HomeMy WebLinkAbout02-07-2022 ARC Agenda Packet
Architectural Review Commission
AGENDA
Monday, February 7, 2022, 5:00 p.m.
Teleconference - Broadcast via Webinar
Pursuant to Executive Orders N-60-20 and N-08-21 executed by the Governor of California, and
subsequently Assembly Bill 361, enacted in response to the state of emergency relating to novel
coronavirus disease 2019 (COVID-19) and enabling teleconferencing accommodations by
suspending or waiving specified provisions in the Ralph M. Brown Act (Government Code § 54950 et
seq.), commissioners and members of the public may participate in this regular meeting by
teleconference.
Using the most rapid means of communication available at this time, members of the public are
encouraged to participate in Architectural Review Commission meetings in the following ways:
Remote Viewing - Members of the public who wish to watch the meeting can:
View the Webinar:
URL: https://slocity-
org.zoom.us/j/89406699547?pwd=RDFsbzVXdlhwTTluZndubkJqTGZpdz09
Telephone Attendee: +1 (669) 900-6833
Webinar ID: 894 0669 9547; Passcode: 295991
Note: The City utilizes Zoom Webinar for public meetings. All attendees will enter the
meeting muted. Prior to joining the meeting, consider reviewing the following tutorials:
Joining a Zoom Meeting, Zoom Audio & Video Basics, Basic In-Meeting Navigation
Public Comment - Public comment can be submitted in the following ways:
Mail or Email Public Comment
Received by 3:00 PM on the day of meeting - Can be submitted via email to
advisorybodies@slocity.org or U.S. Mail to City Clerk at 990 Palm St. San Luis Obispo,
CA 93401. All emails will be archived/distributed to Commissioners, however, submissions
after 3:00 p.m. on the day of the meeting may not be archived/distributed until the
following day. Emails will not be read aloud during the meeting.
Verbal Public Comment
In Advance of the Meeting – Call (805) 781-7164; state and spell your name, the agenda
item number you are calling about and leave your comment. The verbal comments must
be limited to 3 minutes. All voicemails will be forwarded to the Commissioners and saved
as Agenda Correspondence. Voicemails will not be played during the meeting.
During the meeting – Join the webinar (instructions above). Once public comment for the
item you would like to speak on is called, please raise your virtual hand, your name will be
called, and your microphone will be unmuted. If you have questions, contact the office of
the City Clerk at cityclerk@slocity.org or (805) 781-7100.
Pages
1.CALL TO ORDER
Chair Withers will call the Regular Meeting of the Architectural Review
Commission to order.
2.PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
The public is encouraged to submit comments on any subject within the
jurisdiction of the Architectural Review Commission that does not appear on this
agenda. Although the Commission will not take action on items presented during
the Public Comment Period, the Chair may direct staff to place an item on a
future agenda for discussion.
3.CONSENT
Matters appearing on the Consent Calendar are expected to be non-
controversial and will be acted upon at one time. A member of the public may
request the Architectural Review Commission to pull an item for discussion. The
public may comment on any and all items on the Consent Agenda within the
three-minute time limit.
Recommendation:
To approve Consent Item 3a.
3.a.CONSIDERATION OF MINUTES - DECEMBER 6, 2021
ARCHITECTURAL REVIEW COMMISSION MINUTES
5
Consideration of the Architectural Review Commission Minutes of
December 6, 2021.
4.PUBLIC HEARINGS
Note: The action of the Architectural Review Commission is a recommendation
to the Community Development Director, another advisory body, or to City
Council and, therefore, is not final and cannot be appealed.
4.a.2406 & 2414 JOHNSON (ARCH-0383-2021) REVIEW OF TWO, NEW,
PRE-MANUFACTURED SINGLE-UNIT RESIDENCES AND A PRE-
MANUFACTURED ACCESSORY DWELLING UNIT ON TWO
SEPARATE LOTS WITH SHARED DRIVEWAY ACCESS
9
Recommendation:
Review the proposed project in terms of consistency with the City’s
Community Design Guidelines (CDG) and provide a recommendation to
the Community Development Director.
5.COMMENT AND DISCUSSION
5.a.STAFF UPDATES AND AGENDA FORECAST
Receive a brief update from Senior Planner Shawna Scott.
6.ADJOURNMENT
The next Regular Meeting of the Architectural Review Commission meeting is
scheduled for March 7, 2022 at 5:00 p.m. via teleconference. The Regular
Meeting of February 21, 2022 will be cancelled due to observance of the
President's Day holiday.
LISTENING ASSISTIVE DEVICES are available -- see the Clerk
The City of San Luis Obispo wishes to make all of its public meetings accessible
to the public. Upon request, this agenda will be made available in appropriate
alternative formats to persons with disabilities. Any person with a disability who
requires a modification or accommodation in order to participate in a meeting
should direct such request to the City Clerk’s Office at (805) 781-7100 at least
48 hours before the meeting, if possible. Telecommunications Device for the
Deaf (805) 781-7410.
Agenda related writings or documents provided to the Architectural Review
Commission are available for public inspection on the City’s website:
http://www.slocity.org/government/advisory-bodies. Meeting video recordings
can be found on the City’s website:
http://opengov.slocity.org/weblink/Browse.aspx?startid=26289&row=1&dbid=1
1
Architectural Review Commission Minutes
December 6, 2021, 5:00 p.m.
