TO 6’ WALKWAYS
SHADE TREE
IN-GROUND PLANTERS
SITE PRIVACY FENCE
6’ MAX.
BORDER SHRUB
ASPHALT DRIVE AISLE
CONCRETE FLATWORK
CONCRETE APRON
STREET TREE, TYP OF (5)
CONCRETE PADS WITH
GROUNDCOVER BETWEEN
RAISED PLANTER
MEADOW GRASSES
SCREEN SHRUBS BENCH
SPLIT RAIL FENCE
SHADE TREES
31
0 5 10 20
bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1124
Planning Commission
LANDSCAPE PALETTE
1
3 4
3
4
5 6
LEGEND
Use | Common Name Botanical Name Water Use
1 Street Tree | Chinese Pistache Pistacia chinensis L
2 Shade Tree | Coast-Live Oak Quercus agrifolia L
3 Accent Tree | Western Redbud Cercis occidentalis L
4 Planter Shrub | New Zealand Flax Phormium ‘Black Adder’ M
5 Planter Shrub | New Zealand Flax Phormium ‘Yellow Wave’ M
6 Border Shrub | Hummingbird Sage Salvia spathacea L
7 Border Shrub | Mediterranean Spurge Euphorbia characias L
8 Screen Shrub | Pittosporum Pittosporum tenuifolium M
9 Meadow | Orange New Zealand Sedge Carex testacea L
10 Meadow | Berkeley Sedge Carex divulsa L
11 Groundcover | Silver Carpet Dymondia margaretae L
12 Accent Tree | Golden Spirit Smoke Cotinus coggygria ‘Ancot’ L
10
9
2
8
7 12
11
32 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
Instructions
Cells with blue background are for entering data
Results show in cells with tan background
Errors will show in RED text.
1) Select type of project from drop down menu Type of Project (ETAF)*Non-Residential
For mixed-use projects please select Non-residential.ETo of City from MWELO data 43.80 ETo (inches/year)
2) Enter spray irrigated landscape area in square feet 0 Overhead Landscape Area (ft2)
3) Enter drip irrigated landscape area in square feet 3212 Drip Landscape Area (ft2)
4) Enter Special Landscape Area (SLA) in square feet 0 SLA (ft2)
Total Landscape Area (LA)3,212 ft2
If project is using only Recycled Water, enter all data in SLA field. Do not enter
values in Overhead and Drip Landscape fields.
*Residential projects will have an
Evapotranspiration Adjustment Factor
(ETAF ) of 0.55. Non-residential projects
will have an ETAF of 0.45.
Results:
4) MAWA results appear in the tan cells (ETo) x (0.62) x [(ETAF x LA) + (1.0 - ETAF) x SLA]39,251.3 Gallons per year
52 HCF (Hundred Cubic Feet) per year
0.120 Acre-feet per year
Definitions
MAWA Maximum Applied Water Allowance
ETo Evapotranspiration Reference Value. Standard measurement of environmental
parameters which affect the water use of plants. Taken from State MWELO.
0.62 Conversion Factor (acre-inches/acre per year converted to gallons/square foot per
year)
ETAF A factor given to project types, when applied to ETo, adjusts for plant factors and
irrigation efficiency. The ETAF for new and existing (non-rehabilitated) Special
Landscape Areas shall not exceed 1.0. The ETAF for existing non-rehabilitated
landscapes is 0.8.
LA Landscape Area. All planting areas, turf areas, and water features in a landscape
design plan.
SLA Special Landscape Area. An area of the landscape dedicated solely to edible
plants, recreational areas, areas irrigated with recycled water, or water features
using recycled water, and areas dedicated to active play such as parks, sports
fields, golf courses, and where turf provides a playing surface.
