HomeMy WebLinkAboutItem 4b. 2406 & 2414 Johnson Ave._Attachment C - Project Plans_High ResolutionT-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
T-2
A-1
A-2
A-3
ENGINEER OF RECORD:DATEAPPROVAL BY THE CITY DOES NOT GUARANTEE ACCURACY NORCOMPLETENESS OF THESE PLANS. IT DOES AUTHORIZE THE OWNER TOBUILD THE PROJECT HEREON. IT SHALL BE THE RESPONSIBILITY OF THEOWNER AND ENGINEER OF RECORD TO CORRECT ANY DEFICIENCIESTHAT APPEAR DURING OR AFTER CONSTRUCTION. CITY SPECIFICATIONSAND ENGINEERING STANDARDS SHALL BE FOLLOWED UNLESS THEY ARESPECIFICALLY WAIVED OR MODIFIED BY NOTES ON THESE PLANS. THEENGINEER OF RECORD SHALL PROVIDE SUBMITTALS AS REQUIRED INTHE ENGINEERING STANDARDS.NOTICEPUBLIC IMPROVEMENT PLANS FOR:REVISIONSDESCRIPTIONCITY FILE NO.SHEETOFDRAWN BY:CHECKED BY:JOB NO.DATEAPPROVALENGRCITYCOMMUNITY DEVELOPMENT DIRECTORCITY UTILITIES ENGINEERRECOMMENDED FOR APPROVAL BYOTHERELECTRIC CO.GAS CO.TELEPHONE CO.TELEVISION CO.OTHER UTILITYDATEDATEDATEDATEDATEC110DATEDATEDATEDATEDATESAN LUIS OBISPOPUBLIC WORKS BY:1.IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR ORPERMITTEE TO CONTACT "UNDERGROUND SERVICE ALERT OFNORTHERN CALIFORNIA" BY PHONE AT 8-1-1 FORTY-EIGHT (48)HOURS PRIOR TO START OF CONSTRUCTION FOR LOCATION OFPOWER, TELEPHONE, OIL AND NATURAL GAS UNDERGROUNDFACILITIES. CONTRACTOR OR PERMITEE SHALL ALSO CONTACTTHE APPROPRIATE AGENCY FOR THE LOCATION OF CABLE T.V.,WATER, SEWER, DRAINAGE OR UNDERGROUND FACILITIES.Reference Documents:City Standard Specifications: August 2020 EditionCity Engineering Standards: August 2020 EditionOTHERDATEHORIZONTAL CONTROL FOR POINTS 8060 & 8059 AS PUBLISHED IN THECITY 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 OF311.94 AS PUBLISHED IN THE CITY OF SAN LUIS OBISPO 2020BENCHMARK SYSTEM. CITY'S BENCHMARK SYSTEM IS BASED ON THENORTH AMERICAN VERTICAL DATUM OF 1988 (NAVD88).index to plansgeneral notesdatumGRADING & IMPROVEMENT PLANSPEVACK RESIDENCES2406, 2410 & 2414 JOHNSON AVENUEUnderground Service AlertCall 811ABBREVIATIONSEARTHWORK QUANTITIESUNDERGROUND UTILITIES NOTENOTE TO CONTRACTORENGINEER OF RECORD NOTEFLOOD DESIGNATIONPROJECT CONSULTANTSPROPOSED LEGENDEXISTING LEGENDVICINITY MAPSCALE: NOT TO SCALECITY OF SAN LUIS OBISPO SITETel: 1-760-718-8010www.AtlasCivilDesign.comCivil Engineering Site OptimizationDesignCivilCivilDesignSan Diego Orange County Los Angeles San Luis Obispo Monterey21-088TITLE SHEET
