HomeMy WebLinkAboutItem #2 - SBDV-1586-2018 (546 Higuera)Meeting Date: August 27, 2018
Item Number: #2
DIRECTOR’S SUBDIVISION HEARING AGENDA REPORT
SUBJECT: Review of a tentative common interest parcel map that divides one commercial
property into two parcels (SLO 17-0056), with a categorical exemption from environmental
review.
PROJECT ADDRESS: 546 Higuera Street BY: Kyle Bell, Associate Planner
Phone Number: 781-7524
E-mail: kbell@slocity.org
FILE NUMBER: SBDV-1586-2018
RECOMMENDATION: Staff recommends that the Director approve the tentative parcel map
(SLO 17-0056), based on findings, and subject to conditions of approval in the attached draft
resolution.
SITE DATA
Applicant Higuera Commons, LLC
Complete Date August 17, 2018
Zoning C-R (Commercial Retail)
General Plan General Retail
Site Area ~2.07 acres
Environmental
Status
Categorically exempt from
environmental review under
CEQA Guidelines section
15315 (Minor Land
Divisions)
SUMMARY
The applicant, Higuera Commons, LLC, has applied for a tentative common interest parcel map to
subdivide a commercial property into two parcels to separate the ownership of the existing single-
family residence (Norcross House) from the mobile home park known as Downtown Terrace. The
subject property consists of one existing parcel (APN: 002-402-030) located mid-block between
Nipomo and Carmel Streets near the, within the Commercial Retail (C-R) zone. The proposed
subdivision does not require any exceptions to the City’s Subdivision Regulations or Zoning
Regulations.
On July 24, 2017, the Cultural Heritage Committee (CHC) reviewed and recommended approval
of the rehabilitation and repositioning of a Master List Historic Resource (Norcross House) that
includes the construction of a two-story detached residence. On August 14, 2017 the Community
Development Director approved the architectural design of the project (ARCH-0339-2017).
SBDV-1586-2018
546 Higuera Street
Page 2
1.0 PROJECT INFORMATION
Site Information/Setting:
Site Size 2.07 acres
Present Use & Development Single Family Residence & Mobile Home Park
Land Use Designation Commercial Retail (C-R) zone
Topography Flat
Access Higuera Street
Surrounding Use/Zoning North: R-3 (Single-family residences)
South: C-D (Financial Services)
East: C-D (Offices)
West: C-R (Personal Services & Thrift Store)
Project Description
The applicant has submitted a tentative common interest parcel map to subdivide the project into
two parcels; one 5,588 square foot parcel consisting of the Norcross House and a portion of the
shared driveway along Higuera Street to provide access to garage parking, and the remaining
parcel consisting of 53,471 square feet that includes the existing mobile home park (Attachment
2, Project Plans).
2.0 PROJECT EVALUATION
The proposed subdivision complies with the City’s Subdivision Regulations without exceptions to
the City’s property development standards. The City Council has given the Community
Development Director the authority to act on tentative and final parcel maps under these
circumstances (SLOMC 16.16.250 and 16.48.010).
Given that no changes are proposed to site development and allowable uses that have already been
approved through final approval of the project by the Community Development Director on
August 14, 2017, City review with the tentative parcel map focused on conditions of approval
necessary to allow for separate ownership of the Norcross House.
Staff has found no conflicts with the approved project and the proposed subdivision request to
create separate ownership of the Norcross Residence. Conditions of approval from City
Departments addressing separate ownership of the residence have been included in the attached
draft resolution (Attachment 1).
3.0 ATTACHMENTS
1. Draft Resolution
2. Reduced Project Plans
DIRECTOR'S RESOLUTION NO. ##-18
AN ACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR OF
THE CITY OF SAN LUIS OBISPO APPROVING A TENTATIVE PARCEL
MAP FOR MINOR SUBDIVISION OF A COMMERCIAL PROPERTY
INTO TWO COMMON INTEREST PARCELS (SLO 17-0056). THE
PROJECT IS CATEGORICAL EXEMPT FROM ENVIRONMENTAL
REVIEW, AS REPRESENTED IN THE STAFF REPORT AND
ATTACHMENTS DATED AUGUST 27, 2018 (546 HIGUERA STREET,
SBDV-1586-2018)
WHEREAS, the City Council of the City of San Luis Obispo conducted a public hearing
in the Council Chambers of City Hall, 990 Palm Street, San Luis Obispo, California, on November
18, 2014, pursuant to a proceeding instituted under HIST-0155-2014, John Belsher, applicant; and
approved adding the David Norcross Residence to the Master List of Historic Resources and
adopted the City Council Resolution No. 10579 (2014 Series); and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted a
public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on April 27, 2015, pursuant to conceptual review proceeding instituted under ARCH-
0982-2015; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on May 22, 2017, pursuant to review proceeding instituted under ARCH-0339-2017,
John Belsher, applicant; where the project was continued to a date uncertain; and
WHEREAS, the Cultural Heritage Committee of the City of San Luis Obispo conducted
a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis Obispo,
California, on July 24, 2017, recommending approval to the Community Development Director
pursuant to a proceeding instituted under ARCH-0339-2017; and
WHEREAS, on August 14, 2017 the Community Development Director approved a
development project and architectural design pursuant to a proceeding instituted under ARCH-
1233-2017, Higuera Commons, LLC, applicant; and
WHEREAS, the Community Development Director of the City of San Luis Obispo
conducted a public hearing in the Council Hearing Room of City Hall, 990 Palm Street, San Luis
Obispo, California, on August 27, 2018, for the purpose of considering a tentative common interest
parcel map to create two parcels within an existing lot; and
WHEREAS, notices of said public hearings were made at the time and in the manner
required by law; and
WHEREAS, the Community Development Director has duly considered all evidence,
including the testimony of the applicant, interested parties, and the evaluation and
Director’s Resolution No. XX
SBDV-1586-2018 (546 Higuera Street)
Page 2
recommendations by staff, presented at said hearing.