Teleconference - Broadcast via Webinar
Architectural Review
Commissioners
Present:
Commissioner Michael DeMartini, Commissioner Brian Pineda,
Commissioner Allen Root, Commissioner Micah Smith, Vice
Chair Ashley Mayou, Chair Christie Withers (one vacant seat)
City Staff Present: Senior Planner Shawna Scott, Deputy City Clerk Megan Wilbanks
_____________________________________________________________________
1. CALL TO ORDER
A Regular Meeting of the San Luis Obispo Architectural Review Commission was
called to order on December 6, 2021 at 5:03 p.m. by Chair Withers with
Commissioners present via teleconference.
2. PUBLIC COMMENT FOR ITEMS NOT ON THE AGENDA
Public Comment:
None
--End of Public Comment--
3. CONSENT
Motion By Chair Withers
Second By Commissioner Smith
To approve Consent Item 3a.
Ayes (4): Commissioner Pineda, Commissioner Smith, Vice Chair Mayou, and
Chair Withers (one vacant seat)
Absent (3): Commissioner DeMartini, and Commissioner Root
CARRIED (4 to 0)
3.a CONSIDERATION OF MINUTES - NOVEMBER 1, 2021 AND NOVEMBER
15, 2021 ARCHITECTURAL REVIEW COMMISSION MINUTES
Approve the Architectural Review Commission Minutes of November 1,
2021 and November 15, 2021.
Page 5 of 38
2
Commissioners DeMartini and Root joined the meeting at 5:06 p.m.
4. PUBLIC HEARINGS
4.a 55 BROAD ST. (ARCH-0386-2020) CONTINUED REVIEW OF A NEW
79,492 SF, THREE TO FOUR STORY PROJECT WITHIN THE
PLANNED DEVELOPMENT OVERLAY FOR THE RESIDENTIAL CARE
FACILITY KNOWN AS THE VILLAGES
Associate Planner Kyle Bell presented the staff report and responded to
Commission inquiries.
Applicant representatives, Jay Blatter, Jan Hockhouser, Patrick Smith, and
Jim Burrows provided a brief overview of the project and responded to
questions raised.
Chair Withers opened the public hearing.
Public Comments:
None
--End of Public Comment--
Chair Withers closed the public hearing.
Motion By Commissioner Smith
Second By Commissioner Root
Find the proposed project consistent with the Community Design
Guidelines and Sign Regulations, and provide the following
recommendations to the Planning Commission for approval:
Consider a material change to the material of the wainscoting on the
base of Building A - veering and cap to add more authenticity.
Consider a plane change on Building A such as adding a smooth
surface like faux stone, cast concrete, or incorporate matching tile
Ayes (6): Commissioner DeMartini, Commissioner Pineda, Commissioner
Root, Commissioner Smith, Vice Chair Mayou, and Chair Withers (one
vacant seat)
CARRIED (6 to 0)
Page 6 of 38
3
5. COMMENT AND DISCUSSION
5.a STAFF UPDATES AND AGENDA FORECAST
Senior Planner Shawna Scott provided an update of upcoming projects.
6. ADJOURNMENT
The meeting was adjourned at 6:00 p.m. The Architectural Review Commission
will hold a Special Meeting on January 24, 2022 at 5:00 p.m.
The next Regular Meeting of the Architectural Review Commission meeting is
scheduled for February 7, 2022 at 5:00 p.m. via teleconference.
_________________________
APPROVED BY ARCHITECTURAL REVIEW COMMISSION: XX/XX/202X
Page 7 of 38
Page 8 of 38
City of San Luis Obispo, Council Memorandum
City of San Luis Obispo
Architectural Review Commission
Staff Agenda Correspondence
DATE: February 3, 2022
TO: Chair and Commissioners
FROM: Rachel Cohen, Associate Planner
VIA: Shawna Scott, Senior Planner
SUBJECT: ITEM 4.a - 2406 & 2414 JOHNSON (ARCH-0383-2021) REVIEW OF TWO,
NEW, PRE-MANUFACTURED SINGLE-UNIT RESIDENCES AND A PRE-
MANUFACTURED ACCESSORY DWELLING UNIT ON TWO SEPARATE
LOTS WITH SHARED DRIVEWAY ACCESS
Staff was made aware that the water calculation tables shown on Sheet L -2 (Attachment
A, Project Plans) were not legible. The attached document provides a clear and legible
version of the tables.
Page 9 of 38
Page 10 of 38
Page 11 of 38
Page 12 of 38
ARCHITECTURAL REVIEW COMMISSION AGENDA REPORT
SUBJECT: 2406 & 2414 JOHNSON (ARCH-0383-2021) REVIEW OF TWO, NEW , PRE-
MANUFACTURED SINGLE-UNIT RESIDENCES AND A PRE-MANUFACTURED
ACCESSORY DWELLING UNIT ON TWO SEPARATE LOTS WITH SHARED
DRIVEWAY ACCESS
BY: Rachel Cohen FROM: Shawna Scott
Phone Number: 805-781-7574 Phone Number: 805-781-7176
Email: rcohen@slocity.org Email: sscott@slocity.org
APPLICANT: Jeffrey Spevack REPRESENTATIVE: Tim Becher
RECOMMENDATION
Review the proposed project in terms of consistency with the City’s Community Design
Guidelines (CDG) and provide a recommendation to the Community Development
Director.
