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Item 4a. 835 El Capitan (ARCH-0472-2021)
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT SUBJECT: REVIEW OF A NEW 12,872 SF THREE STORY RESIDENTIAL DEVELOPMENT, CONSISTING OF TEN RESIDENTIAL UNITS ASSOCIATED WITH AN EXISTING PLANNED DEVELOPMENT PROJECT KNOWN AS ROADHOUSE MIXED-USE. PROJECT ADDRESS: 835 El Capitan Way BY: Kyle Bell, Associate Planner Phone Number: (805) 781-7524 Email: kbell@slocity.org FILE NUMBER: ARCH-0472-2021 FROM: Shawna Scott, Senior Planner APPLICANT: Matthew Quaglino REPRESENTATIVE: Frances Gibbs RECOMMENDATION Review the proposed project in terms of its consistency with the Community Design Guidelines and provide comments and recommendations to the Community Development Director. 1.0 PROJECT DESCRIPTION AND SETTING The proposed project consists of a new three-story residential development consisting of ten residential units. The proposed project includes the demolition of an existing commercial structure to provide for the new project and includes site improvements such as site access upgrades, and associated landscaping (Attachment A, Project Plans). General Location: The 1.83-acre project site is located near the intersection of El Capitan Way and Broad Street. With direct access from El Capitan Way. The project site has an average cross slope of less than 2%. Zoning and General Plan: Service Manufacturing (C-S) Surrounding Uses: East: (C-S-MU-PD) Mixed-Use West: (C-S-MU-PD) Mixed-Use North: (C-S-S-SP) Auto Shop South: (C-S-MU-PD) Mixed-Use Meeting Date: 11/15/2021 Item Number: 4a Time Estimate: 30 Minutes Figure 1: 835 El Capitan Way Project Site Page 11 of 97 Item 4a 835 El Capitan Way – ARCH-0472-2021 Architectural Review Commission Report – November 15, 2021 2.0 BACKGROUND The project site is located adjacent to the Planned Development known as Roadhouse Mixed-Use. The Planned Development (PD) Overlay was adopted through Resolution No. 9175 (2001 Series) to allow for a mixed-use project at the corner of Broad and El Capitan. The project site is not located within this PD Overlay; however, the proposed development is an extension of the existing mixed-use development and will share access and parking facilities with the existing development. A separate application will be submitted to merge the subject property with the adjacent PD property. 3.0 PROPOSED DESIGN Architecture: Contemporary Design details: Hip-style roofs, gutters and downspouts, decorative columns, covered awnings, balconies, and vertical windows. Materials: Metal roofs and cement plaster siding. Color: Primary color beige, accent colors light and dark beige. 4.0 FOCUS OF REVIEW The Architectural Review Commission’s (ARC’s) role is to review the proposed project in terms of consistency with the Community Design Guidelines and applicable City Standards and 2) provide comments and recommendations to the Community Development Director concerning the proposed project design, focusing on building architecture and layout. Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104 5.0 DESIGN GUIDELINES/DISCUSSION ITEMS The proposed development must be consistent with the requirements of the General Plan, Zoning Regulations, and Community Design Guidelines (CDG). Staff has identified the discussion items below related to consistency with CDG Chapter 2 (General Design Principles), Chapter 3.1 (Commercial Project Design), Chapter 5.4 (Multi-family and Cluster Housing Design), and Chapter 6 (Site Planning and Other Design Details). Figure 2: Elevations; Street view (right), parking lot view (left). Page 12 of 97 Item 4a 835 El Capitan Way – ARCH-0472-2021 Architectural