NOW, THEREFORE, BE IT RESOLVED by the Community Development Director of the
City of San Luis Obispo as follows:
SECTION 1. Findings. That the Community Development Director hereby grants final
approval to the project (SBDV-1586-2018), based on the following findings:
1. The project will not be detrimental to the health, safety, or welfare of those living or
working on the site and vicinity since it has been found in conformance with development
standards and General Plan Policy.
2. As conditioned, the proposed subdivision, together with the provisions for design and
improvement, is consistent with the General Plan, including compatibility with objectives,
policies, general land uses and programs specified in the General Plan.
3. The site is physically suited for the type and density of development allowed in the
Commercial Retail (C-R) zone. The proposed subdivision and subsequent development on
the site will have a minimal impact to surrounding properties because the project has
received approval by the Community Development Director to ensure the development and
associated site improvements are consistent with the Community Design Guidelines, and
policies of the General Plan.
4. The design of the tentative map is not likely to cause serious health problems, substantial
environmental damage or substantially and unavoidably injure fish or wildlife or their
habitat, since the subdivision will occur within an already developed urban area and the
approval of this subdivision does not grant any exceptions or variances from applicable
Zoning Regulations or code requirements applicable to approved development on the site.
5. The design of the subdivision will not conflict with easements for access through (or use
of property within) the proposed subdivision since required easements will remain in place
following the subdivision and will be applicable to the newly created parcels and code
requirements require the recordation of new easements and the relocation of utilities
wherever necessary to the satisfaction of the Community Development Director and Public
Works Department Director.
SECTION 2. Environmental Review. The project is categorically exempt from
environmental review per Section 15315, Minor Land Divisions. The land division is in an
urbanized area zoned for commercial and residential uses. The land division is in conformance
with the General Plan and zoning, and no variances or exceptions are required, and all series and
access to the proposed parcels to local standards are available. The parcel was not involved in a
division of a larger parcel within the previous two years, and the parcel does not have an average
slope greater than 20 percent.
SECTION 3. Approval. The Community Development Director does hereby approve the
tentative parcel map (SLO 17-0056), subject to the following conditions:
Director’s Resolution No. XX
SBDV-1586-2018 (546 Higuera Street)
Page 3
Planning Division
1. Any required building permits for utility installations, relocations, or building alterations
shall have all work completed and receive final inspection approvals to the satisfaction of
the Building Official prior to recordation of the map.
2. All project conditions and noted code requirements associated with the approval of the
project as approved by the Community Development Director on August 17, 2017 (ARCH-
0339-2017), shall be incorporated herein as conditions of approval.
Engineering Division – Public Works/Community Development Department
3. The subdivision shall be recorded with a parcel map. The parcel map preparation and
monumentation shall be in accordance with the city’s Subdivision Regulations,
Engineering Standards, and the Subdivision Map Act. The parcel map shall use U.S.
Customary Units in accordance with the current City Engineering Standards.
4. The parcel map exhibits and legal descriptions shall be prepared by a California Licensed
Land Surveyor or Civil Engineer authorized to practice land surveying.
5. Park in-lieu fees shall be paid for each new dwelling unit prior to map recordation. The
fees shall be based on the fee resolution in effect at the time of map recordation.
6. A separate exhibit documenting zoning and building code compliance shall be approved to
the satisfaction of the Community Development Department prior to recordation of the
map.
7. Any required building permits for utility installations, relocations, or building alterations
shall have all work completed and receive final inspection approvals to the satisfaction of
the Building Official prior to recordation of the map.