1.0 PROJECT DESCRIPTION AND SETTING
The applicant is proposing two, new,
pre-manufactured single-unit
residences on two separate lots that
share driveway access. Parcel 1
would contain a 3-bedroom unit with a
separate 2-bedroom ADU structure
(subject to state standards) (see
Attachment A, Project Plans). Parcel
3 would also contain a 3-bedroom
residential unit that matches the
structure on Parcel 1. Both housing
sites are proposing tree removals and
replacements as shown in the
associated landscape plans.
Location: 2406 & 2414 Johnson Avenue.
Parcel Sizes: Parcel 1 - 0.4 acre; Parcel 3 - 0.25 acre
Access: Both parcels are accessed from Johnson Avenue by a common driveway
Site Condition: Vacant
Zoning: R-1 (Low density residential)
General Plan: Low density residential
Surrounding Uses:
East: Single family residential development
West: Johnson Ave.
North: Single family residential development
South: Single family residential development
Meeting Date: 2/7/2022
Item Number: 4a
Time Estimate: 30 minutes
Figure 1: Subject Properties
2406
(Parcel 3)
2414
(Parcel 1)
Page 13 of 38
Item 4a
ARCH-0383-2021
Architectural Review Commission Report – February 7, 2022
2.0 PROPOSED DESIGN
Architecture: Single story structures with craftsman elements.
Design Details: Vertical and horizontal siding, gable roofs, porches, craftsman style door,
column features, and window trim.
Materials: Hardipanel siding, Harditrim, and Hardiplank lap siding (see Attachment B)
Colors: Pale green, whites, and grays (see Attachment B)
3.0 BACKGROUND & PREVIOUS REVIEW
September 18, 2009: the Hearing Officer approved a tentative parcel map creating three
lots from one lot.
October 28, 2009: the Planning Commission reviewed an appeal of the of the subdivision
and denied the appeal and upheld the Hearing Officer’s decision.
January 5, 2010: the City Council reviewed an appeal of the Planning Commission’s
decision and denied the appeal and upheld the Hearing Officer ’s decision. The City
Council included additional development standards in the conditions of approval as a part
of upholding the approval (Resolution No. 10140 (2010 Series), PDF page 140).
4.0 FOCUS OF REVIEW
The ARC’s role is to:
1. Review the project in terms of its consistency with the Community Design
Guidelines (CDG), and
2. Provide comments and recommendations to the Community Development
Director.
Community Design Guidelines: https://www.slocity.org/home/showdocument?id=2104
5.0 COMMUNITY DESIGN GUIDELINES / DISCUSSION ITEMS
The proposed development must be consistent with the requirements of the CDG. Staff
has not identified any discussion items or concerns related to consistency with the CDG
Chapter 2 (General Design Principles), Chapter 5 (Residential Project Design), and
Chapter 6 (Site Planning and Other Design Details) (see Attachment A, Project Plans).
Page 14 of 38
Item 4a
ARCH-0383-2021
Architectural Review Commission Report – February 7, 2022
6.0 PROJECT STATISTICS
Table 1: Site Details for Parcel 1
Site Details Proposed Allowed/Required*
Setbacks
Front
Side
Side
Northwest side
Rear
> 20 feet (flag lot)
5 feet
5 feet
10 feet
10 feet
20 feet
5 feet
5 feet
10 feet**
5 feet
Maximum Height of Structures
14.5 feet (does not
exceed 406-foot
elevation)
Not to exceed 406-
foot elevation**
F.A.R. 0.11 0.4
Number of Vehicle Spaces 3 3**
*2019 Zoning Regulations
**Reso No. 10140 (2010 Series))
Table 2: Site Details for Parcel 3
Site Details Proposed Allowed/Required*
Setbacks
Front
Side
Side
Rear
20 feet 8.5 inches
20 feet
27 feet 8 inches
16 feet 1 inch
20 feet
5 feet
5 feet
5 feet
Maximum Height of Structures 15.5 feet 25 feet
F.A.R. 0.18 0.4
Number of Vehicle Spaces 3 3**
*2019 Zoning Regulations
**Reso No. 10140 (2010 Series))
Figure 2: West Elevation
Page 15 of 38
Item 4a
ARCH-0383-2021
Architectural Review Commission Report – February 7, 2022
Environmental Status: The project is categorically exempt from environmental review
under Class 32, 15332 (In-Fill Development Projects).
7.0 ACTION ALTERNATIVES
7.1 Recommend findings of consistency with the CDG. An action recommending
approval of the application based on consistency with the CDG will be forwarded
to the Community Development Director for final action. This action may include
recommendations for conditions to address consistency with the CDG.
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 CDG. An action recommending
findings of inconsistency 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 (ARCH-0383-2021)
B - Project Materials and Colors (ARCH-0383-2021)
Page 16 of 38
T-1 PROJECT DESCRIPTION; PROJECT
AREAS; CONDITIONS
A-1 UNITS A, B: PLAN & ELEVATIONS
A-2 A.D.U. PLAN & ELEVATIONS
A-3 EXISTING S.F.R. ELEVATIONS
L-1 PRELIMINARY LANDSCAPE PLAN
L-2
C-1.1
ATLAS CIVIL DESIGN SHEETS:
IRRIGATION PLAN
T-2 PROPOSED SITE PLAN; SITE
SECTIONS
GRADING & IMPROVEMENT PLAN
PARCEL 1-STORM DRAIN &
CROSS SECTIONS
C-2.1
PRECISE GRADING PLAN-ADUC-2.2
C-3.3 PRECISE GRADING PLAN-SFR UNIT A
PARCEL 3-STORM DRAIN &
CROSS SECTIONS
C-4.1
C-4.2 PRECISE GRADING PLAN-SFR UNIT B
RETAINING WALL PROFILEC-5.1
DETAILSC-6.1
C-7.1 COMPOSITE UTILITY PLAN
C-8.1 EROSION CONTROL PLAN
JIM HOMER LANDSCAPE DESIGN SHEETS:
1. NEW 3-BR. S.F.R. MANUFACTURED HOME AND 2-BR. A.D.U.
MANUFACTURED HOME ON EXISTING VACANT PARCEL WITH DRIVEWAY,
PARKING, PATIOS, WALKWAYS & LANDSCAPING AT PARCEL 1
2. NEW 3-BR. S.F.R. MANUFACTURED HOME ON EXISTING VACANT PARCEL,
WITH PATIO, WALKWAY & LANDSCAPING AT PARCEL 3
3. TREE REMOVAL & REPLACEMENT; STREET TREES; GRADING AS
REQUIRED; FENCING, LANDSCAPING & IRRIGATION SYSTEMS
PARCEL 1: 2406 JOHNSON AVE.
SAN LUIS OBISPO, CA
APN 003-703-072
PARCEL 3: 2414 JOHNSON AVE.
SAN LUIS OBISPO, CA
APN 003-703-074
ZONING: R1
OCCUPANCY CLASS: R-3
BUILDING TYPE: V-B,
SPRINKLERED
UNITS A & B: MODEL #3845 CTB; A.D.U.: MODEL #K610CTB
SKYLINE HOMES, 499 W. ESPLANADE AVE., SAN JACINTO, CA 92583
DESIGNATION
PARCEL 1
UNIT A
COVERED PORCH
PORCH & STEPS (<30")
A.D.U.
COVERED PORCH (<30")
PORCH & STEPS (<30")
DECK
LOT 1
EASEMENTS
PARCEL 3
UNIT B
COVERED PORCH
PORCH & STEPS (<30")
HARDSCAPE, PARCEL 1, UNIT A
HARDSCAPE, PARCEL 1, A.D.U.
HARDSCAPE, PARCEL 3, UNIT B
DRIVEWAY, PARKING & ACCESS, PARCEL 1
DRIVEWAY, PARKING & ACCESS, PARCEL 3
STEPS & SECONDARY PORCHES, TOTAL
LANDSCAPE, PARCEL 1
LANDSCAPE, PARCEL 3
FLOOR AREA RATIO, PARCEL 1
FLOOR AREA RATIO, PARCEL 3
AREA (SQ. FT.)
(.4 Acre) 17382
1923
41
41
971
80
47
80
120
(5170)
(.25 Acre) 10914
1923
41
41
755
305
1194
1933
624
87
2906
2390
0.11
0.18
JEFFREY SPEVACK
2410 JOHNSON AVE.
SAN LUIS OBISPO, CA 93401
tel. 805.423.2335
PARCEL 1 (17% slope): 4 D.U. x .4 (Ac.) = 1.75; 2 D.U. ALLOWED FOR LOT 1
PARCEL 3 (13.5% slope): 7 D.U. x .25 (Ac.) = 1.6; 2 D.U. ALLOWED FOR LOT 3
PARCEL 1, UNIT A, UNCOVERED
PARCEL 1, A.D.U., UNCOVERED
PARCEL 3, UNIT B, UNCOVERED
2+1
0
2+1
SPACES
1) PROJECT STREET FRONTAGE, JOHNSON AVE.
2) WEST CORNER OF SMITH ST. & JOHNSON AVE. INTERSECTION
CIVIL ENGINEER
SHANNON DAVIS, PE, MS
ATLAS CIVIL DESIGN
872 HIGUERA ST.
SAN LUIS OBISPO, CA 93401
619.307.2749
SOILS ENGINEER
CRAIG CROZIER C61361
GEOSOLUTIONS, INC.
220 HIGH ST.
SAN LUIS OBISPO, CA 93401
tel. 805.543.8539
REPORT #SLO-6905-2
LANDSCAPE DESIGN
JIM HOMER LANDSCAPE DESIGN
P.O.B. 180
SAN LUIS OBISPO, CA 93406
tel. 805.431.9403
CHRIS STIER
CERTIFIED ARBORIST #WE9262-A
GREENVALE TREE COMPANY
PO BOX 13234
SAN LUIS OBISPO, CA 93406
tel. 805.544.1124
REPORT DATED AUGUST 11, 2021
TREE REPORT
(1) The Community Development Director has designated Parcels One, Two and Three as "sensitive
sites". This status ensures that future infill development will respect existing site constraints, privacy for
occupants and neighbors of the project, provide for adequate parking, and be compatible with the scale
and character of the existing neighborhood. An application for architectural review will be required for
all three parcels in accordance with Municipal Code Section 2.48.050. Development applications for
Parcel One must be reviewed by the Architectural Review Commission.
(2) Applications submitted for architectural review on Parcel One shall include housing designed not to
exceed a 406-foot elevation at the highest point of the roof, to preserve pleasant views from and towards
the property (LUE 2.2.12), and remain consistent in character with the neighborhood.
(3) The building footprint shown on Parcel One shall be reduced in size so that eventual housing
development of the parcel will be setback at least 10 feet from the northeast property line. The driveway
shall not be allowed within this required 10 foot setback.
(4) Future development of Parcels One & Three shall provide one (l) additional on-site guest parking
space per lot, subject to the approval of the Community Development Director.