San Luis Obispo
Tan Cells Show Results
Enter Value in Blue Cells
Maximum Applied Water Allowance Calculations
LANDSCAPE WATER USE CALCULATIONS
33 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
Instructions Plant Water Use
Type Plant Factor
Cells with blue background are for entering data Very Low 0 - 0.1
Results show in cells with tan background Low 0.1 - 0.3
Errors will show in RED text.Moderate 0.3 - 0.6
High 0.6 - 1.0
1) Enter Plant Factor (PF)
The plant factor used shall be from WUCOLS or from horticultural researchers with
academic institutions or professional associations as approved by the California
Department of Water Resources (DWR). (23 CCR § 492.4)Hydrozone
Plant Water Use
Type (low,
moderate, high)
Plant Factor
(PF)
Hydrozone Area
(HA) (ft2)
Without SLA
Enter Irrigation
Type (PF x HA (ft2))/IE
Zone 1 Low 0.15 605 Drip Irrigation 112.04
2) Enter non-SLA Hydrozone Area (HA) in square feet.Zone 2 Low 0.15 2,224 Drip Irrigation 411.85
If project uses Recycled Water exclusively, enter all Hydrozone information.Zone 3 Moderate 0.45 275 Drip Irrigation 152.78
3) Select Irrigation Type from drop-down menu.Zone 4 Moderate 0.45 108 Drip Irrigation 60.00
Drip System Irrigation Efficiency (IE) 0.81 Zone 5
Spray System Irrigation Efficiency (IE) 0.75 Zone 6
Zone 7
4) ETWU results show at the bottom of the page Zone 8
Zone 9
Total Landscape Area (LA) must be equal to the LA in the MAWA calculator.Zone 10
ETWU must be equal to or less than MAWA. Mistakes will show in RED.Zone 11
Zone 12
Zone 13
Definitions Zone 14
ETWU Estimated Total Water Use. Total water used for lanscape.Zone 15
ETo Evapotranspiration Reference Value Zone 16
0.62 Conversion Factor. Acre-inches to Gallons-Square foot.Zone 17
PF Plant Factor. Multiplied by ETo to estimate amount of water needed by plants Zone 18
HA Hydrozone. Lanscaped area having plants with similar water needs.Zone 19
IE Irrigation Efficiency. 0.75 for overhead spray and 0.81 for drip systems.Zone 20
SLA Special Lanscape Area HA 3,212 736.67
SLA
Total LA 3,212
Results:MAWA=39,251.3
ETWU=20,004.9 Gallons
26.7 HCF (Hundred Cubic Feet) per year
0.0614 Acre-feet per year
Estimated Total Water Use
Enter Values in Blue Cells
Tan Cells Show Results
ETWU complies with MAWA ETo x 0.62 x [((PF x HA)/IE) + SLA]
LANDSCAPE WATER USE CALCULATIONS
34 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
SITE + BUILDING FURNISHINGS
1
4 5
623
LEGEND
1 Wall Mount Downlighting, Night-Sky Compliant
2 Vertical Board Fence
3 Split Rail Fence
4 Bicycle Hoist (2 per dwelling unit, mounted to garage ceiling), by RAD
5 Bicycle Rack, by Peak
6 Bicycle Locker, by Madrax
35 bracketORCUTT MIXED USE
830 Orcutt Street | San Luis Obispo
20.1005
Planning Commission
X X X
X X X X X X X X X X X X
X
W W W W W W W W W W W W W W W W W W W WWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
OHE
GGSSSSSSSSSSSSSSSSA B C D E F G H I
A B C D E F G H I
1
2
3
4
5
6
7
C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\DEMOLITION SHEET.dwg, C-1.1, Jul 23, 2020 4:46pm, FernandoPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:
Project Engineer:
Project Manager:
Date:
AV Job No:
Scale:PER PLAN
Sheet Size:24" x 36"
Ext:
N
010 10 20
HORIZONTAL SCALE: 1" = 10'
DEMOLITION NOTES
EXISTING TREE TO BE REMOVED AND DISCARDED.
EXISTING FENCE TO BE REMOVED AND DISCARDED
EXISTING CONCRETE/BRICK WORK/ ROACK TO BE REMOVED AND DISCARDED
EXISTING OVERHEAD UTILITY TO BE REMOVED PER PG&E HANDOUT PACKAGE
AND SPECIFICATIONS
EXISTING STRUCTURE TO BE DEMOLISHED, REMOVED, AND DISCARDED
EXISTING ASPHALT TO BE DEMOLISHED, REMOVED, AND DISCARDED
EXISTING GAS LINE/GAS METER TO BE REMOVED AND DISCARDED
EXISTING TO REMAIN. PROTECT IN PLACE
EXISTING CONCRETE DRIVEWAY AND/OR SIDEWALK TO BE REMOVED AND
DISCARDED
EXISTING WATER METER TO BE REMOVED AND SALVAGED
EXISTING UTILITY VAULT TO BE REMOVED AND DISCARDED PER UTILTY HANDOUT
AND SPECIFICATIONS
EXISTING LANDSCAPING TO BE REMOVED AND DISCARDED
1
2
3
4
5
6
7
8
9
10
11
12
GENERAL NOTES:
1.ALL DEMOLITION AND GRADING SHALL BE IN COMPLIANCE WITH THE
RECOMMENDATIONS CONTAINED IN THE SOILS REPORT PREPARED BY GEO SOLUTIONS,
INC. FILE NO. SL11240-1, DATED JUNE 18, 2019 AND ALL ADDENDA TO THE REPORT
SHALL BE CONSIDERED PART OF THESE PLANS. CONTRACTOR SHALL CONTACT SOILS
ENGINEER PRIOR TO START OF DEMOLITION WORK.