8. A separate exhibit showing all existing public and private utilities shall be approved to the
satisfaction of the Community Development Director and Public Works Director prior to
recordation of the map. The utility plan shall include water, sewer, storm drains, site
drainage, gas, electricity, telephone, cable TV, water wells, and any utility company meters
for each parcel if applicable. The relocation of any utility shall be completed with proper
permits prior to recordation of the map. Utilities shall not cross proposed property lines
unless located within suitable easements. Easements, if proposed, shall be shown on the
final map or shall be recorded concurrently to the satisfaction of the Community
Development Director, Public Works Director and serving utility companies.
9. Building setbacks, eave overhangs, exterior wall protection, utility locations, and utility
relocations or easements if applicable shall be shown to comply with all codes and
ordinances for all properties included on the map to the satisfaction of the Building Official.
Director’s Resolution No. XX
SBDV-1586-2018 (546 Higuera Street)
Page 4
10. Any sections of damaged or displaced curb, gutter & sidewalk or driveway approach shall
be repaired or replaced in accordance with City Engineering Standards to the satisfaction
of the Public Works Department prior to recordation of the map.
11. Any easements including but not limited to provisions for all public and private utilities,
access, grading, drainage, slope banks, construction, common driveways, and maintenance
of the same shall be shown on the final map and/or shall be recorded separately prior to
map recordation if applicable. Said easements may be provided for in part or in total as
blanket easements.
12. The parcel map shall show and label all existing and proposed easements including the
existing drainage easement along San Luis Creek and the Gas Company easement.
13. A creek maintenance Easement Agreement, in a format approved by the City shall be
recorded prior to or concurrent with the recordation of the map. The agreement shall
further clarify the creek maintenance responsibility and limits of improvements allowed
within the creek corridor not identified in the previously recorded creek maintenance
easement. The agreement shall be approved to the satisfaction of the City’s Natural
Resources Manager and Community Development Department.
14. The subdivider shall dedicate a 10’ wide street tree easement and public utility easement
(P.U.E.) across the frontage of each lot. Said easement shall be adjacent to and contiguous
with all public right-of-way lines bordering each lot. The easement may be eliminated in
areas covered by existing building structure(s) or if otherwise precluded by HCD across
the parcel(s) within their jurisdiction. Said elimination shall be first approved by the City.
15. A soils report is required in accordance with the Subdivision Map Act and the City of San
Luis Obispo Subdivision Regulations. The report shall be referenced on the parcel map in
accordance with the City’s Subdivision Regulations and the Subdivision Map Act.
16. Proposed development plans shall show and note compliance with the Floodplain
Management Regulations, Drainage Design Manual, and Post Construction Stormwater
Regulations.
17. This property is located within a designated flood zone as shown on the Flood Insurance
Rate Map (FIRM) for the City of San Luis Obispo. An AE flood zone and AO (2’ depth)
flood zone cross this parcel. The parcel map shall show the location and extent of the AE
and AO flood zones on an additional map sheet in accordance with the Subdivision
Regulations.
18. Street trees are required as a condition of development/subdivsion. Street trees shall
generally be planted at the rate of one 15-gallon street tree for each 35 lineal feet of property
frontage.
Building Division – Community Development Department
Director’s Resolution No. XX
SBDV-1586-2018 (546 Higuera Street)
Page 5
19. Prior to recordation of the final parcel map a building permit shall be issued in compliance
with fire resistance rating requirements for exterior walls based on fire separation distance
in accordance with CBC Table 602 and maximum area of openings in Table 705.8.
Utilities Department
20. A separate fire service line must be constructed to meet fire flow requirements, and shall
be installed with a double check backflow preventer per the latest engineering design
standards.
21. A new master meter and new service line must be constructed for the mobile home park,
and installed with a backflow preventer per the latest engineering design standards.
22. The project’s commercial and residential uses shall be metered separately. All residential
units are to be individually sub-metered if service is being obtained from the City’s master
meter. The CCR’s for the property/site supervisor shall require that the sub-meters be read
by the association (or P/HOA contracted service) and each residential unit billed according
to water use.
23. The proposed utility infrastructure shall comply with the latest engineering design
standards effective at the time the building permit is obtained, and shall have reasonable
alignments needed for maintenance of proposed infrastructure.
24. Revisions to the existing sewer and water infrastructure, that may result from the proposed
land use modifications, shall be completed to the satisfaction of the Utilities Director to
minimize impacts to operations and maintenance of the services.
25. The proposed project is within an area subject to shallow ground water. Heat-fused HDPE
pipe shall be used for the proposed private and public sewer collection system to prevent
groundwater infiltration. If re-use of the existing sewer lateral is being proposed, provide
a CCTV inspection of the existing sewer lateral per the engineering design standards, and
ensure that the sewer lateral alignments follow the latest engineering standards.
26. Any private sewer services that cross one parcel for the benefit of another shall provide
evidence that a private utility easement appropriate for those facilities has been recorded
prior to Building Permit issuance.