(6) Grading associated with development of new structures shall be minimized to the smallest practical
area of land for development on each parcel.
(10) The subdivision improvement plans and map shall show and honor the existing sump and berm area
located at the northeast corner of proposed Parcel 2 that serves the upslope lots of Tract 1272. The final
map shall include an additional drainage easement if the existing containment area and safe overflow for
the storm drain system are not located within the existing easement area. Otherwise, the applicant shall
demonstrate that the existing grading improvements are not necessary and shall propose a revised
solution for the safe overflow.
(14) A CCTV inspection of the existing sewer lateral proposed to serve Parcel 3 shall be submitted to the
Building Division during the building permit process.
(1) Planting of five (5) street trees along the Johnson Avenue frontage (Covenant# 2017030230 dated
June 22, 2017) as well as all associated and/or required work within the 10 ft. street tree easement
T-1
Page 17 of 38
T-2
Page 18 of 38
A-1
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A-2
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A-3
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Page 26 of 38
ENGINEER OF RECORD:
DATE
APPROVAL BY THE CITY DOES NOT GUARANTEE ACCURACY NOR
COMPLETENESS OF THESE PLANS. IT DOES AUTHORIZE THE OWNER TO
BUILD THE PROJECT HEREON. IT SHALL BE THE RESPONSIBILITY OF THE
OWNER AND ENGINEER OF RECORD TO CORRECT ANY DEFICIENCIES
THAT APPEAR DURING OR AFTER CONSTRUCTION. CITY SPECIFICATIONS
AND ENGINEERING STANDARDS SHALL BE FOLLOWED UNLESS THEY ARE
SPECIFICALLY WAIVED OR MODIFIED BY NOTES ON THESE PLANS. THE
ENGINEER OF RECORD SHALL PROVIDE SUBMITTALS AS REQUIRED IN
THE ENGINEERING STANDARDS.
NOTICE
PUBLIC IMPROVEMENT PLANS FOR:REVISIONS
DESCRIPTION
CITY FILE NO. SHEET
OF
DRAWN BY: CHECKED BY: JOB NO.
DATE
APPROVAL
ENGR CITY
COMMUNITY DEVELOPMENT DIRECTOR
CITY UTILITIES ENGINEER
RECOMMENDED FOR APPROVAL BY
OTHER
ELECTRIC CO.
GAS CO.
TELEPHONE CO.
TELEVISION CO.
OTHER UTILITY
DATE
DATE
DATE
DATE
DATE
C1 10
DATE
DATE
DATE
DATE
DATE
SAN LUIS OBISPO
PUBLIC WORKS BY:
1. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR OR
PERMITTEE TO CONTACT "UNDERGROUND SERVICE ALERT OF
NORTHERN CALIFORNIA" BY PHONE AT 8-1-1 FORTY-EIGHT (48)
HOURS PRIOR TO START OF CONSTRUCTION FOR LOCATION OF
POWER, TELEPHONE, OIL AND NATURAL GAS UNDERGROUND
FACILITIES. CONTRACTOR OR PERMITEE SHALL ALSO CONTACT
THE APPROPRIATE AGENCY FOR THE LOCATION OF CABLE T.V.,
WATER, SEWER, DRAINAGE OR UNDERGROUND FACILITIES.
Reference Documents:
City Standard Specifications: August 2020 Edition
City Engineering Standards: August 2020 Edition
OTHER DATE
HORIZONTAL CONTROL FOR POINTS 8060 & 8059 AS PUBLISHED IN THE
CITY OF SAN LUIS OBISPO 2007 HORIZONTAL CONTROL NETWORK.
CITY NETWORK IS BASED ON THE NORTH AMERICAN DATUM OF 1983
(NAD83) EPOCH DATE 1991.35, ZONE 5 CALIFORNIA.
VERTICAL CONTROL BENCHMARK NO. 108 WITH AN ELEVATION OF
311.94 AS PUBLISHED IN THE CITY OF SAN LUIS OBISPO 2020
BENCHMARK SYSTEM. CITY'S BENCHMARK SYSTEM IS BASED ON THE
NORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88).
index to plans
general notes datum
GRADING & IMPROVEMENT PLAN
SPEVACK RESIDENCES
2406, 2410 & 2414 JOHNSON AVENUE
Underground Service Alert
Call 811
ABBREVIATIONS
EARTHWORK QUANTITIES
UNDERGROUND UTILITIES NOTE
NOTE TO CONTRACTOR
ENGINEER OF RECORD NOTE
FLOOD DESIGNATION
PROJECT CONSULTANTS
PROPOSED LEGEND
EXISTING LEGEND
VICINITY MAP
SCALE: NOT TO SCALE
SITE
Tel: 1-760-718-8010
www.AtlasCivilDesign.com
Civil Engineering Site Optimization
DesignCivilCivil Design
San Diego Orange County Los Angeles San Luis Obispo Monterey
21-088
TITLE SHEET
Page 27 of 38
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F.F. ELEV. 391.25'
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PAD ELEV. 388.00'
PROPOSED
2-BR A.D.U.
971 S.F.
PROPOSED 3-BR. S.F.R.
UNIT A, 1923 S.F.
F.F.E. 391.75'
FIN. GRADE 390.25'
PAD ELEV. 387.50'
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F.F.E. 391.25'
PROPOSED 2-BR A.D.U.
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PER ARCHITECTURAL
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PAD ELEV. 388.00'
D SECTION VIEW
PROPOSED 3-BR. S.F.R.