2.SEE ARCHITECT'S PLAN FOR ADDITIONAL DEMOLITION AND REMOVAL INFORMATION.
3.SEE TREE PROTECTION AND REMOVAL PLAN FOR ADDITIONAL TREE PROTECTION AND
REMOVAL INFORMATION.
DIAL TOLL FREE811 OR
(1-800-227-2600)
AT LEAST TWO DAYS
BEFORE YOU DIG ORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBB
FG3
07.23.2020
19607
DEMOLITION PLAN
C-1.1
1 .
2 .
3 .
4 .
5 .
119
1
1
1
1
11
1
11
1 1
1
1
1
1
1
14" REDWOOD
BRUSH BRUSH
10" REDWOOD
12" REDWOOD
BRUSHBRUSH
24" OAK
36" PEPPERWOOD
60" EUCALYPTUS
56" EUCALYPTUS
68" EUCALYPTUS
1
1
1
2
2
2
2
1
1
2
2
2
FENCE
FENCE
FENCE FENCE
FENCE
FENCE
DOG
RUN
2 FENCE
4
OVERHEAD
UTILITIES
3
3
BRICK
CONCRETE3CONCRETE
3 ROCK
3BRICK
3BRICK
3 BRICK
3 CONCRETE
16"
PEPPERWOOD
16"
PEPPERWOOD 18"
PEPPERWOOD
6" TREE
14"
PEPPERWOOD
8"
PEPPERWOOD
5
HOUSE
5
GARAGE
SHED
5
6
AC
6
AC
6
AC
6
AC
6
AC
6
AC
2GAS
8
9 99
910
7
3
12
12
12
12
11
ORCUTT ROAD
36
T2341X X X
X X X X X X X X X X X X
X
W W W W W W W W W W W W W W W W W W W WWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSS SSGGSSSSSSSSSSSSSSSSABCDEF G H I
A B C D E F G H I
1
2
3
4
5
6
7
C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\DEMOLITION SHEET.dwg, C-1.2, Jul 23, 2020 4:46pm, FernandoPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:
Project Engineer:
Project Manager:
Date:
AV Job No:
Scale:PER PLAN
Sheet Size:24" x 36"
Ext:
N
010 10 20
HORIZONTAL SCALE: 1" = 10'
DIAL TOLL FREE811 OR
(1-800-227-2600)
AT LEAST TWO DAYS
BEFORE YOU DIG ORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBB
FG3
07.23.2020
19607
SITE PLAN
C-1.2
1 .
2 .
3 .
4 .
5 .
119
ORCUTT ROAD
SINGLE STORY
COMMERCIAL
UNIT 12UNIT 11UNIT 10
UNIT 15UNIT 14UNIT 13
TRASH
ENCLOSURE/
RECYCLING
LS LS
LS LS
LS
LS COURTYARD
LS
LS
LS
LSLSLSTRANSFORMER
RAISED PLNTR
PLNTR PLNTR
PLNTRPLNTRPLNTRDRIVE AISLE
EV READY
PARKING
EV READY
PARKING
20.0'4'6'6.0'8.0'9.0'8.5'8.5'8.5'26.0'
26.0'24.0'7.0'10.0'26.0'
UNIT 01
UNIT 02
UNIT 03
UNIT 04
UNIT 05
UNIT 06
UNIT 07
UNIT 08
UNIT 09
CONCRETE WALK
CONCRETE WALKCONCRETE WALKCONCRETE WALK
CONCRETE WALKCONCRETE SIDEWALKCONCRETE SIDEWALK STD CITY
DRIVEWAY
DRIVE AISLE
DRIVE AISLE
CONCRETE WALKCONCRETE WALKCONCRETE WALKLS
15.0'BUILDINGSETBACK (>20' H)10.0'BUILDINGSETBACK (<20' H)BIKE
PARKING
BIKE
PARKING
18.5'
TYP.