Review Commission Report – November 15, 2021 6.0 PROJECT STATISTICS Site Details Proposed Allowed/Required* Density Units (DU) 19 DU/acre 44 DU/acre Setbacks Street Yard Side Yard 15 feet 66 feet 15 feet 15 feet Highlighted Sections Discussion Items Chapter 2 – General Design Principles §2.1 – Site Design The project site is located on a parcel zoned C-S, with single-family residences to the north and east, and single story commercial directly across El Capitan Way. The ARC should discuss how the project fits in with the best examples of appropriate site design and architecture in the vicinity of the site. Chapter 3 – Section 3.1 (Commercial Project Design Guidelines) §3.1.B.2: Neighborhood compatibility §3.1.C.1: Site planning, consider neighboring development As noted above, the project site is located in an area that demonstrates a variety of land uses and is proximate to structures with varying architectural styles. The proposed project setbacks from adjacent residential development meets or exceeds standard setbacks. The ARC should discuss the project’s proportionality and size, building setbacks and massing, and application of colors and materials relative to the surrounding neighborhood. Chapter 5 – Section 5.4 (Multi-Family and Clustered Housing Design) §5.4.A Site Planning The CDG states that placement of new units should consider the existing character of the surrounding residential area. New development should respect the privacy of adjacent residential uses through appropriate building orientation and structure height, so that windows do not overlook and impair the privacy of the indoor or outdoor living space of adjacent units. The ARC should discuss whether design changes are necessary to improve considerations of preserving privacy of the adjacent existing residential developments. §5.4.C.2 Scale The CDG states that structures with greater height may require additional setbacks at the ground floor level and/or upper levels along the street frontage so that they do not visually dominate the neighborhood. The ARC should discuss the project’s scale and mass and discuss whether design changes are necessary to reduce the perceived scale of the project within the neighborhood. Page 13 of 97 Item 4a 835 El Capitan Way – ARCH-0472-2021 Architectural Review Commission Report – November 15, 2021 Maximum Height of Structures 34.5 feet 35 feet Max Lot Coverage 24% 75% Floor Area Ratio 0.61 1.5 Affordable Housing In-lieu fee On-site or In-Lieu fee Vehicle and Bicycle Parking Number of Vehicle Spaces EV Spaces 83 2 (EV ready) 8 (EV capable) 15 (72 Total) 2 (EV ready) 8 (EV capable) Bicycle Spaces Short-term Long-term 10 70 10 70 Motorcycle Parking 4 4 Environmental Status Categorically exempt from environmental review under CEQA Guidelines section 15332 (In-Fill Development Projects) *2019 Zoning Regulations 7.0 ACTION ALTERNATIVES 7.1 Recommend findings of consistency with the Community Design Guidelines. An action recommending approval of the application based on consistency with Community Design Guidelines will be forwarded to the Community Development Director for final action. This action may include recommendations for conditions to address consistency with the Community Design Guidelines. 7.2 Continue the project to a hearing date certain, or uncertain. An action continuing the application should include direction to the applicant and staff on pertinent issues. 7.3 Recommend findings of inconsistency with the Community Design Guidelines. An action recommending denial of the application should include findings that cite the basis for denial and should reference inconsistency with the General Plan, Community Design Guidelines, Zoning Regulations or other policy documents. 