UNIT A, 1923 S.F.
PER ARCHITECTURAL PLANS
PAD ELEV. 387.50'
F.F.E. 391.75'
C SECTION VIEW
PROPOSED 3-BR. S.F.R.
UNIT A, 1923 S.F.
PER ARCHITECTURAL
PLANS
PAD ELEV. 387.50'
F.F.E. 391.75'
DRAINAGE CONSTRUCTION NOTES
BY
RE
V
I
S
I
O
N
S
DA
T
E
24
0
6
,
2
4
1
0
&
2
4
1
4
J
O
H
N
S
O
N
A
V
E
N
U
E
CI
T
Y
O
F
S
A
N
L
U
I
S
O
B
I
S
P
O
SHEET
OF 10
IM
P
R
O
V
E
M
E
N
T
P
L
A
N
S
F
O
R
P
.
M
.
S
L
O
0
9
-
0
0
7
4
Te
l
:
1
-
7
6
0
-
7
1
8
-
8
0
1
0
ww
w
.
A
t
l
a
s
C
i
v
i
l
D
e
s
i
g
n
.
c
o
m
Ci
v
i
l
E
n
g
i
n
e
e
r
i
n
g
Si
t
e
O
p
t
i
m
i
z
a
t
i
o
n
De
s
i
g
n
Ci
v
i
l
Ci
v
i
l
D
e
s
i
g
n
Sa
n
D
i
e
g
o
O
r
a
n
g
e
C
o
u
n
t
y
L
o
s
A
n
g
e
l
e
s
S
a
n
L
u
i
s
O
b
i
s
p
o
M
o
n
t
e
r
e
y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
B
C3.1
D
C3.1
A
C3.1
C
C3.1
PA
R
C
E
L
1
-
S
T
O
R
M
D
R
A
I
N
&
C
R
O
S
S
S
E
C
T
I
O
N
S
C2
Page 28 of 38
EU
C
PIN
E
PIN
E
PIN
E
PIN
E
PIN
E
PIN
E
(E) 18"RCP SD
(E) 8"PVC S
DI
LOT 2, TRACT 1272
POINT 'A'
BEGIN WALL 1
POINT 'B'
POINT 'C'
W
A
L
L
1
(
S
E
E
P
R
O
F
I
L
E
,
S
H
E
E
T
C
5
.
1
)
F.F. ELEV. 391.25'
FIN. GRADE 389.75'
PAD ELEV. 388.00'
PROPOSED
2-BR A.D.U.
971 S.F.
PORCH
P
A
T
I
O
PIN
E
Buildin
g
E
n
v
e
l
o
p
e
DRAINAGE CONSTRUCTION NOTES
CONSTRUCTION NOTESCONSTRUCTION NOTES
HORIZONTAL CONTROL & PAVING NOTES
BY
RE
V
I
S
I
O
N
S
DA
T
E
24
0
6
,
2
4
1
0
&
2
4
1
4
J
O
H
N
S
O
N
A
V
E
N
U
E
CI
T
Y
O
F
S
A
N
L
U
I
S
O
B
I
S
P
O
SHEET
OF 10
IM
P
R
O
V
E
M
E
N
T
P
L
A
N
S
F
O
R
P
.
M
.
S
L
O
0
9
-
0
0
7
4
Te
l
:
1
-
7
6
0
-
7
1
8
-
8
0
1
0
ww
w
.
A
t
l
a
s
C
i
v
i
l
D
e
s
i
g
n
.
c
o
m
Ci
v
i
l
E
n
g
i
n
e
e
r
i
n
g
Si
t
e
O
p
t
i
m
i
z
a
t
i
o
n
De
s
i
g
n
Ci
v
i
l
Ci
v
i
l
D
e
s
i
g
n
Sa
n
D
i
e
g
o
O
r
a
n
g
e
C
o
u
n
t
y
L
o
s
A
n
g
e
l
e
s
S
a
n
L
u
i
s
O
b
i
s
p
o
M
o
n
t
e
r
e
y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
PA
R
C
E
L
1
-
P
R
E
C
I
S
E
G
R
A
D
I
N
G
P
L
A
N
-
A
.
D
.
U
.
C3
Page 29 of 38
PIN
E
PA
R
C
E
L
1
-
2
4
0
6
17,
3
8
2
S
F
OA
K
(E) RR TIE RET. WALL
Buildin
g
E
n
v
e
l
o
p
e
B'
LOT 3, TRACT 1272
POINT 'D'
POINT 'E'
END WALL 1
PROPOSED 3-BR. S.F.R.
UNIT A, 1923 S.F.
F.F.E. 391.75'
FIN. GRADE 390.25'
PAD ELEV. 387.50'
W
A
L
L
1
(
S
E
E
P
R
O
F
I
L
E
,
S
H
E
E
T
C
5
.
1
)
DRAINAGE CONSTRUCTION NOTES
CONSTRUCTION NOTESCONSTRUCTION NOTES
HORIZONTAL CONTROL & PAVING NOTES
BY
RE
V
I
S
I
O
N
S
DA
T
E
24
0
6
,
2
4
1
0
&
2
4
1
4
J
O
H
N
S
O
N
A
V
E
N
U
E
CI
T
Y
O
F
S
A
N
L
U
I
S
O
B
I
S
P
O
SHEET
OF 10
IM
P
R
O
V
E
M
E
N
T
P
L
A
N
S
F
O
R
P
.
M
.