WALL WITH WEEP HOLES AND HANDRAILS.
SEE ARCHITECTURAL PLAN AND
STRUCTURAL PLAN
TOP OF BANK PER CITY OF
SLO ORDINANCE NO. 1269
(1994 SERIES)
37
T2341S
WW WWWWWG GGGGGG
G GSDSDSDSDSD
SDSDSDSDSDSDSSSS
SSSE E E E
EFWW
X X
X X X X X X X X X X X X
X
W W W W W W W W W W W W W W W W W W W WWWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSGGSSSSSSSSSSSSSSSSABCDEF G H I
A B C D E F G H I
1
2
3
4
5
6
7
C:\Egnyte\Shared\Sun\All Jobs\2019 All Jobs\19607 - 830 Orcutt (Civil)\02_Working Drawings\Preliminary\02_ONSITE\GRADING SHEET.dwg, C-2.1, Jul 23, 2020 4:46pm, FernandoPlan Prepared By:The use of these plans and specifications shall berestricted to the original site for which they wereprepared and publication thereof is expressly limited tosuch use. Reproduction or publication by any method,in whole or in part, is prohibited. Title to these plans andspecifications remain with Ashley & Vance Engineering,Inc. without prejudice. Visual contact with these plansand specifications shall constitute prima facie evidenceof the acceptance of these restrictions.Ashley&VanceG, C1413 Monterey StreetSan Luis Obispo, CA 93401 (805) 545-0010www.ashleyvance.comC I V I L S T R U C T U R A LRevisions:
Project Engineer:
Project Manager:
Date:
AV Job No:
Scale:PER PLAN
Sheet Size:24" x 36"
Ext:
N
DIAL TOLL FREE811 OR
(1-800-227-2600)
AT LEAST TWO DAYS
BEFORE YOU DIG
SITE CONSTRUCTION NOTES:
CONSTRUCT ASPHALT DRIVEWAY SECTION
CONSTRUCT TRASH ENCLOSURE. SEE ARCHITECTURAL PLANS
CONSTRUCT 4" PCC FLATWORK.
LANDSCAPING. SEE LANDSCAPE ARCHITECT PLANS
INSTALL ADA PARKING AND SIGNAGE. SEE ARCHITECTURAL PLANS
CONSTRUCT 0-INCH CONCRETE CURB
CONSTRUCT 6-INCH CONCRETE CURB
CONSTRUCT CONCRETE SITE WALL. SEE ARCHITECTURAL PLANS AND STRUCTURAL PLANS
1
2
3
4
5
6
7
8
GENERAL NOTES:
SEE DEMOLITION AND PROTECTION PLAN FOR ADDITIONAL INFORMATION.
ALL DEMOLITION AND GRADING SHALL BE IN COMPLIANCE WITH THE RECOMMENDATIONS CONTAINED IN
THE SOILS REPORT PREPARED BY GEO SOLUTIONS , FILE NO. SL0xxxx-1, DATED xxxxxxx xx, 201x AND ALL
ADDENDA TO THE REPORT SHALL BE CONSIDERED PART OF THESE PLANS. CONTRACTOR SHALL CONTACT
SOILS ENGINEER PRIOR TO START OF DEMOLITION WORK.
CONTACT: KRAIG R. CROZIER, PE PHONE: (805) 543-8539
RIGHT OF WAY CONSTRUCTION NOTES:
CONSTRUCT 6" OF A.C. PAVING OVER 6" OF CLASS II BASE PER CITY OF SAN LUIS OBISPO
STANDARD DETAIL 2210 AND PUBLIC WORKS INSPECTOR.
CONSTRUCT 20' WIDE DRIVEWAY PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 2110, 2111,
2115, 2116.
CONSTRUCT 6' ATTACHED SIDEWALK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 4110 AND
4910.
REMOVE AND REPLACE EXISTING CONCRETE CURB AND GUTTER AND REPLACE WITH 6"
CONCRETE CURB AND 18" GUTTER PER CITY OF SAN LUIS OBISPO STANDARD 4030. MATCH
EXISTING FLOWLINE.
1
2
3
4
010 10 20
HORIZONTAL SCALE: 1" = 10' ORCUTT MIXED USE830 ORCUTT STREETSAN LUIS OBISPO, CAKBB
FG3
07.23.2020
19607
GRADING AND
DRAINAGE PLAN
C-2.1
1 .