8.0 ATTACHMENTS A – Project Plans Page 14 of 97 No. C-26942T - 1.1TITLE SHEET1825815 FIERO LANE SAN LUIS OBISPO CA 93401 (805) 543-0560835 EL CAPITAN WAY SAN LUIS OBISPO CA 93401NEW APARTMENTQUAGLINO PROPERTIESROADHOUSEMIXED USE DEVELOPMENTSHEET INDEXGENERAL NOTESSYMBOLS11AADIRECTORYNEW APARTMENTROADHOUSE MIXED-USE DEVELOPMENTSAN LUIS OBISPO, CAVICINITY MAPSCOPE OF WORKEXISTING PROJECT ENTITLEMENTLOT LINE ADJUSTMENTEXCEPTION REQUESTPage 15 of 97 No. C-26942T - 1.2PROJECT STATISTICS1825815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560835EL CAPITAN WAYSAN LUIS OBISPOCA 93401NEWAPARTMENTQUAGLINOPROPERTIESROADHOUSEMIXED USE DEVELOPMENTPROJECT SUMMARY (EXIST & NEW PROJECT UNDER CURRENT ZONING)EXISTING PROJECT SUMMARY(ORIGINAL ENTITLEMENT)" '!%# % $" $ $ $ # # !"# " # # !"# " # %!&$&$ # &$%'!!! " " & *-.+% *, )+ **)& !$ " ! $ " # XArchitectJune 2, 2021 "" !..'/-/. "! * ! 024/ ! #' "!.1- " '401-. (302 ! " ) #$! & ! !!302 ! " ) #!% ! " %" #!! ! )! # " " $! & ! )& "#& " ! &! ! ! !!! !!) ! " )3-2)22-)1-34 +$ ! ! ) Page 16 of 97 No. C-26942??1825T - 1.3CONDITIONS OF APPROVALEXISTING ENTITLEMENT815 FIERO LANE SAN LUIS OBISPO CA 93401 (805) 543-0560835 EL CAPITAN WAY SAN LUIS OBISPO CA 93401NEW APARTMENTQUAGLINO PROPERTIESROADHOUSEMIXED USE DEVELOPMENTPage 17 of 97 ROADHOUSENo. C-26942??1825T-1.4PHOTOSEXISTING PROJECT815 FIERO LANE SAN LUIS OBISPO CA 93401 (805) 543-0560825 & 835 EL CAPITAN WAY SAN LUIS OBISPO CA 93401NEW BUILDING & BLDG EXPANSIONQUAGLINO PROPERTIESROADHOUSEMIXED USE DEVELOPMENTPage 18 of 97 No. C-26942??No. C-26942??1825T - 1.5T24 MANDATORY MEASURESGREEN BUILDING NOTES/815 FIERO LANE SAN LUIS OBISPO CA 93401 (805) 543-0560825 & 835 EL CAPITAN WAY SAN LUIS OBISPO CA 93401NEW BUILDING & BLDG EXPANSIONQUAGLINO PROPERTIESROADHOUSEMIXED USE DEVELOPMENTSEALANT VOC LIMITTABLE 4.504.2SEALANTS CURRENTVOC LIMITFORMALDEHYDE LIMITSTABLE 4.504.5PRODUCTCURRENT LIMIT(1)VOC LIMITS FOR ARCH'L COATINGS TABLE 4.504.3COATING CATEGORY VOC LIMIT(2)(3)ADHESIVE VOC LIMITTABLE 4.504.1ARCHITECTURAL APPLICATIONSCURRENT VOC LIMITSPECIALTY APPLICATIONSSUBSTRATE SPECIFIC APPLICATIONS (1) (2)2019 CALGREEN RESIDENTIAL MANDATORY MEASURES)1$- -$ (.$ & ( .),3 -/, -/'' ,3 " $ $" $ !" ! # $ $ /$& $("(0 &)* -/, - D * $, % " !*7>/*,=>;.-/.7.<=;*=287.A=.;28;-88;<*7-.A=.;28;9.=-88;<6><=5262=*2;5.*4*0.=8 !9.;<:>*;./88=8;5.<<@1.7=.<=.-9.;"$ %&! 8;!)!% % D * &$(".7.<=;*=2879;8->,=<*7-.A=.;28;-88;<6><=1*?.*5*+.56..=270=1.;.:>2;.6.7=<8/D *D +$ & ! ,$ . 2. ,$), )),- ( ! 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'% ! %) # !&/,4(05,3,*;90*(3:,9=0*,7(5,34<:;/(=,(40504<4)<:)(99(;05.6- (47:B , # ! '% ! %) # !&/,4(05,3,*;90*(3:,9=0*,7(5,34<:;/(=,(9,:,9=,+:7(*,;6(336>-69;/,05:;(33(;0656-(+6<)3,763,*09*<0;)9,(2,9-69(-<;<9,:63(9,3,*;90*05:;(33(;065&/,9,:,9=,+:7(*,4<:;),7,94(5,5;3@4(92,+(:C69<;<9,%63(93,*;90*DPage 19 of 97 No. C-26942AC - 1SITE PLAN1825815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560835EL CAPITAN WAYSAN LUIS OBISPOCA 93401NEWAPARTMENTQUAGLINOPROPERTIESROADHOUSEMIXED USE DEVELOPMENTSITE PLAN1/16" = 1' - 0"HYDSITE PLAN REFERENCE NOTESSITE NOTESPage 20 of 97 No. C-26942??1825AC - 22019 TOPOGRAPHIC MAP815 FIERO LANE SAN LUIS OBISPO CA 93401 (805) 543-0560835 EL CAPITAN WAY SAN LUIS OBISPO CA 93401NEW APARTMENTQUAGLINO PROPERTIESROADHOUSEMIXED USE DEVELOPMENTPage 21 of 97 CONC LIDPOSSIBLE SEPTICTANKN66°30'54"E389.77'S23°29'06"E 165.00' S23°29'06"E = 09°46'00"R = 984.95'L = 167.89'EL CAPITAN WAYOFFER OF DEDICATION25' 25'126.65'263.12' = 129°29'18"R = 56.00'L = 126.56' = 39°27'39"R = 80.00'L = 55.10'20 20 40208010EXISTING PGE VAULTWLSCREEKOFFEROFDEDICATION20'S0°05'20"E - 1.84'WELLPPDPPPPLOW PT160.84132.00'S23°29'06"E 165.00'132.00'UPUPEXISTINGWOODPLANTER2' HIGH2' HIGHPLANTERWOODEXISTING2' HIGHPLANTERWOODEXISTINGEXISTINGWOOD STEPSEXISTINGASPHALTPARKING LOTPARKING LOTASPHALTEXISTINGEXISTINGASPHALTPARKING LOTBRIDGEABUTMENT36" CONC. PIPEINV. EL: 150.37EXISTINGWALLAPPROX. 