EUCPINEPINEPINEPINEPINEPINEPINEPINE3-4"ACACIACONC(E) 18"RCP SD(E) 8"PVC SSPARCEL 1 - 240617,382 SFOAKOAKDECK(E) RR TIE RET. WALLDIBuilding Envelope(P) UG PPT 'B'LOT 3, TRACT 1272LOT 2, TRACT 1272LOT 12, TRACT 1272LOT 13, TRACT 1272POINT 'A'BEGIN WALL 1POINT 'B'POINT 'C'POINT 'D'POINT 'E'END WALL 1WALL 1(SEE PROFILE, SHEET C5.1)F.F. ELEV. 391.25'FIN. GRADE 389.75'PAD ELEV. 388.00'PROPOSED2-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'PORCHPATIOWALL 1(SEE PROFILE, SHEET C5.1)ASECTION VIEWBSECTION VIEWF.F.E. 391.25'PROPOSED 2-BR A.D.U.971 S.F.PER ARCHITECTURALPLANSPAD ELEV. 388.00'DSECTION VIEWPROPOSED 3-BR. S.F.R.UNIT A, 1923 S.F.PER ARCHITECTURAL PLANSPAD ELEV. 387.50'F.F.E. 391.75'CSECTION VIEWPROPOSED 3-BR. S.F.R.UNIT A, 1923 S.F.PER ARCHITECTURALPLANSPAD ELEV. 387.50'F.F.E. 391.75'DRAINAGE CONSTRUCTION NOTESBYREVISIONSDATE
2406, 2410 & 2414 JOHNSON AVENUE
CITY OF SAN LUIS OBISPO
SHEETOF10IMPROVEMENT PLANS FOR P.M. SLO 09-0074
Tel: 1-760-718-8010
www.AtlasCivilDesign.com
Civil Engineering Site Optimization
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DRAINAGE CONSTRUCTION NOTESCONSTRUCTION NOTESCONSTRUCTION NOTESHORIZONTAL CONTROL & PAVING NOTESBYREVISIONSDATE
2406, 2410 & 2414 JOHNSON AVENUE
CITY OF SAN LUIS OBISPO
SHEETOF10IMPROVEMENT PLANS FOR P.M. SLO 09-0074
Tel: 1-760-718-8010
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N( IN FEET )GRAPHIC SCALE010'5'5'1" = 5' PARCEL 1 - PRECISE GRADING PLAN - A.D.U.C3
PINEPARCEL 1 - 240617,382 SFOAK(E) RR TIE RET. WALLBuilding EnvelopePT 'B'LOT 3, TRACT 1272POINT 'D'POINT 'E'END WALL 1PROPOSED 3-BR. S.F.R.UNIT A, 1923 S.F.F.F.E. 391.75'FIN. GRADE 390.25'PAD ELEV. 387.50'WALL 1(SEE PROFILE, SHEET C5.1)DRAINAGE CONSTRUCTION NOTESCONSTRUCTION NOTESCONSTRUCTION NOTESHORIZONTAL CONTROL & PAVING NOTESBYREVISIONSDATE
2406, 2410 & 2414 JOHNSON AVENUE
CITY OF SAN LUIS OBISPO
SHEETOF10IMPROVEMENT PLANS FOR P.M. SLO 09-0074
Tel: 1-760-718-8010
www.AtlasCivilDesign.com
Civil Engineering Site Optimization
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N( IN FEET )GRAPHIC SCALE010'5'5'1" = 5' PARCEL 1 - PRECISE GRADING PLAN - S.F.R.C4
6" SS6" C.I. WJOHNSON AVENUE
CONCACACPORCHSHEDPEPPERPALM6"JUNIP.JUNIP.18" PVC SDPARCEL 3 - 241410,914 SFBuilding EnvelopeEXISTING HOUSE(P)4" SS(P) WS(E) FH(E) G(E) SS(P) G(P) SDMH(P) 8"SD(P) 6"SD(P) 6"SDS
SS18" SW UNDERDRAIN DET. 3420 SHT 8363.00 FL OUT, 363.18 FL INCB 7 12X12 - 365.1 TG18 LF CONCRETE SWALE @ BWL, DET SHT 9PLNEW DWPERFORATEDDRAIN TO C.B.PERFORATEDDRAIN TO TRENCHDRAINNEW STORMDRAINWALL PERF.DRAINNDS DURO-SLOPETRENCH DRAINW/ DUCTILE IRONH-20 GRATE &4" OUTLET TO CBCB1SPROPOSED 3-BR S.F.R. UNIT B, 1923 S.F.F.F.E. 375.92'FIN. GRADE 374.42'PAD ELEV. 373.59'ASECTION VIEWBSECTION VIEWPROPOSED 3-BR S.F.R. UNIT B, 1923 S.F.PER ARCHITECTURALPLANSF.F.E. 375.92'PAD ELEV. 373.59'DSECTION VIEWPROPOSED 3-BR S.F.R. UNIT B, 1923 S.F.PER ARCHITECTURAL PLANSF.F.E. 375.92'PAD ELEV. 373.59'CSECTION VIEWPROPOSED 3-BR S.F.R. UNIT B, 1923 S.F.PER ARCHITECTURALPLANSF.F.E. 375.92'PAD ELEV. 373.59'DRAINAGE CONSTRUCTION NOTESCONSTRUCTION NOTESCONSTRUCTION NOTESHORIZONTAL CONTROL & PAVING NOTESBYREVISIONSDATE