27. If commercial uses in the project include food preparation, provisions for grease
interceptors and FOG (fats, oils, and grease) storage within solid waste enclosure(s) shall
be provided with the design. These types of facilities shall also provide an area inside to
wash floor mats, equipment, and trash cans. The wash area shall be drained to the sanitary
sewer.
28. Public sewer and water pipe infrastructure shall not be extended into private access road.
Director’s Resolution No. XX
SBDV-1586-2018 (546 Higuera Street)
Page 6
29. Recycled water, or another non-potable water source, shall be used for construction water
(dust control, soil compaction, etc.). An annual Construction Water Permit is available
from the City’s Utilities Department.
30. Water flow rates and flow velocities shall comply with the minimum requirements of the
2016 Potable Water Distribution System Operations Master Plan.
31. Final grades and alignments of all public and/or private water, recycled water, and sewer
shall be approved to the satisfaction of the Utilities Department. The final location,
configuration, and sizing of on-site service laterals and meters shall be approved by the
Utilities Director in conjunction with the review of the building plans, fire sprinkler plans,
and/or public improvement plans.
32. The proposed building use will impact the waste generation accounted for the site. Provide
a waste generation calculation, and trash enclosure detail that will be capable of storing the
required trash bin sizes for waste, recycling, and organics. Please note that business
generating more than two cubic yards of total waste shall comply with state law per AB
1826, and local waste management ordinance to reduce greenhouse gas emissions.
Indemnification
33. The applicant shall defend, indemnify and hold harmless the City and/or its agents, officers
and employees from any claim, action or proceeding against the City and/or its agents,
officers or employees to attack, set aside, void or annul, the approval by the City of this
project, and all actions relating thereto, including but not limited to environmental review
(“Indemnified Claims”). The City shall promptly notify the applicant of any Indemnified
Claim upon being presented with the Indemnified Claim and the City shall fully cooperate
in the defense against an Indemnified Claim.
The foregoing document was passed and adopted this 27th day of August, 2018.
Community Development Director
Michael Codron
By: Doug Davidson, Hearing Officer
All designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401NORCROSS HOUSE546 HIGUERA ST, SAN LUIS OBISPO, CA 93401VICINITY MAPPROJECT DATASCOPE OF WORKDIRECTORYSHEET INDEXOWNERS:JOHN BELSHER3480 S. HIGUERA ST. SUITE 130SAN LUIS OBISPO, CA 93401PH: (805)540-3330ARCHITECT:THOMAS BRAJKOVICH (C 15612)PARAGON DESIGNS1009 MORRO ST, SUITE 203SAN LUIS OBISPO, CA 93401PH: (805)541-9486 / FAX: (805)541-5705projectinfo@paragonarchitects.comSTRUCTURAL ENGINEER:CIVIL ENGINEER:TIM CRAWFORD/ PROJECT ENGINEERPB COMPANIES3480 S. HIGUERA ST. SUITE 130SAN LUIS OBISPO, CA 93401PH: (805)540-3330info@pbcompanies.coSOILS REPORT:ENERGY CALCS:TITLE SHEET & NOTES:T-1.0: TITLE SHEETT-1.1: GENERAL NOTESCIVIL:C-1: TITLE SHEETC-2: SITE & DRAINAGE PLANC-3: SITE & DRAINAGE PLANC-4: EROSION CONTROL PLANC-5: LANDSCAPE PLANC-6: STANDARD DETAILSARCHITECTURALA-SITE: ARCHITECTURAL SITE PLANA-1.0: AS-BUILT DRAWINGS & MATERIALS SALVAGE & RE-USEA-1.1: PROPOSED FIRST FLOOR PLANSA-1.2: PROPOSED SECOND FLOOR PLANSA-1.3: PROPOSED ELEVATIONS FRONT RESIDENCEA-1.4: PROPOSED ELEVATIONS