1' HIGHWEXISTINGSTONEWALL3' HIGHTRASHEXISTINGSHEDEXISTINGPOLE RET.WALLEXISTINGSIGNDROP INLETLID EL: 160.19INV EL: 157.68EXISTINGFIBERGLASSTANKEXISTINGFENCEENCLUSUREEXISTINGTANKPLANTERPLANTERGATEGATEEXISTINGWOODPLAYSTRUCTURESANDBOXEXISTING BRIDGEEXISTING BRIDGEEXISTINGWOODPLANTER2' HIGHEXISTINGWOODPLANTERRAMPEXISTING WOOD FENCEEXISTING WOODFENCE (FALLEN)EMEXISTING AC DIKEEXISTING AC DIKE36" CONC. PIPEINV. EL: 157.11EXISTINGAC DIKEEXISTINGAC DRIVEEXISTINGAC DIKEEXISTINGWOODRET. WALL1.5' HIGHCREEK BOTTOMCREEK BOTTOMEL CAPITAN WAYWLSBM 10-369EL: 162.96TC EL: 163.20SEWER MANHOLERIM EL: 162.39INV IN: 156.10 S23°21'26"E130.18' MN66°30'54"E80.92' MS23°29'06"E 165.00' M N23°29'06"W 165.00' M N66°30'54"E66.28' MS23°29'06"E 165.00' M N20°11'12"W130.40' MS66°30'54"W345.00' MN66°30'54"E115.07' MN66°30'54"E66.00' M116.51' MN66°30'54"E66.00' MAC DRIVEEXISTING80'-8 3/4"'58'-4"'41'-2 1/2"'42'-6"'28'-0"'12'-0"'8'-5"'8'-0"'14'-2"'15'-9 3/4"'9'-0 1/4"'40'-2"'18'-2"'EXISTING EDGEOF PAVEMENTELEC.RISERSEWER MANHOLERIM EL: 163.00INV IN: 157.8117'-10 3/4"'17'-11"'17'-11 3/4"'17'-10 3/4"'21'-4 3/4"'25' OFFER OF DEDICATIONDOC. NO. 1997-03490925' OFFER OF DEDICATIONDOC. NO. 1997-034907PUE 1828 OR 693375 0R 410, 411462 0R 367514 0R 452PUE 1823 OR 604GREEN PAINT, APPARENTLOCATION OF SEWER LINEBLUE PAINT, APPARENTLOCATION OF WATER MAINORANGE PAINTAPPARENT LOC.OF PHONE LINEYELLOW PAINT,APPARENT LOC.OF GAS LINERED PAINTAPPARENTLOC. OF ELEC. LINESFD 3/4 IPLS 2391EL: 157.96FD 3/4" IP, NO TAGEL: 163.08FD 3/4" IPLS 2391EL: 160.67FD 1/2 IP OPENN20°11'12"W165.27' MENCROACHESAPPROX. 0.70'49'-3 3/4"'125'-8 3/4"'APPROX. CL OF CREEKSTORM DRAINMANHOLERIM EL: 163.07INV EL: 152.26TC EL: 163.02SURVEYS7362 MORRO ROADATASCADERO, CA 805-466-0812 FAX805-466-2445EK 12WILSONLANDKEN WILSONLS 5571COUNTY RECORDER'S STATEMENTFILED THIS DAY OF 19 AT .M. INBOOK OF LICENSED SURVEYS AT PAGE AT THE REQUEST OF KENNETH D. WILSON.COUNTY RECORDER BY: DEPUTYDOCUMENT NO.FEEJAMES MENESEZMATT QUAGLINO101 FB 64M-135, L-065KEN WILSONRELATED JOB NUMBERS:PROJECT DATAPROJECT:DRAWN BY:CHECKED BY:FIELD BOOK REF:JOB NUMBER: DRAWING NAME:CLIENT NAME: J-060N-138L-065TPRECORD OF SURVEYPORTIONS OF LOTS 103 & 104 IN THE SUBURBAN TRACTAS REQUESTED BY: MATT QUAGLINO NOVEMBER 1999 SCALE 1"=40'IN THE CITY OF SAN LUIS OBISPO, COUNTY OF SAN LUIS OBISPOSTATE OF CALIFORNIABASIS OF BEARINGS OF EL CAPITAN PER RFOR THIS SURVEY IS N 66°30'54" E BEING THE CENTERLINESET 5/8" REBAR LS 5571R 18 MB 18FOUND AS NOTEDDD-1 3979 OR 524R-1 5 RS 31LEGEND18 MB 18PARCEL 1PARCEL 3PARCEL 21808/OR/596OF 3979 OR 524OF 3979 OR 524OF 3979 OR 524HELD DD-1ANGLEANGLEHELD DD-1INTINTINT7.12 M&REL CAPITAN WAYBASIS OF BEARINGSINTOLD HIGHWAY 227 R/WNEW HIGHWAY 227 R/WFD 1/2" IPWITH PLUGPER RFD 1" IPLS 2391PER R-2,FD 3/4" IPNO TAGPER R-1HIGHWAY 227FD 3/4" IPLS 2391PER RACCEPTEDSEEDETAILLOT 103LOT 104FOUND BC IN WELL (R)SHEET 1 OF 1THIS MAP HAS BEEN EXAMINED IN ACCORDANCE WITHCOUNTY SURVEYOR RCE 26598 EXPIRES 3-31-04 DAY OF 20SECTION 8766 OF THE LAND SURVEYORS ACT THISCOUNTY SURVEYOR'S STATEMENTWLS1 inch = ft.