2406, 2410 & 2414 JOHNSON AVENUE
CITY OF SAN LUIS OBISPO
SHEETOF10IMPROVEMENT PLANS FOR P.M. SLO 09-0074
Tel: 1-760-718-8010
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NDC4.1CC4.1BC4.1AC4.1( IN FEET )GRAPHIC SCALE0201" = 10' 01010PARCEL 3 - STORM DRAIN & CROSS SECTIONSC5
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2406, 2410 & 2414 JOHNSON AVENUE
CITY OF SAN LUIS OBISPO
SHEETOF10IMPROVEMENT PLANS FOR P.M. SLO 09-0074
Tel: 1-760-718-8010
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Civil Engineering Site Optimization
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N( IN FEET )GRAPHIC SCALE010'5'5'1" = 5' PARCEL 3 - PRECISE GRADING PLAN - S.F.R.C6
HOR SCALE: 1''=20'VERT SCALE: 1''=10'PROFILE: WALL13803904004103803904004101+002+003+003+50BYREVISIONSDATE
2406, 2410 & 2414 JOHNSON AVENUE
CITY OF SAN LUIS OBISPO
SHEETOF10IMPROVEMENT PLANS FOR P.M. SLO 09-0074
Tel: 1-760-718-8010
www.AtlasCivilDesign.com
Civil Engineering Site Optimization
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RETAINING WALL PROFILEC7
BYREVISIONSDATE
2406, 2410 & 2414 JOHNSON AVENUE
CITY OF SAN LUIS OBISPO
SHEETOF10IMPROVEMENT PLANS FOR P.M. SLO 09-0074
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www.AtlasCivilDesign.com
Civil Engineering Site Optimization
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N1DRAIN WITH GRATE DETAIL 4OUTFALL26" CURB5BROW DITCH3TRAFFIC RATED PAVER TYPICAL SECTIONSTANDARD 6" CURBFLUSH 6" CURBPAVED AREASLANDSCAPE AREAS6TYPE "J" RETAINING WALLDETAILSC87TYPICAL TRENCH SECTION
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2406, 2410 & 2414 JOHNSON AVENUE
CITY OF SAN LUIS OBISPO
SHEETOF10IMPROVEMENT PLANS FOR P.M. SLO 09-0074
Tel: 1-760-718-8010
www.AtlasCivilDesign.com
Civil Engineering Site Optimization
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N ( IN FEET )GRAPHIC SCALE0201" = 10' 01010COMPOSITE UTILITY PLANC9
EUCPINEPINEPINEPINEPINEPINEPINEPINE3-4"ACACIAPALMPEPPERPALM6"JUNIP.JUNIP.GAZEBOPARCEL 1 - 240617,382 SFPARCEL 2 - 241013,665 SFPARCEL 3 - 241410,914 SFJUNIP.JUNIP.OAKOAKOAKPT 'B'S
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SSPLNEW DWSJOHNSON AVENUE(PUBLIC R.O.W.)EROSION CONTROL NOTESBYREVISIONSDATE
2406, 2410 & 2414 JOHNSON AVENUE
CITY OF SAN LUIS OBISPO
SHEETOF10IMPROVEMENT PLANS FOR P.M. SLO 09-0074
Tel: 1-760-718-8010
www.AtlasCivilDesign.com
Civil Engineering Site Optimization
DesignCivilCivilDesign
San Diego Orange County Los Angeles San Luis Obispo Monterey
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N ( IN FEET )GRAPHIC SCALE0201" = 10' 01010LEGENDEROSION CONTROL PLANC10