REAR RESIDENCEA-5.0: SECTIONS AND ROOF PLANLANDSCAPEL-1: LANDSCAPE PLANSITE INFO:ADDRESS: 546 HIGUERA ST, SAN LUIS OBISPO, CA 93401APN #: 002-402-030LEGAL INFO: LOT 61, BLOCK 402, PARCEL MAP; P.M. BK. 69 PG. 80-82. MCDOUGALL TRACT R.M. BK A, PG. 168.OCCUPANCY: R-3ZONING: C-RBUILDING TYPE: V-B# OF STORIES: 2RELOCATION, AND ADDITION TO, EXISTING 36'-6" X 16'-0" HISTORICAL "RED HOUSE". TWOSEPARATE RESIDENCES WILL BE CONSTRUCTED.SITE AREAS:SITE AREA: 2.07 ACRES = 90,169.2 SQ FTEXISTING BUILDING AREA: ( 1462.83 SQ FT(1ST FLOOR)+ 1140.61 SQ FT(2ND FLOOR))=2603.44 SQ FTAREA OF DEMOLITION: 1607.3 SQ FTAREA OF HISTORICAL HOUSE TO REMAIN & BE RE-LOCATED: 996.14 SQ FTADDED CONDITIONED SQUARE FOOTAGE: 2113.11 SQ FTTOTAL CONDITIONED SQUARE FOOTAGE: 3109.25 SQ FTUNCONDITIONED SQUARE FOOTAGE:GARAGE: 1119.46 SQ FTCOVERED PORCHES: 130 SQ FTFOOTPRINT AREA: 1325.03 SQ FTBUILDING COVERAGE: 2% (1325.03 SQ FT/ 90,169.2 SQ FT)VIEW FROM HIGUERA ST.HISTORICAL PHOTO CIRCA 1904
HIGUERA STREET25'-5"(N) DRIVEWAY25'-0" MIN. WIDE30'-6"32'-6"17'-2"16'-4"77'-0"SIDEWALK & CURBREMOVE (2) TREESNEW PALM TOREPLACE EXISTING3'-0"3'-638"RE-LOCATED (E) HISTORICAL "RED HOUSE"(N) PROPOSED ADDITION8'-4"5'-0"7'-0"11'-0"6'-8"4'-4"18'-1112"11'-612"6'-0"5'-7"6'-0" HT. WOOD FENCE6'-0" HT. WOOD GATE3'-0" HT. PICKET FENCE3'-0" HT. PICKET FENCE3'-0" HT. PICKET GATE3'-0" HT. PICKETFENCE & GATEAll designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401ARCHITECTURAL SITE PLANSCALE: 316" = 1' - 0"
CLAWFOOTTUB8'-0" CEILING HEIGHT8'-0" CEILING HEIGHT10'-0" CEILING HEIGHT14'-2"14'-4"28'-6"12'-6"16'-4"10'-2"39'-0"2'-7"2'-7"2'-7"30'-6"16'-4"16'-4"6'-4"6'-2"10'-2"(E) DECK W/ NO ACCESSFRONT PORCH10' x 12' SHED OFF OF KITCHEN12'-0"2'-2"22'-2"19'-6"6'-2"9'-6"10'-0"6'-4"5'-8"10'-2"27'-2"30'-6"16'-4"1'-0"15'-8"7'-0"22'-2"5'-0"PORCHMATERIALSMATERIALS SALVAGE LISTKEYQ'TY SIZE24030DOUBLE HUNG WINDOWS w/ WEIGHTSDESCRIPTION12 VARIESWOOD MANTEL15016TOP OF WINDOW GRID+/- 273SQ FT T. & G. DOUGLAS FIR FLOORING1 X 4PORCH BOARDS50% OF(E)DUTCH LAP WOOD SIDING1 X 6+/- 400SQ FT50% OF(E)1 X 101 X 8DUTCH LAP WOOD SIDING18" X 36"NEWELL POST13 X 5CAST IRON CLAWFOOT TUB?2 X 4FRAMING MEMBERS (INSPECT & SALVAGE ACCORDINGLY)100%VARYINGORNAMENTAL FASCIA80%1 XCROWN MOLDING50%1 XFASCIA50%1 X 6DOOR & WINDOW CASINGMATERIALSMATERIALS REUSE LISTKEYQ'TY SIZE24030DESCRIPTIONWOOD MANTEL- CAN BE REUSED AROUND (N) GAS FIREPLACE INSERT+/- 273SQ FT T. & G. DOUGLAS FIR FLOORING- REUSE FOR NEW CONSTRUCTION ALONG WITH NEW MATERIALS1 X 4 PORCH BOARDS- REUSE FOR NEW CONSTRUCTION ALONG WITH NEW MATERIALS50% OF(E)DUTCH LAP WOOD SIDING- REUSE TO SIDE NEW CONSTRUCTION ALONG WITH (N) DUTCH LAP SIDING1 X 6+/- 400SQ FT50% OF(E)1 X 101 X 818" X 36"NEWELL POST- REUSE AT BASE OF (N) STAIR./ ADD BASE TO MEET CODE HEIGHT REQUIREMENTS13 X 5CAST IRON CLAWFOOT TUB- RESTORE & USE IN (N) MASTER BATH?2 X 4FRAMING MEMBERS- REUSE IN NEW CONSTRUCTION WHERE APPLICABLE100%VARYINGORNAMENTAL FASCIA- REUSE AT MAIN 16:12 GABLES80%1 XCROWN MOLDING- REUSE AT FASCIA ALONG WITH (N) MATERIALS TO MATCH (E) CROWN50%1 XFASCIA- REUSE FOR NEW CONSTRUCTION ALONG WITH NEW MATERIALS50%1 X 6DOOR & WINDOW CASING- REUSE FOR NEW CONSTRUCTION ALONG WITH NEW MATERIALSDUTCH LAP WOOD SIDING- REUSE TO SIDE NEW CONSTRUCTION ALONG WITH (N) DUTCH LAP SIDINGAll designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401 FIRST FLOOR PLANSCALE: 316" = 1' - 0" SECOND FLOOR PLANSCALE: 316" = 1' - 0"AS-BUILT S. ELEVATION & MAT. RE-USESCALE: 316" = 1' - 0"AS-BUILT E. ELEVATION & MAT. RE-USESCALE: 316" = 1' - 0"MATERIALS SALVAGE & RE-USE LEGENDSCALE: N.T.S.