( IN FEET )GRAPHIC SCALE040 40 8040160200.50'OFFSETEXISTINGBUILDING0.24'0.27'DETAILN.T.S.EL CAPITAN WAY16.15' MTRACT 22483178 OR 5271790 OR 753S179R-2 7 RS 51RS 99-16260.00BM 71162.54FH 131162.50SWRMHLID 132145.90SWRMHLID 133162.66SWRMHLID 134163.06SDMHLID 305165.42WELL 1019164.77WELL 1125167.32SET-1X2-TE1151161.17PHPED 1379160.61FH 1388160.19DILID 1405161.28PHOPED 1407163.06WV 1408163.06WV 1409163.00SMH 1410163.19FH 1738162.39SMHLID1739162.59SMHLID1740160.49WVN84°36'47"EN74°50'47"ES66°30'54"W350.87'S23°29'06"E 165.00'132.00'132.00' N66°30'54"E66.28' M80.92' M116.52' M66.00' M66.00' M&DD-1 S66°30'54"W 344.91' M124.58' M25' 25' 25'730.49' R (IN ERROR) 718.49' CFR&M S65°10'00"W 345.00' DD-1471.13' M132.00' DD-1131.97' MN23°19'05"W M165.00' M&DD-1N24°50'00"W R&DD-1130.00' DD-1132.00' DD-1131.23' M130.18' M198.28' M198.00' DdLOT 103LOT 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EUC06'' EUC35'' EUC14'' EUC30'' EUC06'' EUC04'' EUC08'' EUC50'' EUC24'' EUC16'' EUC07'' EUC07'' EUC60''BASE MULTI PRONG EUC26'' EUC33'' EUC24'' EUC 2 PRONG08'' EUC04'' EUC26'' EUC27'' EUC 3 PRONG63'' EUC36'' EUC07'' EUC05'' EUC30'' EUC06'' EUC40'' BASE EUC MULTI-PRONG19'' EUC06'' EUC35'' BASE EUC MULTI PRONG35'' EUC12'' EUC06'' EUC14'' EUC24'' BASE EUC MULTI PRONG15" EUC 2 PRONG18'' EUC35'' EUC06'' EUC14'' EUC15'' EUC 2 PRONG61'' BASE EUC MULTI PRONG53'' BASE 8 PRONG EUC06'' EUC39'' EUC MULTI-PRONG13'' EUC04'' EUC14'' EUC12'' EUC12'' EUC20'' EUC 9 PRONG18'' EUC24'' EUC10'' EUC10'' EUC07'' TREE16'' EUC60''BASE 5 PRONG EUC11'' EUC12'' EUC20'' EUC13'' WO28'' PINE24'' PINE13'' TREE20'' PINE05'' PINE28'' PINE10'' TREE19'' PINE23'' PINE21'' PINE06'' EUC50'' EUC66'' PINE30'' EUC20'' EUC22'' EUC06'' EUC36'' EUC12'' EUC11'' EUC20'' EUC17'' EUC08'' LO34'' EUC20'' EUC30'' EUC20'' EUC06'' EUC15'' EUC20'' EUC18'' EUC08'' EUC06'' EUC09'' EUC07'' EUC06'' EUC36'' EUC29'' EUC22'' EUC39'' EUC17'' EUC40'' EUC08'' EUC06'' EUC14'' EUC30'' EUC09'' EUC52'' EUC16'' EUC04'' EUC65'' EUC15'' EUC10'' EUC04'' EUC18'' EUC15'' EUC10'' EUC04'' EUC08'' EUC07'' EUC03'' EUC07'' EUC08'' EUC07'' EUC07'' EUC60'' EUC04'' EUC10'' EUC24'' EUC04'' EUC05'' EUC07'' EUC04'' EUC08'' EUC10'' EUC06'' EUC14'' EUC14'' EUC12'' EUC11'' EUC20'' EUC03'' EUC03'' EUC10'' EUC13'' EUC40'' EUC10'' EUC03'' EUC18'' EUC04'' EUC12'' EUC14'' EUC27'' EUC10'' EUC09'' EUC40'' EUC27'' EUC13'' EUC12'' EUC04'' EUC15'' EUC05'' EUC05'' EUC12'' EUC10'' EUC36'' EUC16'' EUC10'' EUC07'' EUC12'' EUC09'' EUC34'' EUC11'' EUC11'' EUC06'' EUC35'' EUC14'' EUC30'' EUC06'' EUC04'' EUC08'' EUC50'' EUC24'' EUC16'' EUC07'' EUC07'' EUC60'' EUC26'' EUC33'' EUC24'' EUC08'' EUC04'' EUC26'' EUC26'' EUC63'' EUC36'' EUC07'' EUC05'' EUC30'' EUC06'' EUC40'' EUC19'' EUC06'' EUC27'' EUC35'' EUC12'' EUC06'' EUC12'' EUC24'' EUC30'' EUC18'' EUC35'' EUC06'' EUC14'' EUC31'' EUC53'' EUC06'' EUC13'' EUC04'' EUC14'' EUC12'' EUC12'' EUC20'' EUC18'' EUC24'' EUC10'' EUC10'' EUC07'' TREE33 CYPRESS6" EUCALYPTUS11" EUCALYPTUS5" EUCALYPTUS12" TREE12" EUCALYPTUS - 7 PRONG(BASE 7' DIAMETER)24" EU 18" EU 18" TR 24" PI 04" EU 12" EU 08" TR 16" TR 10" LO 10" LO 12" EU 06" LO 06" EU 12" SYC 18" SYC 17" SYC 16" JU 07" TR 24" JU 10" JU 06" WIL 24" BA 52" EU 15" BA 10" BA 06" BA 07" BA 33" EU 17" EU 06" BA 06" BA 2"LO30" BASE TR 5 PRONGJPJP10.00N T 20.00NAIL 30.00NAIL 40.00IP DOT 50.00RBR5702 7165.18NAIL 80.00NAIL 90.00CALC 100.00IP DOT 110.00NAIL 130.00NAIL 140.00NAIL 150.00IP DOT 160.00NAIL 170.00IP DOT 180.00RBR5702 190.00IP DOT 210.00NAIL 220.00NAIL 230.00RBR5702 240.00NAIL 250.00NAIL 270.00NAIL 2862.460.0000000.2962.460.0000000.310.00IP DOT 3262.460.0000000.3462.460.0000000.3562.460.0000000.3662.460.0000000.3762.460.0000000.390.00CALC 40169.532X2 410.00PC 430.00. 450.00. 