S
L
O
0
9
-
0
0
7
4
Te
l
:
1
-
7
6
0
-
7
1
8
-
8
0
1
0
ww
w
.
A
t
l
a
s
C
i
v
i
l
D
e
s
i
g
n
.
c
o
m
Ci
v
i
l
E
n
g
i
n
e
e
r
i
n
g
Si
t
e
O
p
t
i
m
i
z
a
t
i
o
n
De
s
i
g
n
Ci
v
i
l
Ci
v
i
l
D
e
s
i
g
n
Sa
n
D
i
e
g
o
O
r
a
n
g
e
C
o
u
n
t
y
L
o
s
A
n
g
e
l
e
s
S
a
n
L
u
i
s
O
b
i
s
p
o
M
o
n
t
e
r
e
y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
PA
R
C
E
L
1
-
P
R
E
C
I
S
E
G
R
A
D
I
N
G
P
L
A
N
-
S
.
F
.
R
.
C4
Page 30 of 38
6"
S
S
6"
C
.
I
.
W
JO
H
N
S
O
N
A
V
E
N
U
E
CO
N
C
AC
AC
PO
R
C
H
SHED
PE
P
P
E
R
PAL
M
6"J
U
N
I
P
.
JU
N
I
P
.
18
"
P
V
C
S
D
PA
R
C
E
L
3
-
2
4
1
4
10,
9
1
4
S
F
Building Envelope
EXI
S
T
I
N
G
H
O
U
S
E
(P
)
4
"
S
S
(P) WS
(E) FH
(E) G
(E) SS
(P) G
(P) SDMH
(P) 8"SD
(P
)
6
"
S
D
(P
S S
S
18" SW UNDERDRAIN DET. 3420 SHT 8
363.00 FL OUT, 363.18 FL IN
CB 7 12X12 - 365.1 TG
18 LF CONCRETE SWALE @ BWL, DET SHT 9
PL
NE
W
D
W
PERFORATED
DRAIN TO C.B.
PERFORATED
DRAIN TO TRENCH
DRAIN
NEW STORM
DRAIN
WALL PERF.
DRAIN
NDS DURO-SLOPE
TRENCH DRAIN
W/ DUCTILE IRONH-20 GRATE &
4" OUTLET TO CB
CB1
S
PROPOSED 3-BR S.F.R.
UNIT B, 1923 S.F.
F.F.E. 375.92'
FIN. GRADE 374.42'
PAD ELEV. 373.59'
A SECTION VIEW
B SECTION VIEW
PROPOSED 3-BR S.F.R.
UNIT B, 1923 S.F.
PER ARCHITECTURAL
PLANS
F.F.E. 375.92'
PAD ELEV. 373.59'
D SECTION VIEW
PROPOSED 3-BR S.F.R.
UNIT B, 1923 S.F.
PER ARCHITECTURAL PLANS
F.F.E. 375.92'
PAD ELEV. 373.59'
C SECTION VIEW
PROPOSED 3-BR S.F.R.
UNIT B, 1923 S.F.
PER ARCHITECTURAL
PLANS
F.F.E. 375.92'
PAD ELEV. 373.59'
DRAINAGE CONSTRUCTION NOTES
CONSTRUCTION NOTESCONSTRUCTION NOTES
HORIZONTAL CONTROL & PAVING NOTES
BY
RE
V
I
S
I
O
N
S
DA
T
E
24
0
6
,
2
4
1
0
&
2
4
1
4
J
O
H
N
S
O
N
A
V
E
N
U
E
CI
T
Y
O
F
S
A
N
L
U
I
S
O
B
I
S
P
O
SHEET
OF 10
IM
P
R
O
V
E
M
E
N
T
P
L
A
N
S
F
O
R
P
.
M
.
S
L
O
0
9
-
0
0
7
4
Te
l
:
1
-
7
6
0
-
7
1
8
-
8
0
1
0
ww
w
.
A
t
l
a
s
C
i
v
i
l
D
e
s
i
g
n
.
c
o
m
Ci
v
i
l
E
n
g
i
n
e
e
r
i
n
g
Si
t
e
O
p
t
i
m
i
z
a
t
i
o
n
De
s
i
g
n
Ci
v
i
l
Ci
v
i
l
D
e
s
i
g
n
Sa
n
D
i
e
g
o
O
r
a
n
g
e
C
o
u
n
t
y
L
o
s
A
n
g
e
l
e
s
S
a
n
L
u
i
s
O
b
i
s
p
o
M
o
n
t
e
r
e
y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
D
C4.1
C
C4.1
B
C4.1
A
C4.1
PA
R
C
E
L
3
-
S
T
O
R
M
D
R
A
I
N
&
C
R
O
S
S
S
E
C
T
I
O
N
S
C5
Page 31 of 38
AC
AC
SH
PE
P
PE
PA
L
M
6"J
U
N
I
P
.
JUN
I
P
.
18
"
P
V
C
S
D
PA
R
C
E
L
3
-
2
4
1
4
10,
9
1
4
S
F
Building Envelope
(P
)
4
"
SS
(P) 8SD
(P
)
6
"
S
D
PERFORATED
DRAIN TO C.B.
S
PROPOSED 3-BR S.F.R.
UNIT B, 1923 S.F.