DINING ROOMGAS FIREPLACEKITCHEN ISLAND w/ BAR SEATINGBATHROOMCONVECTIONOVENMICROWAVEPANTRYCABINETPORCHFAMILY ROOMPARLOUR20 RISES of 7"
19 RUNS of 11"RELOCATED "REDHOUSE" DESIGNATEDBY WALL HATCH1'-6"COVEREDUP1 CAR GARAGE2 CAR GARAGECARRIAGE STYLEOVERHEAD DOOR8'-0" x 7'-0"36'-6"32'-6"32'-6"3 CAR COVEREDCARPORT11'-4"21'-2"20'-10"15'-8"8'-0"8'-0"8'-0"D.W.WASHER / DRYER1'-6"11'-0"8'-0"3'-0"1'-9"2'-6"2'-6"1'-9"18 RISES of 6 34"
17 RUNS of 11"UP17'-2"16'-4"6'-0"33'-6"8'-2"8'-2"4'-8"3'-11"4'-8"AA-1.42'-3"26'-0"2'-3"30'-6"6'-9"8'-6"8'-6"6'-9"17'-2"16'-4"33'-6"8'-2"8'-2"2'-6"6'-10"4'-6"3'-4"27'-6"7'-1"20'-5"4'-6"5'-0"1'-10"3'-7"6'-0"6'-1"6'-814"3'-512"8'-734"1'-4"3'-4"2'-2"3'-2"1'-4"2'-2"2'-6"6'-4"5'-0"6'-0"2'-6"4'-8"3'-6"1'-2"12'-10"7'-0"3'-4"4'-4"5'-6"2'-2"3'-8"3'-0"2'-6"3'-0"6'-0"5'-4"3'-2"14'-6"6'-4"1'-9"29'-0"1'-9"3'-3"AA-1.43'-11"8'-1134"6'-1"714"6'-1"CARRIAGE STYLEOVERHEAD DOOR8'-0" x 7'-0"CARRIAGE STYLEOVERHEAD DOOR8'-0" x 7'-0"Property LineProperty LineAll designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401FIRST FLOORSCALE: 14" = 1' - 0"
BEDROOM 1BEDROOM 2MASTERBEDROOM20 RISES of 7"
19 RUNS of 11"DECKTUB/SHOWER
DESKMASTERCLOSETMASTERBATHROOMFOYERAA-1.417'-2"16'-4"1'-6"17'-2"16'-4"6'-0"1'-3"28'-0"1'-3"30'-6"14'-0"14'-0"6'-10"BEDROOM 1DECKBEDROOM 2BEDROOM 3BATHROOMTUB/SHOWERLIVING ROOMAA-1.4DECK12'-5"5'-8"12'-5"30'-6"11'-0"2'-0"2'-6"9'-6"13'-6"9'-6"7'-6"GAS FIREPLACEBATHROOMDESKLINEN32'-6"10'-0"11'-6"KITCHENSTACKEDWASHER / DRYERLINEN16 RISES of 6 34"
15 RUNS of 11"UP33'-6"1'-6"27'-6"9'-10"7'-6"10'-2"7'-1"2'-9"2'-012"3'-5"2'-012"5'-1"5'-1"8'-2"8'-2"4'-0"8'-8"4'-6"2'-0"33'-6"8'-2"8'-2"4'-0"8'-11"4'-3"13'-2"2'-2"6'-4"2'-6"16'-0"5'-6"6'-10"8'-5"3'-6"12'-3"6'-4"2'-6"2'-2"3'-0"8'-718"16'-8"3'-4"2'-0"3'-6"6'-578"2'-6"2'-018"3'-5"2'-6"3'-5"7'-6"15'-8"5'-0"3'-4"5'-6"4'-0"6'-9"6'-9"3'-9"5'-9"5'-6"6'-11"2'-10"2'-10"7'-212"5'-212"32'-6"5'-6"5'-6"3'-778"2'-778"3'-814"5'-9"5'-9"11'-0"5'-212"6'-612"4'-4"5'-1"10'-9"2'-11"5'-0"3'-3"3'-6"3'-3"2'-2"2'-6"2'-1"2'-6"2'-6"3'-6"3'-9"3'-7"4'-1"4'-6"3'-0"2'-6"8'-0"2'-3"8'-0"2'-538"5'-0"2'-7"2'-712"3'-1"2'-9"2'-2"7'-6"2'-2"11'-11"11'-11"4'-4"11"2'-4"4'-9"2'-0"2'-3"8'-2"1'-0"2'-6"SHOWERProperty LineProperty LineAll designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401SECOND FLOORSCALE: 14" = 1' - 0"
140'-0" (E) HOUSE 1ST FLOOR11'-0" PLATE HEIGHT17'-6" PLATE HEIGHT11'-8" (E) HOUSE 2ND FLOOR8'-0" HEADER HEIGHT19'-8" HEADER HEIGHT (or 8'-0" from 2nd floor)MAX HEIGHT (Verify)RESTORATION NOTES1. REPAIR AND RETAIN FASCIA DETAIL.2. MAINTAIN (E) LAP SIDINGREPAIR AS NEEDED.3. NEW WINDOWS TO MATCH EXISTING.