52161.94FL GTR 53162.42FL GTR 54162.48FL GTR 56162.47FL BCR 70161.96FL GTR 72161.71FL END 90159.71BC 91159.42FL CURB 98156.7824RCPFL 99157.16FLARE 100157.17FLARE 101157.84FL 102158.15FL 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162.55162.86163.38162.97162.56162.35161.69161.43161.42161.42161.24161.17161.56161.78162.38162.74163.79163.28163.22162.78162.43162.29161.47162.07161.41161.39161.39161.55161.68162.32162.63162.95162.32162.62162.00162.72160.84162.45162.86162.52161.92162.75162.73162.22161.76162.00161.93161.79161.89161.73160.88161.63161.49161.78161.68161.65161.58161.69161.62161.89161.81162.041269160.90FDSPINDLE 1191160.88SET SPINDLEXISTINGHOUSEGARAGEEXISTING HOUSE165.79EXISTINGBLDGEXISTING BLDGEXISTING BUILDINGEXISTINGBUILDINGEXISTING LEANTOSTRUCTUREFF EL: 161.63FF EL: 161.30WOOD FRAMESINGLE STORYSHEDSHEDSHEDEXISTINGHOUSESHEDSHEDSHEDBUILDINGEXISTING S66°30'54"W M345.00' M&DD-1 S23°21'26"E130.18' M N20°11'12"W M&R165.27' M TO CLS23°29'06"E M 165.00' M&DD-1 TO CL N23°29'06"W M 66.28' MN66°30'54"E M&R S23°29'06"E M 66.00' M&DD-1115.07' M66.28' M130.40' M&R25.04' M S24°50'00"E DD-1 165.00' M&DD-1 TO CL 165.00' M&DD-1 TO CL 140.23' M TO R/W S65°10'00"W DD-1 S24°50'00"E 130.00' DD-1 S24°50'00"E DD-1 S24°50'00"E DD-1 25'66.00' M66.28' M N66°30'54"E165.00' M&DD-1 TO CL S24°50'00"E DD-1 N23°29'06"W M 140.00' M TO R/W 140.00' M TO R/W 140.00' M TO R/W 1 6 5 162 1 63 163 1621581591591601601611651651651651661661 6 8169170 1741 6 9165170165 162162163164170165FENCE1 66166 1641 64 164WELLEDGE OF ADDTOPOPHONE PEDGAS METERCORNER CONCRETEEL=163.36TOP 160155150150155160155150150155160155155160160155155155160155160160PATCHED ACEDGE OF PAVEMENTHIGHWAY 227xxxxxxxxxxxx x x xxx 50'514 OR 452ACCESS EASEMENTOHOHOHOHOHOHOHOHOHSO H O H O H O H OH OHOHSSSSSSSSSSSSSSSSSS0H0H0H0H0HGGGGGGGGGGG GMGVDYHWDYHWVWVDYHWWWWWWWWWWWWVPNo. C-26942??1825AC - 3TOPOGRAPHIC MAP1999 PRE-DEVELOPMENT815 FIERO LANE SAN LUIS OBISPO CA 93401 (805) 543-0560835 EL CAPITAN WAY SAN LUIS OBISPO CA 93401NEW APARTMENTQUAGLINO PROPERTIESROADHOUSEMIXED USE DEVELOPMENTFOR REFERENCE ONLYPage 22 of 97 No. C-26942AC - 4SITE SECTIONS1825815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560835EL CAPITAN WAYSAN LUIS OBISPOCA 93401NEWAPARTMENTQUAGLINOPROPERTIESROADHOUSEMIXED USE DEVELOPMENTBSITE SECTION1/16" = 1' - 0"ASITE SECTION1/16" = 1' - 0"Page 23 of 97 16316416216316316311111DATE SIGNEDSIGNATUREwww.wallacegroup.usPLANNINGCONSTRUCTION MANAGEMENTLANDSCAPE ARCHITECTUREMECHANICAL ENGINEERINGPUBLIC WORKS ADMINISTRATIONSURVEYING / GIS SOLUTIONSWATER RESOURCES0123DESIGNERS:DRAWING NO.DATE:DRAWN BY:JOB #:OF1234ABCD123455Copyright © Wallace Group, a CaliforniaCorporation. All rights reserved. Copies of thisdrawing shall have this notice.These plans and specifications, and the ideas anddesigns incorporated herein, are instruments ofservice prepared for the construction of work shownhereon and shall not be used in whole or in part forany other project without written authority of WallaceGroup, a California Corporation.®2009QUAGLINO PROPERTIESROADHOUSE MIXED USE39/8/20211475-03BDHCPK/WESSHEETSDEMOLITION PLANC-2.1 1FILE NAME: 1475-03 DEMO.DWGEXIST BUILDINGEXIST BUILDING002040(IN FEET)10GRAPHIC SCALE1 IN = 20 FTREFERENCE NOTES101REMOVE EXIST BUILDING102REMOVE EXIST CURB103REMOVE EXIST CONCRETE104 REMOVE EXIST WOOD FENCE105 REMOVE EXIST CURB AND GUTTER106 REMOVE EXIST UTILITY SHED107 REMOVE EXIST TREE108 REMOVE EXIST CONCRETE CURB ISLAND109 REMOVE EXIST WOODEN WALL110 REMOVE EXIST UTILITY SHED111REMOVE EXIST ASPHALT112REMOVE EXIST STORM DRAIN113REMOVE EXIST STORM DRAIN INLET114EXIST TREE PROTECT IN PLACE115 EXIST TRANSFORMER PROTECT IN PLACE116EXIST CURB PROTECT IN PLACE117EXIST APPROXIMATE AREA OF FORMER LEACH FIELDABANDONED APPROXIMATELY 2010 TO BE REMOVEDPER COUNTY REQUIREMENTS118EXIST CITY METER MONITORING WELL TO BEREMOVED119REMOVE EXIST WELL120APPROXIMATE LOCATION OF FORMER SEPTIC TANKREMOVED APPROXIMATELY 2010121 EXIST WELL PROTECT IN PLACENo. 