F.F.E. 375.92'
FIN. GRADE 374.42'
PAD ELEV. 373.59'
DRAINAGE CONSTRUCTION NOTES
CONSTRUCTION NOTESCONSTRUCTION NOTES
HORIZONTAL CONTROL & PAVING NOTES
BY
RE
V
I
S
I
O
N
S
DA
T
E
24
0
6
,
2
4
1
0
&
2
4
1
4
J
O
H
N
S
O
N
A
V
E
N
U
E
CI
T
Y
O
F
S
A
N
L
U
I
S
O
B
I
S
P
O
SHEET
OF 10
IM
P
R
O
V
E
M
E
N
T
P
L
A
N
S
F
O
R
P
.
M
.
S
L
O
0
9
-
0
0
7
4
Te
l
:
1
-
7
6
0
-
7
1
8
-
8
0
1
0
ww
w
.
A
t
l
a
s
C
i
v
i
l
D
e
s
i
g
n
.
c
o
m
Ci
v
i
l
E
n
g
i
n
e
e
r
i
n
g
Si
t
e
O
p
t
i
m
i
z
a
t
i
o
n
De
s
i
g
n
Ci
v
i
l
Ci
v
i
l
D
e
s
i
g
n
Sa
n
D
i
e
g
o
O
r
a
n
g
e
C
o
u
n
t
y
L
o
s
A
n
g
e
l
e
s
S
a
n
L
u
i
s
O
b
i
s
p
o
M
o
n
t
e
r
e
y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
PA
R
C
E
L
3
-
P
R
E
C
I
S
E
G
R
A
D
I
N
G
P
L
A
N
-
S
.
F
.
R
.
C6
Page 32 of 38
HOR SCALE: 1''=20'
VERT SCALE: 1''=10'
PROFILE: WALL1
380
390
400
410
380
390
400
410
1+00 2+00 3+00 3+50
BY
RE
V
I
S
I
O
N
S
DA
T
E
24
0
6
,
2
4
1
0
&
2
4
1
4
J
O
H
N
S
O
N
A
V
E
N
U
E
CI
T
Y
O
F
S
A
N
L
U
I
S
O
B
I
S
P
O
SHEET
OF 10
IM
P
R
O
V
E
M
E
N
T
P
L
A
N
S
F
O
R
P
.
M
.
S
L
O
0
9
-
0
0
7
4
Te
l
:
1
-
7
6
0
-
7
1
8
-
8
0
1
0
ww
w
.
A
t
l
a
s
C
i
v
i
l
D
e
s
i
g
n
.
c
o
m
Ci
v
i
l
E
n
g
i
n
e
e
r
i
n
g
Si
t
e
O
p
t
i
m
i
z
a
t
i
o
n
De
s
i
g
n
Ci
v
i
l
Ci
v
i
l
D
e
s
i
g
n
Sa
n
D
i
e
g
o
O
r
a
n
g
e
C
o
u
n
t
y
L
o
s
A
n
g
e
l
e
s
S
a
n
L
u
i
s
O
b
i
s
p
o
M
o
n
t
e
r
e
y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
RE
T
A
I
N
I
N
G
W
A
L
L
P
R
O
F
I
L
E
C7
Page 33 of 38
BY
RE
V
I
S
I
O
N
S
DA
T
E
24
0
6
,
2
4
1
0
&
2
4
1
4
J
O
H
N
S
O
N
A
V
E
N
U
E
CI
T
Y
O
F
S
A
N
L
U
I
S
O
B
I
S
P
O
SHEET
OF 10
IM
P
R
O
V
E
M
E
N
T
P
L
A
N
S
F
O
R
P
.
M
.
S
L
O
0
9
-
0
0
7
4
Te
l
:
1
-
7
6
0
-
7
1
8
-
8
0
1
0
ww
w
.
A
t
l
a
s
C
i
v
i
l
D
e
s
i
g
n
.
c
o
m
Ci
v
i
l
E
n
g
i
n
e
e
r
i
n
g
S
i
t
e
O
p
t
i
m
i
z
a
t
i
o
n
De
s
i
g
n
Ci
v
i
l
Ci
v
i
l
D
e
s
i
g
n
Sa
n
D
i
e
g
o
O
r
a
n
g
e
C
o
u
n
t
y
L
o
s
A
n
g
e
l
e
s
S
a
n
L
u
i
s
O
b
i
s
p
o
M
o
n
t
e
r
e
y
NOT
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
1 DRAIN WITH GRATE DETAIL
4 OUTFALL26" CURB
5 BROW DITCH
3 TRAFFIC RATED PAVER TYPICAL SECTION
STANDARD 6" CURB
FLUSH 6" CURB
PAVED AREAS
LANDSCAPE AREAS
6 TYPE "J" RETAINING WALL
DE
T
A
I
L
S
C8
7 TYPICAL TRENCH SECTION
Page 34 of 38
EU
C
PIN
E
PIN
E
PIN
E
PIN
E
PIN
E
PIN
E
PIN
E
PIN
E
3-4"
AC
A
C
I
A
PA
L
M
PE
P
P
E
R
PAL
M
6"J
U
N
I
P
.
JU
N
I
P
.
PA
R
C
E
L
1
-
2
4
0
6
17,
3
8
2
S
F
PA
R
C
E
L
2
-
2
4
1
0
13,
6
6
5
S
F
PA
R
C
E
L
3
-
2
4
1
4
10,
9
1
4
S
F
JUN
I
P
.
JUN
I
P
.
OA
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24
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C9
Page 35 of 38
EU
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PIN
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PIN
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24
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LEGEND
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C10
Page 36 of 38
Page 37 of 38
Page 38 of 38