(E) JAMB & CASING DETAILSOF ORINGINAL HOUSE TO BE RESTORED.4. ADD FRENCH DOORS & LOUVEREDSHUTTERS TO MATCH ORIGINAL HOUSE.REMOVE EXISTING WINDOW.5. MAINTAIN EXISITNG HEIGHT OFORIGINAL RAILING (32")PER PLANNING AND HISTORICAL STANDARDS.5120'-0" (E) HOUSE 1ST FLOOR11'-0" PLATE HEIGHT17'-6" PLATE HEIGHT11'-8" (E) HOUSE 2ND FLOOR8'-0" HEADER HEIGHT19'-8" HEADER HEIGHT (or 8'-0" from 2nd floor)MAX HEIGHT (Verify)0'-0" (E) HOUSE 1ST FLOOR11'-0" PLATE HEIGHT17'-6" PLATE HEIGHT11'-8" (E)HOUSE 2ND FLOOR8'-0" HEADER HEIGHT19'-8" HEADER HEIGHT (or 8'-0" from 2nd floor)MAX HEIGHT (Verify)COMP. ROOFING OVER 30#FELT TO MATCH EXISTINGMATCH EXISTING DOOR &WINDOW TRIM (TYP.)1 x 8 HORIZONTAL WOODSIDINGEXISTING NEW/REMODELED161212121335COMP. ROOFING OVER 30#FELT TO MATCH EXISTINGMATCH EXISTING DOOR &WINDOW TRIM (TYP.)1 x 8 HORIZONTAL WOODSIDING121216120'-0" (E) HOUSE 1ST FLOOR11'-0" PLATE HEIGHT17'-6" PLATE HEIGHT11'-8" (E) HOUSE 2ND FLOOR8'-0" HEADER HEIGHT19'-8" HEADER HEIGHT (or 8'-0" from 2nd floor)MAX HEIGHT (Verify)26'-0" ROOF HEIGHTAll designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401NORTH ELEVATIONSOUTH ELEVATIONWEST ELEVATIONEAST ELEVATIONSCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0"
9'-O" PLATE HEIGHT (from garage floor)10'-O" FLOOR HEIGHT (from garage floor)18'-0" PLATE HEIGHT (from garage floor)- 0'-3" T.O.S.RESTORATION NOTES1. REPAIR AND RETAIN FASCIA DETAIL.2. MAINTAIN (E) LAP SIDINGREPAIR AS NEEDED.3. NEW WINDOWS TO MATCH EXISTING.(E) JAMB & CASING DETAILSOF ORINGINAL HOUSE TO BE RESTORED.4. ADD FRENCH DOORS & LOUVEREDSHUTTERS TO MATCH ORIGINAL HOUSE.REMOVE EXISTING WINDOW.5. MAINTAIN EXISITNG HEIGHT OFORIGINAL RAILING (32")PER PLANNING AND HISTORICAL STANDARDS.12129'-O" PLATE HEIGHT (from garage floor)10'-O" FLOOR HEIGHT (from garage floor)18'-0" PLATE HEIGHT (from garage floor)- 0'-3" T.O.S.9'-O" PLATE HEIGHT (from garage floor)10'-O" FLOOR HEIGHT (from garage floor)18'-0" PLATE HEIGHT (from garage floor)- 0'-3" T.O.S.1212NOTE: MINIMUM CLASS CROOFING MATERIAL ISREQUIRED PER SECTIONR902.1.3 OF THE 2013 CRC.COMP. ROOFING OVER 30#FELT TO MATCH EXISTING1 x 8 HORIZONTAL WOODSIDINGMATCH EXISTING DOOR &WINDOW TRIM (TYP.)1 x 8 HORIZONTAL WOODSIDINGCOMP. ROOFING OVER 30#FELT TO MATCH EXISTINGMATCH EXISTING DOOR &WINDOW TRIM (TYP.)9'-O" PLATE HEIGHT (from garage floor)10'-O" FLOOR HEIGHT (from garage floor)18'-0" PLATE HEIGHT (from garage floor)- 0'-3" T.O.S.All designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401NORTH ELEVATIONSOUTH ELEVATIONSCALE: 14" = 1' - 0"WEST ELEVATIONEAST ELEVATIONSCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0"SCALE: 14" = 1' - 0"