80124DEMOLITION AREACURB REMOVALLEGEND121EXIST BUILDING101103107107109104105102107102105107108102114116116114104115110102114105112113117118119120GPage 24 of 97 GM1631616361636163616363163616361636163616361646164116416416441644164641646164616446331636363161616161631616361636161633331636333331111111116361163616361164416464641616161616416164616461616FFFF: 164.14FF: 1641.50%%%00%%3.16%3316%%%16%3.32.71%1.17%0.57%1.60%1.49%10.59%%%%163.53 TC1116163.03 FLFS: 162.56163.99 TC1111TCTCTCTCTCTCTCTCTC3993993993.993993993993993999969TC63399T199TCC163.49 FLFLFLFLFLFLFLFLFLFL3.493493.493.493.493.493493493493499FLL4FLLL4949FL3316311111116163.75 TCCC163.25 FL163.13 TC3CCCC162.63 FL26163.79 TC11163.29 FL163.57 TC35757516663.07 FL6616161616616316167FL16666366Ex TC: 163.04Ex TC: 163.24EEE1163.20 TC162.70 FL163.45 TC162.95 FL163.52 TCTC163.02 FL163 0162.79 Ex TC162.29 Ex FLFL163.91 Ex TC163.41 Ex FLFLTG: 162.000000000FS: 162.71711111112771TG: 162.055.30%55FS: 163.471636363636363161616S: 161S: 161S: 1S: 1S: 1:16111:16:16:16S6363347FSS6667F63634FSS1F1.50%%.50%%0%1151.08%FS: 162.80FS: 1 162FS: 163.92FS: 163.916S:FSFS Ex TC: 164.000Ex TC: 163.79xEx TC: 164.2222S: 162.861GMGMS: FSFSFSFSSSGMFS: 163 9933.9939999163.99163333999FS: 1639999TG: 162.54254444544444163.03 TC162.53 FLFS: 163.5963FS: 163.53FS: 163.07FS: 163.3111163.28 TC162.78 FL1.13%1%%%%1331.13%1%%113%11331.13%1%13%%131.111163.53 TC53 TC163.03 FL163.32 TC1162.82 FL161611616163.25 TCCCCCC162.75 FL63.30 TC30C0T303.3TCTCT300C163636363162.80 FL1FL0F816080L620F680FLFL11FS: 162.536333353FS: 162.6666666626FSFS:16163.60 TC163.10 FL163.43 TC162.93 FL163.57 TC3.07 FLL163163.007 FFLL3.36 TCCCCCCCCC3TC6363C6TCC36T1631111111163111113113631111111111162.86 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TC: 163.78EEE EEEEEEx TC: 163.74xEx TC: 163.700.72%%72%%070.53%%%%%%%0.00.0000.0.0.%53%%353%Ex TC: 163.686Ex TC: 163.64EEx TC: 163.63E163.43 TC36343316111162.93 FL3F1293 3F16212Ex TC: 163.62TCC:Ex TC: 163.43EExEx4EExEx33434333333333333Ex TC: 163.55xEx TC: 163.44Ex TC: 163.42Ex TC:xTEEx::CC61:Ex TC: 163.06EEET1.50%5%0110%%%1.50%0%1005%55FF:FF:FF: 164.1FF: 164.14.144.144464FF: : : 164: 16464.1641111411114%3.1.12.94%1.56%%%%%%%66616%58.33%883%383%%8%8383FS: 1636363.0063.00636363636350%%0%%0%1.5001550115005FS: 163.50FSFSFSFFSFSFS1116316363.563.53.503.505050S: S: 1S1S11S11111111111FFFFFSFSFSFSFFFFFS: 164.07074074074074074070.46%463.32 TCTCTCTCTCTC16162.82 FLLLLLL162623.40%3.80%0.58%EG: 162.686EG: 162.63EFL: 162.64FS: 162.69FSFL: 162.56FS: 162.64EG: 162.55FL: 162.47FLFS: 162.56FS: 1EG: 162.45FL: 162.37Ex TC: 164.32DDDDSDDSSDDDDDSDSSDDSDDSDDSDDDSDDSDDDDSSDDSDSDDSDSDS96363 31FSSSSSSS116316FS: 16FSS:SS16FS62533DATE SIGNEDSIGNATUREwww.wallacegroup.usPLANNINGCONSTRUCTION MANAGEMENTLANDSCAPE ARCHITECTUREMECHANICAL ENGINEERINGPUBLIC WORKS ADMINISTRATIONSURVEYING / GIS SOLUTIONSWATER RESOURCES0123DESIGNERS:DRAWING NO.DATE:DRAWN BY:JOB #:OF1234ABCD123455Copyright © Wallace Group, a CaliforniaCorporation. All rights reserved. Copies of thisdrawing shall have this notice.These plans and specifications, and the ideas anddesigns incorporated herein, are instruments ofservice prepared for the construction of work shownhereon and shall not be used in whole or in part forany other project without written authority of WallaceGroup, a California Corporation.® QUAGLINO PROPERTIESROADHOUSE MIXED USE39/8/20211475-03BDHCPK/WESSHEETSPRELIMINARY GRADING PLANC-3.12FILE NAME: 1475-03 GRAD.DWGOPROPOOOOSOSSED BUILDINSED BUILDINNGNGNo. 