2 .
3 .
4 .
5 .
119
STORM DRAIN CONSTRUCTION NOTES:
INSTALL ROOF DRAIN CONNECTION
INSTALL 4-INCH PEDESTRIAN RATED ATRIUM GRATE DRAIN
INSTALL 12-INCH TRAFFIC RATED FLAT GRATE DRAIN
INSTALL STORM DRAIN MANHOLE
INSTALL 4-INCH CLASS 100 PVC STORM DRAIN LINE PER MANUFACTURERS SPECIFICATIONS AND
RECOMMENDATIONS
INSTALL 6-INCH CLASS 100 PVC STORM DRAIN LINE PER MANUFACTURERS SPECIFICATIONS AND
RECOMMENDATIONS
SD1
SD2
SD3
SD4
SD5
SD6
STORM CHAMBERS
2600 CU FT
NEW TRANSFORMER. SEE
PG&E HANDOUT PACKAGE
4'TYP
.4'(218.75) TC
(218.2) FL
MATCH (E)
220.97 FS
1
2 3 4
1
1
3 4
(218.85) ES
MATCH (E)
(218.33) ES
MATCH (E)
(219.15) TC
(218.7) FL
MATCH (E)
(218.80) ES
MATCH (E)
(218.8) ES
MATCH (E)(E) SANITARY SEWER
(E) 12" C.I.P. WATER MAIN
(E) GAS
MAIN
NEW UNDERGROUND
ELECTRIC LINE. SEE
PG&E HANDOUT
SD2
SD3
SD5
SD6
1 2
5
6
7
SD1
SD1
SD1
SD1
SD1
SD1
SD1
SD2
SD2
SD3
SD4
(E) FIRE HYDRANT
APPROX. 150' AWAY
SD5
SD5
SD3
1
1
1
1
3
3
3
33
3
3
3
3
3
3
3
4
444
4
4
4
4
4
4
4
4
SINGLE STORY
COMMERCIAL
221.0 FF
BUILDING A
222.0 FF
BUILDING B
222.5 FF
BUILDING C
222.0 FF
BUILDING A
222.5 FF
BUILDING A
221.5 FF
220.5 FS
219.0 FS
221.47 FS
221.47 FS
221.97 FS
221.97 FS
222.47 FS
222.47 FS
222.47 FS
222.47 FS
(E) CURB, GUTTER, AND
SIDEWALK TO REMAIN
(E) CURB, GUTTER, AND
SIDEWALK TO REMAIN
(E) 8" SEWER MAIN
221.47 FS
221.4 FS
221.4 FS
221.9 FS
221.9 FS
222.4 FS
222.4 FS
222.4 FS
222.4 FS
222.47 FS
222.27 FS
222.24 FS
222.27 FS
222.24 FS
222.27 FS
222.24 FS
221.77 FS
221.74 FS
221.77 FS
221.74 FS
222.47 FS
222.47 FS
221.97 FS
221.97 FS
222.47 FS
222.27 FS
221.47 FS
221.47 FS
221.47 FS
221.27 FS
221.27 FS
221.24 FS
221.24 FS
221.27 FS
221.24 FS
222.24 FS
218.6 FL 218.7 FL
219.2 FS219.1 FS
219.3 FS 219.2 FS
220.9 FS
MAX10%MAX2%7%2 - 1 FT. STEPS - 6" EA.
LANDSCAPE WALL -
SEE ARCH. PLAN 10%220.6 FS
220.97 FS
220.7 FS
220.4 TG
220.8 FS
6.8%220.4 FS
MAX2%MAX
2%
220.6 FS
220.9 FG2%2%221.5 FS
MAX
2%
MAX
2%
MAX2%
MAX
2%
219.5 FS 219.4 FS
219.7 FS
SS P.O.C.
SS P.O.C.
SS
P.O.C.
SS
P.O.C.
SS C.O.
WATER
P.O.C.
GAS
P.O.C.
GAS P.O.C.
GAS P.O.C.
WATER P.O.C.
WATER P.O.C.