9'-O" PLATE HEIGHT (from garage floor)10'-O" FLOOR HEIGHT (from garage floor)18'-0" PLATE HEIGHT (from garage floor)- 0-3" T.O.S.0'-0" (E) HOUSE 1ST FLOOR11'-0" PLATE HEIGHT18'-2" PLATE HEIGHT11'-8" (E) HOUSE 2ND FLOOR8'-0" HEADER HEIGHT19'-8" HEADER HEIGHT (or 8'-0" from 2nd floor)MAX HEIGHT (Verify)(E) 16:12 ROOF RAFTERS TOBE REPLACED AS NEEDED(N) 5:12 TRUSSGABLE ROOF(N) 11 78" TJI FLOORJOISTS @ 16" O.C.(N) PERIMETER FOUNDATION2 x 8 @ 16" O.C. w/ 34"PLYWOOD SUB-FLOORTEMPORARY FLOORING2 x 8 @ 16" O.C. w/ 34"PLYWOOD SUB-FLOORTEMPORARY FLOORINGEXISTING STRUCTURE TO REMAIN1'-6"11'-7"2'-8"878"1'-434"(N) 12:12TRUSS GABLEROOF16 : 1216 : 125 : 125 : 1216 : 1216 : 123 : 123 : 125 : 125 : 1216 : 1216 : 1216 : 1216 : 1216 : 1216 : 1216 : 1216 : 1212 : 1212 : 1212 : 1212 : 1216 : 1216 : 12All designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401ROOF PLANSCALE: 14" = 1' - 0"SECTION ASCALE: 14" = 1' - 0"
All designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSECLIENT: JOHN BELSHER546 HIGUERA ST.SAN LUIS OBISPO, CA 93401NORCROSS HOUSERESTORATION & ADDITION546 HIGUERA ST.SAN LUIS OBISPO,CALIFORNIA
HIGUERA STREET(N) DRIVEWAY25'-0" MIN. WIDESIDEWALK & CURBREMOVE (2) TREES(N) PALMRE-LOCATED (E) HISTORICAL "RED HOUSE"(N) PROPOSED ADDITION1234536473289(E) PORCH225'-0'10101010(N) LANDING(N) STAIRS25'-0"SEE DET. #2SEE DET. #1EXISTING TREE ( TWO IN FRONT TO BE REMOVED )EXISTING STREET TREEPALM TREEGROUND SHRUBPLANTGROUND COVER1. (N) 6' HT. FENCE2. (N) 3' HT. PICKET FENCE3. (N) GATE4. (N) CONCRETE WALK5. (N) FLAGSTONE PAVERS6. (N) UTILITY SERVICE7. (N) TRASH LOCATION8. (N) BRICK PLANTER9. (N) PAVERS10. (N) CONC. PILASTERS w/ PLASTER2 X 6 REDWOOD CAP2 X 2 REDWOOD PICKETS 4.5" O.C.1 X 1 REDWOOD NAILERS2 X 4 REDWOOD RAIL w/ TAPERED EDGE1 X 6 T&G REDWOOD FENCE BOARDS2 X 4 REDWOOD RAIL w/ TAPERED EDGE1 X 8 REDWOOD KICK BOARD4 X 4 REDWOOD FENCE POST 6'-0" O.C. (TYP.)12" X 18" POST HOLE FILLED w/ CONCRETE6'-0" O.C.3" SPACING6' (TYP.)1'-3"12"18"2 12" PICKETS2" SPACING3'-6" (TYP.)4 X 4 REDWOOD FENCE POST 6'-0" O.C. (TYP.)12" X 18" POST HOLE FILLED w/ CONCRETE1 X 3 REDWOOD PICKET2 X 4 REDWOOD FENCE RAILCOPPER 4 X 4 POST CAP2 X 4 REDWOOD FENCE RAIL2'-6"2'-6"All designs and other information on these drawings are for use onthis specific project and shall not be used otherwise without theexpressed written permission of the Architect.Written dimensions on these drawings shall take precedence overscaled dimensions. Contractors shall verify and be responsible for alldimensions and conditions on this job and this office shall be notifiedin writing of any variations from the dimensions or conditions shownin these drawings.OFSHEETSDATEJOB NO.SHEETSCALECHECKEDDRAWNNORCROSS HOUSE546 HIGUERA ST.CLIENT: JOHN BELSHERSAN LUIS OBISPO, CA 93401LANDSCAPE PLANTING PLANSCALE: 316" = 1' - 0"PLANT LEGENDPLAN KEY NOTES6' WOOD FENCESCALE: 38" = 1' - 0"142" PICKET FENCE2SCALE: 38" = 1' - 0"