80124001020(IN FEET)5GRAPHIC SCALE1 IN = 10 FTEXIST 12" SDEXIST 12" SD12" SDEXIST 12" SDSEXIST SD INLETXEETEEXIST SD INLETS3' FIRST DEFENSE STORMWATERATEE STREATMENT DEVICEEEV2' VALLEY GUTTER, TYP.LLEYGUUTTTERRTYPASPHALT, TYP.LPROPOSED ASAPROPOSED CONCRETE, TYP.REEEEEERRRCCCCCCCCONCONNCONONONONNCNCNCRPOOOEDNREETPRPPSOOCTRPOSDOCRREY.ROODNEROOF DRAINSYSTEMPage 25 of 97 JPJPJPGMGWVWVWVFHJFHHFHFHHHFHHFHPPPGMGFHFHDATE SIGNEDSIGNATUREwww.wallacegroup.usPLANNINGCONSTRUCTION MANAGEMENTLANDSCAPE ARCHITECTUREMECHANICAL ENGINEERINGPUBLIC WORKS ADMINISTRATIONSURVEYING / GIS SOLUTIONSWATER RESOURCES0123DESIGNERS:DRAWING NO.DATE:DRAWN BY:JOB #:OF1234ABCD123455Copyright © Wallace Group, a CaliforniaCorporation. All rights reserved. Copies of thisdrawing shall have this notice.These plans and specifications, and the ideas anddesigns incorporated herein, are instruments ofservice prepared for the construction of work shownhereon and shall not be used in whole or in part forany other project without written authority of WallaceGroup, a California Corporation.® QUAGLINO PROPERTIESROADHOUSE MIXED USE39/8/20211475-03BDHCPK/WESSHEETSPRELIMINARY UTILITY PLANC-4.13FILE NAME: 1475-03 UTIL.DWGEXISTING BUILDINGEXISTING BUILDINGNEW BUILDIDINGGLDINDINILDINLDINDINILDINNEW BUILDINEW BUILDINEWNEWNNNNo. 80124REFERENCE KEYNOTESNCE KEYNOTES100100WATER101EXIST 8" WATER MAIN102EXIST FIRE HYDRANT103CONNECT TO EXIST WATER MAIN PER CITY OF SLO STDDETAIL 63301042" POLYETHYLENE WATER SERVICE LATERAL AND 1.5"WATER METER PER CITY OF SLO STD DETAIL 6220105DOUBLE CHECK BACKFLOW PREVENTER WITH FIREDEPARTMENT CONNECTION PER CITY OF SLO STDDETAIL 64201064" FIRE LINE PER CITY OF SLO STD DETAIL 6530107EXIST COMMERCIAL WATER METER108EXIST RESIDENTIAL WATER METER109EXIST WELL TO BE USED FOR SITE IRRIGATION200200SEWER201EXIST 8" SEWER MAIN202CONNECT TO EXIST SEWER CLEANOUT2034" HDPE SEWER LATERAL PER CITY OF SLO STD DETAIL6810204 EXIST 4" SEWER LATERAL101101101101101101101101101101101101101101101101101101101101101101101101101102102102102102102102102102102102102102102102102102102102102102102102102102103103103103103103103103103103103103103103103103103103103103103103103103103104104104104104104104104104104104104104104104104104104104104104104104104104105105105105105105105105105105105105105105105105105105105105105105105105105201201201201201201201201201201201201201201201201201201201201201201201201201202202202202202202202202202202202202202202202202202202202202202202202202202203203203203203203203203203203203203203203203203203203203203203203203203203002040(IN FEET)10GRAPHIC SCALE1 IN = 20 FT1061061061061061061061061061061061061061061061061061061061061061061061062042042042042042042042042042042042042042042042042042042042042042042042042041051051051051051051051051051051051051051051051051051051051051051051051051051081081081081081081081081081081081081081081081081081081081081081081081081080710700107100000071000071000107001070010700107001070010700107070771000107001077100007710010700077100107701077010770107701077010770107701077010701070107701070109109109109109109109109109109109109109109109109109109109109109109109109109Page 26 of 97 Page 27 of 97 No. C-26942A - 1.1FLOOR PLANS1825815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560835EL CAPITAN WAYSAN LUIS OBISPOCA 93401NEWAPARTMENTQUAGLINOPROPERTIESROADHOUSEMIXED USE DEVELOPMENTFIRST FLOOR PLAN1/8" = 1' - 0"SECOND FLOOR PLAN1/8" = 1' - 0"THIRD FLOOR PLAN1/8" = 1' - 0"Page 28 of 97 No. C-26942A - 1.2EXTERIOR ELEVATIONS1825815 FIERO LANESAN LUIS OBISPOCA 93401(805) 543-0560835EL CAPITAN WAYSAN LUIS OBISPOCA 93401NEWAPARTMENTQUAGLINOPROPERTIESROADHOUSEMIXED USE DEVELOPMENTEXTERIOR ELEVATIONS1/8" = 1' - 0"ELEVATION REFERENCE NOTESPage 29 of 97 " /""1&."!+ + %""/-+'" /(&"*/ %""/+*/"*/. ! '" # " ! Page 30 of 97 " /""1&."!+ + %""/-+'" /(&"*/ %""/+*/"*/. ! '" # " ! '%# !#& % & $ % ! # %"!$%"# !% %Page 31 of 97 Page 32 of 97