221.77 FS
221.74 FS
221.97 FS
221.77 FS
221.74 FS
221.77 FS
221.73 FS
221.97 FS 221.97 FS
221.97 FS221.97 FS221.97 FS
222.27 FS
222.23 FS
222.47 FS
222.27 FS
222.24 FS
222.27 FS
222.24 FS
222.47 FS 222.47 FS
222.47 FS 222.47 FS222.47 FS
222.3 FS
222.3 FS
222.3 FS
222.3 FS
223.0 TW
217.0 FG
223.0 TW
217.0 FG
223.0 TW
219.0 FG
223.0 TW
222.5 FG
222.5 TW
219.5 FG
222.5 TW
220.0 FG
WALL WITH WEEP HOLES AND HANDRAILS.
SEE ARCHITECTURAL PLAN AND
STRUCTURAL PLAN
LANDSCAPE WALL WITH WEEP HOLES.
SEE ARCHITECTURAL PLAN
220.2 FG
221.5 FS 221.6 FS 221.5 FS
221.4 TG
220.4 FS
220.2 TG
221.7 FS
221.9 FS
220.0 FG
220.0 FG
NEW COMMERCIAL WATER
METER AND VAULTNEW DOMESTIC
WATER METER
LANDSCAPE
WATER METER
8
8
7
INSTALL 30 SF x 2' DEEP OF FACING CLASS
RSP PER CALIFORNIA STD. SPECIFICATIONS
SECTION 72 - METHOD CLASS B
220.7 IE
(E) SS LATERAL TO BE
ABANDONED
(E) GAS LINE TO BE
ABANDONED
TOP OF BANK
TOP OF BANK PER CITY OF
SLO ORDINANCE NO. 1269
(1994 SERIES)
(218.46) EG
(219.0) EG
(219.45) EG
(211.53) EG
(218.68) EG
FLOOD ZONE LIMIT - ZONE
X PER NATIONAL FLOOD
HAZARD FIRMETTE PLAN
FLOOD ZONE
LIMIT - ZONE X
(215.9) EG
(213.7) EG
(217.0) EG
(214.86) EG
FLOOD ZONE
LIMIT - ZONE X
FLOOD ZONE
LIMIT - ZONE X
NEW STREET LIGHT
PER CITY OF SLO
STD. 7910
WATER CONSTRUCTION NOTES:
INSTALL 2" WATER SERVICE WITH COMMERCIAL METER PER CITY OF SAN LUIS OBISPO
STANDARD DETAIL 6210, 6110, AND 6020. SEE MECHANICAL PLANS FOR SIZE FROM METER TO
BUILDING.
INSTALL 2" WATER SERVICE TO MANIFOLD WITH TWO 1" METERS PER CITY OF SAN LUIS OBISPO
STANDARD DETAIL 6020, 6110, 6210 AND 6260. SEE MECHANICAL PLANS FOR SIZE FROM METER
TO BUILDING.
INSTALL 4" PVC FIRE LINE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6330, 6530 AND
6020. FIRE SPRINKLER ENGINEER TO VERIFY SERVICE SIZE PRIOR TO COMMENCEMENT OF
CONSTRUCTION.
INSTALL 4" FIRE DOUBLE CHECK VALVE PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6420.
EXISTING WATER METER TO BE REUSED FOR IRRIGATION PURPOSES ONLY. SEE LANDSCAPE
PLAN FOR ADDITIONAL INFORMATION.
INSTALL 4" PVC FIRE LINE FROM BACFLOW PREVENTER TO FIRE RISER IN BUILDING. SEE FIRE
SPRINKLER PLANS AND ARCHITECTURAL PLANS.
FIRE SPRINKLER RISER PER FIRE PROTECTION PLANS. CONTRACTOR TO VERIFY SERVICE SIZE
WITH FIRE SPRINKLER ENGINEER PRIOR TO COMMENCEMENT OF CONSTRUCTION.
INSTALL THRUST BLOCK PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 8610 AND COUNTY
OF SAN LUIS OBISPO STANDARD W-1, W-1A.
INSTALL FIRE HYDRANT ASSEBLY PER CITY OF SAN LUIS OBISPO STANDARD DETAIL 6310.
W1
W2
W3
W4
W5
W6
W7
W8
W9
W1W2
W5
W3
W4
W6
8
'02
SD3
6" SS PVC
LATERAL
6" LANDSCAPE CURB WALL WITH WEEP
HOLES AND HANDRAILS. SEE
ARCHITECTURAL PLAN
RW RW
(E) 8" RECYCLED WATER MAIN
W3
W9
220.97 FS
W3
W3
W3
W3
RAISED PLANTER -
SEE ARCH PLANS
220.2 FG
38